October 2, 2012
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I have been working on an existing building that is targeting LEED Platinum for the past few months. I believe that the greenest building is one that is already built. This rating system allows existing buildings to certify as green by making their operations as sustainable as possible. This is my first LEED EBOM project, and I’ve noticed 3 great improvements between this rating system and the one for new construction.
The first big improvement I see is that most of the credits are based on actual performance rather than modeled or estimated performance. This rating system has an advantage because the building has already been built, but that doesn’t make it less great. Some of the areas you see this with are the energy consumption, water consumption, light pollution, and alternative transportation credits.
The second big improvement is that tenants are engaged in the process. In a new construction job most LEED work is done before the tenants move in, but in LEED EBOM your success depends on them. Tenant purchases, commuting behavior, energy and water use, recycling and waste habits, and overall comfort all have an effect on how many credits the building earns. By involving the tenants you also get the opportunity to educate them on the affects their decisions can have on the buildings sustainability. LEED EBOM has the profound ability to affect behavior!
The third big improvement is that certification is not for the life of the building, as it is with a LEED for New Construction building. LEED for Existing Buildings certification is only good for up to 5 years. At this point the building needs to re-certify in order to keep their plaque on the wall. This means they have to keep up the good work! The building is also able to try for additional credits every time it recertifies, and there is the opportunity to recertify at a higher level than before. This encourages continuous improvement.
I have only been working on the job with LEED EBOM for the past couple months, but I’m sure I will find more things I like about the rating system as I go on. I’m looking forward to more exciting and engaging LEED EBOM projects.
July 9, 2012
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Today marks a big achievement for me. I passed my LEED Accredited Professional exam with the Existing Building Operations and Maintenance (O+M) specialty. I have been studying for this exam off and on for almost a year now. My college exams and the European exchange trip I was on caused some major delays in writing. I put a big push on in the last couple of weeks to be able to write this before my summer vacation starts next week.
This is what the Green Building Certification Institute who manages the certification has to say about it:
“The LEED AP Building Operations + Maintenance credential demonstrates the exceptional expertise of green building professionals implementing sustainable practices, improving performance, heightening efficiency and reducing environmental impact in existing buildings through enhanced operations and maintenance. Those who hold the LEED AP O+M credential are vanguards in their industry, transforming the built environment and possessing thorough knowledge of the LEED rating systems and their implementation.”
The exam was very challenging and required memorization and application of a wide range of information. The reference guide for LEED O+M is over 700 pages long and the pass mark on the exam is 85%.
There are a huge amount of buildings that have been constructed over recent years to the LEED standard, but this deals with construction only. How these buildings are operated is exclusive of that. Buildings that were constructed to LEED standards are eligible for LEED O+M, but so are buildings that were not built to LEED standards. Raising the bar on our existing building stock is a big step towards a greener built environment.
I’m looking forward to applying my new credentials in the work place. I believe the next wave of LEED work will be for existing buildings. I am particularly interested in the greening of existing schools because of the impacts of green buildings on learning. I plan to seek out opportunities to improve the learning environment for students.
Fin MacDonald, LEED AP O+M
October 26, 2011
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I drafted a Sustainable Purchasing Policy for my Campus’ Student Association and it was successfully approved by council this week. The policy sets guidelines that can be followed to ensure that items purchased have as little effect on the environment as possible. The goal is to reduce the waste we generate, support manufacturers who use recycled content, and support local businesses.
The policy clearly states that it is a guideline and that it does not need to be followed. This is to ensure that the Student’s Association is able to function in its role. The policy is in place to get people thinking about how the purchasing choices they make can effect the environment. In my role as the VP of Finance I track and report all purchases, and with this new policy in place I will also be tracking which purchases meet the criteria set forth. We will measure our performance based on the percentage of purchases that are sustainable. There is currently no minimum threshold that we need to achieve, but over time we may adopt an acceptable standard.
The purchasing policy was drafted using the LEED Operations and Maintenance guide as a template and it meets the requirements of Materials and Resources Prerequisite #1. Under LEED O&M a sustainable purchasing policy is mandatory, and you get extra points if you follow it. I feel that just by having one in place people are likely to follow it, and by not making in mandatory you are far more likely to have it adopted by building managers.
I have uploaded a copy of the purchasing policy here.