Ten years ago, the theory of high performance "green" buildings was hard to define and the practice even more obscure. All that is rapidly changing. In just three years, 3% of all new construction projects in the US have registered for certification under the LEED (Leadership in Energy and Environmental Design) Green Building Rating System from the U.S. Green Building Council (USGBC). From reflective roofs and super-efficient windows to flexible access floors and ultra-efficient HVAC systems, a wealth of new technologies is adding function, value and high performance to today's commercial buildings. Integrated design processes allow project teams to take full advantage of these technologies and at the lowest first costs. Thanks to LEED and other programs such as ENERGY STAR, common benchmarks, support tools and opportunities are emerging to offer market differentiation for buildings that create higher private and public value.

Asking if a high performance green building costs more than a conventional alternative is a little like asking which is more expensive, an efficient car or an inefficient one? The answer, or course, depends on factors such as the make and model, features and driving preferences. Many green buildings cost no more to build - or even less than the alternatives - because resource-efficient strategies often allow downsizing of more costly mechanical, electrical and structural systems.

A high performance green building is an efficient building. Savings in energy costs of 20 - 50% are common through integrated planning, site orientation, energy-saving technologies, on-site renewable energy producing technologies, light reflective materials, natural daylight and ventilation, and downsized HVAC and other equipment.

High performance green buildings typically offer healthier environments for tenants. A new survey of laboratory and field research suggests rich opportunities ahead for owners and occupants alike to better understand and take advantage of various green building features to enhance worker well-being and performance. No wonder businesses are beginning to use high performance buildings as a potent tool for recruiting and retaining the best employees.

Clean and healthy buildings can also reduce legal claims for the owner. BusinessWeek's June 5, 2000, cover story reported that "sick building" cases, often filed against building owner/operators, are becoming more and more common.

With the recent explosion in mould-related claims, insurance companies have begun to take defensive action with mould clauses and rate hikes. Some industry experts are even predicting that insurance companies will start linking lower premiums to high performance buildings.

According to the EPA, a tenant can save approximately $0.50 per square foot per year through cost management and operations strategies that cut energy use by 30%. The tenant's accumulated savings can represent $50,000 or more in a five-year lease of 20,000 square feet of office space. Savings can be even higher when incorporating a variety of high performance and flexible building design components.

An asset that maintains its value through higher occupancy and easier maintenance is easier to sell and may command a higher market valuation. There is growing confidence in the industry that a high performance green building can either capture lease premiums or present a more competitive property in an otherwise tough market. Reduced operating costs also generate increased cash flow, which helps free capital for other investments. As green buildings are increasing recognition of LEED and ENERGY STAR programs, the marketplace is expected to follow with a system of preferential pricing.