LEEDuser's moderator's note: Please post your recertification questions below!
I have a project that wants an EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. recertification. The project is an existing building that does have an EBOM certification already (Dec 2010)but a new tenant is moving in and is the one requesting a recertification. The new tenant will be managing things quite differently and we would need to establish new policies that are pertinent to the new tenant. In addition, windows will be replaced (the amount still unclear) and AHUs will be changed.
The Recertification Guidance does not really clarify new tenant situations and it feels like this could be a new EBOM certification all together vs. a recertification. As the new tenant would want to track the performance of the changes they have implemented not previous performance from the previous tenant.
Has someone experienced a similar project situation?
Thanks so much for the help.
Jaida, great question because it really highlights the difference between BD&C thinking and EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. concepts. The focus of a re-certification is to provide data to show how the building has been managed over the previous time based on the standards set at the initial certification. The new incoming tenant has no influence on that data...it should have already been compiled by the existing tenant. Examples are Energy Star, water meter readings, & purchasing records. The incoming tenant has two options: 1. To recert right now to benchmark the building as at the time they moved in. (Then they can make all the changes they like and recert again when they wish to do so...any time in the NEXT 5 years). 2. Do nothing right now but make the changes that they want to do...wait a year for those changes to have an effect...then recert. (All the policies and program changes will then have an effect that is measurable)
I think the client will prefer the second option. As they are interested in managing the changes they implement. If they do chose to move forward with the second option. Wouldn't this be considered a new EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. certification? Because as you state the purpose of a recertification is to manage facility development from initial certification. You had stated recert. so just want to make sure I have it right. Or is this situation considered a recert. just because its in a building that have a previous EBOM certification?
Barry, my concerns is all of the management plans that were devloped in the previously EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. certification. If you recert your project according to option 2, when do you show the reviewer the new documents that we now shall refer our recertification to? In that aspect my thoughts were as Jaidas, that this would count as a brand new certification. But that wouldn't be efficient to do new certifications as soon a new tenant will moves, so ofcourse we would prefer to recertify.
OK, First question is can the building go for a new certification? In this case no, the EB is tied to the building not the operational team. Now to unwind that...there have been cases where a new owner has taken over the building and all previous data from the building has been 'mislaid'. In this case you could get dispensation from GBCI to undertake a new certification, but it's case by case...not a blanket pass. There are also some cases where the original certification was in V2 and was re-certifying in v3 (or more nominally in V4)...again that's up to GBCI if they allow a new certification or not to be undertaken. In terms of the new tenant wanting to make changes lets take an example of pest management. A new tenant may well want to bring in a new team to take on that work. But you already have an IPM policy in place from the original certification...and it must have been ok because the GBCI reviewers accepted it. With a new IPM team in, of course that policy will be re-written, standards reset and that 'new' policy uploaded to GBCI for approval. However the 'actions' of the policy, (when the pest management was executed, with what, by whom, an in compliance with LEED and local codes), will be the details from the previous months before the new tenant took over plus whatever actions have been used under the new policy. Another example is the new HVAC equipment. Because you are making 'radical' changes to the HVAC equipment then under LEED 'rules' you will need to recalibrate IEQ prerequisite 1. The previous calculations are null and void because new equipment has been installed. To be honest team you're making this really complicated when it doesn't need to be. Buildings change ownerships all the time, new tenants come in....use the original data as the basis for raising the overall effectiveness and efficiency of the building. Bring in new policies and plans and operation details where they make sense. Write a clear narrative for the GBCI team showing why you made changes and show the support documents tying up the previous tenant to the new tenant.
I have a few projects that certified under LEED EB:O+M 2009, receiving their certification in 2011 or 2012. In some instances there is some concerns that LEED v4 will affect our certification level negatively, and we are considering recertifying in early 2015 in order to still be eligible under the "old" version.
In the recertification guidance document there are few credits (SSc4, EAc2.1 and EQc1.1 are the ones that come to the top of my mind), where components need to be completed once every 5 years. If our project completed these elements, as part of their first certification, in 2011 would that still stand for the re-certification in 2015?
I suspect that it should, but has anyone else been able to find any further information on this?
Antoni, to start with and not to put too finer point of it, V4 will NOT 'affect your re-certification level negatively'...that's just bad press being bandied about. Ok, now I've got that off into email land...we'll follow up with the credit question. Right now you should be registering all your potential re-certifications for recert immediately. This will 'hold' them in V3 for a TOTAL of 5 years or until your re-certification period ends...no matter what version of LEED EB is in the marketplace (and of course registration is free so why not do that right now). It also gives you the opportunity to upgrade to v4 IF YOU WISH!.
Now to the '5 year rule'. In a lot of the current cases our suggestion to our clients is that they re-certify at the 4 and half year level so that original credit documentation created in the initial certification still stands...provided that no significant changes have been made (that would impact the credit) during the period. This will hold for prerequisites like IEQp1. Now rest assured GBCI reviewers will be all over these original documents to make certain that you have no made changes that do nullify the original paperwork so be prepared to justify this.
Hi Barry. I'm in a similar predicament.
An old project was certified under EB:O&M late June of 2011 and they intend to re-certify under v3. I was informed that those who wish to avail of v3 should register before June 2015. The caveat is there is an addition to the building that will be operational by June 2014.
I read in the Certification Policy Manual of Jan 2012 that after the performance period ends, the review should be done within 60 days.
1) When should the project register for re-certification? Would you recommend that this be done before June 2015?
2) Is there a time period within which the preliminary review must be done after project registration? or is the date of preliminary review solely dependent on the end of the performance period?
3) For the additional area, should there be a transition period within which the systems need to stabilize (mechanical and electrical, as well as occupancy) before the performance period data collection should be done? Or can the performance period begin as soon as the additional area is operational?
Hoping for your advise.
Thank you and regards,
Pabs. I can see that you really want to make this complicated...ha, ha!. Lets go back to basics first. In the original certification you finished the performance period a long time before you got the building 'certified'. For the sake or argument that was probably end of April 2011 (look it up to make sure). Now advance 5 years on a calender to April 2016. This is the absolute drop dead final date for the re-certification performance period. So to answer 1. Yes, register right now for re-certification as this will 'hold' V3 till April 2016. For 2. The preliminary review can take place after the performance period end. (In reality DON'T cut it that fine...allow 90 days inside the April 2016). for answer 3. There is no such thing as 'performance period collection should be done'...you're already in it as the 5 year re-certification period IS the performance period and should already be collecting data on all the credits that you originally got and be looking to open new credits ready for recert in April 2016. Without doubt MRc3, MRc9 and IEQc 1.5 MUST be collected for the full recert period REGARDLESS of if you did these in the original certification and in your case with the new addition then you should be all over these credits. (Note the percentage floor area addition may mean that you need to complete BD&C in the addition and not EB O&M, read the MPR's on this and the standard language of the USGBC about choosing which rating system to use on additions). Kindest Regards to you.
The additional space is in fact going for certification under NC, so we're looking into having just once re-cert for the entire project. Do let me know if this is not feasible.
For 1 and 2, points taken. For 3, I've recently just gotten hold of the recert manual and will go over it.
Pabs, Re-cert of the complete project should be the way forward....try and wait long enough to really have the Energy Star score maximize the great building techniques of the new construction...otherwise on MRc3, 9 and IEQ c1.5...there will need to be a discussion with GBCI to see if you can double dip all the material credits from LEED NC into LEED EB (I doubt it but it's worth a try). Obviously if you make additions to the central plant/HVAC system...those credits will need updating, but you can at least fold the cost into the NC project. Great move.
Hello again Barry,
Just one more thing to clarify:
1) For the portion going for LEED NC, does this need to go for EB:O&M first before re-certification? It will be operated by the same facilities management group maintaining the original structure that was awarded LEED EB:O&M.
From your notes, this portion can go for outright re-certification along with the re-certification of the entire project so the scope of the re-certification will cover the original portion (LEED-EB:O&M certified) AND the smaller new portion (going for LEED NC certification). Just needed re-confirmation before we register.
2) Do we need to wait until the new portion (going for LEED NC) is certified before we register for re-certification? The earliest date of anticipated certification of the new portion is sometime 2015.
I'm having trouble with my recertification template for credit EAc4. When I input the total RECs purchased (only using off-site renewable energy) and the total energy site usage, it is telling me that I have purchased 100% green power. Based on my calculations, I believe that I only purchased 50%. Is there a different calculation to use? Or is the template faulty?
If you are referring to the percentage that is calculated within the table, then this is referring to the percent over the performance period only. Additionally, the amount purchased should be for the designated performance period only (not the full 2 year contract). I'm looking at a v05 form so maybe they've fixed the bug? If you need a form update, you can request one by clicking on the feedback link at the top of the website.
Has anyone successfully registered a project for recertification that was previously certified under LEED Online v3? I was just informed by the USGBC representative that I needed to register the project as if it was not initially certified under v3. My hope was that certain project items would transfer over into the recertification project but it doesn't seem like the case.
Go back and discuss this with GBCI. I think your snag may be due to the fact that LEED on LIne can't 'transfer' all the original documentation from the first certification straight into all the credits in the re-certification. (It's classed as a 'certification' with each credit having the option button that shows that the building was originally certified under LEED EB, NC, CS)....which means...then you'll need to review each credit and upload all the documents again. In some ways this is sensible as it will make you look through the credit support documents and understand any shortfalls that you may get with the re-cert.
New guidance for Existing Buildings recertification has been posted! You can find it here: https://www.usgbc.org/ShowFile.aspx?DocumentID=19201
This document is meant to replace all previously released temporary guidance, but it doesn't discuss what to do with credits not previously awarded in the initial certification.
Any credits not previously awarded are treated like 'new'...i.e. 3 month performance data needed. (However during the recertification performance period...4 to 5 years, it would be nice if building operators were already taking data down to show that the building is advancing over the whole performance rather than just the last 3 months)
Hooray! This guidance has been long awaited. I'm very excited to see we finally have a clear document to reference in our Certification maintenance. Thanks to all who contributed to this document.
Barry - Thank you for your response! I assumed that was the case. The guidance also defines recertification as any "Subsequent application(s) to the LEED for Existing Buildings: Operation Maintenance program after receiving an initial LEED for Existing Buildings certification under any version." Does this mean we can now recertify buildings that were previously certified under LEED EB 2.0? The previous guidance specifically stated that this would not qualify for recertification.
Any version of EB, even back to pilots can now re-certify with these guidelines provided that they satisfy the 5 year rule. Good luck
I have to say, I am very glad that the USGBC really kept the owner's best interest in mind with these guidelines!
The recertification guidelines "temporary" or otherwise have apparently been removed from the website. When you go to the link posted here a message pops up that says "Stay Tuned! Guidelines available September 2012" I've searched and searched and can't find recertification guidelines anywhere and submitted an email inquiry today to GBCI asking when they expect to post the guidelines. We've registered our LEED EB Gold corporate headquarters for recertification but it's all pretty confusing at this point.
LEED EBO&M Recertification Guidance as of 11/07/2012
According to the guidance I've seen from LEED, your performance period for recertification is from the time you were certified initially up until the time you submit for for recertification. Therefore if you wait 5 years, you are expected to provide 5 years of data. Well, what if you simply wait until that 5 years expires, and then simply start again with 3 month performance periods? That seems to make more sense than gathering 5 years of data.
It's certainly an option, except that during that 5 years we have well seen at least two updates to LEED. The purpose of recert is to make a seamless transition between the different years of operations. By recertifying at least ever two years rather than five you will be able to make use of almost all the existing forms and support documentation that you used initially. Yes you are right the support paperwork is a nightmare especially if you have no documents being gathered over the years and letting the certification lapse is an option. However is this really want we want to do. Our original intention was to show that over the years buildings can provide the support data that shows that they have maintained their high performance status and are worthy of displaying the EB plaque. By letting the EB lapse you are not showing this only that for a three month period you'd complied. This discussion is not really about certification, it's really about data acquisition and maintainance
Is the USGBC ever going to release guidance on recertification? I've been told for over a year and a half now to sit tight, because recertification guidance is on the way. I still have yet to see anything on the website. I've been project manager for a number of certified EB O&M buildings, and they are all requesting guidance on how to maintain their documentation and recertify. I've been telling them that guidance is on the way, but still nothing. All I've heard is that once you're certified, your Performance Period for recertification starts the day you are certified. Therefore if you were certified four years ago, then you need to collect fours years of data for any credits you achieved initially. Besides that, there is still a lot of gray area. Are properties expected to conduct Energy Audits on an annual basis? Do the ASHRAE 62 outdoor air readings have to be measured again? If so, how often, annually? Once during the performance period? Its become very frustrating waiting on guidance, and I'm afraid that it is hurting the Certification process. Without proper guidance, I fear that some of these properties will let some of the aspects go by the wayside. The market is out there for recertification. But without proper guidance from the USGBC, it is becoming difficult to keep these properties on task. If anyone can provide insight on recertification and recertification resources, it would be greatly appreciated.
Chris, I heard that USGBC is actively working on this and expects something out by mid- to late-spring. By "something" I mean not only guidance but LEED Online functionality. Stay posted!
yo! its summer, whats the update on recert guidance?
do we need to perform the IBEAM audit (IEQc1.1) every year?
do we need to submit new data for WEc3?
Here is the Recertification Guide. It helps a bit, but still has a few gray areas: https://www.usgbc.org/ShowFile.aspx?DocumentID=19201
Our project recently been awarded, and we are now ask by owner, how to get prepare for re certification process. one interesting topic that we bring onto the table is IEQc2.1 (occupant survey).
based on our experienced in conducting occupant surveys process, we took almost 5 months to complete the whole process from end to end.
Our building have 81 difference tenants, and average daily occupant coming to work into our office tower is 11,000 people. as if we to conduct the survey according to ASHRAE 55 -2004 recommendation (once every 6 months). If were to follow the recommendation, we anticipated to use up great amount of human resources yet create some discomfort level to the tenants. Has anyone encounter this issue before during re certification preparation with building owner?
I'd contact GBCI and get a clear answer as previously this need only be repeated every TWO years (unless of course you had major faults highlighted in the survey that required operational or physical changes to the building). In any case with that amount of people I'd take the 'average' number option rather than trying to do the whole 11,000.
thanks for the input. When was your last discussion with GBCI? i hope they still stick with 2 years per survey. The previous survey result is ok, doesn't have major issues, only that, it really a tiring process if were to follow ASHRAE 55 requirement. Ya, though is 11,000 people, we only took 30% of the actual total occupant.
We received initial EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. v2 certification in April 2010. We are now pursuing recertification. Do we have to wait 2 years from the April 2010 date before submitting our recertification to GBCI for review? Would our performance period for recertification start from date of original certification or from end date of performance period of original certification? What should the time span of the performance period be? Thanks for any assistance.
You can re-certify as soon as you like or any time up to 5 years. The recert starts the day you get the original certification (see your email from the GBCI). [The building was not 'certified' until the GBCI says it was]
Our project initially certified in June 2009 under LEED EB v2.0. We have registered for recertification under LEED EB+OM 2009.
What are the requirements for us to recertify? Do we have to resubmit documentation of each individual credit or just for the prerequisites?
Submitting for each individual credit is essentially starting over considering the significant changes to the rating system. In this case, how would we handle the performance period for credits and prerequisites that did not previously exist?
Reference guide states performance period for credits not earned during initial certification is the initial performance period. It is basically impossible for them to expect us to have policies in place or be collecting data for credits/prereqs that were did not exist during this period.
I have requested clarification from GBCI and expect a response in the next few weeks. Any advice in the meantime would be very much appreciated. Any one gone through recertification of a EB v2.0 project to EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. 2009?
Paul - according to a document issued by the GBCI titled "Temporary Guidance for Recertification under LEED for Existing Buildings: Operations & Maintenance," project originally certified under EB v2.0 are ineligible for recertification under LEED EB:O&M and would need to first complete initial certification under EB:O&M. With that said, it would make sense to treat your "recertifcation" project as an initial certification project.
I hope the GBCI responds to you with a more streamlined approach though. I'm sure everyone on this topic would greatly appreciate any additional information the GBCI would provide!
Thanks for your insights Alicia! This seems to be the consensus among people I have spoken with. Only 2 years have passed since our initial certification, it is frustrating to be starting over completely after such a short time, but that looks to be the reality.
UPDATE: Received response from GBCI on our project. Basically, because we are recertifying a LEED EB building to the new LEED EB+OM standards, we should treat it as an "Initial" certification under LEED EB+OM as Alicia suggested. Performance period will start anew and will not be: the period for initial certification or the time in between initial and recertification, as had previously been suggested also.
I am surprised this issue has not gotten more attention on this forum. Other than responses to very specific questions submitted to GBCI, there exists NO accurate information on a LEED EB to LEED EB+OM recertification. This includes the "Temporary Guidance for Recertification..." document. It does suggest that we were not eligible for recertification under EB+OM, but did not give any further instruction, especially on the performance period.
I find this an interesting subject as many buildings that went LEED EB did so under v2...however if you registered under EB v3 for re-cert then the differential between the credits may pose a major problem. In legal reality if you hold a registration for re-cert under EB 2008, then really GBCI should honour that...however if they 'demand' that you up to v3 and they don't charge for the upgrade you then have two choices. 1. muscle the building through a v3, or 2. request an pass on recert and complete an 'initial' certification in v3.
Where can this "Temporary Guidance for Recertification under LEED for Existing Buildings: Operations & Maintenance" be found? I can't seem to find it online anywhere.
One of our EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. projects has been submitted for review, and we'd like to confirm the list of items that needs to be tracked thereafter for the recertification in the future.
- Per the EBOM reference guide, the recertification can take place as late as 5 years later. If that's the case, the performance period would be the entirety of the 5 years. Taking MRc5 - Food Purchasing for example, do all food and drink purchases for the duration of 5 years need to be tracked and documented for the recertification submittal?
- Does the period of 5 years start right after the project is submitted for review or right after the project receives LEED certification?
If any one can please shed some lights, your help would be much appreciated.
Jason - There is not a whole lot of public guidance on recertification yet, but if I were advising a project, my answers would be:
- Yes; purchases should be tracked for the duration. EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. is predicated on the concept that without data collection and tracking, you simply don't know whats happening in a building. The USGBC believes that the value in this tracking will outweigh the burdens. So the expectation is that once you've developed a tracking system for purchasing, waste, etc..., its permanent. And that such a system will easily allow for providing summary data at any point in time for reporting to USGBC or anyone else. That doesn't necessarily mean that the USGBC will expect you to provide documentation for all 5 years, but they reserve the right to do so.
- The 5 year clock 'should' start running at the end of your performance period. I would assume exceptions would be made for things that change via the review process, but that's the safe bet.
Lots of unanswered questions about recertification though. I wrestle with these often and look forward to hearing more about the USGBCs conclusions.
Hope that helps,
Dan, thanks very much for your detailed comments. I agree with your points, and the 5-year period starting from the end of performance period would actually make more sense!
I'm starting some planning in this realm as well. Water and energy are musts. But on the purchasing and waste side, is anything required? Or is just based on which credits you wish to earn? For instance, if we earned MRc4 already, I suspect we need to keep documenting those purchases in order to retain the point during recertification ... yes? But could we choose to let it lapse? What about something like MERVMinimum efficiency reporting value. 13 filters ... do we have to document those purchases over 5 years?
Am I missing any other big ticket items?
Jared I think the expectation is that for any credit you earn in your initial certification, you would either maintain documentation for that credit for the next X years (X being less than or = to 5), or let it lapse. I don't think its likely that USGBC will allow you to re-earn a credit if there is a lapse in performance over the 5 year period. The mechanics of that can get messy and uncertain (for example, is performance measured over the full time period, or does it need to be measured annually and meet the threshold each year within the X year period - those two things could be very different . . . ) but in the big picture, continue tracking and documenting all the credits you've earned. Theoretically, if EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. is well-designed, that tracking should be inherently valuable for ensuring the ongoing success of your sustainability program. . .
Hope that helps,
Anybody know how these details can be confirmed? Agreed that tracking is valuable, but there are also many trade-offs depending on the time required for each task. We're just getting through our initial certification, so this feels like the time to build a solid list of what should be tracked and when ...
Jared, what details are you unsure of that you would like to confirm?
Clearly USGBC and GBCI need to provide more guidance in this area, and it's likely they will in the next couple years. However, I think Dan has a pretty good grasp on what we know right now.
I think I'm thinking of the many little details that you're probably also referring to with "more guidance."
Many of these revolve around performance periods. Will performance periods be as low as 3 months and variable, as in the current system? Or will they all be the same, from time of original certification until the new application? I'm guessing the latter, but some odd issues could arise. For instance ... over, or during, what time frame will alternative transportation be measured? Could it be measured within the first month, but not re-checked 4 years and 11 months later?
In other cases, I'm curious if requirements will be altered slightly to better fit re-certification. Say for MRc4, the current system only calls for a purchasing plan and minimal physical purchases ... will this evolve into tracking similar to MRc1-3?
And finally, given the many plans and policies ... will efforts be made to check that they are being followed closely? For instance, the purchasing policy essentially sets the stage for MRc1-3, which my project did not pursue the first time around. Will these credits be required under re-certification?
Given our banter to date, I'm guessing these details don't exist yet ... just figured I'd keep the dialogue going.
Paul, most of your questions are answered in the introductory portion of the LEED-EBOMEBOM is an acronym for Existing Buildings: Operations & Maintenance, one of the LEED 2009 rating sytems. 2009 Reference Guide. There is also some basic recertification information on the USGBC site that answers some of your questions.
Recertification does involve resubmitting credits, but it can be a streamlined process.
I've read the reference guide and would still like you to expand on the timing of recertification. Does the recertification process have to be completed within the five year limit, or can the application be made at the five year mark and the recertification process continue on into year six?
The LEED Reference Guide specifies that you must file for recertification at least once every five years.
My understanding is that as long as you have filed within five years, you have the time it takes your application to be processed as a grace period. This seems like it's cutting it close, though, and doesn't give you much wiggle room in correcting any issues that come up. If you've tracked and documented things through the five year period, I wouldn't think it would be a problem to get the application complete well in time.
Regarding the 5 years - does the clock start at the end of the Performance Period or the date of Certification Notification? Our project had almost a 6 month time frame from end of PP until actual certification due to the long review process so it does make a substancial difference.
Additionally, the ongoing tracking requirements still seem unclear from this string and does seem like quite a burdon on building owners to actually keep up the meticulous tracking for that length of time will be a turn off to the whole process.
The clock starts the day you 'accept' the certification at whatever level you finally get. (Usually you receive a congratulatory email from the GBCI and this links to showing the project as 'certified' on the USGBC website)
So the GBCI will not ask for the tracking from the window of time from PP end date to certification? For a specific project I have in mind it was over 6 months...
Jen, I won't with-hold the info. An example would be Energy star...you can't leave out 6 months of data nor should you leave a hole in data gathering for water use, materials from a construction job etc.
What exactly are you trying to get around? How soon do you need to get re-certified, what was the date of the original certification.
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