Most people assume that a green building assessment is all about an assessment and then some solar panels get thrown on the roof. It is not. It’s extensive, annoying, takes way more documentation than one expects, and, quite frankly, should be a much easier process for how complex it is.
But that’s why it matters. Not just to the planet (although it certainly does), but because commercial real estate tenants and owners are coming to expect these certifications and investors want to see them. If you play in certain marketplaces, you’re at an extreme disadvantage without one.
So, what truly happens when a building is assessed for this?
It Starts Before Formal Assessment
Before an official assessment occurs, there is typically a gap analysis where assessors come in and determine what’s wrong/comparable with the building and your intended goals. It’s essentially an assessment of what could be if you take the formal test.
And people are surprised by this. They think everything is compliant, only for their HVA systems to fail in less than 90% operational strength or their water fixtures not compliant with flow rate regulations. In other instances – and these are worse – people find out their building envelope has thermal bridging that needs remediation.
The gap analysis costs money up front and, thankfully, gets issued before all of the dollars are spent on an assessment and the project fails because it could’ve been remediated.
It Requires Document Collection – Now
Once the gap analysis is complete and you’re on board for the assessment, it’s time to collect documents. And there are a lot.
You need plans for the building. You need energy bills from the past year and relevant water use information. You need maintenance reports for significant systems implemented and specifics on all materials used from flooring types to window glazing transparency. You even need information on recycled content used, if any.
For private projects seeking certification, working with those who know the greenmark certification system can save time because those who already work with the system know what assessors are looking for and in what format.
The problem? Most of this information lies in different places. The architect has some documents. The contractor has some others. The building manager has utility numbers. Compiling everything is much harder than anticipated with documentation formats required.
Then Comes the Site Assessment
Once documents are submitted and the assessors feel comfortable moving forward, they schedule a site visit.
It’s not just a walk-through – it’s comprehensive. They inspect that what got submitted is what’s been built.
They check faucets and showerheads to see the flow rates. They measure lux levels across different spaces of the building. They evaluate where the outdoor air intake for ventilation systems is located per drawing plans. They look for waste diversion spaces to see if recycling is even happening.
The caveat that trips up building ownership? Installed vs. functional. Yes, you have low flow but if someone has turned on an old showerhead or made them adjustable instead of restricted fixed settings, that’s a problem.
Commissioning reports are critical in this regard. If your systems weren’t commissioned – tested and vetted for performance – you’ll know about it when assessors comment on it.
Then Comes The Site Assessment Of Performance
Performance expectations are largely tracked through measurements of energy performance.
Energy takes up a huge percentage of most green building rating systems as major facets, and assessors want to see performance – not projections.
Thus, this can help new buildings fail their green assessments. When projects have just been constructed and occupied for a few months but require assessments with projected instead of actual data, they fall short unless they’re given final assessments down the line (some certification bodies allow for this).
Older buildings may have data but outdated systems; however, they also have tons of performance data for assessors to consider as well so it’s a wash either way.
They want to measure energy use intensity (how much energy per square meter), HVAC efficiency, lighting power density, and, ideally, renewable energy.
Categories Beyond Energy
Then there’s water, too.
The total water consumption must be calculated and referenced to benchmarks. Fixtures must be checked for efficiency; rainwater harvesting and greywater recycling must be assessed as well as irrigation systems.
Indoor environment quality goes a long way; air quality sensors must be checked; daylighting must be measured; operable windows must be confirmable as operable windows capable of natural ventilation, if required.
Thermal comfort is a tricky measure but there’s measurable data confirmable for temperature and humidity control; buildings with poor thermal zoning get flagged here as do those with inadequate insulation.
The Waiting Process Post Assessment
Once everything is assessed – from paper to in-person – there’s a lag time in which assessors submit their final components. This can take weeks or months depending on how busy the certification body is.
If everything is approved, you receive certification. However, most of the time there will be a follow up report asking for clarification or additional documentation – this isn’t necessarily bad news – there just needs to be more substantiation around certain credits or criteria.
Not all buildings pass upon first assessment – sometimes they’re just shy on energy performance or some documentation isn’t viable – but most certification programs allow for reapplying after adjustments albeit with added fees.
Why This Truly Matters
It’s not about jumping through bureaucratic hoops; it’s about thinking comprehensively about performance.
In many instances, owners/operators are pleasantly surprised when their operations aren’t functioning as intended (the BMS isn’t programmed as needed; equipment operating 24/7 when it doesn’t need to) because it makes the assessment fees worth their value from energy savings alone.
From a market perspective, green building assessments create higher rents in many situations (and opposite situations everywhere else). Certifications matter when competing with those tenants who share corporate sustainability goals – and tenant cost projections matter more when they include operating expenses than base rents alone.
A certification assessment gives you baseline thinking; you know exactly where you stand so you can intend better qualities down the line.
After Certification
Few believe certification is the end; most programs require recertification every few years – but this ensures that progress is made or continues based on major changes made in/around the building.
This is good because it avoids many pitfalls that structurally-comfortable buildings that may not be comfortable years later – they’re done without any red tape in between.
Recertification offers accountability that keeps the building providing what it certified for in the first place, avoiding sub-optimal performance after it’s certified what it once was capable of at all times before.
