Cost Effectiveness of Green Buildings

By Amado de Jesus
Inquirer

ONE MAJOR reason green buildings are not easily accepted by many people is the widespread misconception that they cost more to build than conventional construction. On the contrary, new data indicate that up-front costs for green buildings may be more than offset by long-term savings. Given a specific project budget cost, front-loaded design will maximize the benefits of green planning and design, to ensure that green issues are addressed in the initial stages of a project.

Green buildings can be cost-effective when ecologically-sound principles are applied. The basic principle in green buildings that directly affects the cost of construction is the restraint in the use of all types of resources like labor, materials and energy use.

Economic benefits

A green building may cost more up front, but it saves through lower operating costs over the life of the building. Through a process called the life cycle cost analysis, the appropriate up-front costs are determined. A basic concern of this system that directly relates to green buildings is the concept that the longer a product or material lasts before replacement, the better it is in environmental and economic terms. Other concerns are the use of renewable materials and the recycling and reuse of materials.

These cost savings can be realized only when the concept is adopted at the initial stage of a project and with the assistance and cooperation of all the players involved. The whole construction team should approach the project as one integrated system rather than a series of separate systems.

Even with tight budgets, many green building features can be incorporated with minimal up-front costs to yield considerable future savings.

• Site selection. Starting with the site, keeping the cost of the land down is not only environmentally sound but is also an economic imperative. This is in keeping with the basic rule of green design, which is to reduce the amount of land needed to build a house. Another basic rule is by building houses in clusters or closer together to preserve more open spaces. These measures reduce the impact of the buildings on the environment. They are also an economic necessity.

• Design requirements. The next important step is to finalize the design requirements of a house. At this stage, it is not only the budget that is clearly defined, but also the most essential parts of the house-the parts that are definitely needed, not merely optional requirements. Other non-essential or unnecessary features have to be left out. It is also important at this stage to develop a budget that includes green features.

• Interior space planning. Cost reductions can also be done through the effective use of space within a house. For example, stairwells can be integrated into the living room instead of allocating an area specifically for the stairwell. The foyer or entrance halls can be greatly reduced or eliminated altogether and integrated with other common areas of the house. An open-type kitchen can be designed with a breakfast nook and a counter opening up to the living-room area that is also characterized by open planning, thus eliminating the need for expensive partitions, doors, jambs, painting, etc.

• Renovations and additions. By anticipating future additions and renovations, it will be helpful to identify opportunities for future remodeling to save the owners expensive renovations to reconfigure spaces. Technical provisions can also be made to accommodate structural, electrical and plumbing needs in the future.

For example, adding concrete columns to carry an upper floor inside an existing house can be a very stressful especially if the workers are not as careful and sensitive to the homeowners' needs for cleanliness and privacy.

If possible changes are not planned or anticipated, the house could end up with awkward roof configurations that eventually leak; old bathrooms that are "trapped" inside living rooms with no direct ventilation to the exterior; a kitchen with no direct exhaust, thereby causing dangerous smoke and possible LPG gas buildup inside the house; adding a room above the septic tank especially if it is going to be an enclosed room, which is a big health risk due to possible leakage of toxic gas. There are many renovation horror stories that we are familiar with. Fortunately, many of these can be avoided with some advance planning.

Simple design

Green buildings that are cost-effective are characterized by such traits as simplicity of design, green construction practices and good materials specifications. These buildings and homes are designed for durability and easy maintenance.

The layout of the exterior walls of a house has a direct influence on the total cost of the project. For example, an L-shaped house is more expensive to build than a square-shaped house because it will require 25 percent more exterior wall area. At today's cost of building materials, that would be a notable difference, in terms of concrete hollow blocks, steel bars, plastering, roof, ceiling, painting, etc.

With a simple and compact design, there is also ease in construction, that results in less mistakes and less wastage of materials caused by a complicated design.

Other strategies

The other strategies that have to do with operations and maintenance of the house are also important to consider.

Features like maximizing the use of daylighting and natural ventilation, the use of natural materials, rainwater collection system, recycling of water for flushing and irrigation, and composting of waste all have a positive effect on the economic as well as physical well-being of the homeowner.

Education is the key

The whole project team starting with the owners, the professionals and others should be made aware of green issues for sustainable building. This means they need to have a clear vision of what a green building is.

This will entail well-informed thoughtful choices about design, material specs and construction practices. We all have to invest in educating ourselves about the issues.

For comments or inquiries, e-mail amadodejesus@gmail.com.

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