Darby Strong

Playing point. Delivering the rock.

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Thoughts from the Green Building Trenches

“Leadership should be born out of the understanding of the needs of those who would be affected by it.” ~Marian Anderson

Green building has come a long way since the United States Green Building Council’s (USGBC) building standard, Leadership in Energy and Environmental Design (LEED), took hold about a decade ago. As the market transformed and more bold standards were realized, working towards the creation of truly sustainable buildings and neighborhoods proved to be an effective way to tackle our current environmental crisis. Yet, there’s still much work left to do and many voices to be represented. Until we are able to provide a heightened level of respect within our immediate circles and organizations and begin to truly start “walking the talk”, we will surely fail in our attempt to “save the world”.

The story I am about to tell is nothing new, and it repeats itself across boardrooms and cubicles every day. Workers are unhappy, from assembly lines to classrooms and office parks to city halls. You’d be hard pressed to look for business books without running smack dab into dense offerings on leadership, organizational improvement through narrative (a la Let My People Go Surfing) and explorations of overcoming workplace politics and angst. The book that has recently resonated with me the most is “The No Asshole Rule” by Bob Sutton.

Sutton, a professor of Organizational Behavior at Stanford Business School, as well as a professor of Engineering there, has dealt with his fair share of assholes, as he describes in his thought-provoking book. Sutton makes a comprehensive and solid argument for how assholes cost organizations, from lost productivity to the real costs of having an asshole on board. So much so, that many highly successful organizations – like Google and Zappos – have instituted the “no asshole rule”, requiring new hires to agree by signing on the dotted line. This deliberate act often ensures that unsavory behavior is not exhibited in the first place, and sends a message that if it is, it will not be tolerated. (Sutton warns, though, that simply acting as if you have this policy but not enforcing it, is worse than not having the policy at all).

So, are you, or is someone you love, a certified asshole? Admittedly, we have all exhibited the characteristics of an asshole from time-to-time. Try as we might, we all do the best that we can with the skills that we have in order to get by in this world, but often fall short of our aspirations. And that’s totally acceptable as we yearn to better ourselves. But I’m talking about certified assholes; individuals who allow their insecurities, bullying, and abuse of power to run amok, unchecked, ultimately infecting everyone around them with their noxious gases.

Suttons’ “dirty dozen list of everyday asshole actions” includes personal insults, rude interruptions, two-faced attacks, and treating people as if they are invisible, along with other highly repugnant behavior.

Sadly, the personality exhibited by this “dirty dozen” list paints the picture of an unhappy individual working from a place of pain and fear. The pain of feeling less than, or inferior, and the fear of being rejected and unloved. It’s an incredibly sad situation, and one that deserves immediate, sincere attention. More often than not, though, these sometimes subtle behaviors are never addressed.

I would know. My former boss isn’t a certified asshole, per se, but when I take the quiz to assess whether or not she fits the description, she “passes” the test with flying colors. Almost every question on that list is something she would answer yes to, if she were able to be brutally honest with herself.

Neither she, nor the organization that continues to celebrate her talents and promote her behavior, are unable to look at this bleak situation honestly, which is too bad. Because I believe that she could learn to address her wheelbarrow full of baggage, refocus her energies onto her many talents, and remove her incredible insecurities and scorn so that, ultimately, her gifts and the gifts of her peers could take center stage. Sadly, the organization seems ever positioned to stroke her ailing ego, thus nurturing her willingness to put her work first – above all else – ensuring that the leaders continue to shine, no matter the cost. Ultimately, this has helped to diminish the input of colleagues who offer alternate solutions or challenge the leadership in any way.

I used to imagine how our relationship could have been different if my former boss weren’t always competing with me and her colleagues. How it might help solve daily problems if she was willing to truly mentor and share her knowledge and talent, rather than speak down to her subordinates and make them feel lousy most of the time. Unfortunately, her willingness to work constantly outrageous hours (while wearing it as a badge of honor, of course), along with her incredible ability to produce, has enabled the organization to turn a blind eye to the serious problems that exist with her management “style”.

If the incredibly basic needs of respect and collaboration can’t even be met at a respected, progressive non-profit working towards tranforming the built environment and beyond, how then will we traverse from our current state to an enlightened one where truly sustainable goals can be realized? How, pray tell, will the requirements of transparency that are expected of manufacturers and industry be met when a small non-profit veils its upper-level decisions and overall day-to-day operations in a thick cloud of secrecy and deception? This Machiavellian approach to “transforming” the built environment will no doubt result in a place only fit for a Prince.

Imagine a truly professional environment, where an organization helps to support the “asshole” so that she can heal herself. This path would help to begin the “detoxification” of the group, allowing it and its employees to focus on the work at hand, rather than rewarding asshole behavior with promotions, more power, and more people to manage and infect with one’s own toxicity. These progressive values, so often expressed as a base level requirement in mission based/non-profit environments, is especially important to achieve, if only for the sake of not being so ironically contradicting.

Unfortunately, I’ve seen first hand the realities on the ground, and our collective hope of reshaping business-as-usual is currently falling far short from our ideals. We must nurture and respect the input of all involved, ESPECIALLY those on the front lines doing the hard work, rather than merely giving lip service to such a thing, ever maintaining the upper echelon of our beloved top-down models. We must put to death our fear-based proclamations of propriety, recognition, and entitlement. Then, and only then, will we begin the transformation, finally shedding the cocoon that protects the outdated, inaccurate view of reality that so many collectively, desperately cling to.

The Wheels Are in Motion

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A couple of weeks back, a local builder asked me and my partner at OneWorld Sustainable to look into all of the prevailing green building programs and to give them an overview of each program. While I had already investigated and learned these various guidelines to further my own personal knowledge, it was a natural extension into the tangible nuts and bolts of the green building prospect in a real world setting.

Being a part of a burgeoning “movement” is at once both exciting and challenging. As a person with an affinity for organization, efficiency, and some structure, navigating the waters on pilot* programs such as LEED for Homes and the new NAHB National Green Building Program is littered with unanswered questions that requires a DIY spirit.

One of the biggest challenges facing all LEED for Homes projects is, how much will this cost, and how does it really work?

In my area (the Southeast), the USGBC has chosen Southface as their LEED for Homes Provider, one of 12 in the country. Southface has then chosen a handful of practitioners, referred to as Provider Representatives. These Provider Representatives will oversee the project and be the liaison between the client and Southface, who then forwards all of the project documentation on to the USGBC. Any LEED for Homes project MUST go through this chain of command, and each detail passes through these many hands. And as far as becoming a Provider, that is not an option at this time, which leaves you working within the system that is in place in your area, including the sometimes lack of various third party verifiers/raters needed in order to handle the interest. Tired yet?

More challenging is trying to figure out exactly who does what, and how much each program will cost. As OneWorld will likely act as the green rater on most LEED projects, providing the blower door tests, etc., we as a community of practitioners working on LEED projects are all still figuring out what to charge for our services. Due to the uncertainty of time commitments, among other things, it is somewhat difficult to explore the unknown and then place a price tag on it at the same time.

Most perplexing is the real time needed to do the actual work. If implementing these guidelines means that 40 hours of additional third-party verification and paperwork per house is needed throughout the course of the project, how much would you have to pay yourself or an employee for those 40 hours? Most professionals at this level charge at least $125/hr, and at that (lower) rate, one is already spending $5000 just for the actual paperwork and testing needed to appease the guidelines. While I personally believe this cost to be worth it, the market has not yet met the value of these services, and it is not yet conceivable that most builders can carry that additional cost on the front end to hopefully make it up on the back end yet. Add to that the fact that most of the Providers are part of a larger firm, garnering much more than $125/hr for their well-deserved expertise, and it is hard to justify being involved in the process at all, if only to be an advocate of “green” building rather than to make a profit in the process. Which most smaller organizations can not afford to even entertain, as there are real costs associated with the work. (time, gas, mileage, expertise, etc.)

While experiencing these growing pains is par for the course with any new system, product, field, etc., it seems that those eager to “roll out” the framework need to be as instrumental in helping to apply the nails to keep it together. My hope is that the USGBC and Providers are dedicated to helping this framework to become solidified by way of providing guidance and answers to many ambiguous areas of the guidelines themselves, and the structure of the actual implementation of the projects. And I think that they are, which is beneficial as we all learn this program by trial and error.

Still, while the LEED for Homes program is taking its commercial expertise and applying it to the residential sector, the pure economics don’t quite jive as well as it does within the billion dollar, architect laden haven of the commercial program.

Don’t get me wrong; we need the thinking and elevated understanding that the USGBC has brought to the table over the years, and their work has definitely helped to pave the way for the “greening” of America’s built environment. Conversely, expecting that a builder doing mostly production work (whether it be small or large scale) pay 3-5K PER HOUSE to get the LEED stamp of approval is completely off base and unrealistic. While this model may work with high-end custom home builders, the responsibility of helping all builders “go green” more safely rests on the shoulders of the NAHB program.

We’ll see what happens, but my money is on the NAHB program taking root and leading the “green” residential programs nationwide. I would love to see a best practices forum, where real insight can be gained from the detailed aspects on any given completed project. Like cancer researchers discovered decades ago, sharing ones experiences and knowledge can only benefit the whole, much needed in our present global climate. Pun intended.

[UPDATE] Technically, LEED for Homes is out of pilot, but there is still a ton to figure out. Also, the USGBC is in the midst of creating the LEED for Homes Volume Pilot, for builders with a development with over 50 single family houses. The intention here is to help offset the cost of a house plan that is likely to be built over and over again.

Residential Green Building Programs

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Each time I hit the road, which is pretty often, I am always interested in the ways that sustainable building and design have affected a place, if at all, and how sustainability has been implemented there. It seems like a herculean task to keep track of the various residential green building programs all over the country, and with USGBC’s LEED for Homes and Energy Star Homes taking a strong hold nationally, I wonder…will we have one comprehensive set of guidelines for residential sustainability (for new home and remodels), or will the guidelines tend to be hyper-local and scattered, creating a splintered affect among building and design practitioners?

States like Oregon, Washington, Colorado, and California have been “building green” for decades now, and while it wasn’t quite mainstream 20 years ago, the interest level of the common consumer in these states was much higher than in other parts of the country. Because of that, many of the green building programs that have taken hold locally are comprehensive and elevated strategies for the residential sector in many of the cities there, like Portland, Seattle, Boulder, and all of California. Add to the list progressive places like Chicago and Austin, and you will find a pool of Architects, builders, and developers who have been practicing sustainability long before Al Gore hit the road with his Inconvenient Truths.

Yesterday, the NAHB launched their National Green Building Program, “an education, verification and certification program that will allow builders anywhere to build green homes”. While this is, on the surface, a positive move towards sustainable building practices becoming the norm rather than the exception, there must be concern for the rigidity of the guidelines and the level at which NAHB considers a building sustainable. While there are many conscientious builders, builders along with developers are the two entities dragging their feet on “green” building, at least in my experience here in the Southeast. Institutions don’t often embrace change, even if that change is good for them. Logistically, it is difficult, and many times, we humans prefer easy. 2008 may turn out to be the year of change, and our ability to embrace it seems the test of our continued success.

Over the course of this year, Project Green Spot will be taking an in-depth look at various residential green building programs, and examine further how the NAHB program has impacted the residential home sector. PGS also intends to examine how the third party verification entities evolve, and how they remain objective in an industry rife with “incentives”. Stay tuned…

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