The green building owners are more aware of the benefits of being “first movers” compared with their business as usual counterparts. Companies that have greened their buildings are now enjoying immense benefits. For example the Bank of America has found that green projects:

• have higher lease-up (20%) and occupancy (8%) rates than average;
• have commanded rents up to 10% higher than market rate;
• conform to environmental and insurance standards for occupational health and safety; and
• every dollar saved in operating expenses from green building yields ten dollars in increased property value per square foot.

This approach is a significant departure from the view that, a building’s value lies solely in its ability to offer a financial return. Buildings are at the centre of society and business, with the majority of humanity living in cities and urban conurbations. Operating buildings with reduced energy, water and transport needs is one of the greatest opportunities business has of leading on and managing the risks associated with climate change and increasing client satisfaction in living more productive lives.

A green building has the following characteristics:

• decreasing operating costs associated with energy, water and waste - delivering value though actually cost savings reducing tenant turnover;
• increasing the life and asset value by improving the building envelope (insulation, fenestration and building quality) and installing energy efficient (active and passive) ventilation and (natural and electrical) lighting and modifying internal layout reducing office churn;
• improving the internal working environment, with some studies showing rising occupant productivity levels;
• reducing the spectre of liability by limiting environmentally damaging externalities - carbon emissions, solid waste and water misuse;
• recognising that tenants are becoming increasingly more discerning and concerned  about climate change and sustainability matters;
• recognising the effects of supply chain scrutineering and client CSR on reducing the environmental impact of buildings;
• anticipating environmental regulatory changes increasing the cost of maintaining a building and its services where pass through costs to tenants become prohibitive to occupancy; and
• benefiting from the awakening in green buildings allowing for an increase in rental revenue via higher lease rates for occupying a more comfortable building.

Measures for incorporation into a green building and its site include:

• reduced electricity and natural gas use and related greenhouse gas emissions and increased onsite renewable energy generation;
• reduced water use and embodied energy for purification, distribution and treatment;
• use of natural day-lighting, lower internal (background) and reduced external ambient light levels and increased use of internal task lighting;
• using ventilation strategies that enhance indoor air quality whilst limiting energy usage;
• providing greater individual control of workspaces (in-particular lighting, ventilation, heating and cooling);
• using interior materials that do not emit volatile organic compounds or off-gas harmful substances;
• recycling construction wastes and where possible using recyclable low-embodied energy materials;
• carrying out construction activities to maintain high indoor environmental quality;
• encouraging transportation alternatives such as cycling, electric scooters, alternate fuel vehicles and public transit;
• facilitating recycling and waste reduction;
• encouraging the use of energy-saving equipment;
• encouraging environmentally-friendly operations, maintenance and cleaning practices; and
• increasing building site reinforcement of the natural environment through suitable landscaping options.

Examples of energy measures that improve the building's green characteristics include:

Greening Strategy for a Building Portfolio

The following steps can be taken to develop a strategy to green an existing building portfolio:

Example Buildings

In BC the following are representative examples of green buildings:

The C.K. Choi Building is 29,000 ft² in size and located on the campus of The University Campus of British Columbia. It uses 50% less water than a typical new building of the same size, 50% re-used/recycled materials, lighting for less than 0.5 W/ft² and reduction of energy use below ASHRAE 90.1 levels by 35%.

Koo’s Corner townhouse complex, Vancouver was located on a brownfield site, reusing an existing building structure, and included a heat recovery ventilator, use of reclaimed and/or recycled materials, low-VOC finishes and double glazing with argon fill.

Langara College Library, Vancouver includes a natural ventilation system, green roof, geothermal radiant heating and cooling.

Municipal House, Victoria includes a natural ventilation system, extensive use of natural light, a green roof, use of low-VOC materials, use of recycled materials, extensive bicycle parking.

Green buildings embody design and operations aspects that measure and deliver superior construction impact with lower operating costs and improved indoor building air and thermal comfort levels impacting positively on occupant productivity