Executive Summary
premium may be paid to use brick, stone, or other
Identify and incorporate those LEED credits
major construction materials that are locally
that can be earned at no cost or minimal cost
manufactured or sourced. A second example
based on the particular site conditions and
involves credit MR-2.1/2.2 (Construction Waste
programmatic requirements of the project.
Management). Costs to earn this credit can vary
Evaluate and incorporate appropriate no-cost
significantly depending on the recycling
or minimal-cost LEED credits. Examples
infrastructure in the region, the experience of the
include items such as water efficiency
contractors and construction/demolition crews,
(plumbing fixtures) or low-emission paints,
and the space constraints of the project site.
adhesives, and sealants. Many of these credits
do not affect the project design but rather
Overall, the study illustrates that when GSA
involve product selection and specification
projects take advantage of many "no cost" or "low
issues.
cost" credit opportunities, the overall construction
cost premium can be surprisingly limited, even at
Evaluate and select appropriate credits at the
the higher rating levels. Under certain conditions, it
moderate and high-cost levels. Analysis of
is even possible for projects to show a slight cost
these credits should weigh first costs against
decrease. However, when few low-cost credits are
the immediate and long-term value of the
available to a project, the premiums increase
measures (e.g., lower operating costs,
significantly. The level of variability is most clearly
improved workplace environment, significant
illustrated in the Gold rating scenarios of the
community or environmental benefits). At this
Courthouse model, which ranged from only a 1.4
level, a strong emphasis should be placed on
percent premium in the "low cost" case
identifying and exploiting inter-credit
(approximately .00/GSF) to an 8.1 percent
synergies.
premium (almost /GSF) in the "high cost" case.
An analysis of this type, performed early in the
By contrast, the cost premiums for the Office
design process, can provide clear direction to a
Modernization model showed much less variation
design team and help establish realistic LEED
at each rating level. This was intentional to a large
goals. In addition, the analysis can help teams
degree, because the cost bracketing was based
identify the significant design and performance
primarily on one issue (the impact of the different
challenges for a project, which require integrated
faade renovations) rather than on the more diverse
thinking and full team participation. These design-
"low cost vs. high cost" approach used for the
related issues often have the most significant
Courthouse. The Office Building model also
impacts on cost and performance (e.g., approaches
demonstrated, however, that when the choice of
to daylighting, energy efficiency, stormwater
LEED credits is more limited, the cost premiums
management) and therefore require an early focus.
tend to be more predictable. The Office Building
This structured approach is the basis of GSA's
model had fewer credits to choose from because
LEED Applications Guide, the companion document
the scope of work did not include site renovations
to the LEED Cost Study. The Applications Guide
or roof replacement, which limited the number of
provides a more detailed review of the process and
applicable Sustainable Sites and Water Efficiency
issues outlined above.
credits.
Beyond the issue of cost variations, the broader
Implications for GSA Projects
implication derived from the Courthouse and
Office Building models is that GSA's green building
GSA's P100 requires all new construction and
costs can be managed, and to some degree
major modernization projects to be certified
predicted, if a consistent approach is applied from
through the LEED program, with an emphasis on
project to project. A structured approach to LEED
obtaining Silver ratings. Individual client agencies
would include the following steps:
may also work with GSA to pursue even higher
levels of LEED certification. Using the results of
Identify and incorporate all LEED credits that
the LEED Cost Study, the GSA intends to refine
are "automatically" earned based on GSA
the amount of "sustainability" funding provided for
design standards.
future projects (prior to the Cost Study, GSA has
GSA LEED COST STUDY
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