1. Most of our energy is still produced using fossil fuel, and the cost per kilowatt can be expected to escalate steeply.
2. The total kilowatts saved by an energy efficiency improvement includes not only the watts saved directly by the new equipment, but also those saved by reducing the load on the air conditioning system because wasted watts generate heat.
3. When the energy efficient improvement involves replacing equipment that is toward the end of its useful life, we should not use the entire cost of the new system in calculating payback, but only the difference between the cost of the efficient system and a less efficient one.

It's actually no laughing matter. It's a good idea to know exactly what's in something before we take it home, even if the item does have some legitimately green characteristics.

For instance, most people think of bamboo products as sustainable, because using them can save trees. But many items made with bamboo contain urea-formaldehyde, which has been associated with an increased risk of cancer. The most common sources of urea-formaldehyde in construction are composite wood products, such as the plywood and fiberboard from which many cabinets are made.

Another material that is commonly used in construction, but would be better avoided, is vinyl. Manufacturing and disposing of vinyl creates dioxin, a persistent bioaccumulative toxin that has been linked to cancer, birth defects and impaired childhood development. Vinyl contains phthalates, which have been linked to cancer, birth defects, and autism. Unlike VOCs, which are mainly problematic during and shortly after construction, phthalates are released throughout the life of the product.

The Healthy Building Network and Health Care Without Harm have a lot more information on this subject.

Health Care Without Harm: http://www.noharm.org/

Healthy Building Network: http://www.healthybuilding.net/

It can be quite challenging to wend one's way through the complex maze of incentives available for energy efficiency.

The Database of State Incentives for Renewables and Efficiency (DSIRE) offers a comprehensive source of information on state, local, utility and federal incentives and policies that promote renewable energy and energy efficiency. The DSIRE site features a map similar to the one above, and clicking on a state leads you to a wealth of information about both incentives and regulations for energy efficiency.

I just returned from NeoCon, where I delivered a presentation aimed at overcoming financial and psychological barriers to sustainable design.

Perhaps the most important concept that I introduced was that it can be difficult to convince business executives of the benefits of sustainable design and construction using studies conducted by those who have something to gain by furthering the adoption of green practices.

Fortunately, there is independent corroboration of the benefits of green building. For instance, a 2008 GSA study of twelve green buildings had strikingly similar results in terms of saving energy, water and other natural resources as well as occupant satisfaction to those of USGBC studies. And the CoStar Group, the leading source of data on commercial real estate in the world, has published studies showing that green buildings have higher occupancy rates and command higher rents than comparable non-green properties.

I was very surprised last evening when a group of highly successful developers were asked about their plans for going green, and each of them mentioned cost as a barrier for doing so. I realize that sometimes environmentally preferable choices have higher initial costs, and that access to capital is tight. But these were developers who usually operated their properties, rather than selling them, which meant that their own bottom lines could benefit from energy and water efficiency. And more importantly, there are considerable risks associated with not going green. It's not just that operating costs can affect a building's value, it's also that when you "economize" by eliminating more sustainable choices you might run afoul of the law.

Local, state and federal officials are taking steps to require energy and water efficiency, and regulations are becoming increasingly strict. And no one seems focused on the fact that while incentives are often available for efficiency levels that exceed legal requirements, you cannot get a payment or a tax break reward for simply obeying the law.

U.S. Green Building Council recently released Top 10 lists of green building legislation in the House and Senate. That's nineteen bills in addition to The American Recovery and Reinvestment Act, which was signed into law about a year ago. Twenty Federal bills, and who knows how many state and local bills, seem a very strong indication that "going green" is not really optional. Many of the bills do involve incentives, but often those who cannot be persuaded by a carrot do wind up on the wrong end of a stick. The USGBC "Top Ten" include:

House Legislation

• The American Clean Energy and Security Act, Henry Waxman (D-Calif.) and Ed Markey (D-Mass.)
• The 21st Century Green High-Performing Public School Facilities Act, Chandler (D-Ky.)
• The Expanding Building Efficiency Act, Dave Reichert (R-Wash.)
• The Property Assessed Clean Energy Tax Benefits Act, John Sarbanes (D-Md.)
• Act to Enhance Private Financing for Clean Energy Technology Deployment, Steve Israel (D-N.Y.)
• The Energy Efficiency Modernization Act of 2009, Mary Jo Kilroy (D-Ohio)
• The Water Accountability Tax Efficiency Reinvestment (WATER) Act, Michael Coffman (R-Colo.)
• The Livable Communities Act of 2010, Ed Perlmutter (D-Colo.), pending introduction
• The Federal Personnel Training Act of 2010, Russ Carnahan (D-Mo.), pending introduction

The mantra of green design is "People, Planet, Profit." Personally, I don't think that there is any contest as to which of these is most important. While we do need to preserve the planet for future generations, we cannot risk their health and well being in the process. And our extreme focus on certain areas of green design and determination to prove them cost-effective could lead to serious health problems for current and future generations. Because energy efficient buildings are by definition relatively air-tight any toxins, dust or mold that are brought into such buildings tend to stay there.

Sustainable interior design, architecture and construction done properly are holistic practices that protect the health of building occupants. But unfortunately one of the most important aspects of what responsible design professionals do can be value engineered out of a project by someone who is focused on short-term financial paybacks and unfamiliar with the potential serious risks, both to the physical health of building occupants and the long-term fiscal health of any organization that does not take the necessary steps to ensure healthy indoor environmental quality.

When I tell people that I specialize in sustainable interior design, I often get the impression that they think "bamboo," when in reality I'm much less focused on saving trees than protecting people. Preserving North American forests may be more closely monitored than preserving healthy indoor air quality. And many sources for bamboo introduce more toxins into the interiors in which we spend 90% of our time than hardwood products would.

Improved indoor air quality can help reduce asthma, flu, sick building syndrome, headaches and respiratory problems that can lead to missed time from work or school, chronic illness, and potential lawsuits. The Environmental Protection Agency (EPA) has quite a bit of information on preserving indoor air quality and the potential risks of not doing so in this section of its site:

Every interior design project, whether it involves space planning and construction or just new carpet, furniture and/or a fresh coat of paint, can affect the health of building occupants. And poor choices on the part of individual tenants can disrupt the air quality in even a LEED Platinum building. So all things being equal, I recommend always working with a design professional with demonstrable expertise in improving indoor environmental quality.

A friend just asked me what LEED stands for, and since she's quite intelligent and well-read I realized that an explanation is in order.

Leadership in Energy and Environmental Design (LEED) is the gold standard for green design and construction. It is administered by the U.S. Green Building Council (USGBC). USGBC certifies buildings as well as individual projects within existing buildings and accredits professionals like me. To achieve certification, a project must comply with all prerequisites and accrue a certain number of points. Depending upon the number of points accrued, a project may be rated as Certified, Silver, Gold or Platinum.

There are a number of LEED rating systems, but the basic principles are the same. The versions of LEED that most people are likely to encounter are LEED for New Construction (LEED NC), LEED for Commercial Interiors (LEED CI), and LEED for Homes. The system that I believe has the widest application is LEED CI, because that is the standard used for design and construction for spaces within existing buildings.

LEED guidelines for sustainable design and construction are divided into the following categories:

• Sustainable Sites

• Water Efficiency

• Energy & Atmosphere

• Materials & Resources

• Indoor Environmental Quality

• Innovation & Design Process

USGBC also recognizes the importance of how buildings are run. LEED for Existing Buildings - Operations and Maintenance (LEED EBOM) is the standard covering ongoing operations. Things like green cleaning, non-toxic pest control, and proper training of maintenance staff may not sound as sexy as sophisticated energy management systems, but they are equally important.

The best resource for more information about LEED is USGBC. The URL below has a basic overview.

USGBC Basic Explanation of LEED

Gorilla # 1 - Focus on Short Term ROI

• Many people are unwilling or unable to make capital investments in energy saving measures with a less than very short term return on investment, especially in challenging economic times such as these.

• PACE loans provide an opportunity to finance capital improvements for energy efficiency directly through energy savings, over time.

• Recessions make investors more risk-averse, so unsecured loans are increasingly hard to come by and mortgage holders are unwilling to approve anything that would increase the debt on buildings.

• PACE bonds have minimal risk, since the underlying loans are repaid through property tax assessments. And because PACE loans show up on balance sheets as tax obligations, rather than debt, mortgage holders may not have to approve such loans.

• Buyers may not be willing to pay substantial premiums to offset the cost of energy efficient improvements when buildings are sold.

• PACE obligations remain with buildings when they are sold. Buyers do not need to pay a lump sum premium for the energy efficient measures. Although tax assessments may be higher than for comparable properties, they should be more than offset by lower energy costs.

• Tax breaks and incentives are often only available after the energy efficiency improvements are installed and operating. Short-term bridge loans for capital improvements can be hard to come by.

• PACE loans can make funding available before capital improvements are undertaken.

One of the best ways to "go green" with interior design is often overlooked. Design that stands the test of time eliminates the need to replace things, and even if the original owner's circumstances or desires change, classic furniture can always find another good home.

Antiques are particularly "green." since everything in them is being reused and they are very unlikely to off-gas harmful chemicals (glues, finishes, etc. only give off VOCs for a certain period of time, and even when antiques are refinished, the materials used are normally less toxic than the finishes in much new furniture). In the room above the bed and washstand are almost 200 years old, an old candlestick has been made into a lamp, and an antique silver creamer serves as a vase.

Although "organic" and "green" are not necessarily synonymous, natural materials often do have fewer harmful additives than artificial ones. The Wilton carpet in the room above is 100% wool, and while it might not be appropriate for someone with chemical sensitivities (since the fiber is dyed and probably moth-proofed), it is healthier for indoor air quality than synthetic carpet. The hand-embroidered sheets and pillow cases are made from very fine cotton, and with proper care could last for generations.

Furnishing our homes as prior generations did, with lovely things that can last more than one lifetime, can actually be more sustainable behavior than buying anything that claims to be "the latest and greatest in green design."

• Tenants can turn off lights and equipment when they are not needed. It goes without saying that lights and equipment should not be left on overnight or in unoccupied rooms. But we often turn on artificial lighting out of habit, rather than necessity, during the day for work spaces close enough to windows or skylights to perform most tasks with only natural light. The number of work areas that can benefit from daylight can be greatly increased with space planning and furniture placement.

• Tenants can elect to purchase energy efficient lighting and equipment whenever a replacement is needed. New York City now requires that efficient lighting and controls be installed when lighting is replaced as part of a renovation project that is filed with the Department of Buildings, but tenants can take this a step further and make incremental improvements to lighting efficiency whenever the opportunity presents itself.

• Building owners can install efficient equipment, lighting and lighting controls in common spaces and ensure that building systems are working as they should. The payback period for professional retrocommissioning and implementing many of the resulting recommendations can be less than a year.

• While owners might wish to defer larger capital investments, they can ensure that when they do invest in major systems their choices are informed by the need for energy efficiency.

• Building owners and tenants can work together for their common benefit. Green leases can provide for equitable distribution of costs based on energy usage and reimbursement for capital improvements that result in energy savings.

• State, local and federal entities can facilitate funding for sustainable initiatives, especially for those who do not have access to attorneys and financial advisers. But funding should be viewed as a benefit of, not a prerequisite for, sustainable initiatives.

• Banks can make energy efficiency an important component of the valuation of buildings, and be willing to loan money for building improvements that will increase asset value.

• Tenants can blame their landlords, who won't make building improvements that could result in energy savings.

• Building owners can blame their tenants, who use inefficient lighting and equipment in their individual spaces and then leave them turned on night.

• Anyone undertaking a construction project can blame various state, local and federal entities for not making funding for sustainable initiatives easier.

• Anyone who needs a loan can blame the banks, not only because loans for green initiatives are difficult to get, but because borrowing money for building improvements can trigger mortgage defaults.

• The banks can blame the government, because allowing mortgagees to assume additional debt for a properties that are already worth less than when the mortgages were written could violate banking regulations.

• The government can blame the financial institutions, who were largely responsible for the insane inflation and subsequent meltdown of the real estate market.

On Wednesday the New York City Council enacted legislation to dramatically reduce the energy use and carbon footprint of buildings. These bills are a cornerstone of PlaNYC, because building energy use is responsible for nearly 80% of total CO2 emissions.

Three out of the four bills only apply to buildings over 50,000 square feet, and do not apply to individual residences within those buildings. While it might seem fairer to enact bills that affect all building sizes and types equally, such legislation would be virtually unenforceable. Although only 2% of buildings in New York City are over 50,000 square feet they account for 45% of the total energy used by all buildings, so just focusing on these buildings for most of the legislation actually makes a great deal of sense.

The bills include:

1. Int. 564-A. This is the only one of the bills that applies equally to buildings of all sizes and types. It creates a New York City Energy Conservation Code that is more stringent than the current New York State Energy Code. This bill closes a significant loophole in the New York State Energy Code by requiring that all renovations must comply with the Code and meet greater efficiency requirements, not just those that impact at least 50% of a building subsystem. It is extremely important, since most renovations in New York City typically happen on a piecemeal basis, rather than building-wide.

2. Int. 0967. This requires auditing and retro-commissioning of buildings over 50,000 square feet every ten years. Buildings that have demonstrated superior efficiency, such as Energy Star Buildings, will be exempt, and tenant spaces within residential buildings will not be included in the auditing and retro-commissioning. This bill is effective immediately, but the first reports are not due until 2013. Energy audits are comprehensive evaluations of energy efficiency, broken down by system, and normally include recommendations for cost-effective changes. Retro-commissioning is a process of testing building systems and controls and identifying those that are not functioning properly. Retro-commissioning identifies maintenance and operations issues, and making the recommended changes often results in a significant payback in a matter of months.

3. Int. 0973. This requires buildings of 50,000 sq. ft. or more to upgrade lighting systems to meet energy code standards and to install sub-metering when non-residential tenant spaces 10,000 square feet or greater are renovated. The bill does not require sub-metering to be used as that basis of allocating energy costs, but a tenant who will be sub-metered and who will be incorporating energy efficiency measures into the new space will be likely to want to be billed for electricity based upon actual usage, rather than on a square foot basis. Lighting retrofits typically pay for themselves within two years. Lighting of all areas other than those occupied by residential tenants must meet energy-efficiency requirements by the end of 2022.

4. Int. 0476-A. This requires owners of buildings 50,000 sq. ft. or more to conduct an annual benchmark analysis of energy and water consumption and to report the results. The primary tool used for benchmarking will be the Environmental Protection Agency's Portfolio Manager. While the potential impact of this bill may not be immediately apparent, the City of New York will make the results available to potential tenants, purchasers, and lenders. So this fairly innocuous looking piece of legislation may make energy retrofits a financial, if not a legal, necessity.

Although property owners will repay the full cost over time, their total energy usage will be reduced by 30-40%, and the loan payment on their energy bill will be less than what they saved, yielding a net saves to the property owner. The program will serve owners who surpass the income ceiling for the Weatherization Assistance Program but cannot afford retrofits on their own.

In partnership with the Department of Labor, NYSERDA will also create workforce training programs throughout the state to ensure that the state’s workforce is highly trained and in place to handle mass-scale retrofitting.

Local contractors, certified to perform the retrofits will be able to expand their crews, creating new and permanent jobs in green construction and additional jobs in local businesses and manufacturing that serve those new workers. The program will be funded with revenue raised by the auction of carbon emission credits through the Regional Greenhouse Gas Initiative. This funding will be used to leverage private and federal investments. The bill allocates $112 million from these auctions to NYSERDA. Auctions of carbon emission credits over the last two years raised $126 million, with an estimated $75 million more expected in the next two auctions this year alone.

For additional information visit the following link for the New York State Senate:

http://www.nysenate.gov/blogs/2009/sep/11/senate-passes-green-jobsgreen-ny-bill

Most of us know children whose health and happiness we care about, so doing everything we can to foster sustainable practices makes a lot of sense. Climate change and pollution have already had a significant impact in many parts of our country, and the problems are escalating.

My nephew and his beautiful little daughters live in Los Angeles, one of the areas in which climate change has contributed to severe drought. Recent forest fires have not only increased the level of pollutants in the air, they have also forced the family to evacuate their home. And because drought and fires kill plants that help the soil adsorb water, when it does rain there are mudslides and floods.

It is often said that for sustainable initiatives to be accepted, they must benefit the triple bottom line --- people, planet and profit. I believe that if everyone realized that the "people" who are at risk include their own children and grandchildren, they would be more likely to adopt sustainable practices for which they do not perceive immediate positive effects on their own income.

"Natural" disasters also cost us all a lot of money. Taxes must be raised to support government aid, insurance premiums increase, and the cost of construction goes up considerably. For instance, the cost of renovation projects in New York City went up 10% in the wake of Hurricane Katrina.

• Reduce waste sent to landfills.
• Conserve energy and water.
• Be healthier and safer for occupants.
• Reduce harmful greenhouse gas emissions.
• Lower operating costs and increase asset value.
• Qualify for tax rebates, zoning allowances and other incentives in hundreds of cities.
• Demonstrate an owner's commitment to environmental stewardship and social responsibility.

So why am I thanking Mayor Daley instead of Donald Trump personally? When I was lecturing on "Saving with Sustainability" at NeoCon in Chicago last June, I had lunch at the new Trump Hotel and Tower. The view from the dining room (shown above) was inconsistent with what I viewed as Donald Trump's aesthetic or value system, so I asked the head of Chicago's Green Roof's Program whether green roofs were required for new construction. He explained that projects that are built to recognized green standards and incorporate green roofs qualify for incentives and, perhaps more importantly, get special expedited treatment and cooperation from Chicago's Department of Buildings. While I don't know how important this policy was in Donald Trump's adoption of LEED standards for projects in other parts of the country, I'm fairly certain that it got his attention.

I've already addressed how sub-metering can encourage tenants to be more energy efficient. In apartment houses that are sub-metered the resident who leaves his air conditioner on all day pays more for electricity than the one who conserves energy whenever possible. And when commercial buildings are sub-metered a tenant who invests in energy efficient lighting, equipment and practices pays less for electricity than the energy hog in an adjoining space.

A property developer or building owner may be unwilling to pay any incremental cost for energy-efficient equipment and appliances because the building occupants will be paying the electric bills.

Split incentives are particularly challenging in commercial real estate. Most leases enable owners to buy bulk energy and charge tenants a higher rate than they pay, so they profit from energy use rather than from energy efficiency. Leases normally do not allow owners to assess tenants for capital improvements that would save energy and save the tenants quite a bit of money. To add to the owner's dilemma, mortgage terms often restrict the ability to finance capital improvements.

The significant obstacles outlined above can be overcome. Solving such a complex problem requires legal and financial expertise and the ability to think outside the box.

President Obama intends to pursue LEED Certification for The White House. While the lawn will represent a challenge to achieving LEED points (short, well-groomed grass is often maintenance-intensive, and needs more water, fertilizer and herbicides than field grass), the building itself has a number of features that make it relatively energy efficient already.

I was amused to read that the windows would be of particular concern. The White House, like many older buildings, has a ratio of mass vs. glass that makes the building envelope intrinsically more energy efficient than modern buildings that make extensive use of glass. Most of the tall, relatively narrow windows appear to start 30" or more above the floor, which means that they admit maximum daylight with minimum heat gain.

Window treatments can help to increase energy efficiency the old-fashioned way. In summer, draperies should be closed during the day in rooms that are not being used to minimize solar gain. In winter, closing draperies (especially at night) can help keep rooms snug and warm.

The White House, like many older buildings, was designed to be comfortable and healthful without central heating and air conditioning. Of course, it the building could probably benefit from retro-commissioning and new lighting design, but "if it ain't broke, don't fix it."

Some time ago I wrote a blog entry entitled "10 Tips for Greening the Obama White House." Please scroll down to view it.

I was talking to someone about a recent blog post in which I used an Easy-Bake Oven (which uses a 100 watt bulb as the heat source) to explain the relationship between lighting efficiency and heat generation, and he asked how long it takes to bake a cake. I replied that it could not take too long, since children are not known for their patience.

This morning, I looked up the answer - 12 minutes, plus 10 minutes cooling time.

There's an 800-pound gorilla in the room when most companies discuss sustainable initiatives. Intraorganizational split incentives present significant barriers to sustainable design and construction. Departments often compete for resources and recognition, and sometimes they seem more focused on competing with each other than with outside organizations. Individual departments are often only willing to make investments for which the returns benefit them directly, rather than their "competition".

Interdepartmental cooperation that benefits the overall bottom line and planning for the future are especially challenging when money is tight and cut-backs are required.

In an ideal world, everyone (or at least everyone with a shared mission) would work together for the common good. But in reality, personnel charged with design and construction within an organization are sometimes reluctant to dip into their budget in order to realize savings in operations and maintenance costs. Why spend money in order to make your competition look good?

There's been a lot of talk about revamping financial practices to consider the triple bottom line of "people, planet and profit." If that goal seems too challenging in the current economic climate, how about "profit, profit and profit?" Many sustainable initiatives have less than a five year simple payback, and a 20% ROI is certainly nothing to sneeze at, especially when it also benefits people and planet and improves an organization's image.

While addressing split incentives between organizations (as in landlord vs. tenant) can be challenging, split incentives between different departments within a single organization can be effectively addressed by its finance team.

Addressing the issue of intraorganizational split incentives can have a significant positive impact on an organization’s bottom line. For instance, Harvard University has set up a revolving fund that enables departments to obtain grants for sustainable initiatives. The grants are repaid from savings on operations and maintenance within less than five years. Harvard's Green Campus Loan Fund has been averaging an ROI of 20% per year, which is considerably better than the endowment funds of most universities.

A significant reason that LEED buildings are not meeting the Energy Star Building standard may be that Energy Star focuses chiefly on energy at the expense of other important characteristics of green buildings. The Energy Star rating system for buildings is a set of tools that enables building owners to evaluate their properties in relation to other buildings of the same type based upon energy consumption per square foot. The EPA does say that buildings should be tested for compliance with minimum acceptable standards for ventilation, thermal comfort and adequate lighting, but does not allow additional energy consumption for buildings that exceed those standards.

Here are some other reasons that I believe LEED buildings may not qualify as Energy Star Buildings:

• Energy Star rates buildings based upon energy consumption per square foot and does little to account for variation in occupant density. New buildings (including LEED buildings) often allow fewer square feet per person, and of course more people will use more energy. So an older building with large perimeter offices for executives could get a better Energy Star rating than a new LEED building with superior space optimization.
• Energy Star groups office buildings that operate at least thirty hours per week ten months per year into a single class for comparison, and often building modeling systems that predict energy use in buildings assume that most occupants will leave at about five or six o'clock. A number of LEED buildings in New York have considerably extended hours of operation, especially those housing law firms, publishing companies and financial institutions.
• Many LEED buildings have large expanses of glass from floor to ceiling. Glass between the level of the floor and approximately 30" above it introduces a lot of heat into an interior with very little daylight to compensate for the solar gain.
• One of the chief advantages of LEED buildings is enhanced indoor environmental quality. Increasing the level of ventilation and thermal comfort over that specified by ASHRAE standards and building codes benefits occupant health and productivity, but can result in higher electrical costs for HVAC than that of a less healthful building.
• LEED professionals jokingly say that the buildings are perfect until people start using them. Unfortunately, there's quite a bit of truth in that statement. Often building maintenance personnel, cleaning personnel and building occupants are not properly trained about the effective operation of the new building.
• Sometimes building systems do not perform as expected and initial commissioning does not address the problems adequately.

• Purchase only energy-efficient hardware (Energy-Star should be the minimum requirement for all new equipment).
• Replace desktops with laptops in areas of light usage *
• Replace CRT monitors with flat screens *
• Use power management features to turn off equipment when not in use
• Deactivate screen savers, which waste energy
• When you will not be using a computer for several hours, power it down and turn the power strip off to eliminate "vampire energy" drain.
• For schools and offices that have centralized computer facilities, consider replacing distributed computers with thin clients. Thin clients depend primarily on the central server for processing activities, and mainly focuses on conveying input and output between users remote servers.

• Evaluate potential of software applications to be migrated to external web facilities. Email is a prime candidate for outsourcing.
• Consolidate servers. You may have twice as many as you need. *
• Replace older servers with more energy-efficient ones. *
• Reconfigure server layout to avoid "hot spots."
• Adjust room temperature. Many server rooms are colder than they need to be.
• Use energy-management software.
• Consider alternate cooling methods. For instance, IBM's Rear Door Heat eXchanger "cooling doors" reduce server heat output at the source.
• For large data centers, consider co-generation. Co-generation is on-site production of electricity and heating or cooling, and is considerable more efficient than using electricity from the grid.

The heat source that bakes all of those little cakes and cookies is an ordinary 100 watt incandescent bulb. Only 2% of the energy used by this type of light bulb generates light, and the rest generates enough heat to bake a cake. If you substituted a compact fluorescent bulb for the incandescent one in an Easy Bake Oven your child would be very disappointed because the batter would probably never turn into a cake. A fluorescent bulb is from four to five times as efficient as an incandescent one, so it generates a fraction of the heat.

Well designed lighting, properly used, can save quite a bit on your energy bill. Normally, the predicted savings are calculated using a simple formula that only accounts for the direct cost of the electricity used for lighting and ignores the savings on air conditioning.

Although accurately modeling the predicted energy use of air conditioning systems is complex and requires considerable expertise, intuitively it makes sense to assume that when you cut the amount of watts your lighting consumes, you are also cutting air conditioning requirements to some degree.

Air leaks occur not only in ductwork, windows and around doors, but in any place in which a wall, ceiling or floor has a hole. It's easier to install things like plumbing and appliances with nice, big holes, but contractors often fail to close up the holes when their work is done.

While children are the most at risk (childhood asthma has increased 140% in the past 10 years), good air is important for everyone. Improved indoor environmental quality has been linked to improved productivity, higher test scores and even patient recovery rates.

There are two reasons that our indoor air quality is so bad:

• We don’t introduce enough fresh air from outdoors.

• We fill our spaces with toxic mixes of chemicals, organic matter and dust.

Most energy initiatives are based upon ASHRAE Standard 90.1, which governs energy performance. Equally important is ASHRAE Standard 62.1, which governs ventilation. Unless compliance with the second standard is policed, a less than 100% scrupulous building owner could reduce energy consumption by reducing the amount of fresh air for building occupants.

Homeowners need to be educated on safeguarding their health and the health of their children as they improve the energy efficiency of their homes.

Significant energy savings and superior indoor environmental quality can certainly be achieved simultaneously. But it does require some thought and planning.

1. Legislation to create a New York City Energy Conservation Code that requires owners of existing buildings to meet energy efficiency requirements based upon ANSI 90.1 for all systems or sub-systems being replaced as part of a renovation. Because the current New York State Energy Conservation Code requires such improvements only when a renovation involves at least 50% of a building system or sub- system, it has very little impact on existing multi-tenant buildings. (Intro 564-A)

2. Legislation that requires owners of buildings that are 50,000 sq. ft. or larger to conduct an energy audit once every 10 years and make any improvements that can be paid for within five years. (Intro 967)

3. Legislation calling for buildings of 50,000 sq. ft. or more to include energy-efficient lighting systems. When commercial and retail tenant spaces are renovated and the total renovation cost is equal to or greater than $50,000, the lighting in rooms being renovated must be brought up to the provisions of New York City Energy Code. By the end of 2022, all lighting in buildings, with the exception of multi-tenant residential buildings must meet the energy-efficiency lighting requirements. (Intro 973)

In the past, cogeneration was implemented only by utilities and certain very large energy users such as hospitals, plants and prisons. But recent improvements in technology and reductions in the size and cost of equipment have made it practical for a much wider range of buildings and applications.

On-site cogeneration is extremely efficient, since heat is not lost in transmission. Because so little fuel is wasted, cogeneration is one of the most cost effective methods of reducing the carbon emissions associated with heating in cold climates. And the steam energy can also be used for air-conditioning and refrigeration.

Con Edison has been using large-scale cogeneration plants for a number of years to provide steam to buildings in Manhattan. The fuel efficiency of cogeneration plants is normally over 80% because they capture and distribute excess heat, even after allowing for the loss of energy involved in transporting heat over fairly long distances. That is a major improvement over the performance of conventional electrical plants, in which 60% of the energy generated literally goes up in smoke and about 10% of what’s left is lost during transmission.

Most buildings in cities like New York are occupied not by a single owner, but by multiple tenants, shareholders, or unit owners (for the sake of simplicity we’ll call them all “tenants” from now on) and the cost of electricity is usually allocated based upon the amount of space each tenant occupies, rather than by usage. So a tenant who invests in every energy saving measure available pays the same amount as one who leaves all of the lights, air conditioning and equipment on 24/7. When there is no direct correlation between what you use and what you pay, you tend to use more power.

Submetering makes it possible for buildings that have one master electric meter to charge individual tenants for the power they use. It works well for both commercial and residential buildings.

In the past the cost of installing a new meter for every tenant space and providing the staff necessary for monthly readings was a barrier to widespread acceptance of submetering. However, advances in meter technology and an increase in the financial incentives provided by entities such as the New York State Energy Research and Development Authority (NYSERDA) have made submetering more attractive. The cost of the metering systems has dropped, and it is possible to install meters that can transmit monthly readings over existing electrical wiring -- or via wireless communications -- to a remote billing location, eliminating the need to rewire the building to allow for remote meter reading. Submetering can be installed one space at a time, so a building can offer this option on new leases without affecting existing ones.

The advantage of using a master meter and submetering, rather than having each premise individually metered by the electric company, is that buildings with master metering are entitled to a bulk-rate discount and pay significantly lower rates for their electrical power.

There are a number of LEED rating systems, but the ones that most people are likely to encounter are New Construction, Existing Buildings, and Commercial Interiors. The system that I believe has the widest application is Commercial Interiors, the standard used for design and construction of tenant spaces within existing buildings.

LEED sustainable design and construction guidelines are divided into the following categories:

• Sustainable Sites

• Water Efficiency

• Energy & Atmosphere

• Materials & Resources

• Indoor Environmental Quality

• Innovation & Design Process

Site Selection

If you plan to undertake a LEED for Commercial Interiors project, the surest way to comply with (and get points for meeting) guidelines for Site Selection and to facilitate compliance in other categories is to locate your project in a building that is LEED Certified. If there are no such locations available that fit your needs and your budget, you can still get points for Site Selection if the building in which you locate your project has certain sustainable characteristics. A brief explanation of some of the more common characteristics of green buildings follows.

A site that manages rainwater well minimizes water pollution by reducing the amount and speed of water that goes into gutters and sewers, and from there into streams, lakes, rivers and oceans, during storms. Plants on the roof or surrounding the building absorb rainwater and slow it down. Permeable pavement (like gravel or brick) is preferable to impervious pavement (like asphalt or concrete). Some buildings collect rainwater and use it on site, and some use extractors or constructed wetlands to remove pollutants. (Stormwater Management: Rate and Quantity and Stormwater Management: Treatment)

Streets, sidewalks, parking lots, and buildings all contribute to making developed areas hotter than rural areas. Shade, vegetation and light colored, reflective surfaces surrounding buildings and on their roofs as well as underground parking all help to keep things cooler. Building practices that minimize outdoor heat can save electricity and money by reducing air conditioning loads. (Heat Island Reduction: Non-Roof and Heat Island Reduction: Roof)

Lighting should be designed to eliminate glare, discomfort and annoyance for neighbors, avoid disruption of nocturnal habitats and preserve visual access to the night sky. Light levels on a site should not be higher than necessary, and fixtures should be shielded to contain light within a site’s property boundaries. (Light Pollution Reduction)

Clean drinking water is becoming increasingly scarce on this planet, so Sustainable Sites limit the use of potable water. To reduce the amount of potable water used for irrigation they use indigenous plants, use rainwater and/or recycled site water instead of drinking water, and use highly efficient (or better still, no) irrigation systems. Sustainable Sites limit the use of potable water for toilets, sinks and showers by using highly efficient fixtures and sometimes reuse site water to flush toilets. (Water Efficient Irrigation and Innovative Wastewater Technologies)

Developmental Density and Community Connectivity

Sites in established communities in which you can walk to both a residential area and a number of basic services are intrinsically sustainable.

Alternative Transportation

Transportation accounts for a large percentage of energy use in the United States. Sustainable Sites have convenient access to public transportation and/or encourage car pooling and bicycle riding.

Sustainable interior design, architecture and construction save water by using dual-flush or low-flow toilets, low-flow or waterless urinals, faucets that work on sensors, low-flow showerheads, and front-loading washers. Sustainable design techniques also sometimes include reusing waste water from sinks for flushing toilets and for irrigation. Sustainable landscape design uses native plants to minimize the need for irrigation (as well as herbicides and pesticides), highly efficient irrigation techniques, and rainwater or recycled site water.

The LEED rating system recognizes Energy and Atmosphere by having more prerequisites in this area than in any other. While meeting the first prerequisite is within the control of the project team, meeting the other two is closely related to characteristics of the base building, and should be considered during site selection.

1. A commissioning agent (normally a LEED AP engineer) not directly involved in the design or implementation of the project must verify that all energy- related systems are installed, calibrated and perform as intended. (Fundamental Commissioning)

2. The systems must meet minimum energy requirements compared to ANSI/ASHRAE/IESNA 90.1 or local code, whichever is stricter. (Minimum Energy Requirements)

3.HVAC and refrigeration equipment installed within the scope of the project cannot use any CFC-based refrigerants. (CFC Reduction in HVAC&R Equipment)

One way in which sustainable buildings save a lot of energy is through the design of their lighting systems. Choice and placement of lighting fixtures, control systems, and use of daylight all play a role. (Optimize Energy Performance, Lighting Power and Optimize Energy Performance, Lighting Controls)

Another major way to save energy is through the design and operation of the systems that provide heating, cooling and ventilation. (Optimize Energy Performance, HVAC) While replacing HVAC equipment is often not within the scope of a renovation project, adding zoning and controls and involving building occupants, maintenance staff and cleaning crews in energy saving initiatives can all make a big difference.

The third way to save energy is by using the most efficient equipment and appliances possible and by turning everything off when not in use. All new equipment should, at a minimum, have an Energy Star label. Most equipment uses some power even when it is not in use, so plugging it into a power strip that is turned off every evening is preferable to plugging it directly into a wall outlet. (Optimize Energy Performance, Equipment & Appliances)

Enhanced Commissioning is similar to Basic Commissioning, except that the commissioning agent cannot be an employee of any firm they is directly involved in the design or execution of the project.

While just about everyone is in saving energy, not too many are willing to pay a premium to do so unless there is a positive return on investment. So it’s important that the party who is paying for improvements to a space get the benefit of any cost savings associated with saving energy. This can be easily accomplished by sub-metering the space or, in the case of larger premises, having the tenant paying the utility directly, but it is very important to have an understanding between landlord and tenant in the lease. (Energy Use, Measurement & Payment Accountability)

Recycling materials that can be reused is so important that the U.S. Green Building Council has made storage and collection of recyclables, including paper, corrugated cardboard, glass, plastic and metals a prerequisite in order for a building or an interior project to achieve LEED Certification. (Storage and Collection of Recyclables)

In many cases, the greenest thing that you can do is to avoid or limit construction. LEED recognizes this by encouraging people to find space that will serve their needs for an long time (Tenant Space, Long Term Commitment) and that needs relatively little reconfiguration (Building Reuse). LEED also encourages limiting the materials that wind up in landfill by salvaging or recycling construction, demolition and packaging debris. (Construction Waste Management)

LEED encourages the reuse of building materials from the original building (for example, refurbishing and reusing existing hardware) or other buildings (for example, using paneling or beams from a resource specializing in architectural salvage). (Resouce Reuse). LEED also encourages reusing furniture that you already own and / or purchasing used furniture. (Resource Reuse, Furniture and Furnishings).

Recycling only works if the materials saved are then used. It has become relatively easy to find high-quality attractive construction materials and furnishings with high recycled content (Recycled Content – Post-consumer + ½ Pre-consumer).

The further things travel, the more energy is used for transportation, so a project can earn LEED credit by using materials and furnishings that are manufactured locally (Regional Materials), or better still, manufactured locally from materials extracted locally (Regional Materials, Extracted and Manufactured Regionally).

Trees take a long time to grow, whereas bamboo can grow a foot a day and cork (which is the bark of cork trees) can be harvested every year without damaging the trees, and wheat not only matures quickly, the material used in buildings can be a by-product of producing food. (Rapidly Renewable Materials)

High performance buildings are relatively air-tight. Since there is little or no outside air entering such buildings except by conscious design, it is extremely important to make sure that the ventilation system is working properly. If there is not enough fresh air from outside passing through a building, the occupants can develop sick building syndrome or building related illness. So a building that does not meet minimum requirements as defined by ASHRAE 62.1 will not be able to achieve LEED certification. (Minimum IAQ Performance)

For a building to achieve LEED certification, smoking must either be prohibited throughout the building or the spaces in which smoking is permitted must be isolated so that smoke cannot migrate to other areas either naturally or through the heating, ventilation and air conditioning (HVAC) system. (Environmental Tobacco Smoke Control)

A plentiful supply of fresh air can improve occupant comfort and health. (Increased Ventilation) Installing sensors and measuring devices helps ensure adequate ventilation while maintaining energy efficiency. (Outdoor Air-Delivery Monitoring)

Construction management procedures can have a major impact on indoor air quality. All HVAC equipment should be protected from dust and odors and all ducts should be sealed during construction. Work areas should be isolated from the rest of the building and job sites should be kept clean. Porous building materials should be protected from moisture and stored in a clean area. New, highly efficient filters should be installed in HVAC equipment immediately prior to occupancy. (Construction IAQ Management Plan – During Construction)

Even with the best construction management procedures, a certain amount of dust and toxins are often introduced into a newly-built or renovated space. Air quality can be improved by performing a “flush out” procedure in which the building's ventilation system is used to eliminate contaminants and then air filters are changed again before occupancy. If the air in a newly-constructed or renovated space can pass certain tests for indoor air quality, a “flush out” may not be necessary. (Construction IAQ Management – Before Occupancy)

Most people are aware that the paint that we have been using for many years contains Volatile Organic Compounds (VOCs) that are potentially irritating or harmful to our health. LEED criteria include limiting emissions of both VOCs and formaldehyde from a wide variety of sources. A project can earn points by meeting standards for:

Low Emitting Materials – Adhesives and Sealants

Low Emitting Materials – Paints and Coatings

Low Emitting Materials – Carpet Systems

Low Emitting Materials – Composite Wood and Laminate Adhesives

Low Emitting Materials – Systems Furniture and Seating

LEED encourages isolating sources of potentially hazardous materials, including those from copying, printing, housekeeping and laundry rooms. LEED guidelines include construction techniques for isolating areas that house these materials. (Indoor Chemical and Pollutant Source Control) Using only green cleaning products can eliminate the need to isolate housekeeping areas

Most people feel more comfortable if they can control the amount and position of light in their workspaces, so LEED encourages providing individuals with the ability to adjust lighting for their task needs and preferences. Giving individuals control of their lighting can also save energy and money, since most people are comfortable using less overhead light (which often produces glare on computer screens) and using task lighting only for reading paper. (Controllability of Systems – Lighting)

In the typical office building, the operations and maintenance staff regularly deal with complaints from some people who are too hot and others who are too cold. LEED encourages giving control of the temperature and ventilation of individual spaces to the person(s) who occupy them. (Controllability of Systems – Temperature and Ventilation)

Relatively few projects (and very few renovations in existing buildings) will include the installation of systems to allow individual control of temperature and ventilation, because such systems often have relatively long pay-back periods. But every project can and should result in indoor temperatures that are comfortable for most people. (Thermal Comfort – Compliance)

Designing and building a system to provide comfortable indoor temperatures and adequate ventilation year-round while optimizing energy efficiency is difficult. Such systems often need to be monitored and adjusted both shortly after installation and on an ongoing basis. Monitoring can involve either the use of systems that automatically measure temperature and humidity and/or surveys of occupants. (Thermal Comfort – Monitoring)

1. Trees are not a rapidly renewable resource.

2. While fireplaces have been used as a source of heat for centuries, using one in a modern, air-tight home can result in poor indoor air quality.

3. Most fireplaces actually drain heat from a home, both while they are burning and when they are not being used.

4. Burning wood does generate CO2

I personally love fireplaces, and delight in a crackling fire on a cold winter day. But their value lies in their beauty and their emotional impact. They are not a sustainable source of heat.

The article also suggested using a geothermal system for heating and cooling. Geothermal systems can save a lot of energy, but won't work properly unless the ground is suitable. So you should get expert advice and a soil test before deciding to use this technology.

As an ASID National spokesperson, I was asked to provide some tips for making the Obama White House greener. Many of these tips could be helpful to anyone.

1. The greenest thing that anyone can do is to reuse things rather than replace them. I suggest that the Obamas take full advantage of the existing stock of wonderful furniture that the White House already owns, as well as incorporate pieces from their home in Chicago. They also might want to examine the White House inventory to see if there are any lovely old rugs that can be reused.

2. For new purchases, the Obamas should select things that will give them many years of pleasurable use. To be sustainable, furniture should stand the test of time, both stylistically and physically. If the Obamas need to compromise in order to stay within budget, the last thing that they should economize on would be the durability and comfort of the sofa(s) in the family room.

3. Generally, it’s best to keep things natural. Natural dyes are preferable to metallic dyes, and it’s even better to avoid dyes altogether.

4. All men may be created equal, but not all materials are. How something is produced is very important. For instance, most cotton is grown using toxic pesticides, so the Obamas would be better off using cotton that has been organically grown.

5. For the bedrooms, where good air quality is essential, I recommend carpet made of 100% wool that has been manufactured without using harsh chemicals, mothproofing, or stain repellent. The padding should also be a natural material, such as wool or sanitized hair and jute.

6. Any liquids – paints, adhesives, cleaning products, etc. should contain as few Volatile Organic Compounds (VOCs) as possible, and furniture should not have any added urea- formaldehyde. Toxins should also be avoided in maintaining the lawn and gardens, especially when there is a puppy who will want to roll in the grass and snuggle the children..

7. Window treatments should not cover too much of the glass, since maximizing daylight will save energy and make the Obamas and their guest most comfortable. The window treatments in the public rooms of the White House, with their short valances and pulled back draperies, are a good example of how this can be achieved in a traditional interior.

8. Energy efficient lighting should be used throughout the White House. Display cases in the China Room and elsewhere could be lit by LEDs. The incandescent candelabra bulbs used in chandeliers and sconces should each use no more than 45 watts, and the fixtures should all be on dimmers. CFLs should be used in lamps and fixtures that have shades, and all fluorescent bulbs should be properly recycled.

9. I recommend that the entire building be retro-commissioned in order to determine whether systems are operating as they should.

• Zero or low “VOC” paints, wall coverings, stains, adhesives and sealers should be used instead of materials that emit unhealthy substances unless the lower “VOC” product is really not strong or durable enough to do the job well. .

• Wood and bamboo products should have no added urea formaldehyde.

• Carpet, carpet pads and furnishings can also emit toxins. In general, organic and untreated fibers and water-based finishes are preferable.

• Manufacturer’s Data Sheets should be read to ensure that products live up to marketing promises.

• Products that have been certified by one of the following have proven sustainable qualities: .

Green Seal (www.greenseal.org) .

GREENGUARD (www.greenguard.org) .

SCS (www.scscertified.com).

• Air conditioning vents and equipment should be covered properly during the entire project.

• Possessions should be removed from the site if possible. Anything left on the premises should be covered and placed in a separate, sealed off space.

• Whenever possible, windows should be left open while work is being done. Window fans can help to exhaust dust and fumes.

• The filters in all air conditioners should be changed when construction has been completed and before occupancy. It is best to use the highest rated filters that will fit the units.

REGREEN is a set of guidelines for sustainable home remodeling projects. Jointly developed by USGBC and ASID, REGREEN addresses a wide variety of residential remodeling projects, from renovating a single room to major additions or modifications to an existing home interior. The guidelines provide a series of green strategies and case studies and address product selection as well as methodologies for sustainable home construction.

A home cannot achieve LEED Certification through REGREEN because it is a set of guidelines, not a standard. LEED for Homes is still the applicable standard for low-rise residential design and construction, and addresses new construction and gut rehabs. REGREEN provides sustainable design guidelines for residential remodeling projects on existing homes.

The Green Home Guide website of USGBC has a great deal of information on sustainable residential design: