November 29, 2023

Understanding Sustainable Building Certifications

The building design and development industries feature a variety of third-party certification programs designed to highlight sustainable project attributes. These certifications apply to developments of all sizes and types, from single buildings to entire neighborhoods, and from residential to commercial projects. They also range in complexity, verification requirements, and scope. With so many options available, where should practitioners begin? 

What Are Green Building Certification Programs?

Sustainable building certification programs generally fall into two categories: 

• Multi-attribute programs – These address various sustainability aspects within a single framework, such as energy efficiency, water conservation, and material selection. 
• Single-attribute programs – These focus on a specific sustainability factor, like Energy Star’s emphasis on energy efficiency. 

Most building-related certification programs take a multi-attribute approach, covering factors such as: 

• Energy and water use 
• Building material sustainability and toxicity 
• Site selection and environmental impact 
• Indoor air quality 
• Waste reduction and material reuse 
• Access to efficient transportation options 

These programs typically feature mandatory prerequisites alongside elective strategies. Projects earn points based on implemented strategies, with higher scores leading to more advanced certification levels. 

While early certification programs primarily focused on environmental sustainability, modern programs increasingly incorporate human health and social justice elements. Notable examples include the WELL Building Standard and Fitwel, which emphasize health and wellness, and the Just label from the International Living Future Institute, which promotes social transparency. 

A Brief History of Sustainable Certifications: BREEAM and LEED

Among the earliest green building certifications, BREEAM (Building Research Establishment’s Environmental Assessment Method) was developed in the UK in the 1980s and launched in 1990. Shortly after, LEED (Leadership in Energy and Environmental Design) was created based on similar principles and has since become one of the most widely recognized certification programs in the U.S. LEED is now incorporated into many federal, state, and local regulations as outlined on this interactive map. 

Both BREEAM and LEED are multi-attribute programs, offering frameworks for sustainable design and development. However, it’s important to note that many buildings adhere to sustainability principles without pursuing formal certification. 

The Importance of Certification Programs

Sustainable building certifications provide several key benefits, contributing to their widespread adoption: 

1. Standardization and Clarity – Certifications create a shared language around sustainability, reducing ambiguity. For instance, a project labeled simply as a “green building” is open to interpretation, whereas a project pursuing “LEED v4.1 Interior Design and Construction (ID&C) Silver Certification” has clear, defined expectations. 
2. Third-Party Verification – Many certification programs require independent verification, including documentation reviews, site visits, and performance testing. This process enhances credibility, ensures compliance, and helps prevent misleading sustainability claims, often referred to as “greenwashing.” 
3. Legal and Market Value – Many certifications align with regulatory requirements and provide access to incentives. Additionally, as Environmental, Social, and Governance (ESG) frameworks gain traction, certifications like LEED and WELL help organizations demonstrate their commitment to sustainability goals. 

Resources for Further Exploration

The landscape of sustainable building certifications is complex and continually evolving. For those seeking guidance, these resources provide valuable insights: 

• The Whole Building Design Guide offers a comprehensive overview of multi- and single-attribute certification systems. 
• BuildingGreen maintains a detailed guide to product certifications and EcoLabels. 

About the Author 

Nicole DeNamur is an attorney and sustainability consultant based in Seattle, WA. Through her company, Sustainable Strategies, she helps clients navigate the risks of sustainable innovation while achieving ambitious environmental goals. Nicole has also developed and taught graduate-level courses at the University of Washington and Boston Architectural College. She was named Educator of the Year by the International WELL Building Institute and offers an online course, Accelerated WELL AP Exam Prep. 

AIA Contract Documents has provided this article for general informational purposes only. The information provided is not legal opinion or legal advice and does not create an attorney-client relationship of any kind. This article is also not intended to provide guidance as to how project parties should interpret their specific contracts or resolve contract disputes, as those decisions will need to be made in consultation with legal counsel, insurance counsel, and other professionals, and based upon a multitude of factors.