The built environment plays a critical role in addressing the interconnected challenges of environmental sustainability and occupant well-being. Facilities managers are increasingly tasked with ensuring that buildings operate responsibly and promote the health and productivity of those who use them. In response to this demand, several prominent certifications have emerged to guide and verify these efforts.
LEED (Leadership in Energy and Environmental Design), BREEAM (Building Research Establishment Environmental Assessment Method), and the WELL Building Standard provide internationally recognized frameworks for sustainability and healthy building practices. LEED emphasizes a building’s overall environmental performance. BREEAM focuses on comprehensive sustainable design and construction. WELL prioritizes the direct impact of the built environment on human health and wellness.
For facilities managers, the key question becomes: How do you determine the most appropriate certification path for your specific facility, aligning it with organizational goals and priorities?
Key Certifications at a Glance
LEED (Leadership in Energy and Environmental Design)
The LEED rating system, developed by the U.S. Green Building Council (USGBC), is the most widely recognized green building certification program worldwide. It offers a comprehensive approach to sustainability in the built environment. LEED focuses on measurable outcomes across several critical areas:
- Energy Efficiency: Buildings are evaluated on strategies to reduce overall energy use through advanced building systems, optimized lighting design, and the integration of renewable energy sources.
- Water Conservation: LEED projects must demonstrate responsible water management practices, including low-flow fixtures, efficient landscaping, and water reuse systems.
- Materials and Resources: LEED promotes the use of environmentally preferable materials, responsible construction practices to minimize waste, and aims to reduce the embodied carbon footprint of buildings.
- Indoor Environmental Quality: Addresses factors such as air quality, thermal comfort, access to daylight, and the use of low-emitting materials to create healthier indoor spaces.
LEED’s tiered certification system (Certified, Silver, Gold, and Platinum) signifies increasingly stringent levels of sustainability achievement.
BREEAM (Building Research Establishment Environmental Assessment Method)
BREEAM is the world’s first and longest-established sustainability assessment method for buildings. It boasts a strong presence in the UK and Europe, offering a holistic framework that emphasizes sustainable design, construction, and operation practices. BREEAM’s focus includes:
- Management: Encourages effective project management throughout the building’s life cycle to optimize performance.
- Energy: Assesses strategies for energy efficiency, including building fabric, control systems, and low-carbon technologies.
- Health and Wellbeing: Evaluates aspects such as indoor air quality, daylighting, acoustics, and occupant comfort to promote a positive indoor environment.
- Transport: Rewards projects that prioritize sustainable transportation options and reduce the environmental impact of commuting.
- Waste: Promotes responsible waste management during construction and operation to minimize landfill contributions.
- Pollution: Assesses measures to reduce environmental pollution from the building and its systems.
Like LEED, BREEAM uses a tiered rating system (Pass, Good, Very Good, Excellent, and Outstanding) to indicate varying levels of sustainability performance.
WELL Building Standard
Administered by the International WELL Building Institute (IWBI), the WELL Building Standard takes a distinctly human-centered approach to the built environment. While it shares certain sustainability goals with LEED and BREEAM, WELL’s primary focus is maximizing the health and well-being of building occupants. It assesses key parameters, including:
- Air: Evaluates strategies for improved air quality, including filtration, ventilation, and the reduction of harmful pollutants.
- Water: Assesses water quality and accessibility throughout the building to support adequate hydration.
- Nourishment: Promotes healthy eating habits through food choices, labeling, and behavioral cues.
- Light: Optimizes lighting design to minimize circadian rhythm disruption and improve alertness, mood, and productivity.
- Movement: Encourages the integration of physical activity into the built environment through features and policies.
- Thermal Comfort: Promotes HVAC systems and designs that support individual thermal preferences.
- Mind: Addresses design elements and operational strategies that promote mental well-being, stress reduction, and focus.
Importantly, WELL requires performance verification, ensuring that the designed health benefits are being achieved in practice.
Deep Dive: Factors in Choosing a Certification
Project Goals
Before beginning the certification process, facilities managers must carefully define their primary goals for the project. Understanding these specific objectives is crucial for choosing the most fitting certification.
- Prioritizing Energy Savings and Carbon Reduction: If minimizing energy use and combating climate change are paramount concerns, LEED might be a strong contender due to its robust energy efficiency framework.
- Emphasis on Resource Conservation: Projects seeking to minimize waste and the overall ecological footprint of a building may find the waste management and materials selection elements of LEED or BREEAM highly relevant.
- Prioritizing Occupant Health and Well-being: If promoting a healthy, productive work environment is the top priority, WELL provides the most comprehensive framework dedicated to enhancing human health in the built environment.
Location and Regulatory Alignment
The geographic location of a project and its relevant regulatory environment play a significant role in certification selection. Facilities managers must consider:
- LEED’s Global Recognition: LEED’s international footprint makes it ideal for organizations seeking a consistent sustainability certification approach across diverse locations. Its adaptability allows for customization based on regional variations in climate and building practices.
- BREEAM’s Regional Strength: BREEAM’s close alignment with UK and European construction standards and codes makes it the preferred choice for projects within those regions. Its extensive recognition within these markets ensures compliance and potential for favorable value perception.
- WELL’s Focus on Universal Health: The WELL Building Standard’s emphasis on fundamental human health principles offers global applicability. Its science-based approach can be tailored to meet specific regional needs and regulatory requirements, ensuring healthy building practices across various contexts.
Building Type and Suitability
Not all certifications are equally well-suited to every type of project. It’s critical to choose a framework aligned with your building’s specific characteristics and the scope of work planned.
- New Construction vs. Existing Buildings: LEED, BREEAM, and WELL all offer pathways specifically designed for new construction projects, ensuring maximum flexibility in implementing sustainable strategies from the ground up. However, there are also versions for major renovations or retrofits of existing structures.
- Interior Fit-outs: For projects focused primarily on the interior spaces of a building, LEED and WELL offer robust certification options for commercial interiors. They can address energy efficiency, occupant comfort, and the selection of healthy materials within the areas undergoing renovation.
- Sector-Specific Considerations: Specialized buildings like schools or healthcare facilities may benefit from tailor-made certifications available within these systems. For instance, LEED has specific adaptations for healthcare, and WELL offers a version focused on educational facilities.
Budget and Resources
The cost of pursuing a sustainability certification is an essential consideration for facilities managers. It’s crucial to develop a realistic budget that accounts for the following:
- Certification Fees: LEED, BREEAM, and WELL each have registration and certification fees that vary depending on the project size, scope, and selected certification level.
- Design and Consulting Costs: Engaging specialized consultants may be necessary to optimize building design, select appropriate materials, and navigate the certification process.
- Upgrade Expenses: Achieving certain certification levels might involve upgrades to building systems, materials, or finishes, potentially leading to additional construction or procurement costs.
- Time Commitment: The certification process requires a dedicated time investment from facilities management staff and other stakeholders for documentation, reporting, and coordination.
Facilities managers should carefully weigh the potential benefits of certification against the financial and personnel resources required for its successful completion.
Market Recognition and Value
Achieving prominent sustainability certifications like LEED, BREEAM, or WELL sends a powerful signal to various stakeholders, and this reputational boost can offer tangible benefits:
- Tenant and Investor Appeal: Certified buildings can be more attractive to tenants and investors seeking socially responsible companies and assets. Sustainability is increasingly seen as a marker of long-term value and risk mitigation.
- Positive Public Perception: These certifications can promote a positive brand image for organizations, demonstrating their commitment to environmental stewardship and occupant well-being. This can translate into enhanced public relations and customer loyalty.
- Competitive Advantage: In markets where green building certifications are gaining traction, certification can provide a competitive edge in attracting clients, tenants, or top talent.
- Potential Financial Incentives: Depending on location, government policies or utility programs may offer rebates or other financial incentives tied to specific certifications, potentially offsetting some of the associated costs.
Beyond Certification: Value of Sustainable Design
Demonstrating Corporate Social Responsibility (CSR)
Sustainability certifications are a powerful tool for communicating a company’s commitment to Corporate Social Responsibility (CSR). They demonstrate tangible efforts to minimize environmental impact, address social concerns within the built environment, and align business practices with Environmental, Social, and Governance (ESG) principles. This can lead to:
- Improved Stakeholder Relations: A focus on sustainability fosters positive relationships with investors, employees, customers, and the surrounding community.
- Alignment with Corporate Values: Certifications can help organizations translate environmental and social values into concrete action within their facilities.
Operational Cost Savings
While green buildings may have slightly higher upfront costs, a focus on sustainable design often leads to substantial long-term cost savings through:
- Reduced Energy Costs: Energy-efficient systems, optimized lighting, and renewable energy integration can significantly decrease operational utility expenses.
- Lower Water Bills: Water-efficient fixtures and landscaping minimize water consumption, reducing water and wastewater costs.
- Reduced Waste Disposal Costs: Robust waste management programs and a focus on recycling can lower waste hauling and landfill fees.
Occupant Well-being and Productivity Gains
Prioritizing the health of building occupants through sustainable design and WELL principles has demonstrable economic benefits.
- Reduced Absenteeism and Healthcare Costs: Healthy indoor environments can lead to reduced sick days and lower long-term healthcare costs.
- Improved Cognitive Function: Optimized lighting, air quality, and thermal comfort can enhance focus, alertness, and decision-making abilities.
- Increased Job Satisfaction: Healthy and comfortable workplaces contribute to greater job satisfaction, engagement, and productivity.
Attracting and Retaining Talent
Sustainable, human-centric workplaces are becoming a major draw for top talent, especially younger generations who prioritize purpose and well-being in their work environment. A commitment to certification can help organizations.
- Differentiate in the Job Market: A certified building signals a desirable, forward-thinking work environment to potential job seekers.
- Engage Purpose-Driven Employees: Employees want to feel that their work aligns with a broader mission. Sustainability initiatives and a healthy workplace demonstrate a commitment to these values, attracting and motivating like-minded individuals.
- Reduce Turnover: Investing in a healthy workplace translates into employees feeling valued. This can lead to reduced turnover and greater long-term retention of talent.
The decision of which building certification to pursue—LEED, BREEAM, WELL, or a combination—requires a strategic assessment of project objectives, regional regulations, budgetary constraints, and the desired impact on stakeholders. Facilities managers play a crucial role in guiding these strategic decisions and leveraging these frameworks to enhance the built environment’s sustainability and occupant experience.
Facilities managers are encouraged to consult the following resources for further guidance and detailed information on the certification process:
