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Browsing by Subject "green building"
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Item Green Buildings: Economics and Policies(Oxford, 2016) Matisoff, Daniel C.; Noonan, Douglas S.; Flowers, Mallory E.; School of Public and Environmental AffairsThis article presents an overview of green building economics and policies through a survey of theoretical and empirical evidence concerning green building practices. We define green building policy as policies that affect the entire life of the building, from design and construction to operation and deconstruction. We examine the economics of green buildings in the United States, with particular emphasis on market failures in the building sector such as information problems and externalities. We also discuss how policy instruments are used to address these market failures. We present original data on the types and potential impacts of these policy instruments in the United States, along with a brief review of international green building programs. We conclude by describing challenges for the empirical study of green buildings and priorities for future research and policy in this area.Item In the LEED: Racing to the Top in Environmental Self-Regulation(Wiley, 2020-09) Flowers, Mallory Elise; Matisoff, Daniel C.; Noonan, Douglas S.; School of Public and Environmental AffairsDoes voluntary participation in eco-certification become more substantive over time, or less? Although past research on voluntary programs suggests that later participants are more likely to greenwash by only symbolically adopting voluntary standards, theories of regulatory competition suggest a possible “race to the top.” We argue that participation in voluntary programs can facilitate competition that enables a race, and we advance a theory of self-regulatory competition to explain dynamics of participation in voluntary environmental programs. Under this perspective, environmental self-regulation may facilitate a race to the top, despite possibilities for purely symbolic adoption. Analyzing data from a voluntary green building certification program in the United States, we introduce a methodology to distinguish propensities for symbolic certification from more substantive environmental performance. Data demonstrate that later adopters invest additional resources to attain higher certification, becoming greener and suggesting a race to the top in a voluntary greenbuilding certification program.Item Performance or Marketing Benefits? The Case of LEED Certification(ACS, 2015-01) Matisoff, Daniel C.; Noonan, Douglas S.; Mazzolini, Anna M.; School of Public and Environmental AffairsGreen building adoption is driven by both performance-based benefits and marketing based benefits. Performance based benefits are those that improve performance or lower operating costs of the building or of building users. Marketing benefits stem from the consumer response to green certification. This study illustrates the relative importance of the marketing based benefits that accrue to Leadership in Energy and Environmental Design (LEED) buildings due to green signaling mechanisms, specifically related to the certification itself are identified. Of course, all participants in the LEED certification scheme seek marketing benefits. But even among LEED participants, the interest in green signaling is pronounced. The green signaling mechanism that occurs at the certification thresholds shifts building patterns from just below to just above the threshold level, and motivates builders to cluster buildings just above each threshold. Results are consistent across subsamples, though nonprofit organizations appear to build greener buildings and engage in more green signaling than for-profit entities. Using nonparametric regression discontinuity, signaling across different building types is observed. Marketing benefits due to LEED certification drives organizations to build “greener” buildings by upgrading buildings at the thresholds to reach certification levels.Item Strategic Behavior in Certifying Green Buildings: An Inquiry of the Non-building Performance Value(2017-08) Chiang Hsieh, Lin-Han; Noonan, Douglas S.This study determines the magnitude of the market signaling effect arising from Leadership in Energy and Environmental Design certification for green buildings and explores the mechanisms behind the signaling effect. Previous studies have shown that signaling or marketability plays an important role in the pursuit for Leadership in Energy and Environmental Design and equivalent green-building certification. By analyzing all new construction projects receiving Leadership in Energy and Environmental Design certification from 2000 to 2012 in the US, this study estimates the relative importance of ‘green’ signaling. This broad perspective using project-level data enables an analysis of some drivers of signaling and the pursuit of marketing benefits. The roles of local competition and market conditions, as well as municipal regulations are examined, especially as they differ between types of building owners (e.g., for-profit firms, governments, nonprofits). The results indicate that the non-building performance value—value captured by Leadership in Energy and Environmental Design signals above and beyond the specific building attributes that Leadership in Energy and Environmental Design certifies—dominates the attainment of Leadership in Energy and Environmental Design scores around certification tier thresholds. Further, strong evidence of spatial clustering of this non-building performance value for some owner types indicates that for-profit owners may be more responsive to local competition than non-profit owners. Local legislative mandates predict greater signaling intensity by government-owned buildings, as expected, but for-profit-owned projects tend to signal less, even after controls for local conditions. The results highlight the importance of local conditions, including peer effects and regulations, in driving non-building performance values across a wide range of green buildings.Item Ten questions concerning integrating smart buildings into the smart grid(2016-11) Lawrence, Thomas M.; Boudreau, Marie-claude; Helsen, L.; Henze, Gregor P.; Mohammadpour Velni, Javad; Noonan, Douglas S.; Patteeuw, Dieter; Pless, Shanti; Watson, Richard T.Recent advances in information and communications technology (ICT) have initiated development of a smart electrical grid and smart buildings. Buildings consume a large portion of the total electricity production worldwide, and to fully develop a smart grid they must be integrated with that grid. Buildings can now be ‘prosumers’ on the grid (both producers and consumers), and the continued growth of distributed renewable energy generation is raising new challenges in terms of grid stability over various time scales. Buildings can contribute to grid stability by managing their overall electrical demand in response to current conditions. Facility managers must balance demand response requests by grid operators with energy needed to maintain smooth building operations. For example, maintaining thermal comfort within an occupied building requires energy and, thus an optimized solution balancing energy use with indoor environmental quality (adequate thermal comfort, lighting, etc.) is needed. Successful integration of buildings and their systems with the grid also requires interoperable data exchange. However, the adoption and integration of newer control and communication technologies into buildings can be problematic with older legacy HVAC and building control systems. Public policy and economic structures have not kept up with the technical developments that have given rise to the budding smart grid, and further developments are needed in both technical and non-technical areas.