DRIVING EFFECTIVE IMPLEMENTATION OF MANDATORY GREEN BUILDING STANDARDS: A GAME THEORY ANALYSIS OF STAKEHOLDER STRATEGIES AND REGIONAL IMPLICATIONS

Despite Israel’s increasing awareness of environmental quality, the implementation of its green building standard (SI 5281) remains infrequent. This study, conducted just prior to the mandatory enforcement of SI 5281, examines whether this regulatory measure will be adequate to drive the widespread adoption and effectiveness of green building strategies in Israel. The main aim of the study is to identify key factors that facilitate the optimal implementation of the standard, thereby enhancing its overall effectiveness. In our study, we use a mixed-methods approach based on forty-six semi-structured in-depth interviews with relevant key stakeholders as a basis for a game-theory analysis that yields various equilibrium combinations. Examination of the characteristics identified in the interviews helped to optimally characterize and define the green-building game, map the players’ strategies, determine equilibria under various scenarios, and analyze factors that drive convergence toward a more efficient equilibrium. It is found that the extent and level of GB practices are influenced by various factors, such as the size of developers (big/small), the policies of local authorities (mandating/not mandating GB), and the geographic location of the building activity (center/periphery). To promote green building policies effectively, decision-makers will need to adopt a regionally adjusted policy.