The Tools

Sustainability and its demand for higher performing buildings has introduced additional complexity and barriers to the leasing process. The templates and processes described within the Green Leasing Toolkit are examples of how organizations can create efficiencies and hopefully overcome these barriers.

The purpose of the Green Leasing Toolkit is to promote communication and create transparency within the lease process. This can be done through customizing traditional leasing tools to each organizations goals and objectives.   Due to the fact that each organization, portfolio and lease negotiation is unique, general templates and specifications are not always appropriate.   The examples of the tools and templates found in the toolkit are meant to be illustrative examples, and not meant to be an "off the shelf " solution for everyone.

  1. Green Policy Statement - A green policy statement defines an organization’s intended sustainability goals as they relate to its facilities. Green policies for building owners are typically used to incorporate green leasing language on master leases, new leases, and lease amendments. Sample leasing provisions can be incorporated in the policy statement to provide guidance that helps both parties to implement sustainable business practices, save money, conserve resources, and ensure the efficient operation of the buildings.
  2. Lease Options Matrix - Based on the tenant’s specific leasing profile, there are different characteristics that lead to more (or less) attainable green leasing options. These depend on the tenant’s size and financial commitment, the landlord’s tenant improvement (TI) allowance, the lease structure, control over operations and maintenance (O&M) of the facility, and other factors. The Green Options tool helps the tenant assess its portfolio’s characteristics and target achievable green lease options.
  3. Scorecard - A prospective tenant may issue an RFP to solicit, evaluate, and select proposals from landlords. The tenant must then compare the proposals. The Scorecard tool is a template for the tenant’s requirements relating to green practices and the comparison process once prospective landlords respond to the questions.
  4. Lease Provision Database - The Lease Provision Database provides examples of lease language and concepts that may pertain to a user’s occupancy situation and sustainability objectives. These lease provisions are not intended to be used without the input of a qualified attorney who is experienced in commercial leasing matters.
  5. Resource Database - The database contains public green building reports and guides related to green leasing from across the industry.

The Toolkit can be downloaded here.

Additional resources for landlords may be found below.

Green Work Letter

Landlords who are striving to create high performing interior environments as well as core and shell systems will need to standardize the work letter which specifies the design and construction of tenant’s office space.  A green work letter should specify the building materials and systems that should be used, demolition and construction recycling practices as well as the type of lighting and plumbing fixtures to be installed.

Learn more about specifications to be included when developing a green work letter.  For examples see green leasing specifications from the California and Pennsylvania Departments of General Services (DGS), and procurement guidelines from the EPA.

Green Work Letter
Green work letter agreement

Energy Star Portfolio Manager

Measuring and Monitoring the Initiative

ENERGY STAR is a joint program of the U.S. Environmental Protection Agency (USEPA) and the U.S. Department of Energy (USDOE).  ENERGY STAR applies a national energy performance rating, or benchmark on a scale of 1-100, to help energy managers assess how efficiently their buildings use energy, relative to similar buildings nationwide. A rating of 50 indicates average energy performance, while a rating of 75 or better indicates top performance.  ENERGY STAR includes consideration of both energy and water in its rating.

Portfolio Manager is an interactive energy management tool that allows you to track and assess energy and water consumption across your entire portfolio of buildings in a secure online environment. Whether you own, manage, or hold properties for investment, Portfolio Manager can help you set investment priorities, identify under-performing buildings, verify efficiency improvements, and receive EPA recognition for superior energy performance.

Owners should utilize the Energy Star Portfolio manager to track and monitor the efficiency of their building.

Green Marketing Materials

Creating Transparency

As green leasing requirements from tenants become more common, landlords are becoming increasingly more transparent in regards to promoting their buildings environmental attributes.  Key performance data such as energy, water and carbon use and intensity, recycling operations, as well as key green building programs are being made readily available to tenants and their architects and brokers.

Click here to download an example.