Table Of ContentH
andbook of
GREEN BUILDING
DESIGN AND
CONSTRUCTION
LEED, BREEAM, and Green
Globes
Second Edition
SAM KUBBA PH.D., LEED AP
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DEDICATION
To my mother and father,
Who bestowed upon me the gift of life with love,
And to my wife and four children,
Whose love and affection has inspired me through the years,
And to my friends and colleagues everywhere,
Without whom life would be meaningless and hollow…
PREFACE TO SECOND EDITION
Since its first printing in 2012, Handbook of Green Building Design and
Construction has provided thousands of professionals and students with
invaluable assistance in understanding the concept of sustainability and
green construction. Furthermore, the Handbook has also assisted many stu-
dents and professionals on understanding the importance of being certified
(e.g., becoming a LEED™ AP), in addition to helping and explaining to
corporations and property owners how to achieve LEED certification for
their proposed green building projects.
The sustainability and green building profession has gained tremendous
momentum and has had a profound impact on our environment. The sec-
ond edition of this reference handbook provides a solid foundation for the
study of green building design and construction. It explains many of the
important tenets of green building and sustainability, while providing the
latest strategies for its implementation all designed to broaden the reader’s
knowledge of sustainability and green building.
This second edition has been revised and fully updated to fill in many of
the blanks and questions caused by LEED™ v4. Likewise, this edition takes
into account most of the major changes that have taken place in the green
building industry over the past two decades.
Sam Kubba, PhD, LEED AP
xi
ACKNOWLEDGMENTS
It would not have been possible for me to produce a book of this size and scope
without the active and passive support of many friends and colleagues who have
contributed greatly to my thinking and insights during the writing of the first
edition of this handbook and this updated edition and who were, in many ways,
instrumental in the crystallization and formulation of my thoughts on the sub-
jects and issues discussed within. To them I am heavily indebted, as I am to the
innumerable people and organizations who have contributed ideas, comments,
and illustrations, that have helped make this book a reality.
I must also unequivocally mention that without the unfailing fervor,
encouragement, and wisdom of Mr. Kenneth McCombs, Senior Acquisitions
Editor, Elsevier Science and Technology, this book would still be on the draw-
ing board. It is always a great pleasure working with Elsevier. Likewise, I
must acknowledge the wonderful work of Mr. Peter Jardim, Editorial Project
Manager, Elsevier Science and Technology and thank him for his unwavering
commitment and support. I would especially like to salute and express my
deepest appreciation to all of the Elsevier team for seeing this updated edition
through production and to Mark Rogers for the excellent cover design.
I am particularly indebted to the U.S. Green Building Council (USGBC)
and its staff for their assistance, continuous updates, and support on the new
LEED Version 4 Rating System and to Ms. Anica Landreneau of HOK for
reviewing the original Chapter 5 on Building Information Model. I also
wish to express my deep appreciation to Mr. Rob Watson, CEO of EcoTech
International for reviewing the original Introduction and Chapters 1 and 2,
in addition to his informative comments. And I would be amiss if I failed to
acknowledge my wife Ibtesam, for her loving companionship and continu-
ous support and for helping me prepare some of the original line illustra-
tions. Last but not least, I wish to record my gratitude to all those who came
to my rescue during the final stretch of this work—the many nameless col-
leagues, architects, engineers, and contractors who kept me motivated with
their ardent enthusiasm, support, and technical expertise. To these wonder-
ful professionals, I can only say, “Thank you.” I relied on them in so many
ways, and while no words can reflect the depth of my gratitude to all of
them for their assistance and advice, in the final analysis, I alone must bear
responsibility for any mistakes, omissions, or errors that may have found
their way into this Handbook.
xiii
INTRODUCTION
GREEN BUILDING—COMMON MYTHS AND OVERVIEW
The concept of sustainable development and green building is rela-
tively new; indeed, over the past two decades it has become one the most
researched and controversial topics in the field of property development
and building design and construction generally. Yet even today a precise
definition of what makes a building green tends to elude us. One definition
offered by the Office of the Federal Environmental Executive (OFEE) for
green building is “the practice of 1) increasing the efficiency with which buildings
and their sites use energy, water, and materials, and 2) reducing building impacts
on human health and the environment, through better siting, design, construction,
operation, maintenance, and removal — the complete building life cycle.” The EPA
defines green building as, “the practice of creating structures and using processes
that are environmentally responsible and resource-efficient throughout a building’s
life-cycle from siting to design, construction, operation, maintenance, renovation and
deconstruction.” Jacob Kriss of the U.S. Green Building Council (USGBC)
defines green building as: “a holistic concept that starts with the understanding
that the built environment can have profound effects, both positive and negative,
on the natural environment, as well as the people who inhabit buildings every day.
Green building is an effort to amplify the positive and mitigate the negative of these
effects throughout the entire life cycle of a building.”
This tells us that green building, when correctly applied, is meant to
improve design and construction practices so that the buildings we build
last longer, cost less to operate, and will facilitate increased productivity and
better working environments for workers or residents. But even more than
that, it is also about protecting our natural resources and improving the built
environment so that the planet’s ecosystems, people, enterprises, and com-
munities can live a healthier, resource efficient, and more successful lifestyle.
It is no surprise that the general public’s perception of the green
movement has changed considerably since its early formative days and is
today sweeping across the United States and much of the civilized world.
Moreover, sustainable design and sustainable development principles are tak-
ing on an increasingly important role by architects and engineers, building
xv
xvi Introduction
contractors, and in Real Estate applications, particularly by forward looking
developers. In fact, many contractors are now seeking green certification
and with this in mind, the Associated Builders and Contractors, Inc. (ABC)
has recently initiated a program that would certify “Green Contractors.” To
achieve the ABC Green Contractor Certification, the following steps need
to be followed:
“Step 1: Comply with all prerequisites; meet 12 of the 36 elective items; all
fulfill all education and training requirements on application.
Step 2: Submit application, required documentation and application fee to ABC
National.
Step 3: ABC National will schedule third-party onsite assessment at applicant’s
office. Assessor recommends either certification or additional changes (subject to an
additional onsite assessment by third party).
Step 4: ABC National Green Building Committee reviews application and
assessment report for certification worthiness.”
ABC uses qualified third-party individuals for the on-site assessment
process of certification. And although there are many benefits to acquir-
ing a Green Contractor Certification, nevertheless, some developers refuse
to pursue the environment friendly or “Green” building bandwagon. This
is mainly due to the misinformation and the misplaced notion that green
buildings cost more or that they are impractical to construct. Below are
discussed some of the more common myths and misconceptions relating to
green building design and construction.
WHAT IS GREEN BUILDING?—COMMON MYTHS AND
REALITIES
Even though the public is becoming increasingly aware of the many
benefits of sustainable design and green building, nevertheless, there are
many persistent myths relating to building green floating in the ether. One
example is the myth that sustainable buildings cost more which ignores the
most recent research as well as the reality that for any society to thrive and
prosper, it is required to achieve a healthy balance between its environmen-
tal, social, and economic dimensions. Sustainability is not just about building
green but about building a healthy community and sustaining a quality way
of life. As a community it is imperative that we actively continue the pur-
suit of new sources of energy such as wind, solar, and geothermal. With the
state of the economy being what it is, these efforts would help create new
jobs, attract new businesses, reduce our energy costs, and create a healthy
Introduction xvii
environment. And although green building has made tremendous strides in
recent years, nevertheless it has not received the traction it deserves, given
its many benefits. And there remain many who continue to be unconvinced
and question its numerous benefits mainly due to the many diverse myths
and misconceptions that are circulating around the mainstream construc-
tion and real estate industries including:
Myth 1: Building Green is more expensive than conventional
construction.
Reality check: This is the biggest myth and is a common misconcep-
tion that continues to linger on even though it has been debunked
many times over. Furthermore, recent research shows that Leadership
in Energy and Environmental Design (LEED)-certified buildings can
cut greenhouse gas emissions and water consumption by nearly 50%,
while costing 25% less to operate and enjoying nearly 30% higher
occupant satisfaction and lower interest rates. Of note, on a price per
square foot basis, building green may incur marginally greater up-front
costs, but when life cycle costs are taken into consideration a green
home becomes more affordable and cost-effective partly because the
operational costs are lower when compared with conventional build-
ings. Also, when thinking green is part of the initial planning process,
it is easier and less expensive to incorporate features and elements that
significantly lower operating and maintenance costs. In fact, by employ-
ing various sustainable strategies and approaches, most green building
designs end up costing less. The main benefits are achieved by energy
saving, increased worker productivity, medical costs (safer indoor air
quality for tenants and homeowners), longevity of the building, and a
smaller environmental footprint. Additional strategies include reducing
waste, optimal value engineering, rightsizing the structure, to using solar
panels, low-e windows, and energy-saving appliances, etc., all of which
can help qualify a project for a variety of federal tax benefits and incen-
tives. Typical examples of these incentives include but are not limited to:
tax credits, grants, expedited building permits, and reductions/waivers
in fees. It is surprising therefore that some developers and professionals
still believe that building and renovating with green materials to green
specifications are cost prohibitive.
Myth 2: Green buildings are typically “unattractive” and lack the aes-
thetic quality of conventional buildings.
Reality check: This myth is false and is advanced by uninformed and
misguided builders and professionals. In fact, there is no reason for a
xviii Introduction
green/sustainable building to look any different from a conventional
building and the majority of today’s green buildings are virtually indis-
tinguishable from traditional buildings. Moreover, green renovations of
existing buildings should respect its character and if well designed, most
likely will not be noticeable from either the interior or exterior. Thus,
wood certified by the Forest Stewardship Council looks essentially the
same as other types of wood, and when using a vegetated roof, for exam-
ple, it would not typically be visible from ground level. Moreover, one
does not have to mount continuous rows of unattractive solar panels
to be green or be obligated to go with solar power, although there
are numerous ways to creatively integrate PV (photovoltaic) panels into
a project that are both attractive and effective. Likewise, eco-friendly
shingles have been found to be more attractive than the common asphalt
versions and some renovations are actually invisible, such as extra insula-
tion or a new energy-efficient HVAC system. Also, architect and author
Lance Hosey argues in his book, The Shape of Green: Aesthetics, Ecology
and Design (Island Press, 2012), that the “look and feel” of design are
essential to sustainability. He goes on to say that, “If design doesn’t appeal
to the senses, it’s destined to be discarded.”
Myth 3: Sustainability is just another fad and therefore not particularly
important.
Reality check: Over the last two decades, the world has witnessed an
increasing interest in sustainability and a continuous growth in green
building and green building certification—so much so that it has now
become an integral part of the mainstream in the construction industry,
and it is indeed becoming the preferred building method. Furthermore,
creating a healthy environment where it does not exist cannot be con-
sidered a fad. In the United States, many developers and builders are
jumping on the bandwagon, including the US Government. In fact,
the US government is the largest builder in the United States and is
instrumental in promoting Green Building through design and example.
Green Building works in all climates and can benefit the buyer, the
seller, and the environment.
Myth 4: Green building is essentially about eco-friendly material
selection.
Reality check: This is not factually correct. Green building is mainly
concerned with how you design and orient your building, site selec-
tion, water conservation and energy performance, window location,
etc. However, making smart decisions regarding eco-friendly building
Introduction xix
materials such as those possessing high recycled content, low embod-
ied energy, minimal Volatile Organic Compounds, etc., are an important
aspect of green building, but they are only a small part of the overall
equation. Alex Wilson, President of BuildingGreen Inc. and Executive
Editor of Environmental Building News, says, “People are beginning to
gain a greater understanding that green building is a systems approach
to the entire construction process.”
Myth 5: Green buildings do not fetch higher rentals rates or capitals
compared with traditional buildings.
Reality check: The exact opposite is true. Recent surveys consistently
show that there is a strong market demand for green buildings because
they achieved much higher rentals and capitals as a result of reduced
operational costs and higher productivity of employees. For example,
a recent BOMA Seattle survey concluded that 61% of real estate lead-
ers opine that green buildings enhance their corporate image and the
majority of those surveyed believe that tenants are increasingly making
the “greenness” of property a significant factor in choosing space. This is
reaffirmed by a business case study examining the San Diego real estate
market which showed that the overall vacancy rate for green build-
ings was 4% lower than for nongreen properties—11.7%, compared to
15.7%—and that LEED-certified buildings routinely commanded the
highest rents. This clearly shows that tenants and developers do care
about green and healthier environment and are willing to pay for it.
This trend is already particularly evident in high-end residential proj-
ects and flagship corporate office projects and is increasingly becoming
widespread.
Myth 6: Green buildings do not provide the comfort levels that many
of today’s tenants demand.
Reality check: On the contrary, green buildings are typically more com-
fortable and healthier than conventional buildings. In fact, one of the
chief characteristics of sustainable design is to support the well-being of
building occupants by reducing indoor air pollution (from exposure to
contaminants such as asbestos, radon, and lead) and therefore avoiding
symptoms such as sick building syndrome and building-related illness.
This can normally be achieved by selecting materials with low off-gas-
sing potential; proper ventilation strategies; adequate access to daylight
and views; and optimum comfort through control of lighting, humidity,
and temperature levels. This is not normally the case with traditional
building environments.
