by John H. Cluver, AIA, LEED
We’re about to get another code. To the ranks of the zoning code, building code, fire prevention code, property maintenance code, private sewage disposal code (yes, there is such a thing), and many others, we will soon be able to add a Green Code. The International Code Council, publisher of model codes used by many states and local municipalities, is currently working with several other organizations to create the International Green Construction Code (IGCC), with the intent of adding it to their other offerings with the triennial release of the 2012 family of codes. The IGCC looks at issues of site development, material resource conservation, energy conservation, and water use, and sets minimum requirements for provisions within these categories. In addition, it lists other potential requirements and compliance thresholds that adopting agencies (state and local governments) can set, along with requiring a minimum number of project compliance electives. This approach provides a degree of customization not found in other components of the construction code, giving the states and local governments that choose to adopt it with a surprising degree of flexibility. This is a good thing, because I anticipate that there will be many areas that add the IGCC to its quiver of codes given the push we are seeing in many areas to make sustainable design practices mandatory.
So, pertinent to this blog, how does the IGCC affect an existing or historic building? After all, haven’t we all heard that “The greenest building is the one already built.” Fortunately, this code recognizes that existing buildings require different approaches to being sustainable. Additionally, historic buildings are given the flexibility to bypass or find alternatives to compliance that could adversely affect its historic character. The requirements within the IGCC for existing buildings are pretty logical, and mandatory compliance items include making sure thermostats are working, sealing leaking ducts and pipes, and repairing defective valves and dampers. It is worth noting that as currently written, these items must be addressed when any work is done on the building, even if the planned work does not specifically affect them. While this can impose an additional financial burden on a project, it is basically repair and maintenance work that a conscientious building owner should be performing anyway, so I do not fault the concept. In addition, the code requires that these items be addressed only to the extent that they are accessible or not revealed during the work, so it is not intended to create a massive case of scope creep. On top of these base minimums, there are additional requirements placed on alteration projects, with a cap on these at 10% of the cost of the project. These measures to choose from are numerous (there are about two dozen) and include items such as: a building energy audit, installing metering devices and control systems to regulate and reduce energy usage, adding duct and pipe insulation, making a commitment to a maintenance cycle for equipment, and providing sufficient attic insulation where possible. These measures have a definite common sense approach to them and are worthwhile pursuing on their own merits, but recognize that they have the potential to greatly impact any projects that are being planned after its implementation, as budgets will either need to be increased or the scope of work adjusted accordingly to account for these requirements. Of course, if implemented and maintained properly, they have the potential to contribute to long-term cost savings through improved efficiency. The key hurdle will be to make sure that these additional up-front costs do not push capital improvement costs to the point where a much needed project, such as a roof replacement, isn’t performed due to the expense of compliance.
It is important to note that while the International Code Council has finalized the code, implementation of it will be dependent on its adoption by states and local jurisdictions. That could begin as soon as March 2012, when the code is published. I expect some municipalities (particularly larger cities) to do so quickly, whereas in other locales it will happen more slowly (or not at all). I fully anticipate that projects already under design contract prior to the date of implementation will be grandfathered from compliance with this code, but that it will be required for any new project started after that date, so be sure to check with your local code official.
Posted in Preservation