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As a follow-up to my previous two blogs “The IGCC is totally unnecessary…”  I’ve continued with elaboration on my second point (stated in the blog title)… if you’ve never read the International Green Construction Code (IGCC), I hope the following information will be an eye-opener – helping you to see how the IGCC will cost architects money (in fees)…

To save space on AIA-Knowledge Net, I’ve listed the IGCC inclusions that require documentation and submission to “code authorities” on my blog – “Orange To Green” – click the link:  http://greenhermes1.blogspot.com

I’ve attempted to list the submission requirements and the “professional” who’s responsible for organizing and documenting the specific code-requirement…as you review the listings, you may think I’ve ignored the “LEED consultant”, and you’d be correct in your assumption – there’s no need for a LEED consultant, unless you want to get a third-party certification…but why would an owner want that, if his building is generally codified into the LEED system…

And, therein, is the problem…my contention is simple: LEED consulting is an “adder” to the fee structure - it’s an accepted practice, since LEED consultation is not a mandatory requirement (except in certain governmental contracts – where additional compensation is still acceptable); however, complying with the “building code” is NOT an acceptable reason for increasing fees - all owners expect Architects to deliver a building design than complies with the building code, and once sustainability is codified, the desire for additional compensation will meet stiffer resistance from owners who are already feeling the pinch from a variety of sources – funding, construction, overhead, etc…

Additionally, most Architects will not know what hit them (if the IGCC is generally adopted), so their fee structure will generally adhere to a pre-IGCC scenario…not only will that “oversight” destroy the bottom line (that’s always thin on projects), that approach to “living in the past” will enable apples-to-apples fee comparisons very difficult for owners…this will enable owners to “beat-down” the fees of capable design professionals who want more fee for what “another Architect is willing to do for less”…even fixed-percentage contracts from some governmental authorities will continue to require delivery of “code-compliant” projects for the same amounts previously offered.  Since the physical cost (construction) for compliance to the IGCC is minimal, the percentages tied to construction cost will not increase to cover additional documentation required in the IGCC (one of my clients actually increases the fee for LEED consultation, but not for “code compliance”)…

So, take a look at the documentation requirements (in the Orange-To-Green blog)…see if I’ve missed or misunderstood anything; but, expect that if the IGCC is adopted (with minimal changes), the work will increase, but the fees will not…also note that I deal with total fees, as well as architect-only fees...if the total fee remains fairly constant, but the consultants fees increase, the pain is even greater…

More work for the same fee – an owner’s dream, but an architect’s nightmare - just to deliver a “code-compliant” project…but, perhaps you think you’ll convince your client to increase your base-fee…well, if you’ve got some tricks up your sleeve, let me know; because, if the IGCC is adopted, we’ll all be looking for the same trick…

Next time: 3 - The IGCC is totally unnecessary - It expands (and redefines) the standard-of-care…

BTW: LEED is a trademark of the U. S. Green Building Council’s Leadership in Energy and Environmental Design rating system.