Cover -- Copyright -- ABOUT THE URBAN LAND INSTITUTE -- Preface -- Authors and Contributors -- Contents -- 1 THE IMPORTANCE OF GREEN BUILDING AND GREEN OFFICE RETROFITS -- The Global Growth of Green Building -- The Importance of Green Building Retrofits -- The Built Environment and Energy Use -- Potential Reducations in GHG Emissions from Retrofitting Buildings -- Barriers to Retrofitting Existing Buildings -- The Business Case for Green Retrofits of Office Buildings -- Retrofitting an Icon: The Empire State Building Goes Green -- 2 PLANNING A GREEN OFFICE RETROFIT -- Code Standards and Voluntary Certification Systems -- Analyzing the Green Retrofit Opportunity -- Defining the Retrofit Strategy -- Cost and Benefit Assessment of Green Retrofits -- 3 ELEMENTS OF GREEN OFFICE RETROFITS -- Evaluating Site and Climate Conditions -- Green Landscaping Strategies -- Building Envelope -- Building Mechanical Systems -- Sustainable Interiors -- Historic Preservation and Green Retrofit -- 4 MANAGING THE GREEN RETROFIT PROCESS -- Collaborating with a Green Building Consultant to Create an Exemplary Green Office Renovation -- Construction Considerations for Green Renovation and Development Projects -- Minimizing Legal Risks in the Green Design and Construction Process -- 5 THE BUSINESS OF GREEN OFFICE RENOVATIONS -- Green Building Costs and Paybacks -- Leasing, Rental Rate, and Sales Price Benefits -- Strong Global Demand -- Restricted Global Supply and Premium Green Rents -- Underwriting Green Office Retrofits and Renovations -- How Do Green Projects Affect Risk Perceptions? -- Green Real Estate Finance Vehicles -- 6 GREEN PROPERTY OPERATIONS -- Property Management Agreements, Leases, and Risk Management -- Green Operating Metrics -- Maintaining Energy-Efficient Operations through Continuous Commissioning -- Establishing Green Operating Programs.

7 PUBLIC POLICY: SUSTAINABILITY COMES TO THE FORE -- European Union -- Africa -- Asia -- Latin America -- Canada -- United States -- What Does It All Mean? -- 8 TOWARD THE FUTURE: NEW DIRECTIONS IN GREEN BUILDING -- Building Information Modeling -- New Building Materials and Systems -- Smart Buildings and Smart Grids -- Creating the Zero-Energy Commercial Building -- Buildings as Living Systems: Biomimicry, Bionics, and Living Buildings -- Toward the Future -- 9 CASE STUDIES -- 545 Madison Avenue -- 1801 McGill College -- Adobe Towers -- The Christman Building -- HOK Office -- Joseph Vance Building -- McDonald's Campus Office Building -- Morgan Lovell Headquarters -- One Beacon Street -- Shui On Land Headquarters -- Transwestern Regional Headquarters -- Trevor Pearcey House -- WRT Offices -- SELECTED RESOURCES.