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Project Budgeting & Financial Control
Dr. Tarek Saker
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=n a time faced with an energy crisis, water shortages, soaring housingcosts,
economic instability, dwindling natural resources, critical levels of airpollution and an
inordinate amount of waste produced each day it is essentialto begin taking steps to
prevent this pattern from continuing down the road ofenvironmental destruction.
The Engineers,Architects and Developers of today, more than ever,share an
obligation to create new and innovative structures that turn this cyclearound.
Buildings and development have an enormous impact on our quality oflife and the
quality of our environment, both in construction and in operations.Buildings expend 40% of
the world·s energy, 25% of its wood harvest andaccount for 16% of its water consumpàon,
all resources we cannot afford towaste.Buildings of the future need to take the step
beyond shelter and work
places and perform as efficient, economic, environmentally sound spaces in
which we can thrive and endure.
Green Architecture began with the first Earth Day in 1970, and has
grown in popularity as awareness of the earth·s many ecological problems
became more wide spread.
Economic factors have also helped the green movement by causingchanges in
building materials, and technology. This is most notable in changesto heating and cooling
systems, and improvements in insulation and windowconstruction.
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The "Green" refers to a method of design and construction that
minimizes burdens on our natural resources and the environment.
Sustainable or ¶Green Building· design and construction is the opportunity touse our
resources more efficiently, while creating healthier and more energyGefficient homes.
Although there is no magic formula, success comes in theform leaving a lighter footprint
on the environment through conservation ofresources, while at the same time balancing
energyGefficient, costGeffective,low Gmaintenance products for our construction needs. =n
other words, greenbuilding design involves finding the delicate balance between
homebuildingand the sustainable environment.
There are many certification organizations and rating systems for new
constructions. Such rating systems as the Leadership in Energy and
Environmental Design (LEED), will review a building, its assembly,
materials, and how it exchanges with its environment.The selection ofmaterials is reviewed
by its ability to be recycled or reused, its durability, andits local availability. None of the
systems available however, seem to devotemuch importance on what is known as embodied
energy.
´
Embodied Energy refers to the total energy required to procure amaterial from its
raw state, manufacture it, transport it and process it for itsintended use.Unfortunately at
this time, there does not seem to bestandardized method for calculating a materials
embodied energy; however,its calculation would ideally include the total energy consumed
during aproducts life time. The calculation must be complete enough to include
theextraction of raw materials including the associated energy or fuels used for
itsextraction to the end of the products lifetime; including removal and energiesrequired
for its reuse. Other energies to be included in the calculation aretransportation,
manufacturing, energy from manipulation and processingequipment, and other processing
requirements right down to the heating,cooling and lighting of the processing facility.
=f we consider this accounting methodology when building, we then have a
quanàùable means of our consumpàon. With energy reliance in the 21st
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century being primarily based on carbon based fuels, if we reduce the totalembodied
energy in the building, we are also reducing the effects of the usethese associated energy
types.
There is a clear advantage to building with a low total embodied energy.Products with
lower embodied energies are typically more economical, easierto work with, and are less
damaging to the environment.
=f a sustainability rating system could be created which included a materialsembodied
energy, it would be ideal to see materials durability andrecoverability factor included as
well. This could be assembled in a handbookfor architects and builders to establish
buildings total energy requirements.
Through the use of embodied energy calculations, we can accurately measurea building·s
energy requirement. Since construction is one of the most energyintensive and wasteful
processes, it provides us with a means to quantify ouruse and our waste.By using the least
amount of energy to build a structureand by being conscious of our dependence for this
energy, we are ultimatelybuilding sustainably and then able building within our means.
=magine abuilding equipped with renewable energy sources which will eventuallycompletely
offset the total energy required to construct the building. That·swould be a truly green
building.

Responding to the increased global interest and awareness ofenvironmental issues
and the principle of sustainable development,environmental assessment systems have been
created specifically for theconstruction industry. One example is theLEED (Leadership in
Energy and
Environmental Design) Green Building Rating System developed by the U.S.
Green Building Council (USGBC).
TheLEED program is a voluntary national standard for developing highGperformance
sustainable buildings. The rating system awards points for arange of stateGofGtheGart
strategies including sustainable site planning,safeguarding water quality and water
efficiency, energy efficiency andrenewable energy use, conservation of materials and
resources, and indoorenvironmental quality.
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As part of a nationwide effort toward conservation and sustainability, theAssociated
General Contractors of America (AGC) is working with the U.S.Environmental Protection
Agency (EPA) to develop an environmentalmanagement system (EMS) "template" that is
specifically designed for theconstruction industry.
AnEMS is a tool that helps companies from all industries manages
theirenvironmental impacts. =n the construction industry, an EMS would providethe
necessary framework for contractors to effectively manage environmentalobligations,
build "green," and achieve certifications such as LEEDs orparticipate in programs such as
EPA's National Performance Track. Building onthe EMS template, a construction company
will be able to identify companyactions that impact the environment, set improvement
goals, and plan how toachieve them. Some environmental impacts to address in an EMS
includecontrolling soil erosion and sedimentation, minimizing dust and noise, storingand
handling fuels, managing waste, preserving natural resources, protectingwetlands and
endangered species, and handling hazardous materials.

There are numerous advantages to designing for sustainability that faroutweigh the
upGfront construction costs. Reduced environmental impacts,lower operating costs, higher
productivity due to increased occupant comfortand health (which also may lead to reduced
insurance costs), reduced strain onlocal infrastructure, and community stewardship are
just some of the benefits.
More and more, owners from the public and private sector are attractedto the
concept of green construction and are starting to demand highGperformance buildings.
Some state and local governments have established"green" guidelines and incentive
programs, as well as requirements for theirown publicGsector buildings. As interest
expands, the construction industry isincreasingly challenged to demonstrate its
commitment to the environment.
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áá

Sustainable architecture is a general term that describesenvironmentallyGconscious
design techniques in the field of architecture.Sustainable architecture is framed by the
larger discussion of sustainability andthe pressing economic and political issues of our
world. =n the broad context,sustainable architecture seeks to minimize the negative
environmental impactof buildings by enhancing efficiency and moderation in the use of
materials,energy, and development space.

Energy efficiency over the entire life cycle of a building is the mostimportant single
goal of sustainable architecture. Architects use many differenttechniques to reduce the
energy needs of buildings and increase their ability tocapture or generate their own
energy.
á áá
The most important and cost effective element of an efficient heating,ventilating,
and air conditioning (HVAC) system is a well insulated building. Amore efficient building
requires less heat generating or dissipating power, butmay require more ventilation
capacity to expel polluted indoor air.
Significant amounts of energy are flushed out of buildings in the water, air andcompost
streams. Off the shelf, onGsite energy recycling technologies caneffectively recapture
energy from waste hot water and stale air and transferthat energy into incoming fresh
cold water or fresh air. Recapture of energy foruses other than gardening from compost
leaving buildings requires centralizedanaerobic digesters. Also site and building orientation
have a major effect on abuilding's HVAC efficiency.
Passive Solar Building Design allows buildings to harness the energy of
the sun efficiently without the use of any active solar mechanisms such asphotovoltaic
cells or solar hot water panels. Typically passive solar buildingdesigns incorporate
materials with high thermal mass that retain heateffectively and strong insulation that
works to prevent heat escape. Lowenergy designs also requires the use of (mobile) solar
shading, by means ofawnings, blinds or shutters, to relieve the solar heat gain in summer
and to
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reduce the need for artificial cooling. =n addition, low energy buildings typicallyhave a very
low surface area to volume ratio to minimize heat loss. This meansthat sprawling
multiGwinged building designs (often thought to look more"organic") are often avoided in
favor of more centralized structures.
indows are placed to maximize the input of heatGcreating light while
minimizing the loss of heat through glass, a poor insulator. =n the northernhemisphere this
usually involves installing a large number of southGfacingwindows to collect direct sun and
severely restricting the number of northGfacing windows. Certain window types, such as
double or triple glazedinsulated windows with gas filled spaces and low emissivity (low GE)
coatings;provide much better insulation than singleGpane glass windows. Preventingexcess
solar gain by means of solar shading devices in the summer months isimportant to reduce
cooling needs.
eciduous Trees are often planted in front of windows to block
excessive sun in summer with their leaves but allow light through in winterwhen their
leaves fall off.ouvers or light shelves are installed to allow thesunlight in during the
winter (when the sun is lower in the sky) and keep it outin the summer (when the sun is
high in the sky).áoniferous orvergreen
lants are often planted to the north of buildings to shield against cold north
winds.=náolderálimates, heating systems are a primary focus for sustainable
architecture because they are typically one of the largest single energy drainsin buildings.
=narmerálimates where cooling is a primary concern, passivesolar designs can also be
very effective. Masonry building materials with highthermal mass are very valuable for
retaining the cool temperatures of nightthroughout the day. =n addition builders often opt
for sprawling single storystructures in order to maximize surface area and heat loss.
Buildings are oftendesigned to capture and channel existing winds, particularly the
especially coolwinds coming from nearby bodies of water.
=n climates with four seasons, an integrated energy system will increase inefficiency: when
the building is well insulated, when it is sited to work with theforces of nature, when heat
is recaptured (to be used immediately or stored),when the heat plant relying on fossil
fuels or electricity is greater than 100%efficient, and when renewable energy is utilized.
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Active solar devices such as photovoltaic solar panels help to providesustainable
electricity for any use. Roofs are often angled toward the sun toallow photovoltaic panels
to collect at maximum efficiency, and some buildingseven move throughout the day to
follow the sun.
The use of undersized wind turbines in energy production in sustainablestructures requires
the consideration of many factors. =n considering costs,small wind systems are generally
more expensive than larger wind turbinesrelative to the amount of energy they produce.
For small wind turbines,maintenance costs can be a deciding factor at sites with marginal
windGharnessing capabilities. At low Gwind sites, maintenance can consume much ofa small
wind turbines revenue.

á
One central and often ignored aspect of sustainable architecture isbuilding
placement. Although many may envision the ideal environmentalhome or office structure as
an isolated place in the middle of the woods, thiskind of placement is often detrimental to
the environment. First, suchstructures often serve as the unknowing frontlines of
suburban sprawl. Second,they usually increase the energy consumption required for
transportation andlead to unnecessary auto emissions. =deally, most building should
avoidsuburban sprawl in favor of the kind of light urban development articulated bythe
New Urbanist movement. Careful mixed use zoning can make commercial,residential, and
light industrial areas more accessible for those traveling byfoot, bicycle, or public transit,
as proposed in the Principles of =ntelligentUrbanism.

Some examples of sustainable building materials include recycled denimor blownGin
fiber glass insulation, sustainably harvested wood, Trass, Linoleum,sheep wool, high and
ultra high performance concrete, panels made frompaper flakes, baked earth, rammed
earth, clay, vermiculite, flax linen, sisal, seegrass, cork, expanded clay grains, coconut,
wood fiber plates, calcium sandstone, locallyGobtained stone and rock, and bamboo, which is
one of thestrongest and fastest growing woody plants, and nonGtoxic low GVOC glues
andpaints.
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Sustainable Materials will be fatherly discussed with more details later on.

Sustainable Architecture focuses on the onGsite use of waste,incorporating things
such as grey water systems for use on garden beds, andcomposting toilets to reduce
sewage. These methods, when combined withonGsite food waste composting and offGsite
recycling, can reduce a house'swaste to a small amount of packaging waste.
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Some sustainable architecture incorporates recycled or second handmaterials. The
reduction in use of new materials creates a correspondingreduction inmbodiednergy.
Often sustainable architects attempt to retroGfitold structures to serve new needs in
order to avoid unnecessary development.
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The building structure must also be considered. Cost/effectiveness is animportant
issue in sustainable architecture projects, and one of the mostefficient designs here in is
theublicousingpproach. This approach letseveryone have their own
sleeping/recreation space, yet incorporate communalspaces eg. Mess halls, Latrines &
public showers.
Architectural design can play a large part in influencing the ways thatsocial groups
interact. Communist Russia's Constructivist Social condensers area good example of this,
buildings which were designed with the specificintention of controlling or directing the
flow of everyday life to "create sociallyequitable spaces".
ustainablerchitectural esign can help to create a sustainable way of
living within a community. While the existing social constructs can be seen toinfluence
architecture, the opposite can also be true. An overtly sociallysustainable building, if
successful, can help people to see the benefit of livingsustainably; this can be seen in many
of Rural Studio's buildings in and aroundHale County, Alabama, and in the design of ALA
Himmelwright's "modelfireproof farmhouse," located at Rock Lodge Club in Stockholm,
New Jersey.The same can be said for environmentally sustainable design, is
that´rchitectureáanead Theay For Areateráommunity.µ
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The concept of sustainable building incorporates and integrates a varietyof
strategies during the design, construction and operation of building projects.The use of
green building materials and products represents one importantstrategy in the design of a
building.

Green Building Materials offer specificBenefits to the building owner
and building occupants:

Reduced maintenance/replacement costs over the life of the building.

Energy conservation.

=mproved occupant health and productivity.

Lower costs associated with changing space configurations.

Greater design flexibility.
Building and construcàon acàviàes worldwide consume 3 billion tons of rawmaterials
each year or 40 percent of total global. Using green buildingmaterials and products
promotes conservation of dwindling nonrenewableresources internationally. =n addition,
integrating green building materials intobuilding projects can help reduce the
environmental impacts associated withthe extraction, transport, processing, fabrication,
installation, reuse, recycling,and disposal of these building industry source materials.
Green Building Materials are composed of renewable, rather than
nonrenewable resources. Green materials are environmentally responsible
because impacts are considered over the life of the product. Depending upon
projectGspecific goals, an assessment of green materials may involve an
evaluation of one or more of the criteria listed below.

á á

Resource efficiency

=ndoor air quality

Energy efficiency

Water conservation

Affordability
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ááá
Resource Efficiency can be accomplished by utilizing materials that meet
the following criteria:

áá á : Products with identifiable recycled content, including
postindustrial content with a preference for postconsumer content.

: Materials harvested from sustainably
managed sources and preferably have an independent certification (e.g.,
certified wood) and are certified by an independent third party.

áá
á
á: Products manufactured with
resourceGefficient processes including reducing energy consumption,minimizing waste
(recycled, recyclable and or source reduced productpackaging), and reducing greenhouse
gases.

á: Building materials, components, and systems found
locally or regionally saving energy and resources in transportation to the
project site.

á
: =ncludes saving a material
from disposal and renovating, repairing, restoring, or generallyimproving the appearance,
performance, quality, functionality, or valueof a product.

áá: Select materials that can be easily dismantled and
reused or recycled at the end of their useful life.

áá áá
áá: Products enclosed in recycled
content or recyclable packaging.

Materials that are longer lasting or are comparable to
conventional products with long life expectancies.

=ndoor air quality is enhanced by utilizing materials that meet the following
criteria:

G á: Materials that emit few or no carcinogens,
reproductive toxicants, or irritants as demonstrated by the manufacturer
through appropriate testing.
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á á : Products that have minimal emissions of
Volatile Organic Compounds (VOCs).Products that also maximize
resource and energy efficiency while reducing chemical emissions.

G á : Materials installed with minimal VOCGproducing
compounds, or noGVOC mechanical attachment methods and minimal
hazards.

: Products and systems that resist moisture or inhibit
the growth of biological contaminants in buildings.

: Materials, components, and systems that
require only simple, nonGtoxic, or low GVOC methods of cleaning.

Products that promote healthy =AQ by identifying
indoor air pollutants or enhancing the air quality.
áá
Energy Efficiency can be maximized by utilizing materials, components, and
systems that help reduce energy consumption in buildings and facilities.
á
Water Conservation can be obtained by utilizing products and systems thathelp reduce
water consumption in buildings and conserve water in landscapedareas.

Affordability can be considered when building product lifeGcycle costs arecomparable
to conventional materials or as a whole, are within a projectGdefined percentage of the
overall budget.
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áá
Product selection can begin after the establishment of projectGspecificenvironmental
goals. The environmental assessment process for buildingproducts involves three basic
steps.

Research

Evaluation

Selection
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á
This step involves gathering all technical information to be evaluated,including
manufacturers' information such as Material Safety Data Sheets(MSDS), =ndoor Air
Quality (=AQ) test data, product warranties, source materialcharacteristics, recycled
content data, environmental statements, anddurability information. =n addition, this step
may involve researching otherenvironmental issues, building codes, government regulations,
buildingindustry articles, model green building product specifications, and othersources of
product data. Research helps identify the full range of the project·sbuilding material
options.

This step involves confirmation of the technical information, as well asfilling in
information gaps. For example, the evaluator may request productcertifications from
manufacturers to help sort out possible exaggeratedenvironmental product claims.
Evaluation and assessment is relatively simplewhen comparing similar types of building
materials using the environmentalcriteria. For example, a recycled content assessment
between variousmanufacturers of medium density fiberboard is a relatively
straightforward"apples to apples" comparison. However, the evaluation process is
morecomplex when comparing different products with the same function. Then itmay
become necessary to process both descriptive and quantitative forms ofdata.
A Life Cycle Assessment (LCA) is an evaluation of the relative
"greenness" of building materials and products. LCA addresses the impacts of aproduct
through all of its life stages. Although rather simple in principle, thisapproach has been
difficult and expensive in actual practice (although thatappears to be changing).
One tool that uses the LCA methodology isBEES (Building forEnvironmental and
Economic Sustainability) software. =t allows users tobalance the environmental and
economic performance of building products.The software was developed by the National
=nstitute of Standards andTechnology'sBuilding and Fire Research Laboratory.
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3.á .
This step often involves the use of an evaluation matrix for scoring
theprojectGspecific environmental criteria. The total score of each productevaluation will
indicate the product with the highest environmental attributes.=ndividual criteria included
in the rating system can be weighted toaccommodate projectGspecific goals and objectives.
áá
Architectural salvage and reclaimed materials are used whenappropriate as well.
When older buildings are demolished, frequently any goodwood is reclaimed, renewed, and
sold as flooring. Any good dimension stone issimilarly reclaimed. Many other parts are
reused as well, such as doors,windows, mantels, and hardware, thus reducing the
consumption of newgoods. When new materials are employed, green designers look for
materialsthat are rapidly replenished, such as bamboo, which can be harvested
forcommercial use ajer only 6 years of growth, or cork oak, in which only theouter bark is
removed for use, thus preserving the tree. When possible,building materials may be
gleaned from the site itself; for example, if a newstructure is being constructed in a
wooded area, wood from the trees whichwere cut to make room for the building would be
reGused as part of thebuilding itself.
áá

Low Gimpact building materials are used wherever feasible: for example,insulation
may be made from low VOC (volatile organic compound)Gemittingmaterials such as recycled
denim or cellulose insulation, rather than thebuilding insulation materials that may contain
carcinogenic or toxic materialssuch as formaldehyde. To discourage insect damage, these
alternate insulationmaterials may be treated with boric acid. Organic or milkGbased paints
may beused. However, a common fallacy is that "green" materials are always betterfor the
health of occupants or the environment. Many harmful substances(including formaldehyde,
arsenic, and asbestos) are naturally occurring and arenot without their histories of use
with the best of intentions. A study ofemissions from materials by the State of California
has shown that there aresome green materials that have substantial emissions whereas
some more"traditional" materials actually were lower emitters. Thus, the subject of
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emissions must be carefully investigated before concluding that naturalmaterials are
always the healthiest alternatives for occupants and for theEarth.
Volatile organic compounds (VOC) can be found in any indoorenvironment coming
from a variety of different sources. VOCs have a highvapor pressure and low water
solubility and are suspected of causing sickbuilding syndrome type symptoms. This is
because many VOCs have beenknown to cause sensory irritation and central nervous
system symptomscharacteristic to sick building syndrome, indoor concentrations of VOCs
arehigher than in the outdoor atmosphere, and when there are many VOCspresent, they
can cause additive and multiplicative effects.
Green products are usually considered to contain less VOCs and be better forhuman and
environmental health. A case study conducted by the Departmentof Civil, Architectural,
and Environmental Engineering at the University ofMiami that compared three green
products and their nonGgreen counterpartsfound that even though both the green products
and the nonGgreencounterparts both emitted levels of VOCs, the amount and intensity of
theVOCs emitted from the green products were much safer and comfortable forhuman
exposure.
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Now more people and businesses opt for green buildings, = think it·sbecause there's
an awareness of the importance of efficiency, conservingenergy, and improving occupants'
health. There's a push politically, and a lot ofthe building codes are now going toward
green. =t has also kind of become thecause to support in the entertainment industry.
Many people are interested in doing their part for the environment, aswell as
improving their health. When they understand the benefits of lowvolatile organic
compounds (VOC) carpets and paint, and how much thatimproves their home environment,
there's a great deal of interest, especiallywhen the cost of doing so is not much more than
purchasing products thathave those harmful chemicals in them.
There's a lot of technology available to homeowners that can greatlyimprove their
environment and health. =t is also becoming much moreavailable and the costs have come
down. Every indication is that it is becomingthe way of the future. = think we'll continue to
move forward on energyconservation and environmental consciousness.
On the commercial side, green buildings offer really profound economic value.Now in 2009,
= think that people are almost getting panicky about energyprices, and that's driving them
to look at ways of creating energy efficientbuildings, operations, and automobiles. There's
a much bigger sense ofurgency about energy efficiency today than before.
=s green construction and renovation more expensive?=t's hard to getan accurate
estimate of the additional costs of building green. There arereports suggesting that it
costs just as much to build green as a conventionalbuilding. But if a building owner puts in
an alternative energy system, it's goingto be more expensive. Alternative water systems
are more expensive. So,much of the increased cost reflects how green you want your
building to be.
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á á

My sense is that green building is going to become standard buildingpractice. We
need to be careful not to saturate green because people see it aspotentially increasing
costs in these hard economic times. This is actually goingto save money, and it's not
inherently more expensive. As long as that messagegoes out, = think we'll be seeing more
and more green homes.
= think it·s nice when you go into restrooms in businesses and airports,that instead
of noticing, "Oh, it's green," you notice when it's not green. =t hasbecome so common that
once you put your hands under the sink, the watercomes out and turns itself off, that
when you have a manual sink, you startthinking they are really behind the times. = don't
know if ='m typical, but it isinteresting that ='m starting to notice companies that are not
green.
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á
1. http://www.ciwmb.ca.gov/
2. h6p://knowledge.allianz.com/en/globalissues/energy_co2/energy_eëci
ency/
3. h6p://greenconstrucàon.ca/?p=40
4. http://en.wikipedia.org/wiki/Sustainable_architecture
5. http://www.doityourself.com/stry/greenconstruction

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