1. Reported By: Pierre Froilan A. Cua

2.  Life cycle analysis is the primary tool to analyze green buildings versus the traditional design, construction, and operation of buildings.  Savings are not the only benefit of sustainable practices- environmental improvements and social impacts also factor into sustainable decisions for most organizations.  It does not have to cost more to build a sustainable building if green intent is established properly and early.  Facility managers can document tremendous savings when sustainable operational practices are adopted.  Various management tools can be used for sustainability projects.

3.  A financially sustainable system should have the following characteristics:  Generates long term revenue by constantly meeting customer needs.  Does not rely on finite resources.  Maximizes profitability by minimizing consumption of resources.  Does not threaten the financial wellbeing of its customers.  Does not have any significant liabilities.

5.  Is the primary way to demonstrate savings and also justify the benefits of sustainable buildings and operational practices.  Provides the total cost of facility ownership, rather than simply the initial cost to design and construct a building, system, or operation.

6. InputsOutputs Raw Materials Production Materials Water Capital Wastes Energye water Electric solid Gas Coal Solar Wind Biomass Human Handling Transport Acquisitio n Distributio n Organization = System Dispositio n Reuse Recycling

7. To begin LCA, the initial step is to set the analysis period. The next step, a number of costs must be gathered to analyze the entire acquisition, operation, maintenance, and disposition of any facility or system. These cost fall into the following areas.  Purchase, acquisition, design, and construction cost  Energy and resource costs  Operation, maintenance, and repair costs  Replacement costs  Alteration / improvement costs  Residual value – resale/ salvage value or disposition costs  Carrying charges – interest payments on loans, taxes and other regulated costs  Non- monetary costs/benefits such as improved safety or aesthetics

8.  After these costs are summarized, a decision on the discount rate to be utilized is required.  LCC = First Costs + Present Value of recurring costs – Present Value of residual value

9.  Which refers to analysis of not only economic factors, but also environmental and social impacts to decision making.  The general dissatisfaction with 3BL results from its subjectivity and lack of financial tieback.

10.  Many organizations are expanding their concepts of metrics and including SEAAR or 3BL reports with metrics such as:  Employee satisfaction ratings increases  Percentage of senior management in recognized minorities  Number of incidents/fines for various environmental restriction noncompliance  Energy use reduction of organization-wide  Recycled paper, aluminum, copper, glass and plastics reporting  Reductions of landfill space and charges from prior year  Charitable donations of excess FM materials in percentage of profits to local and national charities

11.  Leadership in Energy and Environmental Design (LEED) is basically a third-party certification program. It is a nationally accepted organization for design, operation and construction of high performance green buildings. This ensures the buildings are environmentally compatible, provide a healthy work environment and are profitable.

12.  Green building (also known as green construction or sustainable building ) refers to a structure and using process that is environmentally responsible and resource-efficient throughout a building's life-cycle: from siting to design, construction, operation, maintenance, renovation, and demolition. This requires close cooperation of the design team, the architects, the engineers, and the client at all project stages. The Green Building practice expands and complements the classical building design concerns of economy, utility, durability, and comfort.

13.  Another important study of the economic impact of sustainable buildings is the report provided to the U.S general services administration “GSA LEED Costly Study” by Steven Winter Associates, Inc in 2004.  This study found that for minimally certified buildings there is a premium of -0.4 percent to 1 percent and for Silver certified buildings, - 0.03 percent to +4.4 percent.

14.  It is important to recognize the widely accepted figures of between 65 and 90 percent of a company’s budget for employee salaries and benefits, such that even a smal increase in overall worker productivity would be more beneficial than dramatic savings in energy usage.  The increased productivity documented in sustainable buildings provides a dramatic motivator for improving the competitive advantage of an organization through a highly productive workforce.

15.  Some improvements found in sustainably built/ operated facilities include:  Reduced absenteeism  Increased productivity  Increased occupant satisfaction  Advantageous recruiting and retention

16.  The first step is fraught with controversy, discussion, rumor-making, and rumor-bashing, as well as some excitement.  Another change management strategy is the use of ADKAR an acronym for Awareness, Desire, Knowledge, Ability and Reinforcement. This five step process is used to introduce the new concept along with the new ideas and practices.  Preparation is the important key and appropriate planning for sustainability changes makes for smoother adoption throughout the organization.