I am working on a project in Tokyo, Japan. They are considering saving part of the exitsing building structure for multiple reasons. The fact that you gain more LEED points under EAc1 for energy savings on existing buildings than on a new construction building is a important factor in this decision. How much of the existing building structure needs to be saved in order to qualify under "Existing building" for EAc1?
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Marcus Sheffer
LEED Fellow7group / Energy Opportunities
LEEDuser Expert
5909 thumbs up
November 12, 2013 - 9:05 am
You do not necessarily gain additional EAc1 LEED points. You may depending on the building type and what was there before. The language in the standard does not refer to structure per se. This is a grey area without a definitive answer that I know of. In your particular case I can't even offer an option without more detail on the existing construction.
Scott Bowman
LEED FellowIntegrated Design + Energy Advisors, LLC
LEEDuser Expert
519 thumbs up
November 12, 2013 - 10:36 am
I agree with Marcus, it is tough to answer. In most of our cases, it has been pretty obvious; significant interior renovations with limited wall or envelope changes. Sometimes you have to fall back on common sense. In my opinion, and it is only my opinion, the intent of have lower thresholds and steps for renovations was to address the difficult financial issues related to this kind of work. Replacement of windows and roof insulation can often be improved, but no always. If replaced, windows will normally perform well thermally, but new openings are quite expensive, so options for daylighting are very limited. That means in most renovations, many of the tools in our kit are not available or extremely limited.
Jenelle Shapiro
9 thumbs up
November 13, 2013 - 12:32 am
Thank you for the responses. I recongize that this a gray area and difficult to respond accurately. I also recongize the intent of the credit, but I'm trying to understand on if the project for EAp2/EAc1 would be considered under New Construction or Existing Building Renovation. The plan is to demo the majority of the existing building, but we are hoping to save as much of the existing foundation and below grade structure as possible, and then build new from ground up. Therefore, technically this is a major renovation of an existing building because some of hte building is saved. But it is probably less than 20% of the existing structure. Therefore, is there a threshold % of existing building that needs to be saved in order to say the project is an existing building for EAp2/EAc1. I hope this helps to provide more clarity and would greatly appreciate any support if you know there is a % threshold to qualify the project under teh Existing Building qualifications for the energy related credits.
Scott Bowman
LEED FellowIntegrated Design + Energy Advisors, LLC
LEEDuser Expert
519 thumbs up
November 13, 2013 - 9:05 am
I know of no published percentages. My recommendation with this specific a question and concern is to contact GBCI and ask for a conference call. If they do not want to give you specific guidance, they certainly would help you form a CIR on this topic. Note that if you do a CIR, you should not state a question as much as state what you feel complies with the intent of the credit, with specific numbers, and why you feel this meets those intents. Those seem to garner the best responses.
Marcus Sheffer
LEED Fellow7group / Energy Opportunities
LEEDuser Expert
5909 thumbs up
November 13, 2013 - 9:41 am
What you describe is new construction in my opinion. It is not a major renovation; it is a demolition and replacement. Once you tear it down it is no longer existing. I do not think what you describe is within the grey area I mentioned. You could probably claim "existing" for the below grade walls assuming you retain them. Anything above grade is clearly new construction.