Elements of Green Building

Green building offers you and your team a comprehensive set of best practices
to help you design and construct efficient, healthy homes that benefit the
community, the environment, and your bottom line. These nine "elements" are
literally your green building blocks.

Site planning and design

Affordable housing works best when residents have easy access to key services
and transit. Infill sites have these and many more environmental benefits. Design
your site to fit into the surrounding neighborhood and to work with natural
features to provide safe play spaces, shade your building, and naturally control
stormwater runoff. Minimize site impacts by shrinking the physical footprint of
your development with more compact building and parking lot layouts and by
taking care of trees and soil conditions during construction. Go to the Site page.

Community
Green buildings and developments support strong communities by giving
neighbors places to meet, establishing a sense of place and safety, and creating
spaces for pedestrians and kids, rather than cars. Successful and sustainable
designs involve residents and community members from the planning stage all
the way through to operation and maintenance. Go to the Community page.

Indoor Air Quality

Indoor air quality significantly impacts resident health and comfort--essential
goals for any building. Achieving a high quality indoor environment requires
careful design, construction, and materials choices, and thus strong coordination
among the building team. Indoor air quality centers on well-designed ventilation
and moisture control, which goes hand in hand with energy efficiency and
building durability. Ongoing maintenance is important, of course, as is a
commitment to finding alternatives to toxic materials and finishes. Go to
the Indoor Air Quality page.

Energy
Energy efficiency is the key to making your building a finely tuned, lean, green
machine. Start using energy modeling software early in the design process to
take advantage of the sun and wind to heat, light, and cool your building
affordably. Modeling will show how a high performance building envelope and
superior insulation can let you can choose smaller, efficient HVAC systems,
lighting, and appliances. Renewable energy, where feasible, is the ideal next
step. Go to the Energy page.

Materials
Green, high quality building materials that minimize or eliminate indoor air quality
concerns, avoid toxics, and greatly reduce waste are now widely available, often
from local manufacturers. Recycled-content and pre-fabricated products reduce
material use, cut costs, and often perform better than traditional alternatives. To
set criteria for purchasing, consult existing guidelines, standards, and
certifications. Life cycle analysis has provided several rules of thumb for different
categories of materials. Go to the Materials page.

Waste
Reduce, reuse, and recycle construction and demolition waste to cut costs and
improve building quality. Design for efficient use of materials and for durability,
avoiding future waste. Then identify goals in a waste management plan and work
them into contract documents. With the right setup, you can recycle over 70
percent of some waste materials on the construction site, and residents can
recycle 100 percent of others in their homes. Go to the Waste page.
Water
Conserve finite freshwater resources and reduce utility bills by installing water-
efficient appliances and plumbing fixtures, landscaping with drought-resistant
plants and efficient irrigation, and putting rainwater and greywater to use. To
soak up more of the stormwater runoff that plagues rivers and streams in the
Washington metropolitan area, replace asphalt and turf with porous pavement
and trees; then consider rain barrels, rain gardens, and green roofs. Go to
the Water page.

Commissioning
Commissioning is the process of making sure that a building works right. By
systematically evaluating and adjusting building systems to function together as
designed, commissioning optimizes efficiency, health, and comfort. A
commissioning agent--often a third-party architect or engineer--gives advice
during the design phase and follows through with testing during construction and
training of operations and maintenance staff. Go to the Commissioning page.

Marketability
When architects use daylighting to flood an open floor plan with natural light;
when residents open a window to let in fresh air and look out on thriving trees,
green buildings don't just lower utility bills and keep residents healthy--they
inspire. Distinctive and attractive design gives residents, developers, and
neighbors a reason to take pride in a green development, to care for their homes,
their community, and the environment. These values are the foundation of
sustainability. By treating green design as an art, not just a science, we can
elevate economic, aesthetic, community, and ecological values to serve future
generations. Go to the Marketability page.

Site planning and design

Site
Choosing a site
For new green affordable housing, select a site that will support a healthy community
while minimizing the development's environmental impact. Housing in vacant or
 underutilized land in an urban area has the advantages of existing infrastructure,
surrounding neighborhoods, businesses, schools, and job opportunities, as well as
transit access. It may be possible to reclaim a brownfield site, and even to receive
incentives for doing so. Although a suburban "greenfield" site may seem easy to
develop, the hidden costs of environmental disturbance, new utility hookups, and
commuting are high.

 Site visit. Take the design team to assess any strong candidate site in person.
 Infill sites. Give preference to underutilized urban sites that have access to
businesses and transit. Avoid undeveloped suburban sites.
 Neighborhood design. Opportunities to integrate the development into the
existing community are invaluable and can lead to cost-saving flexibility.
 Evaluate location. Get the details on the site itself (including any possible
contamination), the neighborhood, transportation and employment options, utility hook-
ups, rush hour traffic, local pollution sources, and crime. These will affect site choice
and design.

Site design
Create a design that works with natural features, protecting trees, streams, and soils as
parks, effective drainage, and energy-saving shade. Connect buildings to the sun and
wind for significant energy savings and work with existing development patterns.
Grouping buildings together is often the best way to reduce impacts, provide valuable
community greenspace, and cut costs.

 Inventory the site and select priority natural resource areas to conserve, then
write a protection plan to ensure careful construction.
 Minimize the development footprint by grouping buildings, avoiding steep slopes,
placing utilities under roads instead of yards, and landscaping to reduce erosion.
 Orient buildings to take advantage of sun angles and prevailing winds.
(See Leveraging Natural Capital)
 Fit into the neighborhood by following existing development patterns, addressing
community concerns, minimizing construction impacts, and creating shared public
space.
 Manage stormwater by using natural drainage, planning to avoid concentrated
flows, and reducing impermeable surfaces.
 Landscape for sustainability. Use less turf and more trees and native plants. Be
sensitive to the watering and maintenance needs when choosing and placing plants.

Minimize construction impacts

 Preventing and reducing construction damage to the site requires extra attention and
low-impact methods. Proper supervision and coordination on site is important, so be
sure to train the construction manager and make sure that all subcontractors are aware.

 Make it clear that plants, streams, and soils are valued. Fence off priority areas
and flag the edges of graded and cleared areas.
 Avoid soil compaction and resulting plant damage by designating storage and
parking areas, covering soil with wood chips or plywood, finding alternatives to
trenching, and pruning tree roots.
 Prevent erosion by scheduling to quickly cover or replant cleared areas, installing
and maintaining erosion controls, and storing good excavated soil for replanting.

Community
Buildings and developments can support community by encouraging neighborly
interaction, establishing a sense of place and safety, and fostering healthy living.
Community extends beyond the best practices for site design and public spaces
presented below. Sustainable affordable housing development involves neighbors and
residents from planning through to maintenance and supports healthy living.

Public spaces for residents

Design public spaces that allow residents to build community by meeting their neighbors
and feeling some ownership for more than just their house or apartment.

 Large front porches and balconies, benches, playgrounds, community gardens,

childcare facilities, and stores draw residents outside, add value to a development, and
increase security. In urban areas, consider creating secure courtyards and playgrounds
for residents only.
 Inviting common spaces: lobbies, community centers, meeting rooms, fitness
facilities, and even laundry areas give residents a chance to interact and build
community.
 Consider mixed-use development that integrates businesses into the site. Jobs,
shopping, and entertainment close to home are invaluable and can appeal to neighbors
while helping to finance the project and adding to municipal tax revenue.
 Put kids, pedestrians, and bicyclists before cars. Wide paths and sidewalks with
a buffer between them and the road encourage people to exercise and walk their
neighborhood. Work with the municipality to install clear crosswalks and traffic-calming
 measures such as narrower vehicle lanes, speed bumps, and tree plantings along the
road.
 Build with the surrounding community. Involve neighbors in the planning process
and be sensitive to their concerns and needs. Complement existing development
patterns and create shared public spaces. Encourage neighborhood planning processes
that can help clarify goals and provide flexibility.

Transportation options
Choose a site with good access to transit and, in the case of a suburban site, work with
local officials to identify ride-share and park-and-ride opportunities for residents. Provide
secure bicycle parking and add bike lanes or trails that connect to local bike routes.
Consider working with a car sharing firm to provide another option for multifamily
projects.

Set-up for security

Visibility is the key to security. If residents are out and about in their neighborhood and
can see public spaces from their windows, the development will be much safer. Careful
design of entrances and boundaries, as well as smart landscaping and vandalism
deterrence, keep the site secure.

 Keep outdoor areas and pathways within site of windows and balconies, and
design hallways and stairwells with windows or openings onto common areas.
 Maintain site lines outside by planting trees and low groundcover and installing
lighting that covers pathways and adjacent areas.
 Avoid large parking lots and mark visitor spaces.
 Entrances should be conspicuous and well-maintained. At doors, use lighting or
design features like awnings and lobbies to mediate between public and private.
 Design spaces between buildings to facilitate public life so they do not create
risks. Maintain a continuous façade on city streets and public mini-squares within
developments.
 Along exterior walls and fences, barbed shrubbery like holly and raspberry can
deter break-ins. If ground-floor units are vulnerable, install bars so that residents can
safely open their windows.
 Deter vandalism with durable materials, good lighting, and immediate repairs.
Secure the construction site and landscape in front of graffiti-attracting walls.

Indoor Air Quality

 Good indoor air quality enhances resident health and comfort and is an essential goal
for any building. A high quality indoor environment requires careful design, construction,
and choice of materials. Indoor air quality requires design that incorporates adequate air
exchanges, well designed ventilation and avoidance of mold through moisture control,
all of which complement a strategy that achieves energy efficiency and building
durability.

The most effective way to reduce exposure to indoor air pollutants is to keep residents
away from sources of pollution. Ventilation design provides for adequate exchanges of
fresh air. A well-designed building envelope keeps moisture and mold at bay. Clean
construction practices and smart materials specifications reduce dust and volatile
organic compounds (VOCs). Attentive maintenance emphasizes non-toxic solutions.

As you begin planning for your building, develop an indoor air quality management plan
and specify each building team member's responsibilities in contract documents.
Consider the following best practices:

Exclude pollutant sources

DESIGN

 Let in fresh, clean air by keeping intake vents away from exhausts and moisture
sources.
 Keep residents safe by checking for radon, tightly sealing between the garage
and the home, and specifying carbon monoxide sensors.
 Directly vent heating equipment, ovens, bathrooms, and cleaning supply closets.
 Implement a non smoking policy and use entry mats that remove dirt from shoes.

CONSTRUCTION

 HVAC installation. Cover ductwork during construction, then vacuum it and install

new filters before turning on the central heating/cooling system.
 Drying time. Use a schedule to allow concrete, spray insulation, sealants, and
adhesives to dry or cure so that they do not absorb water or VOCs.
 Clean up. Keep the construction site clean, and clean thoroughly at completion.
Install insulation with care.
 Air it out.
o Flush the building with outside air for at least 30 days as furniture, fittings,
and equipment are installed.
o Paint, finish, clean, and perform preventative pest control well before
residents move in.
o Don't "bake out" the building, as it might cause more IAQ problems.

Choose non-polluting materials

 Paint, sealants, and wallpaper. Choose low- or no-VOC options.

 Avoid products that contain formaldehyde when you purchase particleboard,
fiberboard, plywood, and joint compound.
 Flooring. Minimize carpeted areas and use "Green Label" or other third party
certified carpet, pad, and adhesives. Avoid vinyl flooring.
 Choose non-toxic cleaning products and keep Materials Safety Data Sheets
(MSDS) onsite.

Manage moisture and humidity

 Waterproof the slab-on-grade and direct water away with eaves, proper drainage
planes, and flashing. Have a waterproofing consultant review the work.
 Install bathroom exhaust controls that use a timer or humidistat. EnergyStar
labeled fans are quiet; the quieter they are, the more they will be used. Given
Washington D.C.'s humid climate, consider a humidistat to control whole-house
humidification/dehumidification system.
 Protect moisture-sensitive construction materials with just-in-time delivery and
dry storage. Check moisture content in wood and subfloor/substrate before covering.
 Insulate cold water pipes and HVAC ductwork in unconditioned spaces to avoid
condensation. Keep plumbing supply lines out of exterior walls.

Ventilate effectively
DESIGN

 Fresh air is essential. Ventilate continuously (with manual override), preferably

with balanced exhaust and supply fans or with a heat-recovery or energy-recovery
ventilator.
 Opt for operable windows to ventilate and boost energy efficiency.
 Seal, seal, seal. Caulk is cheap, but energy isn't. Seal all penetrations to attics, to
the outside, and between floors and stud cavities. Establish continuous air barriers
between each unit and ventilate them separately.
 EQUIPMENT

 Verify, commission, and maintain HVAC equipment to ensure air delivery to and

quality in each room under full and partial loads.
 Ductwork. Install high performance filters and ensure access to clean/change
them regularly. Insulate with non-porous duct liners, external thermal insulation, or
acoustical baffles.
 Keep water out with rainproof louvers and lower air intake velocities.
 Economizer cycles are a smart choice for fresh air and effective cooling.
 Consider transfer grilles or heat exchangers to improve system efficiency.
 Consider radiant heating.

MAINTENANCE IS KEY

 Regular maintenance and calibration of HVAC systems.

 Designated health and safety manager responds to all indoor air quality
complaints.
 Educate maintenance staff and residents regarding healthy pest control, cleaning
methods, and low-VOC household options. Show residents how to operate the
ventilation systems and how to incorporate natural ventilation.
 Avoid water damage. Establish procedures for inspection and, in the case of
leakage or other problems, mitigation.
 Care in repair and renovation. When material removal, painting, sanding, and
other disruptive activities are anticipated, consult the Sheet Metal and Air Conditioning
Contractors' National Association (SMACNA) IAQ Guidelines for Occupied Buildings
Under Construction.

Energy
Meet your energy needs with efficient systems that work together. Make your building a
finely tuned, lean, green machine.
When you adopt green building, energy savings are the greatest payback for the costs
of high performance, efficient design and systems. Energy efficiency is an integral part
of building green, and requires integrated design and careful calculations from day one.
Proven energy modeling software lets you design the building systems for greatest
efficiency at the lowest cost.

Reduce your building's energy requirements.

 As you aim to design comfortable, efficient homes, your first move is to figure out how to
heat, cool, and light your building with the sun and wind. Start by orienting the building
to take advantage of sun angles and prevailing winds. Surrounding buildings and trees
can provide shade in summer and to block winds in winter.

 Passive solar heating uses properly sized and oriented windows to heat thermal
mass that stores heat and keep temperatures where you want them.
 Passive cooling allows for natural ventilation for spring and fall (where outdoor air
is clean and noise levels low). Windows with low-emissivity ("low-e") coatings guard
against the high summer sun.
 Daylighting can replace electric lights for hours at time when you design floor
plans and window details to let in the sun.

A high performance building envelope can block, hold, and release energy to let nature
work with your design. Much of your investment here will also pay off in reduced
construction costs, not to mention lifelong savings.

 Step one is effective insulation, foundation to roof. When you invest in windows
with high R-values and a tight building envelope overall, you can usually recoup the cost
with smaller cooling and heating systems.
 Take care to avoid thermal bridging at structural joints and install reflective (or
light colored) roofing to keep cool in summer.
 The need to maintain a tight skin for your building extends to eliminating all leaks.
Seal between floors, stairwells and elevator shafts, hallways, and around all ductwork
and even electrical system housing. Weatherize exterior and unit 'front' doors and use
double doors at building entrances. Then take care to provide adequate ventilation and
to balance HVAC systems.

Meet your energy needs with efficient systems that work together.
Make your building a finely tuned, lean, green machine.

 Design and size heating, cooling, ventilation, and plumbing systems that
efficiently meet the needs of the building. Integrated design allows this to happen as you
consider the site, orientation, envelope, lighting and other variables.
 Optimize each system's performance alone and in concert with the other building
systems. In a housing development, your goal is comfort and efficiency for each unit,
not just the overall building.
 Calibrate and monitor. Consider a computerized energy management system
that can track loads and system response, then make adjustments to maintain
efficiency. HVAC balancing will work best if you go one room at a time.

As you specify systems, lighting, and appliances, make efficiency a priority. The result
will be better components and a better building.

 A high quality electrical system cuts fan and motor energy consumption and
reduces waste heat from components. You can save more by installing energy efficient
lighting and appliances. EnergyStar is an excellent guide.
 Adaptable systems such as modular boilers, variable air volume ventilation
systems, and independent mechanical rooms let you respond to changes in demand
and improve performance.
 High performance air conditioning and gas heat are your best baseline choice.
For even greater efficiency, consider radiant heating or combined space and water
heaters. Heat recovery systems, both variable and latent, put waste heat to use.
Desiccant dehumidification systems can decrease cooling loads, especially in humid
Washington, D.C. area summers. You will realize significant energy savings by keeping
ductwork in conditioned spaces.
 Water-saving showerheads and faucets, in coordination with efficient hot water
heating and delivery, also offer considerable energy savings.

Encourage energy efficient living

Residents will best benefit from your energy efficient building if they have control and
responsibility. Meter each unit, or at least make sure that residents know their electricity
and gas use. Then give residents smart controls to adjust the heat and AC and make it
easy to switch off lights and electrical outlets. Show owners and tenants how to get the
most out of the sun and wind with education on natural ventilation and window shades.

Clean energy and renewables

Passive solar heating and daylighting are the best use of renewable energy, but much
more is possible once your building is energy efficient. The payoff might be 10 to 15
years away, but subsidies may be available to offset the initial cost of these
technologies.

 When you pair a solar hot water system with an efficient central boiler, you can
cut water heating energy use by up to 70 percent. A geothermal heat pump can reduce
heating and cooling costs even more.
 Generating electricity onsite with photovoltaic panels can run the meter
backwards for a single family home. Wall and roof panels with integrated solar cells
make it easier.
 Opt for cleaner sources of energy, such as utility company steam, natural gas
boilers, and cleaner-burning grades of fuel oil. Gas-fired microturbines and fuel cells can
be cost-effective sources of electricity and heat for larger developments.
 Consider purchasing renewable from the electric utility for the entire
development. Contract purchases can give you a guaranteed lower rate for a specified
number of years.

Materials
Choosing the right materials is a complex task even without considering the
environmental and health impacts of extracting, manufacturing, shipping, living with, and
disposing of each product. Life cycle analysis of individual materials has provided
several rules of thumb for different categories of materials. And a growing and maturing
market for green, high-performance materials now offers durable products that address
indoor air quality concerns, avoid toxics, and minimize waste. The prices of many of
these materials are becoming competitive with conventional products. 
bq. A green materials strategy 
Recycled and resource efficient products 
Source locally and sustainably
Purchase to protect air quality
Avoid toxins

A green materials strategy

Start with a purchasing strategy that addresses health and environmental concerns. Set
criteria based on existing guidelines, standards, and certifications, and review material
safety data sheets (known as MSDS) for new products and all proposed substitutions.

The first steps in greening materials use are to reduce the amount used and to reuse
existing buildings or deconstruction debris. For an overview of material-saving and
reuse techniques, as well as durable construction techniques and products, see
the Waste page. Below you will find more detail on recycled and low-waste materials.

Recycled and resource efficient products

 Recycled-content building products are now available for everything from paint to
concrete to lumber. Many of these recycled products perform better or are cheaper than
conventional equivalents.

 Specify recycled-content percentages for products and materials based on

existing guidelines and availability. Provide product names if possible, and look for
options with high post-consumer content. Look for reclaimed materials, too.
 Can it be recycled? Buy durable products and materials, but also give preference
to those that can be reused or recycled at the end of their useful lives. This is more
important for heavy use materials like flooring and countertops.
 Look for these recycled materials:
o Recycled rubber and polymer roofing imitates slate and reduces weight
and maintenance.
o Recycled glass and concrete materials are now available for durable
countertops, backsplashes, shower surrounds, walls, and floors.
o Recycled plastic lumber for decking.
o Recycled latex paint (made from unused paint) can cut costs.
o Concrete made with fly ash and recycled aggregate base is stronger,
cheaper, and more workable.
o Recycled steel framing can replace lumber in most applications and has
numerous advantages in strength, durability, and workability.
o Recycled carpet, drywall, insulation, ceramic tile, pavement, and related
materials.

Resource-efficient materials reduce material use, cut labor costs, and often perform
better than the traditional alternatives.

 Finished materials. Choose materials that do not require on-site finishing.

 Pre-cut or pre-assembled components can reduce lumber use by 25% and
overall construction costs by 15% due to labor savings.
o Use pre-cut (I-joist) or pre-manufactured (truss) floor and roof framing.
o Use panelized wall framing and/or roof systems.
o Employ modular construction for the whole building.
o Structural Insulated Panels (www.sips.org) are gaining acceptance for use
in walls, floors, and roofs. Panels sandwich a rigid foam core (usually expanded
polystyrene) between oriented strand board (known as OSB). OSB mixes wood strands
made from fast-growing trees with wax and a binder to form mats. These mats are
layered across each other for strength, then heat-pressed into panels that makers say
save time and energy over stick-built construction.
 Engineered lumber can be made from smaller branches and trees species that
would otherwise go to waste. It resists warping, cracking, and splitting better than
conventional lumber.

Source locally and sustainably

 Locally-produced materials have lower transport costs and benefit the regional
economy. The expanding market for green products has given rise to local businesses
across the U.S. that manufacture from recycled content, use alternative materials, or
supply salvaged building products.
o Use locally-produced products and materials where possible. Set a goal of
at least 20% for materials manufactured (not just distributed or assembled) with 300
miles of the building site.
o Take advantage of locally sourced stone and wood for architecture rooted
in the building's location. It is much easier to know if a forest 50 miles away is
sustainably managed than one that is located halfway around the globe.
 Wood. The building industry uses a large amount of lumber and finish wood
materials, much of it harvested unsustainably. By choosing environmentally certified
wood, especially that with the Forest Stewardship Council mark, you support well-
managed forests. Other responsible options include salvaged wood (from riverbeds in
addition to old buildings), engineered, and composite lumber, and bamboo, which
makes great flooring. Avoid old growth timber and endangered tropical species.

Purchase to protect air quality

Building materials choices have their greatest impact on indoor air quality. Selecting the
right finishes, flooring, ductwork, and insulation ensures that living spaces do not
expose residents to dangerous chemicals or allergens.

 Low- or no-VOC products. Volatile organic compounds (VOCs) include health

hazards such as toxic solvents and formaldehyde and contribute to ground-level ozone
pollution. Select paints, primers, sealants, and insulation that minimize off-gassing
of VOCs.
o Paint and finishes. High quality, no-VOC paint options are now available,
as are many low-VOC paints and finishes. Specify solvent-free, no-VOC, or Green Seal
rated products. These will significantly reduce odors, too.
o Sealants and adhesives can continue to off-gas hazardous chemicals
years after installation. Choose low-toxic, low-VOC products and request MSDS sheets
to check for chemical risks.
o Insulation. Some new fiberglass insulation is VOC-free; other lung-friendly
insulation includes recycled cotton batts (containing cloth trimmings usually scrapped)
and soy-based sprayed-in foam.
 Carpet not only harbors dirt, dust, mites, and mold, but it also requires glues that
often off-gas VOCs. Wood and linoleum flooring is more durable and easier to maintain,
although careful selection of finishes and glues is important. Carpets made from
recycled PET or durable nylon are preferable, as are fiber and waffle carpet pads or the
more durable brands of integral-cushion carpet (with a peel-off sticker-like back).
Maintenance is important to keep carpets from harboring dust and other allergens.
 Choose insulation, carpet pads, refrigerants, foam sealants, and fire suppression
systems (plus any other potential ozone-harming source material) that are not made
using halons, CFCs, or HCFCs.
 Vinyl is very toxic. It will off-gas for months after installation and presents a
serious health risk in the case of fire--more than the fire itself in the case of vinyl siding.
For flooring, opt for natural linoleum or tile. Both are durable and not resource-intensive
to produce.
 Install metal ductwork, not fiberglass, and keep it clean during construction.
 Engineered wood products have many benefits, but should meet standards for
formaldehyde emissions.

Avoid toxins
Toxic substances are often used as preservatives, fire retardants, finishes, and sealants
for building materials. These toxins are released throughout a product's life and pose a
risk to construction crews working with recently treated materials, residents who come
into contact with the substances daily, and the surrounding environment.

 Pressure-treated lumber often contains arsenic and chromium, two highly toxic
elements that seeps into soils. Choose the less toxic ACQ treatment over the
traditional CCA and switch to composite decking or recycled plastic lumber for areas
where children will play or where food is grown or served.
 Avoid formaldehyde. Check particleboard, fiberboard, plywood, and joint
compound.
 Non-toxic cleaning products are widely available and cost competitive. Specify
low-toxic or citrus-based products and encourage residents to consider cheaper, benign
options like vinegar, baking soda, and borax. It is important to educate residents and
janitorial staff on proper use.
 Waste
Reducing Construction and Demolition Waste 
> Design and construction techniques 
> Low-waste materials 
> Waste management plan 
> On-site waste reduction 
Durable, adaptable design 
Resident recycling

Reduce Construction and Demolition Waste

Reducing construction and demolition (C & D) waste can open up several opportunities
to cut costs and improve building quality. Plan carefully, starting in the design process,
to reduce, reuse, and recycle. Include waste management goals in contract documents,
and then put together a construction and demolition (C & D) waste management plan
and post it on the job site. Consider including the following best practices:
WASTE-REDUCING DESIGN AND CONSTRUCTION TECHNIQUES

 By designing buildings with efficient floor plans and with wall dimensions that
match standard lumber sizes, architects can significantly reduce waste and cut
materials and energy costs.
 Construct with a framing plan that details material takeoffs. Along with a cut list
for all framing and sheathing material, such a plan lets you reduce waste at the job site.
 Advanced framing techniques let you maintain strength and improve
performance while saving on materials and can save on labor costs as well.
o Increasing spacing from 16" on center to 24" on center cuts framing
materials costs by up to 30 percent, allows for more insulation, and reduces drywall
cracking.
o In-line framing." Align trusses, studs, and joists to bear directly onto each
other. This transfers loads directly from roofs to foundations and reduces the need for
double top plates and headers.
o Methods like ladder-style or single stud intersections (between interior and
exterior walls) use less material but maintain strength.
o Size windows and doors to match stud spacing.
o Put windows next to structural studs.
 LOW-WASTE MATERIALS

 Finished materials. Choose materials that do not require on-site finishing.

 Pre-cut or pre-assembled components can reduce lumber use by 25% and
overall construction costs by 15% due to labor savings. These include pre-cut (I-joist) or
pre-manufactured (truss) floor and roof framing, panelized wall framing and/or roof
systems, or even modular construction for the whole building. Resource-efficient
materials like engineered lumber and structural insulated panels (SIPs) perform better
than the traditional alternatives. See the Materials page for details.
 Recycled-content materials include plastic lumber for decking, latex paint (made
from unused paint), concrete made with fly ash and recycled aggregate base, carpet,
drywall, insulation, ceramic tile, pavement, roofing materials, and more. (See
the Materials page for more detail).
 Avoid toxic materials.
 Consider a frost-protected shallow foundation (FPSF), where appropriate.

WASTE MANAGEMENT PLAN

Your waste management plan should inventory the projected waste streams, set goals
for recycling and reuse, and detail procedures (or requirement for procedures) for
materials handling, onsite management, and transportation. Compiling the plan will
allow you to estimate the net cost or savings for separation and recycling.

 Aim to divert 60-75 percent of construction and demolition debris. Then research
the potential for recycling, reuse, or return to manufacturer to set goals and list local
buyers and such manufacturer take-backs your RFPs. For example, if facilities are
available, you can set a goal of 100 percent for asphalt and concrete.
 Include: cardboard, paper, and packaging; clean dimensional wood and palette
wood; beverage containers; land-clearing debris; bricks; concrete; concrete masonry
units (CMUs); asphalt; metal from banding, stud trim, ductwork, piping, rebar, roofing,
and other trim; drywall; carpeting and pad; paint; asphalt roofing shingles; rigid foam;
glass; and plastic. Rely on existing guidelines or standards where applicable.
 Distribute the plan to the whole team (developer, architect, job supervisor,
subcontractor, and construction manager) and post it onsite. Schedule meetings to
discuss progress and problems.

CONSTRUCTION SITE WASTE REDUCTION

 Post waste procedures and educate workers.

 Deconstruction--disassembling existing buildings--improves on demolition by
making materials available for reuse, isolating toxic materials, and reducing disposal
costs. Salvaged materials are often valuable, so sort and store them onsite. You can
also donate them to a non-profit, such as Community Forklift, and receive a tax
deduction.
o Salvaged lumber is cheaper by half and often higher quality than new
lumber. Regrading of enough lumber for a 5000 square foot structure can be done in a
single day for approximately $500.
o Bricks and concrete from demolished paving and foundations can become
foundation fill, walkway pavement, or landscape terracing.
 Cut-piles facilitate reuse of wood, drywall, siding, pipe, and other scrap. Create a
central, open, clean space to store sorted scrap, then make sure it stays dry.
 Recycle unusable scrap. Set up bins onsite and bring in a grinder to reduce
transportation costs. Contract with a recycler for wood, cardboard, metals, drywall,
plastics, asphalt roofing shingles, concrete, block, packaging, etc.
 Minimize generation of hazardous wastes like used motor oil, solvents, and paint.
Develop procedures for separation, handling, and legal disposal.
 Eliminate packaging that will only become your waste. Inquire about reduced
packaging, recycled and/or recyclable packaging, and manufacturers or distributors who
take back packaging.
 Timely delivery and storage of appropriate amounts of materials will prevent theft
and damage.

Design for the Long Haul, Reuse, and Recycling

Durable, high-performance design and construction result in a building that will last.
Design that allows for new uses--retail on the ground floor, for example--makes the
most of the building over the long-term. Adaptability, combined with good maintenance
and quality, non-toxic materials, make that eventually renovation much easier and less
wasteful.
DURABILITY BY DESIGN

 Keeping water out requires a high quality building envelope and careful detailing
to direct precipitation away. Best practices include:
o Water-resistive barrier or drainage plane system behind exterior
veneer/siding.
o Foundation waterproofing.
o Flashing around windows and doors, valleys, deck/house and roof/wall
junctures, chimneys. Drip cap above windows and doors.
o Roof overhangs and awnings or covered porches over exterior doors
prevent water intrusion and protect joists, sills, and finishes.
o Drip edge at eave and gable roof edges.
o Ice flashing at roof edge.
o Perimeter drain for all basement footings should slope to discharge to
daylight, dry well, or sump pit.
o Gutters and downspouts should divert water 5 feet from the foundation
and adhere to the overall site drainage plan.
o Slope backfill from foundation walls (at least 6 inches within 10 feet).
 Keep termites out with a continuous, physical termite barrier along the
foundation. Choose termite-resistant materials for walls, trusses, decks, etc
 Durable materials like tile and steel framing for interior walls not only last longer
and have lower maintenance requirements, but also improve on indoor air quality and
ease of repair, respectively. Of note are siding options such as stucco, fiber cement,
composite wood, stone, and brick (or brink veneer) last longer than wood and much
safer and environmentally sound than vinyl.

ADAPTABILITY BY DESIGN

 Flexible spaces with open floor plans have many benefits (see above). To allow
for reconfiguration or addition of units, add flexible/modular HVAC systems with
intelligent controls.
 Include features for residents with disabilities
 Consider making ground floor units convertible to retail, daycare, or classrooms.
Allow for extra electrical outlets, water hook-ups, and security and safety features.
 Easy disassembly. Choose detailing and construction methods that facilitate
future renovation or deconstruction and allow for reuse of materials.

Help Residents Recycle

Recycling not only saves landfill space and reduces demand for natural resources, but
can also support local recycling businesses and make money for your development or
its residents. Include recycling in building design to make bins just as convenient for
residents as trash bins. Consult recycling centers and municipal solid waste authorities
to determine which materials can be recycled and what type of system will work best.
Consider setting up food waste composting areas near gardens. Of course, it always
helps to clearly mark bins and to keep pests away.
 Water
Water efficiency
Conserve finite freshwater resources and reduce utility bills by:

 Installing water-efficient appliances and plumbing fixtures

 Minimizing outdoor water use through landscaping techniques and efficient
irrigation equipment
 Taking advantage of rainwater and greywater

To increase indoor water use efficiency:

 Minimize the distance between the hot water heater and the kitchens and
bathrooms. Install point-of-use water heaters or hot water recirculation devices in rooms
more than 30 pipe-feet away from the main hot water heater. This saves water by
shortening the wait time for hot water and also saves energy, materials, and pipe
installation costs.
 Choose an efficient hot water heater and insulate it and all hot water pipes.
 Install low-flow showerheads and kitchen and bathroom sink faucet aerators (<
2.5, 2.0, and 1.5 gallons per minute, respectively).
 Install high efficiency toilets (HETs), which use less than the 1.6 gallons per flush
of ultra-low flush toilets, or dual flush toilets, which use much less for "number one."
 Place clothes washers and dryers in a central area instead of in individual units.
 Select water-efficient appliances: dishwasher, washing machine.
 Use automatic shut-off faucets and composting and/or waterless toilets for
common areas.

To increase outdoor water use efficiency:

 Plant drought-resistant varieties and supplement soils to improve water retention.

 Install low-volume, non-spray irrigation systems with a preference for drip
irrigation. Bubblers, soaker hose, and stream-rotator spray heads are other options.
 Separate the irrigation controls for areas with different irrigation needs.
 Provide water only as it is needed by using weather-based irrigation controls
such as soil moisture sensors or computer-based weather record systems.
 Maintain the irrigation system.

To make use of rainwater and greywater:

 Reduce water needs for irrigation by collecting and using rainwater and excess
groundwater from sump pumps.
 As permitted by local code, reuse greywater from laundry, showers, and sinks to
irrigate and to flush toilets.
 Rain barrels that connect to drain pipe downspouts are a great way to start.

Stormwater Management
You can reduce the stormwater runoff the plagues Washington area rivers and streams.
Good landscaping techniques, pavement modifications, and storage and treatment
systems will allow rain to soak into the ground instead of running straight to a sewer.
Reducing the volume of water entering the combined overflow sewer system by just 10
to 20 percent could have a significant impact on the cost of cleaning up the Anacostia
River.

 Enhance streams and wetlands on your development site and let the existing
topography channel stormwater to these natural water filters. Plant trees and create
vegetated swales, perhaps filled with beautiful irises, to soak up rainwater and intercept
runoff streams. Protect these resources and prevent erosion during construction.
 Shrink impermeable surfaces by designing an efficient development footprint that
will also save on construction and energy costs. Efficient parking design can make a big
difference, and underground parking has other benefits.
 Use permeable pavement in low use areas such as shoulders, parking lots,
patios, and walkways.
 Consider a green roof, an attractive addition that protects your building as it
soaks up rainfall, saves energy, and lasts longer than a traditional roof.
 Onsite stormwater retention. If runoff during hard rains has nowhere to go--
employ a stormwater consultant to model flows--install rain barrels or channel water to
cisterns or a retention basin to hold water onsite. You can use the water for irrigation or
allow it to slowly drain after peak flow.
 Limit pollutants. Treatment systems such as oil/grit and oil/water separators can
filter out pollutants that get swept into streams during storms. Landscaping without
pesticides and fertilizers improves water quality and cuts costs.

Water Quality
Protect residents' health by obtaining proof of certification for plumbing components and
testing new plumbing systems for lead and other contaminants. Sample water at taps
and service line(s) entering the building. To achieve the highest quality water for
 cooking and drinking, consider installing filters at taps and/or at the service line(s) or
house main.

Commissioning
Commissioning is the process of making certain that a building works as it has been
designed. By systematically evaluating and adjusting building systems to function
properly, commissioning optimizes efficiency, health, and comfort. A commissioning
agent--a certified third-party architect or engineer--acts as the owner's representative
and can give advice during the design phase and follow through with testing on the
construction site as well as training of operations and maintenance staff.

Systems
Commissioning emphasizes the function of the whole building. It expands on the
testing, adjusting, and balancing (TAB) of a standard inspection to make sure that
systems have been properly designed, installed, and functionally tested, which includes
making certain that electrical and mechanical systems work together. Commissioning
usually includes:

 Building envelope
 Heating, cooling, and ventilation, including automation systems and controls
 Electrical, including lighting and variable speed drives
 Plumbing
 Additional specialty equipment and systems

Benefits
Commissioning makes the building process and the building itself more efficient.

 With enhanced commissioning, commissioning agents work with the team

members before and during construction to make sure that ideas and systems are
integrated. This reduces the potential of costly change orders and delays, making the
commissioning agent a valuable resource for the project owners.
 Commissioning agents work with the team members before and during
construction to make sure that ideas and systems are integrated.
 When using enhanced commissioning, the commissioning agents serve as a
resource for owners, thereby reducing the potential of costly change orders and delays.
 Quality control. Careful review and testing eliminates defects.
 Best operating practices. Training and calibration build systems knowledge into
operations and maintenance (O & M).
 Performance savings. Effective and efficient mechanical and electrical systems
cut energy costs, extend equipment life, minimize downtime due to component failures,
and avoid contractor callbacks.
 Resident health and comfort benefit from improved thermal comfort and indoor
air quality. Owners hear fewer resident complaints.

Process and Responsibilities

By identifying commissioning needs, the team can assign responsibilities and budget for
a range of services -- from a simple testing and verification contract to a dedicated
commissioning team that liaises to the design team, reviews construction, tests all
systems, and follows up with O & M staff for at least the year following building
acceptance.

Many of the following responsibilities will fall to the architect, a green consultant, the
construction manager, or even a specialized government inspector. While affordable
housing developers may already involve themselves in the design process and perform
a high level of testing during construction, adding a commissioning specialist to the
project team will take construction and operating efficiencies to the next level.
DESIGN

 Check design documents against the initial design intent.

 Create a commissioning plan that includes all tests and required documentation.
 Develop a list of specifications to be produced by the commissioning agent.
 Check contract documents to assure complete coordination among the trades,
particularly with regard to construction sequences, materials storage, and site access.

CONSTRUCTION

 Finalize details of the commissioning procedures, including a schedule of tests

with required attendance for team members, subcontractors, et al.
 Review shop drawings and equipment submittals.
 Conduct periodic commissioning team meetings.
 Observe construction, installation, start-up, operation, testing, and balancing.

ACCEPTANCE

 Final commissioning and evaluation reports.

 Verify that building system performance meets design intent.
 Suggest corrective actions for all deficiencies discovered during commissioning.
 Check final testing, adjusting, and balancing reports for accuracy and
completeness.
 Train operations and maintenance staff.
 Owner's manual. Compile this comprehensive reference describing operations
and maintenance appropriate to the building as designed and constructed.
o Team effort to ensure proper operation and maintenance for the long term.
Include contributor responsibilities in the project specifications.
o Key building statistics and contact numbers for all firms on the building
team.
o Organize by building systems with design intent and performance criteria
for each of the following: architectural, mechanical, electrical, and plumbing.
o Certification documents and schedule of required inspections
o Instruction manuals from equipment manufacturers, fabricators, or
installers for all mechanical and electrical systems
o Commissioning final report and video of training program
o Lighting specifications and maintenance protocols
o As-built record drawings

POST-ACCEPTANCE COMMISSIONING

 Help O & M staff make iterative adjustments to optimize systems performance

according to specified operating requirements.

Marketability
Sustainable design serves double duty
The ultimate goal is to not just to use less resources, but to build homes that residents
will be proud to call their own. A house or apartment needs to welcome us with
attractive design before we can make it our home and care for it as such. Low utility bills
and high quality indoor air alone cannot create a sense of ownership.

 A home has to be attractive and comfortable for residents to appreciate its other
assets, like its resource efficiency.
 Resident attention to maintenance is important in achieving the durability that
green building promises and lets the residents know they have an ongoing and
necessary stewardship responsibility.
 Ease of use is even more important when lifestyle changes are a goal. For
example, a composting bin needs to make composting look simple if residents are to
use it, likewise with recycling programs. A tree-lined, well-lit sidewalk encourages a walk
to the bus.

A green makeover
Many aspects of green design also contribute to a more attractive home.

 Daylighting, for one, brings in natural light -- the best kind. Open floor plans bring
in the sun and make a larger, welcoming, and adaptable space.
 Natural ventilation opens up the space and gives residents control over their
comfort.
 Trees give shade, color, and life.
 Overhangs, awnings, and light shelves can become distinctive design features.

Beauty pays off

Attractive design can pay off.

 Community members are always more likely to be in favor of an attractive, high

quality building that fits into the neighborhood and is compatible with adjacent up-scale,
market rate projects. Design can make an even bigger difference for affordable housing,
which has a reputation for being unattractive and cheap.
 An inviting apartment or home will rent or sell faster and turn over less often.