Let's pick the low hanging fruit first

We're all getting used to seeing headlines that read something like "New LEED Building Under Construction." It's really great to see and we are obviously moving in the right direction. If you're going to build a new building, of course it will have plenty of sustainable elements (regardless of whether or not it is LEED Certified). It just makes economic sense and anything less is not environmentally or socially responsible. However, there is a much bigger opportunity right under our noses that has been virtually ignored in the midst of this green frenzy. Existing buildings and existing tenant spaces offer tremendous green potential on Long Island. Consider the following: * There is approximately 60 million square feet of existing commercial office space on Long Island. * In most years, approximately 1 million square feet of office space is added through new construction. * In the current economic climate, Long Island developers will be reducing the amount of new construction. Do the math: The glaring opportunity on Long Island is to create green tenant spaces within our existing buildings and begin using green practices to maintain our existing buildings. In most other parts of the country, things are a little different. If you live in Omaha or Phoenix or many other land-locked cities, you just create a little more sprawl and build a new building. Long Islanders don't have that option (thankfully). On an island, the amount of land is obviously something that is finite. We are not building any more land here. The USGBC's LEED (Leadership in Energy and Environmental Design) Rating system offers two LEED ratings specifically for these circumstances. LEED for Existing Buildings: Operations and Maintenance provides a benchmark for building owners and operators to measure operations, improvements and maintenance. LEED for Commercial Interiors gives the power to make sustainable choices to tenants and designers. Both of these LEED "flavors" can be achieved for much less than new construction. In the case of existing buildings, changes in many of the routine maintenance items can make big differences in the operating expenses of a building. These savings will be critical to commercial landlords as we endure difficult economic conditions. No matter how green, construction of a new building has a more detrimental impact on the environment than refitting an older building, or simply making changes to the operating and maintenance procedures. The vast majority of Long Island businesses are tenants, not property owners; and there are still lots of options to create green spaces within buildings that aren't the greenest buildings on earth. For tenants who are considering a move or about to renew their lease, LEED for commercial interiors focuses on employee productivity, health and comfort, as well as operating expenses. In an age where retaining and recruiting great employees is essential for success, it makes sense for tenants to incorporate green practices throughout their enterprise. For Long Island, the best green building might be the one you're in right now. Ralph Benzakein, LEED AP, SIOR, is communications co-chair for USGBC-LI and is the vice president of CresaPartners, Melville, N.Y.