An evaluation by the GSA on their 12 most recently built facilities. The National Park Service Midwest Headquarters and the Nebraska Department of Homeland Security rank highly in many categories, including energy efficiency and occupant comfort.

1. GSA Public Buildings Service
Office of Applied Science
Applied Research
ASSESSING GREEN
BUILDING
PERFORMANCE
A POST OCCUPANCY EVALUATION OF 12 GSA BUILDINGS
RESEARCH OVERVIEW: INTEGRATION MEANS HIGH PERFORMANCE............................................................. 4
RESEARCH CONTEXT: A COMPREHENSIVE EVALUATION............................................................................... 6
FINDING 1: FULLY INTEGRATED DESIGN DELIVERS HIGHER PERFORMANCE............................................... 10
FINDING 2: GSA'S GREEN BUILDINGS COST LESS TO OPERATE.................................................................. 12
FINDING 3: GSA’S GREEN BUILDINGS HAVE SATISFIED OCCUPANTS............................................................. 14
FINDING 4: GREEN BUILDINGS DELIVER ON GSA'S MANDATES...................................................................... 16
SUSTAINABILITY

2. The Office of Applied Science supports GSA’s Public Buildings
Service by generating research findings and recommending business
improvements that can be directly applied to real world situations.
The mission of the Public Buildings Service is to provide superior
workplaces for federal customer agencies at the best value to the
American taxpayer.
Produced by GSA Public Buildings Service,
Office of Applied Science
June 2008
This document is printed on post-consumer recycled paper.

3. National Park Service,
Omaha, Nebraska
Photo Credit: Kessler Photography
INTRODUCTION
SUSTAINABLE DESIGN DELIVERS
To answer the question, ‘does sustainable design deliver?’ GSA evaluated 12 sustain-
ably designed buildings in its national portfolio. The evaluation of these buildings
was comprehensive—measuring environmental performance, financial metrics,
and occupant satisfaction. No previous analysis has taken such a holistic view. The
buildings studied all incorporated sustainable design criteria to varying degrees, with
seven receiving LEED ratings. The results of GSA's evaluation show that sustainably
designed buildings outperform the national average for buildings of their type by a
substantial margin.
INTEGRATED DESIGN YIELDS EVEN BETTER PERFORMANCE
The best performing buildings in the study were those that took a fully integrated
approach to sustainable design—addressing site development, water savings, energy
efficiency, materials selection, and indoor environmental quality. As America’s largest
public real estate organization, GSA has a special responsibility to lead in build-
ing sustainably and meet federal mandates, including energy policies and Executive
Orders. What the evaluation shows is that a fully integrated approach to sustainable
design is helping GSA to meet its mandates by delivering buildings that use substan-
tially less energy, cost less to operate and maintain, and lead to greater occupant
satisfaction.
NEEDED NEXT: NATIONAL SUSTAINABLE BUILDING DATA
This study is an important first step in a much-needed national assessment of sus-
tainable building performance in the public, private, and institutional sectors. GSA's
evaluation establishes a new benchmark for comprehensiveness using a protocol that
others can follow, both in the federal and private sectors.
3

4. RESEARCH OVERVIEW
Integration Means High Performance
"This study breaks new The US General Services Administration
(GSA) commissioned a comprehensive
KEY FINDINGS:
Compared to national averages,
ground by comparing post-occupancy evaluation of 12 of its sus-
buildings in this study have:
tainably designed buildings.1 The measures
GSA's sustainably designed studied included environmental perfor-
buildings against US com-
mance, financial metrics, and occupant
satisfaction. No previous US study has
26%
Less energy use
taken such a holistic approach to building
mercial buildings, using performance. The LEED buildings evaluat-
(65 kBtu/sf/yr vs. 88 kBtu/sf/yr).
ed represented one-third of the total LEED
the latest performance data.
Its findings will be rel-
buildings in GSA’s national portfolio at the
time the study was conducted. 13%
Lower aggregate maintenance
evant to building owners The study compared the energy perfor-
mance, operating cost, and water use of
costs ($2.88/sf vs. $3.30/sf)
and developers, public and the 12 GSA buildings against the average
private, across the country."
performance of US commercial buildings,
using the following sources of data: 27%
Higher occupant satisfaction
Measurement Data Source2
-DAVID WINSTEAD EUI CBECS National Survey
Commissioner, Public Buildings Service
of Commercial Buildings
constructed between
1990 and 20033
33%
Fewer CO2 emissions
CO2 ENERGY STAR4 (19lbs/sf/yr vs. 29lbs/sf/yr)
Maintenance IFMA5 and BOMA6
Costs: 2006/2007 Surveys
reporting 2003-2005 data
Water Use: Federal Water Use Index7
Occupant Center for the Built
Satisfaction: Environment, UC
Berkeley8
The study found that GSA's green build-
ings outperform national averages in all
measured performance areas—energy,
operating costs, water use, occupant
satisfaction, and carbon emissions. The
study also found that GSA's LEED Gold
buildings, which reflect a fully integrated
approach to sustainable design—address-
ing environmental, financial, and occupant
satisfaction issues in aggregate—achieve
the best overall performance.
4

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Figure 1: Performance Metrics
(Thousand gallons/yr)
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ENERGY USE INTENSITY
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GSA STUDY BUILDINGS
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study outperformed US commercial buildings.
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On average the 12 sustainably designed buildings in the
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OCCUPANT SATISFACTION
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Indicates National Average
Indicates Building Baseline
/F
B FB
5

6. RESEARCH CONTEXT
A Comprehensive Evaluation
“We believe that ‘green’ The 12 buildings selected reflect different
US regional climates, a mix of uses (court-
ABOUT THE LEED GREEN
BUILDING RATING SYSTEM
building and sustain- houses and offices), and a mix of build-to-
suit leases and federally owned buildings.
able design and opera- Land ports of entry were excluded
The US Green Building Council’s
(USGBC) Leadership in Energy and
because, as a building type, they are too
tion has a very positive different to allow meaningful comparisons.
Environmental Design (LEED) Rating
System is a nationally accepted
Eight of these buildings were designed to
impact on the people meet or exceed basic LEED certification.
third party certification program for
green building design, construction,
The other four were designed to meet the
that work in our build- requirements of other programs, including
and operation. As the USGBC
puts it, “LEED promotes a whole-
ings, in terms of their ENERGY STAR and the California Title 24
energy standard.
building approach to sustainability
by recognizing performance in
morale and productivity. The research team used a consistent
five key areas: sustainable site
development, water savings, energy
‘Green’ building is the evaluation process for every building
efficiency, materials selection, and
studied:
right thing to do, and indoor environmental quality.” LEED
closely approximates GSA’s holistic
it’s also the right busi- of operating data
approach to sustainable building
development and operation.
ness thing to do.”
The LEED Rating System addresses
DAVID BIBB new construction and renovation,
Acting Administrator, GSA operations and maintenance
To make the study useful to a larger audi-
of existing buildings, design of
ence, the team compared each perfor-
commercial interiors, building core
mance measure with the national average
and shell development, as well as
GSA asked Pacific Northwest National for US commercial buildings. The latest
neighborhood development and
Laboratory (PNNL) to evaluate 12 of available benchmark data comes from
homes.
GSA’s sustainably designed buildings, and widely accepted industry and government
answer this question: standards.
LEED provides four measures of
performance: basic certification,
While sustainably designed buildings
Silver, Gold, and Platinum, based
promise higher performance, do they
on a set of prerequisites and credits
deliver?
in the five major categories listed
above. Each measure represents an
The study evaluated actual, not modeled,
incremental step toward integrating
building performance, so the results are
the different components of
reliable and objective. Successes and
sustainable design, construction,
shortcomings were identified, along with
and operation to achieve optimal
areas requiring further research, to pro-
performance.
vide best practices to emulate and actions
to take to improve performance.
Learn more:
For more information on the LEED
Rating System: www.usgbc.org
6

7. WHITE ROOF TO REDUCE
HEAT-ISLAND EFFECT
BUILDING IS 66% MORE EFFICIENT
THAN ASHRAE 90.1 REQUIRED SOFFIT OVERHANG ON
WESTERN FACADE
FULL CUT-OFF LIGHT FIXTURES
TO REDUCE LIGHT POLLUTION
Department of
RECYCLED BRICK MULCH
Homeland Security,
FROM LOCAL BRICK PLANT
Omaha, Nebraska

8. HOW THE GSA STUDY BUILDINGS PERFORM
Figure 2: Comparison Against National Averages
LOW -60% HIGH 100% +92%
-53%
-50% -45% 80% +79%
-40% -39%
-40%
60%
-34%
-28%
-30%
40%
-20% -16%
20%
-10%
-3%
HIGH 0% NATIONAL AVERAGE NATIONAL AVERAGE NATIONAL AVERAGE NATIONAL AVERAGE 0% NATIONAL AVERAGE
LOW
Energy Use CO2 Emissions Water Use Maintenance Costs Building Satisfaction
Top 1/3 of studied buildings Middle 1/3 of studied buildings
THE TOP PERFORMING BUILDINGS IN EACH METRIC DELIVER
SIGNIFICANTLY BETTER RESULTS THAN THE NATIONAL AVERAGE.
GSA STUDY BUILDINGS: FAST FACTS
CLEVELAND DAVENPORT
The Metzenbaum Courthouse is on the The Davenport Courthouse is on the
National Register of Historic Places. The National Register of Historic Places. The
renovations preserved 96% of the existing renovation maintained the integrity of the
shell and 59% of the interior elements. historic space, while updating the me-
The courthouse won GSA’s Environ- chanical systems in the building.
mental Award for recycling because of The courtrooms incorporate techniques
Year Built: 1910 its seven-material collection system and Year Built: 1933 to bring in daylight and the mechanical
Year Renov: 2005 green housekeeping practices. Year Renov: 2005 systems use variable speed drives. The
Employees: 105 Employees: 45 HVAC system consists of water-cooled
Energy Star: 82 Energy Star: 78 chillers, boilers, and air handling units.
CO2e: 2,440 mt CO2e: 945 mt
LEED-NC Certified LEED Registered
DENVER FRESNO
The Arraj Courthouse was designed as a The Coyle Courthouse and Federal Building
green courthouse prior to the completion houses 14 courtrooms and is the tallest
of the LEED rating system. It is currently building in the city (11 floors high).
seeking LEED for Existing Buildings Certi- Designed under California’sTitle 24
fication. energy standard, the building includes high
Denver employs a hybrid underfloor air efficiency lighting, underfloor air distribu-
Year Built: 2002 distribution system, HVAC and lighting sen- Year Built: 2001 tion systems, water-cooled chillers, and
Employees: 170 sors, as well as photovoltaic panels. Employees: 85 natural gas boilers.
Energy Star: 77 Energy Star: 92
CO2e: 4,668 mt CO2e: 2,666 mt
CA Energy Stan-
dard Title 24
8

9. GREENEVILLE KNOXVILLE
The Quillen Courthouse replaced a smaller Located in downtown Knoxville, the
courthouse from which the occupants Duncan Federal Building currently houses
reclaimed quality historic furniture. a range of services including the FBI, US
Some of the energy-efficiency features Customs, and HUD.
include a well-insulated white roof and Alterations to the building incorporate
an Energy Management Control System high-efficiency lighting, enhanced meter-
Year Built: 2001 of lighting and occupancy sensors. It also Year Built: 1986 ing techniques, and low-flow fixtures. The
Employees: 85 scores the highest occupant satisfaction for Year Renov: 2005 roof design reduces the heat island effect,
Energy Star: 87 air quality, acoustics, and lighting. Employees: 285 as well as housing photovoltaic panels.
CO2e: 1,397 mt Energy Star: 91
CO2e: 1,516 mt
LEED-EB Silver
LAKEWOOD OGDEN
The facility at Lakewood for the Depart- Renovations transformed the historic
ment of Transportation is a LEED Silver- Scowcroft Federal Building into usable
leased building. office space meeting the IRS’s specific
Some features include low-emitting needs.
material selection, and daylight and views The space incorporates earthquake
in 91% of regularly occupied spaces. In prevention upgrades, improved roof insula-
Year Built: 2001 addition, all building occupants receive a Year Built: 2001 tion, radiant baseboard heating, and an
Employees: 252 booklet about the design and operations of Employees: 252 underfloor air distribution system coupled
Energy Star: 80 the building. Energy Star: 79 with indirect/direct evaporative cooling.
CO2e: 2,150 mt CO2e: 1,161 mt
LEED-NC Silver LEED-NC Silver
OMAHA DHS OMAHA NPS
The Omaha Department of Homeland The Curtis National Park Service build-
Security was designed to house multiple ing was built on a brownfield as part of an
DHS agencies, and recently won the 2007 urban redevelopment effort.
American Council of Engineering Award The building showcases passive solar
for its design. design, daylight harvesting and HVAC sen-
As a LEED Gold building, the facility in- sors, as well as underfloor air distribution.
Year Built: 2001 corporates daylight and rainwater-harvest- Year built: 2004 Use of native and adaptive vegetation elim-
Employees: 252 ing systems, a ground source heat pump, Employees: 125 inated the need for irrigation. Operations
Energy Star: 85 and Green Seal janitorial products. Energy Star: 86 also include green housekeeping practices.
CO2e: 1,168 mt CO2e: 872 mt
LEED-NC Gold LEED-NC Gold
SANTA ANA YOUNGSTOWN
Renovated in 2005, the Santa Ana Federal The Jones Federal Building and Courthouse
Building lies in the heart of the civic center facility was built on a brownfield, and was part
district and accommodates a large flow of of the city’s urban revitalization.
visitors to the building each day. Youngstown incorporates building con-
This building features high-efficiency lighting trols and daylighting to over 75% of occu-
and HVAC systems, a new roof, energy-effi- pied spaces. Unique features include a
Year Built: 1975 cient elevators, and lighting sensors. Year Built: 2002 storm water management demonstration,
Year Renov: 2005 Employees: 45 a white membrane roof, and light-colored
Employees: 409 Energy Star: 58 pavement.
Energy Star: 92 CO2e: 655 mt
CO2e: 1,344 mt LEED-NC Certified
CA Energy Stan-
dard Title 24
9

10. FINDING 1:
Fully Integrated Design Delivers Higher Performance
GSA’s sustainably The Omaha Department of Homeland
Security (DHS) building, Omaha,
designed green buildings Nebraska, performed well across all
categories. Its ENERGY STAR rating (85)
have 26% lower energy is also in the top third for the group. Its
water costs are 66% below the BOMA/
use compared to the IFMA baseline, achieved using rainwater
harvesting and low-flow and auto-flow
National Average. lavatory fixtures to offset its greater
public use. DHS has 65 regular occupants
(65 kBTu/sf/yr vs. 88 kBtu/sf/yr) and 360 occupant visitors while NPS has
Source of National Average: CBECS 125 regular occupants and 134 occupant
visitors. DHS's domestic water use is 58%
below baseline.
To achieve LEED Gold certification,
credits must be obtained in all five rating LESSON LEARNED
areas, requiring a completely integrated Across all buildings studied, building per-
approach to sustainable building design. formance tracks design intent. Buildings
The two LEED Gold buildings in this designed with a strong energy focus—
study clearly show that a comprehensive compliance with California’s demanding
approach yields broad, holistic perfor- Title 24 energy code or ENERGY STAR—
mance benefits. While neither building had outstanding energy performance,
led in every category, these two buildings although with a lesser achievement in
were the only ones studied that achieved terms of water use intensity. One LEED
consistently high levels of performance on certified building did not pursue energy
all measures. efficiency during design. As a result, it
achieved no LEED energy optimization
The Curtis National Park Service (NPS) credits, and had the lowest ENERGY
building, Omaha, Nebraska, performed STAR rating in the study.
well in all categories. Its ENERGY STAR
rating (86) is in the top third for the group.
Its water costs are 91% below the BOMA/
IFMA baseline. Its domestic water use
is 50% below baseline. Its CO2 emissions
are 34% under baseline, putting it in the
top half. Its emissions from occupants’
commutes, 1.7 metric tons per person, put
it in the top one-third.
NATIONAL BUILDING FACTS
31% 20% 2 trillion
projected increase in energy consumption of U.S. drinking water gallons of water a year would be saved if
by the year 2030 despite dramatic gains in supply is consumed by com- commercial buildings reduced their water
energy efficiency.9 mercial buildings.10 consumption by 10%.11
10

11. Figure 3: Top Performers by CO2 Emissions (lbs/sf/yr)
Source of National Average: Energy Star
ALL BUILDINGS IN THIS
STUDY PRODUCE A SMALLER
CARBON FOOTPRINT THAN
THE NATIONAL AVERAGE.
TOP THIRD
National Average
MIDDLE THIRD
BOTTOM THIRD
Figure 4: Top Performers by Water Use (thousand gallons/yr)
Source of National Average: Federal Water Use Index
LEED GOLD BUILDINGS IN THIS
STUDY HAVE SIGNIFICANTLY
LOWER WATER USE COMPARED
TO THE NATIONAL AVERAGE.
BOTTOM THIRD
33%
LEED GOLD TOP THIRD MIDDLE THIRD
National Average
-3%
-39%
-54%
Domestic Water Usage
Index Compared to the
National Average
11

12. FINDING 2:
GSA's Green Buildings Cost Less to Operate
The five top-performing LESSON LEARNED
The best practice lesson here is that
buildings studied O&M costs are lowest when sustainability
is integral to every aspect of a building,
spent 14% to 45% including cleaning and recycling. Building
and systems efficiency alone isn’t enough.
less on energy than the Upfront investments in sustainable
measures need to be matched by sustain-
National Average. able O&M practices.
Source of National Average: BOMA/IFMA
Why do operations and maintenance
(O&M) costs matter? Considered in aggre-
gate, they approximate the consumption
side of overall sustainable performance.
As a group, the 12 buildings studied
performed only slightly better than the
national average for US commercial build-
ings: 7% below that baseline. However, the
top-performing one-third of the group did
much better, at 41% below.
The two LEED Gold buildings were among
the best performers from an O&M cost
perspective. Lower utility and janitorial
costs and savings from recycling resulted
in top scores for the Curtis National
Park Service building and the Omaha
Department of Homeland Security build-
ing. The use of green cleaning practices
enhanced their performance.
On average, the bottom quartile of the
buildings studied had considerably
higher costs than the industry baseline:
45% above the national average for US
commercial buildings. These buildings had
unusually high maintenance costs and, in
one case, an operating emergency.
NATIONAL BUILDING FACTS
18% Why water efficiency?
of total U.S. energy use Between 1950 and 2000, the US population nearly doubled. In that same period, however,
consumption comes from public demand for water nearly tripled. Americans now use an average of 100 gallons of
commercial buildings.12 water per day—enough to fill 1,600 drinking glasses!13
12

13. Figure 5: Top Performers by Energy Cost ($/sf/yr)
Source of National Average: BOMA/IFMA
Buildings in this
THE TOP-PERFORMING SUSTAINABLE study, on average,
BUILDINGS STUDIED SHOWED spend 15% less on
CONSISTENTLY LOWER ENERGY energy than the
National Average.
COSTS THAN NATIONAL AVERAGES.
$1.76
15% PER GSF
$1.50
PER GSF
TOP THIRD MIDDLE THIRD BOTTOM THIRD
$0.95 $1.50 $2.05
GSA Study National Average
$.50 $1.00 $1.50 $2.00 $2.50 $3.00 $3.50 $4.00 $4.50 $5.00 $5.50 Buildings' Average
= National Average $1.76
Figure 6: Top Performers by Aggregate Maintenance Cost ($/sf)
Source of National Average: BOMA/IFMA
Buildings in this
study, on average,
THE TOP-PERFORMING SUSTAINABLE spend 13% less on
maintenance than
BUILDINGS STUDIED SHOWED the National Average.
CONSISTENTLY LOWER AGGREGATE
MAINTENANCE COSTS THAN THE 13% $3.30
PER GSF
NATIONAL AVERAGE. $2.88
PER GSF
TOP THIRD MIDDLE THIRD BOTTOM THIRD
$1.56 $2.77 $4.81
GSA Study National Average
$.50 $1.00 $1.50 $2.00 $2.50 $3.00 $3.50 $4.00 $4.50 $5.00 $5.50 Buildings' Average
= National Average $3.30
13

14. FINDING 3:
GSA’s Green Buildings have Satisfied Occupants
GSA’s sustainably For the lower-performing buildings, the
study found that occupant satisfaction is
designed green buildings undermined by poor acoustics, lighting
and maintenance problems. A low level of
demonstrate a 27% higher ambient noise, a lack of sound masking, and
a perceived lack of privacy make acoustic
occupant satisfaction than quality worse.The poorly calibrated systems
that turn lights on and off in response to
the National Average. daylight conditions may cause problems for
some occupants. Mechanical failures and
poor maintenance can drive down satisfac-
Source for National Average: CBE, UC Berkeley14 tion scores.
LESSON LEARNED
This study provides important new GSA’s sustainably designed buildings are
evidence that occupant satisfaction is scoring points with their occupants in
higher in sustainably designed buildings. terms of overall building and workplace
Occupant satisfaction is important quality, indoor air quality, cleanliness, and
because it correlates with personal and quality of maintenance. We also gained
team performance. That often means the following insights from the lower-
higher productivity and creativity for an performing buildings:
organization.
First, acoustic performance matters,
As a group, the 12 sustainable build- and should be addressed by appropriate
ings studied scored better in occupant teaming and design criteria at the outset
satisfaction than the national average of every project.
for US commercial buildings. Half of the
buildings studied scored in the top quartile Second, both change management and
for occupant satisfaction. Significantly, periodic fine-tuning may be needed to
their average scores in all categories were make automated systems work well for
higher than those of LEED certified build- building occupants, at least until these
ings in the private sector14. This suggests systems are fully accepted.
that GSA’s integrated life cycle approach
will be a valuable model for public and Third, good building maintenance is a
private organizations. foundation stone of occupant satisfaction.
Don’t neglect it.
NATIONAL BUILDING FACTS
79% 80%
of employees surveyed were willing to forgo of employees surveyed said they felt greater motiva-
income to work for a firm with a credible tion and loyalty toward their company due to its
sustainable strategy.15 sustainability initiatives.16
14

15. OCCUPANT SATISFACTION SURVEY
Figure 7: Comparison Against National Averages
Source of National Average: Center for the Built Environment, UC Berkeley
Air Quality Satisfaction
Top Third 79%
Middle Third 68%
Bottom Third 58%
National Average 46%
Cleanliness Satisfaction
Top Third 91%
Middle Third 86%
Bottom Third 74%
National Average 62%
Thermal Satisfaction
Top Third 63%
Middle Third 47%
Bottom Third 30%
National Average 39%
Acoustic Satisfaction
Top Third 62%
Middle Third 47%
Bottom Third 30%
National Average 38%
Lighting Satisfaction
Top Third 81%
Middle Third 75%
Bottom Third 67%
National Average 75%
15