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Architect Anthony Moreschi believes it is essential to design projects as environmentally responsible as possible. For years, Leadership in Energy and Environmental Design 鈥� a third-party system created by the U.S. Green Building Council in 1998 鈥� has helped him and , Interiors and Planning do so.

However, his enthusiasm for the system has begun to diminish.

鈥淭here are some major factors that could be assisting the lesser-than-normal excitement about entering into the process of 鈥� creating LEED certified buildings,鈥� said Moreschi, who also is a board member of the American Institute of Architects-Oregon. 鈥淚t’s a growing disconnect in the industry.鈥�

Moreschi and Waterleaf still use the system often and are excited when clients propose using it. But Moreschi now believes that it’s not always the best model to follow for sustainable design. He’s not the only one.

According to a recent nationwide survey, performed annually by since 2004, architects’ willingness to pursue LEED certification has dropped 12 percent in the past four years.

鈥淟EED itself has become increasingly cumbersome (and) costly,鈥� Moreschi said. 鈥淢any times (now) LEED just won’t happen.鈥�

More than 700 architectural principals across the country were interviewed for the survey. Of the respondents, 26 percent owned firms in Oregon, Washington or Northern California.

Of the principals who said their firms were not as likely to pursue LEED ratings, 82 percent said it was because of costs associated with the system.

A LEED rating can raise a project’s overall cost by as much as 11 percent, according to a 2003 survey conducted by the American Chemistry Council. Soft costs include incremental design effort, compliance documentation and consulting; hard construction costs include infrastructure work and site work.

has decided to use Earth Advantage Commercial, which has a cumulative certification scheme more rigid than LEED. And it costs less, said Jonathan Bolch, an associate principal with YGH.

鈥淲e found the program to be significantly more cost effective than LEED while still offering a credible third-party certification,鈥� he said. 鈥淭here is far less leeway in achieving the award categories than in LEED, which to me focused our effort on the measures that truly have the most impact on sustainability.鈥�

Local systems like Earth Advantage Commercial let firms meet face-to-face with sustainability advisers. Their knowledge of the local economy and climate can make it easier to meet sustainability goals, Bolch said.

The number of projects that have gained LEED ratings over the years has diluted the system’s value, said Larry Banks, a principal and a board member of AIA.

鈥淚t is hard to value the 鈥榣eadership’ in LEED when there are so many buildings now with basic LEED certification,鈥� he said. 鈥淚t may not be quite as exciting now to design a LEED silver project now. What gets us excited is pushing ourselves to make the best building possible 鈥� and we don’t need LEED certification to do that.鈥�

As a result, the Living Building Challenge and similar initiatives are pushing firms now, Banks said.

Moreschi noted that Portland’s climate clashes with some LEED requirements. For example, increased ventilation is a major facet of indoor air quality and can be used toward a LEED rating. However, the cost of continuously heating a space with a naturally ventilated air system can become high in a cold and damp environment like Portland. Oftentimes, it might make more sense to recirculate a certain percentage of the building’s heated air, Moreschi said.

鈥淭here’s been some feedback from finished LEED certified projects that have involved some backlash of LEED requested points and systems that haven’t after completion been the wisest decisions based on the local climates,鈥� he said. 鈥淭his is often on a functional level that then interacts with the financial aspect as well.鈥�

Nevertheless, Moreschi, Bolch and Banks agreed that a LEED rating still holds market value, which can help clients gain grant funding and sell or lease projects.

is hoping to gain a LEED rating for a renovation it designed for the Ladd Carriage House. The firm has used other systems, but LEED suits some projects better, according to Paul Falsetto, a project manager with the firm.

鈥淟EED is just one of those many tools, but I think it’s still a valid tool,鈥� he said. 鈥淚f you anticipate for it and plan for it and the members of your team know how to work within it, that’s a huge benefit.鈥�

However, it is becoming increasingly difficult to use LEED as a tool, Moreschi said. For instance, firms now face costs associated with LEED consulting and the hire of the required Commissioning Authority 鈥� a USGB group that verifies that all of the project owner’s desired sustainability goals have been met.

鈥淚t seems to have been commercialized and financially capitalized upon from the original grassroots inception and intent,鈥� he said. 鈥淭o be simply titled an 鈥榚nvironmentally responsible’ project, most of these costs can be removed.鈥�