Green on a Budget

By Paul T. Novack

How Much Extra Will It Cost to Build Green?

I have been an environmental product consultant for over 15 years, and though times have certainly changed, the one question I still hear most often from clients is: “How much extra will it cost to build green?”

In the 1990’s, the cost of building green ranged from 15-20% above the normal market value of a property, mainly because of the lack of green product manufacturing in the U.S., and the difficulty involved in securing imported European materials. As a growing number of small U.S. manufacturers began to understand the need for green construction materials, a greater variety of products went into production, and costs slowly started to decrease.

Now, green has hit the mainstream, and the market for green building products and systems has exploded. According to the National Association of Home Builders, more than half of their members – who build more than 80% of the homes in this country – will be incorporating green practices in the development, design and construction of new homes by the end of 2007.

Today, with consumers more aware than ever of the environmental impact and health-related issues surrounding conventional building products, demand has escalated to the point where larger U.S. manufacturers are now jumping on the green bandwagon, putting into production an array of environmentally friendly products. The resultant accessibility and superior quality of these products has served to make green products much more competitively priced, and has greatly enhanced their consumer appeal, a crucial factor that has driven the additional costs of a green building down to 2-6% above market value.

Yet, although more people are looking to build green these days, and the outlay is significantly lower than it was 10 to 15 years ago, the fear of higher costs still looms large. As a builder, there are a number of things you can do to help counter those concerns.

Decide What Green Means

Although a number of widely respected certification programs and guidelines exist today, when it comes to building green there is plenty of room for interpretation. It is important that you understand your client’s definition of green, and that you both come to consensus about how that translates to their project, before you design, build, or even price-out the job. This can save you both a considerable amount of time and money, and will narrow the scope of products and systems available.

Pick a Shade of Green

With the extensive availability of a wide range of environmentally friendly products and systems these days, you can easily build to different “shades of green” based upon the goals of your project. This may range from choosing products that are low- or non-toxic, or contain varying degrees of pre- or post-consumer, or post-industrial recycled content. It may also involve the selection of systems that deliver differing degrees of energy or water savings, or enhanced indoor air quality.

Put on Your Green Filter

Don’t assume that the “more environmentally safe” choices carry higher costs – such as non-toxic vs. low-toxic materials – because in many instances this is not the case. Each item must be thoroughly and individually researched, put through a “green filter” to ensure it meets your client’s definition of green and the goals of the project. When considering the functionality of materials used in building green, it is important to consider the labor costs associated with their installation. Green products, that are more consistent with their standard counterparts, will be more readily accepted – and more easily installed – by standard trades. Another key factor to consider is the projected life cycle of the product; the longer the life cycle, the lower the overall cost over the life of the building. Though the existence of countless options in green materials and systems these days is a big plus when it comes to pricing and availability, it can also be a major obstacle when it actually comes down to selection.

Ask the Green Expert

The most efficient way to find the best product solutions for your application is to confer with an environmental products specialist – whether an independent consultant or an experienced employee of a store that specializes in green building
supplies. In either case, it is always important to verify credentials to ensure that he or she possesses the requisite knowledge. The specialist can guide you to the products that meet both the project’s budget and green objectives, and can also instruct you on the proper use and installation of materials. In the greening of a project, there are many ways to accomplish your goals, and all should be explored with a specialist in the earliest phases of planning. At GREEN DEPOT, we believe that any green choice – big or small – is a positive step for our future. Our team brings together some of the most dedicated and respected leaders in the worlds of construction and environmental building, so no matter what the project, our people have the experience and insight to get the job done right.

How Green is My Project?

A systematic approach to identifying ways to green up your project involves the use of a standard product specifications list produced by the designer or architect. Using the standard spec list, the environmental products specialist can then develop a list that contains substituted green product alternatives, and then a comparison of functionality and price can be made between the two. Be prepared to go through two or three substitution lists before a solution that meets both budgetary and green objectives is determined. Once the list of green products has been established, it is important to find not only the best pricing, but also a reliable supplier who can deliver your materials on a timely basis, as delays in product availability will greatly affect your labor costs and subsequently impact your total project budget.

Find a Green Source

Currently, most standard building supply stores and their employees do not possess a genuine knowledge of green materials – let alone stock them – and as such, are not usually a dependable source for these products. Choosing such a supplier makes it very unlikely that you will be directed to the product most suited to your application, and the extra effort involved on their part in ordering these products will certainly add a premium to the cost that will far exceed that of a store that specializes in green building products. Choosing a green building supply store for a majority of your materials will afford a much greater selection of products within your budget, and allow for a broader range of options in construction methods to keep costs down. As the largest supplier of environmental building materials to serve the Northeast, GREEN DEPOT works hard to seek out the very best green building products and materials for every “shade of green.” By making a range of high quality green products available, we empower our customers to make the best green choices for their project.

Greening Your Trades

One of the most important factors in keeping costs under control is choosing the right subcontractors and trades. Though there are subs that specialize in green construction, they are still a minority in the industry. If a green sub cannot be found, your search should focus on those who are genuinely willing and interested in building green, as they will be more receptive to using products spec’ed for them, and will be much less likely to make substitutions. The trend toward green products has motivated more trades to consider their use, so finding one who is willing to learn will be much easier than in the past.

Green Choices

Although challenges certainly still exist, in today’s climate no one should fear the costs associated with building green. There is a wide range of budget-conscious environmentally friendly materials and systems to choose from, and many qualified and certified advisors available to help reach that green goal – including experienced and knowledgeable environmental product specialists and salespeople, and a growing source of reputable green suppliers and distributors to make the job a whole lot easier and more cost-efficient.

Paul T. Novack is GREEN DEPOT’s in-house “expert,” specializing in the fields of environmental health and construction, and has been resourcing, defining, and selling environmentally friendly building products since 1991. Considered one of the leading experts in the field of ecologically correct and non-toxic construction materials, Paul’s consultancy is sought out by architects, builders and end-users. Prior to joining GREEN DEPOT, Paul was the Founder and Operating Manager of Environmental Construction Outfitters of New York, one of the oldest and most respected environmental building companies in the United States. For more information,
visit it on the web site at www.GreenDepot.com