Building Operations and Maintenance

Credit Language

OP 4: Building Operations and Maintenance – version 2.2

Data Accuracy Video

Frequently Asked Questions

How has this credit changed between STARS 2.1 to 2.2?

Substantive changes have been made to this credit. Some of these changes include renaming the credit to more clearly communicate its intent. Electricity units are now requested in kilowatt-hours to help minimize data entry and conversion errors. Source-site ratios were updated to be consistent with US EPA Portfolio Manager. A comprehensive list of differences can be found in the 2.2 Summary of Changes.

What’s the difference between LEED O+M certification and the more common LEED BD+C standard?

This credit recognizes LEED O+M certification rather than the more common LEED BD+C standard, which is recognized in Building Design and Construction.

For more information, take a look at the LEED for Existing Buildings eligibility requirements.

How can I determine if the LEED certified project on my campus received LEED O+M certification rather than the more common LEED BD+C standard?

This credit only recognizes O+M certified projects. LEED ratings are often documented in the LEED Projects Database. You may also consider reviewing your institution’s buildings web pages or checking with your campus facilities representatives.

Are there there other credits that ask for the same information?

Gross floor area and energy intensive space reported in this credit should be consistent with Operational Characteristics (PRE 4/IC-2) or slightly lower, and valid discrepancies should be clarified. A lower number may be reported under this credit if the institution excluded certain types of unoccupied space (parking garages, stairwells, etc.) from this credit but not others. Likewise, buildings for which certification is pending may be excluded from the calculations for this credit for up to 2 years following registration with LEED or another rating system. Valid discrepancies should be clarified in the Notes field. See related Help Center article on sharing information between credits.

What are some examples of multi-attribute and single-attribute green building frameworks that count for this credit in STARS 2.2?

Examples of green building rating systems, policies and programs that qualify for each of the Buildings credits may be found here. A list of Green Building Council (GBC) rating tools is available from the World Green Building Council.

Resources, Templates & Tools

• Examples of single-attribute and multi-attribute green building rating systems
• Green Building Council rating tools

Example Responses

• Cornell University – Detailed responses provided. In addition to the standard attributes,  field includes a well-organized description of a four-attribute maintenance program. Notes field includes links to policies and other documents for each attribute area. 
• Pennsylvania State University — Good example of combined O&M and multi-attribute maintenance, which includes a blue-cleaning program. Includes uploaded blue cleaning guidelines and a link to a LEED O&M Gold project.
• Princeton University – Descriptive field includes a well-organized description of a multi-attribute maintenance program. The O&M system addresses less common components such as grid interconnection considerations, waste performance, light pollution, rainwater harvest & management, and alternative transportation performance. 
• Santa Clara University – Concise response based on adherence to a multi-attribute sustainable buildings policy that addresses building design/construction and operations/maintenance. 
• University of California, Davis – Great documentation to support certifications through LEED O&M and BREEAM In-Use. An upload of building certifications is included, and a discrepancy in building square footage is explained in the Notes field.
• University of Massachusetts Amherst – Good example of reporting a single-attribute program through the Energy STAR Portfolio Manager System. A list of certified buildings is uploaded.
• University of Toronto Mississauga – Concise responses. Good reporting example of building management through a single-attribute (green cleaning) program.

Common Issues Identified During Review

• Score outlier: Uncommon for institutions to earn more than 2 points unless buildings are LEED O+M certified. If a high score is reported, check closely for the issues below.
• LEED O+M Certification – This credit recognizes LEED O+M certification rather than the more common LEED BD+C standard, which is recognized in OP 3. Response under “A brief description of the green building rating system(s) used and/or a list or sample of certified buildings and ratings” should clarify the rating system and level for each certified building.
• If claiming any square footage under O+M Certified Space, response under “A brief description of the sustainable operations and maintenance policy/program and/or O+M rating system(s)” should include detail on the buildings, rating systems and dates of project completion. Detail on any reported uncertified space (multi-attribute or single attribute rating systems) should be included in this descriptive field. See 2-page guide on Examples of multi-attribute and single attribute ratings.
• Data consistency: Gross floor area and energy intensive building space should be consistent with PRE 4 or lower, if a similar performance year is used. A lower number may be reported under OP 4 if the institution excluded certain types of occupied space (parking garages, stairwells, etc.) from this credit but not others. Likewise, buildings for which certification is pending may be excluded for up to 2 years following registration with LEED or another rating system.