LEED Certification – What is it and How does it Work?

What is LEED Certification?

LEED Certification is the certification issued by the United States Green Building Council awarded to “healthy, highly efficient, cost-saving green buildings, providing environmental and social benefits” as measured by the LEED Rating System.

How does LEED Certification work?

According to the USGBC, in order to achieve LEED certification, a project “must first complete all prerequisites and then earn points by selecting and satisfying credit requirements. Projects go through a verification and review process by GBCI and are awarded points that correspond to a level of LEED certification: Certified, Silver, Gold and Platinum.”

The image below shows the number of points associated with each LEED Certification level:

LEED Rating System Tiers

What Factors are Considered when Evaluating a Project for LEED Certification?

The LEED framework addresses a variety of factors that contribute to environmental and social benefits of a project. This includes things like energy and water use, the type of materials used in construction, how waste is handled, the quality of indoor environments, and more. Each LEED rating system has its own qualifications and categories for assessment.

What is the LEED Rating System?

LEED stands for Leadership in Energy and Environmental Design and it is a globally recognized, voluntary green building rating system created by the United States Green Building Council (USBGC) that certifies building sustainability. The LEED Rating System is the most widely used green building rating system, according to the USGBC, and it helps to set a standard for sustainable building practices that prioritize resilience, efficiency, and respect for the environment.

What are the different LEED Rating System Versions?

The LEED v5 is the latest LEED Rating System, but project managers can select from LEED v5, LEED v4.1 and LEED v4 depending on project specifications and needs. The USGBC website has a guide to help you choose the right LEED Rating System for your situation at https://www.usgbc.org/leed-tools/rating-system-selection-guidance

Let’s take a high-level look at the latest LEED Rating Systems.

LEED v5 is divided into the following sections:

  • LEED for Building Design & Construction (BD+C) – This category encompasses new construction as well as major renovations. Types of building projects included under this category include things like schools, warehouses and distribution centers, healthcare buildings, and retail buildings, among others.
  • LEED for Interior Design & Construction (ID+C) – This category pertains only to interior spaces that are “a complete interior fit-out”. LEED v4.1 divides this into subcategories of commercial, retail, and hospitality.
  • LEED for Building Operations & Maintenance (O+M) – This applies to existing structures, focusing on helping operational and occupied buildings achieve greater efficiency.

LEED v4.1 also contains:

  • LEED for Residential Building & Construction – This category pertains to residential buildings that are new construction or considered a major renovation. This includes buildings such as single family residences as well as multi-family homes.
  • LEED for Cities and LEED for Communities – This category addresses the needs of cities (places defined by municipal public sector governance) and communities (any urbanized location that is not considered a “city”, as well as privately developed urban areas).

For both of these categories in LEED v.4.1, there are subcategories for planning and design, geared toward new cities or communities that are currently in the planning phase, and for existing communities and cities that are at least 75% built out.

Why Get LEED Certified? LEED Certification Benefits

LEED Certification goes beyond simply having a piece of paper or being able to say that you’re certified. In addition to the confidence and integrity that having LEED certification embodies, there are other concrete benefits to getting your construction projects LEED certified:

  • LEED certified buildings can charge higher rental rates.
  • According to the USGBC, 61% of corporate leaders believe that sustainability leads to an improved financial performance.
  • LEED certified buildings generally have better retention rates, happier occupants, and increased productivity rates.
  • LEED certified buildings often have lower operating costs due to the cost savings incurred by more efficient energy and water systems
  • Incentives like tax breaks, insurance discounts, and zoning allowances are often offered to LEED certified developments.
  • LEED certified buildings help ensure a healthy indoor environment for their occupants, focusing on things like indoor air quality and other environmental factors to ensure that they’re safe for workers, residents, or other guests.
  • LEED certified buildings generate less waste.

What are the fees associated with LEED Certification?

LEED certification involves separate fees for registration and certification.

  • The LEED registration fee is a flat-rate fee that is paid up front when you first register your project to be considered for the LEED certification process.
  • The LEED certification fee varies depending on your specific project’s LEED Rating System and the size of your project. As opposed to being paid up front like the registration fee, this fee is paid once you submit your project for certification review and it covers both preliminary and final review fees.

Depending on the project and scope, there may be other fees that can occur throughout the process, including scenarios like:

  • Requesting expedited review timelines
  • If the gross floor area of your project changes between preliminary and final reviews
  • Making changes to the gross floor area, rating system, or review type after an invoice has been generated or paid
  • Supplemental appeals

You can view a comprehensive table of LEED certification fees by project type and size here.

LEED Certification Steps

  1. Select the appropriate LEED rating system. To pursue LEED certification for your project, you’ll first need to identify the appropriate LEED rating system that applies to your project type and scope. 
  2. Register your project. You will need to fill out official forms to register your project for LEED certification, and also submit payment for any applicable fees.
  3. Apply for pre-certification and/or certification. Using the Arc online platform, submit your project for certification and pay the accompanying fee.
  4. Await application review and approval. After submitting your certification request, GBCI will review your application. The review process is divided into several parts, depending on your situation. All submissions go through a preliminary review and you will receive a Preliminary Review Report within 20-25 days. This allows you the option of revising your application, gathering further documentation, and re-submitting for final review if there’s anything that comes back that needs attention. You will then receive notification within 20-25 days of final review about approval. If you are still not approved or need to further amend your application, you may optionally provide a Supplemental (Appeal) Review. This will also yield an answer within 20-25 days, after which you can revise and resubmit for further review an unlimited number of times.

Can LEED Certification be revoked?

It’s rare, but it is possible in some circumstances for LEED certification to be revoked from a project. Be sure to retain all of your documentation and supporting materials from your initial LEED Certification application for two years in the event that there’s a certification challenge. Learn more about the GBCI Certification Challenge Policy.

Get LEED Certified in Atlanta and beyond with Eberly & Associates

As you’ve read in this guide, getting your project LEED certified offers countless benefits for your business, your projects, and the people who live and work in the buildings you design. The process can feel overwhelming, but that’s why we’re here. At Eberly & Associates, our team of expert civil engineers, land planners, and landscape architects know how to navigate each step of the development process, no matter how large or complex the project. We can help assess your plans and get your next project LEED certified, whether you’re located in Georgia or throughout the Southeastern US. We’ve been proudly serving our clients for over 40 years and can’t wait to hear more about your next project. Contact us today or call 770.452.7849 to get started.