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LEED v4
Hospitality – NC
Energy and Atmosphere
Fundamental commissioning and verification

LEED CREDIT

Hospitality-NC-v4 EAp1: Fundamental commissioning and verification Required

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Requirements

Commissioning Process Scope
Complete the following commissioning (Cx) process activities for mechanical, electrical, plumbing, and renewable energy systems and assemblies, in accordance with ASHRAE Guideline 0-2005 and ASHRAE Guideline 1.1–2007 for HVAC&R Systems, as they relate to energy, water, indoor environmental quality, and durability. Requirements for exterior enclosures are limited to inclusion in the owner’s project requirements (OPR) and basis of design (BOD), as well as the review of the OPR, BOD and project design. NIBS Guideline 3-2012 for Exterior Enclosures provides additional guidance.
  • Develop the OPR.
  • Develop a BOD
The commissioning authority (CxA) must do the following:
  • Review the OPR, BOD, and project design.
  • Develop and implement a Cx plan.
  • Confirm incorporation of Cx requirements into the construction documents.
  • Develop construction checklists.
  • Develop a system test procedure.
  • Verify system test execution.
  • Maintain an issues and benefits log throughout the Cx process.
  • Prepare a final Cx process report.
  • Document all findings and recommendations and report directly to the owner throughout the process.
The review of the exterior enclosure design may be performed by a qualified member of the design or construction team (or an employee of that firm) who is not directly responsible for design of the building envelope.
Commissioning Authority
By the end of the design development phase, engage a commissioning authority with the following qualifications.
  • The CxA must have documented commissioning process experience on at least two building projects with a similar scope of work. The experience must extend from early design phase through at least 10 months of occupancy;
  • The CxA may be a qualified employee of the owner, an independent consultant, or an employee of the design or construction firm who is not part of the project’s design or construction team, or a disinterested subcontractor of the design or construction team.
    • For projects smaller than 20,000 square feet (1 860 square meters), the CxA may be a qualified member of the design or construction team In all cases, the CxA must report his or her findings directly to the owner.
Project teams that intend to pursue EA Credit Enhanced Commissioning should note a difference in the CxA qualifications: for the credit, the CxA may not be an employee of the design or construction firm nor a subcontractor to the construction firm.
Current Facilities Requirements and Operations and Maintenance Plan
Prepare and maintain a current facilities requirements and operations and maintenance plan that contains the information necessary to operate the building efficiently. The plan must include the following:
  • a sequence of operations for the building;
  • the building occupancy schedule;
  • equipment run-time schedules;
  • setpoints for all HVAC equipment;
  • set lighting levels throughout the building;
  • minimum outside air requirements;
  • any changes in schedules or setpoints for different seasons, days of the week, and times of day;
  • a systems narrative describing the mechanical and electrical systems and equipment;
  • a preventive maintenance plan for building equipment described in the systems narrative; and
  • a commissioning program that includes periodic commissioning requirements, ongoing commissioning tasks, and continuous tasks for critical facilities.
See all forum discussions about this credit »

What does it cost?

Cost estimates for this credit

On each BD+C v4 credit, LEEDuser offers the wisdom of a team of architects, engineers, cost estimators, and LEED experts with hundreds of LEED projects between then. They analyzed the sustainable design strategies associated with each LEED credit, but also to assign actual costs to those strategies.

Our tab contains overall cost guidance, notes on what “soft costs” to expect, and a strategy-by-strategy breakdown of what to consider and what it might cost, in percentage premiums, actual costs, or both.

This information is also available in a full PDF download in The Cost of LEED v4 report.

Learn more about The Cost of LEED v4 »

Frequently asked questions

For a building with individual systems per unit, does every single system need to be commissioned?

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What kinds of projects must the CxA demonstrate experience on?

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What level of authority does the CxA have towards correcting inaccurate or erroneous construction?

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Our project is considering LEED after construction has begun. Can we meet the EAp1 requirements and thus be eligible for LEED certification?

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Can the CxA be a member of the design or construction team?

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What type of certification is the CxA required to have?

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The commissioning process turned up a few issues with the commissioned systems that should be corrected. Do we have to correct these issues and include documentation of that as part of our LEED documentation?

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Can the CxA be contracted through the general contractor if the owner requires a single contract for the project?

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See all forum discussions about this credit »

Addenda

7/1/2016Updated: 7/9/2018
Reference Guide Correction
Description of change:
EA Prerequisite Fundamental Commissioning and Verification: STEP-BY-STEP GUIDANCE:
In Step 3. Engage Commissioning Authority, replace the third bullet with the following text:
"The CxA will lead, review, and oversee the Cx process for all systems to be commissioned, including both Fundamental and Enhanced commissioning activities if Enhanced Commissioning is pursued (see Further Explanation, Systems to Be Commissioned)."

After the end of Step 3. add the following text:
"Exception: For projects pursuing Enhanced Commissioning Option 2, envelope commissioning, the building envelope commissioning agent (BeCxA) may be completely independent of the lead CxA, and oversight of envelope commissioning activities by the lead CxA is not required as long as the BeCxA meets all of the enhanced commissioning credit requirements for the Commissioning Authority relative to the envelope systems that will be commissioned.

The use of the phrase “lead, review and oversee” defines a high level of participation while providing some flexibility for fitting the process to the project.

Therefore, at a minimum, the lead commissioning agent should be participating in ALL commissioning activities including BOTH fundamental and enhanced commissioning activities. The exact level of leading, reviewing, and overseeing can vary based on individual project scenarios. However, for enhanced commissioning, the entity selected as the lead CxA must complete the following tasks at a minimum:

Fundamental commissioning tasks to be performed by lead CxA:
• Review owner’s project requirements and basis of design during the early design phase.
• Conduct commissioning design review prior to mid-construction documents
• Confirm incorporation of Cx requirements into construction documents.
• Develop or approve construction checklists.
• Develop or approve system test procedures.
• Witness at least a portion of the mechanical, electrical, plumbing, and (if applicable) renewable system functional testing that verifies installation and performance of commissioned systems. Refer to ASHRAE Guideline 0 for additional guidance.
• Review an issues log throughout the Cx process. If the CxA does not directly update the log, the CxA must approve all updates to the log on a continuous basis.
• Report findings directly to the owner throughout the process.
• Develop or approve the summary commissioning report.

Enhanced Commissioning Tasks to be performed by lead CxA:
• Review contractor submittals applicable to systems being commissioned.
• Develop or approve systems manual updates and delivery.n
• Verify operator and occupant training delivery and effectiveness.
• Perform seasonal testing.
• Develop or approve an ongoing commissioning plan.
• Develop or approve a monitoring-based commissioning plan.
• Review building operation within 10 months after substantial completion.

EA Credit Enhanced Commissioning: FURTHER EXPLANATION: Choosing an Appropriate CxA:
Replace the first two bullets with the following text:
• Multiple team members from different companies may collaborate to complete the commissioning scope of work. However, one CxA must lead, review, oversee, and coordinate all activities and deliverables provided by the commissioning team.
• The members of the commissioning team can be employees of the same company or employees of separate firms, provided they all meet the basic requirements for the task to which they are assigned.

In BD+C, add the following new bullet at the bottom of the list:
• For projects pursuing Option 2, envelope commissioning, the building envelope commissioning agent (BeCxA) may be completely independent of the lead CxA, and oversight of envelope commissioning activities by the lead CxA is not required. However, in this case, the BeCxA must meet all credit requirements for the Commissioning authority. Specifically:
o The BeCxA must have documented envelope commissioning process experience on at least two building projects with a similar scope of work.
o The BeCxA may be a qualified employee of the owner, an independent consultant, or a disinterested subcontractor of the design team.


Update 7/2/18: The paragraph that reads "Exception: For projects pursuing Enhanced Commissioning Option 2, envelope commissioning, the building envelope commissioning agent (BeCxA) may be completely independent of the lead CxA, and oversight of envelope commissioning activities by the lead CxA is not required as long as the BeCxA meets all of the enhanced commissioning credit requirements for the Commissioning Authority relative to the envelope systems that will be commissioned", above, is only applicable to BD+C projects.
Campus Applicable
Yes
Internationally Applicable:
Yes
4/14/2017Updated: 4/14/2017
Reference Guide Correction
Description of change:
Replace current guidance in the Campus section with the following:

Group Approach
All buildings in the group may be documented as one.

Campus Approach
Ineligible.
Campus Applicable
No
Internationally Applicable:
Yes
1/27/2017Updated: 2/3/2017
Reference Guide Correction
Description of change:
Under "Group Approach", replace sentence "Submit separate documentation for each building" with the following text: "Eligible. All buildings in the group may be documented as one."

Under "Campus Approach" replace the word "Eligible" with the word "Ineligible".
Campus Applicable
No
Internationally Applicable:
Yes
7/1/2016
LEED Interpretation
Inquiry:

The LEED Rating system requirements for Fundamental Commissioning include a note regarding Enhanced Commissioning: “Project teams that intend to pursue EA Credit Enhanced Commissioning should note a difference in the CxA qualifications: for the credit, the CxA may not be an employee of the design or construction firm nor a subcontractor to the construction firm.” The v4 Reference guide for Enhanced Commissioning also says: one CxA must oversee and coordinate all activities and deliverables provided by the commissioning team.”

What specific responsibilities does “oversee and coordinate” entail in a case where more than one CxA from separate companies are engaged to complete commissioning tasks?

Ruling:

The use of the phrase “oversee and coordinate” defines a high level of participation while providing some flexibility for fitting the process to the project.

Therefore, at a minimum, the lead commissioning agent should be participating in ALL commissioning activities including BOTH fundamental and enhanced commissioning activities. The exact level of leading, reviewing, and overseeing can vary based on individual project scenarios. However, for enhanced commissioning, the entity selected as the lead CxA must complete the following tasks at a minimum:

Fundamental commissioning tasks to be performed by lead CxA:

• Review owner’s project requirements and basis of design during the early design phase.
• Conduct commissioning design review prior to mid-construction documents.
• Confirm incorporation of Cx requirements into construction documents.
• Develop or approve construction checklists.
• Develop or approve system test procedures.
• Witness at least a portion of the mechanical, electrical, plumbing, and (if applicable) renewable system functional testing that verifies installation and performance of commissioned systems. Refer to ASHRAE Guideline 0 for additional guidance.
• Review an issues log throughout the Cx process. If the CxA does not directly update the log, the CxA must approve all updates to the log.
• Report findings directly to the owner throughout the process.
• Develop or approve the summary commissioning report.

Enhanced Commissioning Tasks to be performed by lead CxA:
• Review contractor submittals applicable to systems being commissioned.
• Develop or approve systems manual updates and delivery.
• Verify operator and occupant training delivery and effectiveness.
• Perform seasonal testing.
• Develop or approve an ongoing commissioning plan.
• Develop or approve a monitoring-based commissioning plan.
• Review building operation within 10 months after substantial completion.
For projects pursuing Option 2, envelope commissioning, the building envelope commissioning agent (BeCxA) may be completely independent of the lead CxA, and oversight of envelope commissioning activities by the lead CxA is not required. However, in this case, the BeCxA must meet all credit requirements for the Commissioning authority. Specifically:

• The BeCxA must have documented envelope commissioning process experience on at least two building projects with a similar scope of work.
• The BeCxA may be a qualified employee of the owner, an independent consultant, or a disinterested subcontractor of the design team.

Campus Applicable
Yes
Internationally Applicable:
Yes
See all forum discussions about this credit »

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Integrated Design + Energy Advisors, LLC
LEED Fellow

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Requirements

Commissioning Process Scope
Complete the following commissioning (Cx) process activities for mechanical, electrical, plumbing, and renewable energy systems and assemblies, in accordance with ASHRAE Guideline 0-2005 and ASHRAE Guideline 1.1–2007 for HVAC&R Systems, as they relate to energy, water, indoor environmental quality, and durability. Requirements for exterior enclosures are limited to inclusion in the owner’s project requirements (OPR) and basis of design (BOD), as well as the review of the OPR, BOD and project design. NIBS Guideline 3-2012 for Exterior Enclosures provides additional guidance.
  • Develop the OPR.
  • Develop a BOD
The commissioning authority (CxA) must do the following:
  • Review the OPR, BOD, and project design.
  • Develop and implement a Cx plan.
  • Confirm incorporation of Cx requirements into the construction documents.
  • Develop construction checklists.
  • Develop a system test procedure.
  • Verify system test execution.
  • Maintain an issues and benefits log throughout the Cx process.
  • Prepare a final Cx process report.
  • Document all findings and recommendations and report directly to the owner throughout the process.
The review of the exterior enclosure design may be performed by a qualified member of the design or construction team (or an employee of that firm) who is not directly responsible for design of the building envelope.
Commissioning Authority
By the end of the design development phase, engage a commissioning authority with the following qualifications.
  • The CxA must have documented commissioning process experience on at least two building projects with a similar scope of work. The experience must extend from early design phase through at least 10 months of occupancy;
  • The CxA may be a qualified employee of the owner, an independent consultant, or an employee of the design or construction firm who is not part of the project’s design or construction team, or a disinterested subcontractor of the design or construction team.
    • For projects smaller than 20,000 square feet (1 860 square meters), the CxA may be a qualified member of the design or construction team In all cases, the CxA must report his or her findings directly to the owner.
Project teams that intend to pursue EA Credit Enhanced Commissioning should note a difference in the CxA qualifications: for the credit, the CxA may not be an employee of the design or construction firm nor a subcontractor to the construction firm.
Current Facilities Requirements and Operations and Maintenance Plan
Prepare and maintain a current facilities requirements and operations and maintenance plan that contains the information necessary to operate the building efficiently. The plan must include the following:
  • a sequence of operations for the building;
  • the building occupancy schedule;
  • equipment run-time schedules;
  • setpoints for all HVAC equipment;
  • set lighting levels throughout the building;
  • minimum outside air requirements;
  • any changes in schedules or setpoints for different seasons, days of the week, and times of day;
  • a systems narrative describing the mechanical and electrical systems and equipment;
  • a preventive maintenance plan for building equipment described in the systems narrative; and
  • a commissioning program that includes periodic commissioning requirements, ongoing commissioning tasks, and continuous tasks for critical facilities.

Cost estimates for this credit

On each BD+C v4 credit, LEEDuser offers the wisdom of a team of architects, engineers, cost estimators, and LEED experts with hundreds of LEED projects between then. They analyzed the sustainable design strategies associated with each LEED credit, but also to assign actual costs to those strategies.

Our tab contains overall cost guidance, notes on what “soft costs” to expect, and a strategy-by-strategy breakdown of what to consider and what it might cost, in percentage premiums, actual costs, or both.

This information is also available in a full PDF download in The Cost of LEED v4 report.

Learn more about The Cost of LEED v4 »

In the end, LEED is all about documentation. LEEDuser’s Documentation Toolkit, for premium members only, saves you time and helps you avoid mistakes with:

  • Calculators to help assess credit compliance.
  • Tracking spreadsheets for materials purchases.
  • Spreadsheets and forms to give to subs and other team members.
  • Guidance documents on arcane LEED issues.
  • Sample templates to help guide your narratives and LEED Online submissions.
  • Examples of actual submissions from certified LEED projects.

For a building with individual systems per unit, does every single system need to be commissioned?

The answer to this question is available to LEEDuser premium members. Start a free trial »

(If you're already a premium member, log in here.)

What kinds of projects must the CxA demonstrate experience on?

The answer to this question is available to LEEDuser premium members. Start a free trial »

(If you're already a premium member, log in here.)

What level of authority does the CxA have towards correcting inaccurate or erroneous construction?

The answer to this question is available to LEEDuser premium members. Start a free trial »

(If you're already a premium member, log in here.)

Our project is considering LEED after construction has begun. Can we meet the EAp1 requirements and thus be eligible for LEED certification?

The answer to this question is available to LEEDuser premium members. Start a free trial »

(If you're already a premium member, log in here.)

Can the CxA be a member of the design or construction team?

The answer to this question is available to LEEDuser premium members. Start a free trial »

(If you're already a premium member, log in here.)

What type of certification is the CxA required to have?

The answer to this question is available to LEEDuser premium members. Start a free trial »

(If you're already a premium member, log in here.)

The commissioning process turned up a few issues with the commissioned systems that should be corrected. Do we have to correct these issues and include documentation of that as part of our LEED documentation?

The answer to this question is available to LEEDuser premium members. Start a free trial »

(If you're already a premium member, log in here.)

Can the CxA be contracted through the general contractor if the owner requires a single contract for the project?

The answer to this question is available to LEEDuser premium members. Start a free trial »

(If you're already a premium member, log in here.)

7/1/2016Updated: 7/9/2018
Reference Guide Correction
Description of change:
EA Prerequisite Fundamental Commissioning and Verification: STEP-BY-STEP GUIDANCE:
In Step 3. Engage Commissioning Authority, replace the third bullet with the following text:
"The CxA will lead, review, and oversee the Cx process for all systems to be commissioned, including both Fundamental and Enhanced commissioning activities if Enhanced Commissioning is pursued (see Further Explanation, Systems to Be Commissioned)."

After the end of Step 3. add the following text:
"Exception: For projects pursuing Enhanced Commissioning Option 2, envelope commissioning, the building envelope commissioning agent (BeCxA) may be completely independent of the lead CxA, and oversight of envelope commissioning activities by the lead CxA is not required as long as the BeCxA meets all of the enhanced commissioning credit requirements for the Commissioning Authority relative to the envelope systems that will be commissioned.

The use of the phrase “lead, review and oversee” defines a high level of participation while providing some flexibility for fitting the process to the project.

Therefore, at a minimum, the lead commissioning agent should be participating in ALL commissioning activities including BOTH fundamental and enhanced commissioning activities. The exact level of leading, reviewing, and overseeing can vary based on individual project scenarios. However, for enhanced commissioning, the entity selected as the lead CxA must complete the following tasks at a minimum:

Fundamental commissioning tasks to be performed by lead CxA:
• Review owner’s project requirements and basis of design during the early design phase.
• Conduct commissioning design review prior to mid-construction documents
• Confirm incorporation of Cx requirements into construction documents.
• Develop or approve construction checklists.
• Develop or approve system test procedures.
• Witness at least a portion of the mechanical, electrical, plumbing, and (if applicable) renewable system functional testing that verifies installation and performance of commissioned systems. Refer to ASHRAE Guideline 0 for additional guidance.
• Review an issues log throughout the Cx process. If the CxA does not directly update the log, the CxA must approve all updates to the log on a continuous basis.
• Report findings directly to the owner throughout the process.
• Develop or approve the summary commissioning report.

Enhanced Commissioning Tasks to be performed by lead CxA:
• Review contractor submittals applicable to systems being commissioned.
• Develop or approve systems manual updates and delivery.n
• Verify operator and occupant training delivery and effectiveness.
• Perform seasonal testing.
• Develop or approve an ongoing commissioning plan.
• Develop or approve a monitoring-based commissioning plan.
• Review building operation within 10 months after substantial completion.

EA Credit Enhanced Commissioning: FURTHER EXPLANATION: Choosing an Appropriate CxA:
Replace the first two bullets with the following text:
• Multiple team members from different companies may collaborate to complete the commissioning scope of work. However, one CxA must lead, review, oversee, and coordinate all activities and deliverables provided by the commissioning team.
• The members of the commissioning team can be employees of the same company or employees of separate firms, provided they all meet the basic requirements for the task to which they are assigned.

In BD+C, add the following new bullet at the bottom of the list:
• For projects pursuing Option 2, envelope commissioning, the building envelope commissioning agent (BeCxA) may be completely independent of the lead CxA, and oversight of envelope commissioning activities by the lead CxA is not required. However, in this case, the BeCxA must meet all credit requirements for the Commissioning authority. Specifically:
o The BeCxA must have documented envelope commissioning process experience on at least two building projects with a similar scope of work.
o The BeCxA may be a qualified employee of the owner, an independent consultant, or a disinterested subcontractor of the design team.


Update 7/2/18: The paragraph that reads "Exception: For projects pursuing Enhanced Commissioning Option 2, envelope commissioning, the building envelope commissioning agent (BeCxA) may be completely independent of the lead CxA, and oversight of envelope commissioning activities by the lead CxA is not required as long as the BeCxA meets all of the enhanced commissioning credit requirements for the Commissioning Authority relative to the envelope systems that will be commissioned", above, is only applicable to BD+C projects.
Campus Applicable
Yes
Internationally Applicable:
Yes
4/14/2017Updated: 4/14/2017
Reference Guide Correction
Description of change:
Replace current guidance in the Campus section with the following:

Group Approach
All buildings in the group may be documented as one.

Campus Approach
Ineligible.
Campus Applicable
No
Internationally Applicable:
Yes
1/27/2017Updated: 2/3/2017
Reference Guide Correction
Description of change:
Under "Group Approach", replace sentence "Submit separate documentation for each building" with the following text: "Eligible. All buildings in the group may be documented as one."

Under "Campus Approach" replace the word "Eligible" with the word "Ineligible".
Campus Applicable
No
Internationally Applicable:
Yes
7/1/2016
LEED Interpretation
Inquiry:

The LEED Rating system requirements for Fundamental Commissioning include a note regarding Enhanced Commissioning: “Project teams that intend to pursue EA Credit Enhanced Commissioning should note a difference in the CxA qualifications: for the credit, the CxA may not be an employee of the design or construction firm nor a subcontractor to the construction firm.” The v4 Reference guide for Enhanced Commissioning also says: one CxA must oversee and coordinate all activities and deliverables provided by the commissioning team.”

What specific responsibilities does “oversee and coordinate” entail in a case where more than one CxA from separate companies are engaged to complete commissioning tasks?

Ruling:

The use of the phrase “oversee and coordinate” defines a high level of participation while providing some flexibility for fitting the process to the project.

Therefore, at a minimum, the lead commissioning agent should be participating in ALL commissioning activities including BOTH fundamental and enhanced commissioning activities. The exact level of leading, reviewing, and overseeing can vary based on individual project scenarios. However, for enhanced commissioning, the entity selected as the lead CxA must complete the following tasks at a minimum:

Fundamental commissioning tasks to be performed by lead CxA:

• Review owner’s project requirements and basis of design during the early design phase.
• Conduct commissioning design review prior to mid-construction documents.
• Confirm incorporation of Cx requirements into construction documents.
• Develop or approve construction checklists.
• Develop or approve system test procedures.
• Witness at least a portion of the mechanical, electrical, plumbing, and (if applicable) renewable system functional testing that verifies installation and performance of commissioned systems. Refer to ASHRAE Guideline 0 for additional guidance.
• Review an issues log throughout the Cx process. If the CxA does not directly update the log, the CxA must approve all updates to the log.
• Report findings directly to the owner throughout the process.
• Develop or approve the summary commissioning report.

Enhanced Commissioning Tasks to be performed by lead CxA:
• Review contractor submittals applicable to systems being commissioned.
• Develop or approve systems manual updates and delivery.
• Verify operator and occupant training delivery and effectiveness.
• Perform seasonal testing.
• Develop or approve an ongoing commissioning plan.
• Develop or approve a monitoring-based commissioning plan.
• Review building operation within 10 months after substantial completion.
For projects pursuing Option 2, envelope commissioning, the building envelope commissioning agent (BeCxA) may be completely independent of the lead CxA, and oversight of envelope commissioning activities by the lead CxA is not required. However, in this case, the BeCxA must meet all credit requirements for the Commissioning authority. Specifically:

• The BeCxA must have documented envelope commissioning process experience on at least two building projects with a similar scope of work.
• The BeCxA may be a qualified employee of the owner, an independent consultant, or a disinterested subcontractor of the design team.

Campus Applicable
Yes
Internationally Applicable:
Yes

LEEDuser expert

Scott Bowman

Integrated Design + Energy Advisors, LLC
LEED Fellow

See all LEEDuser forum discussions about this credit » Subscribe to new discussions about Hospitality-NC-v4 EAp1 View the LEED v4.1 version of this credit