Are multi-family LEED-certified buildings biased towards high-income areas? An analysis based on the theory of innovation diffusion

Abstract

This study explores the LEED BD+C multi-family mid-rise category through a diffusion of innovation theory lens. As higher income individuals tend to adopt innovations first, it is hypothesized that LEED-certified multi-family mid-rise buildings will be in high-income areas. This theory is tested by comparing median household incomes in Zip Code Tabulation Areas (ZCTAs) where LEED-certified multi-family mid-rise projects are present and state median household income. The overall results of this study show higher median household income in areas where LEED-certified multi-family mid-rise are located indicating a potential bias of diffusion of innovation in multi-family green building features towards the wealthier households. However, this is not always the case as twelve states had higher median household incomes than in areas where multi-family mid-rise LEED-certified buildings were located signifying the importance of market variability when reviewing diffusion of the green building innovation phenomenon. For those states where higher median household income was found in areas where LEED-certified multi-family mid-rise projects exist, the question of access for low to moderate-income consumers to green building features arises.