Mandatory - Sustainability

Question 1

What is sustainable development?

Answer 1

Meeting the needs of the present generation without compromising the future generation.

Question 2

What are the pillars of sustainability?

Answer 2

Social, economic and environmental.

Question 3

What is being spoken about in the White Paper with regards to sustainability in the future?

Answer 3

Achieve net zero carbon emissions by 2050 in accordance with the Climate Change Act.
Interim target of 78% reduction by 2030.

Question 4

How is the RICS contributing to a more sustainable environment in practice?

Answer 4

• Evidence-based research
• Rules of Conduct 2021
• Guidance Notes e.g. “Sustainability: improving performance of existing buildings”
• Training e.g. “Environmental Clauses in Commercial Leases”
• Certification e.g. “SKA”

Question 5

What considerations are outlined in the RICS Sustainability Guidance Note?

Answer 5

Outlines appropriate options for clients with consideration of:
* Design
* Legal
* Financial
* Commercial

Question 6

Why is sustainability important to understand as a surveyor?

Answer 6

Best the built environment industry accounts for 40% of all global carbon emissions.

Question 7

What are the principles of sustainability in construction?

Answer 7

Carry out activities without depleting resources or having a harmful effect on the economy, society and the environment.

Question 8

What are the challenges of sustainability in construction?

Answer 8

Enacting change in existing practices.
More expensive.
Client requirements.

Question 9

Can you name some sustainable construction practices?

Answer 9

Off-site manufacturing.
Reduction of waste and proper waste management on site.
Consideration of transport of materials to and from site.

Question 10

What are the methods of measuring sustainability in a building?

Answer 10

EPC rating
BREEAM
SKA

Question 11

What is an EPC rating?

Answer 11

Energy Performance Certificate – assessment of a building’s energy efficiency.

Question 12

When is an EPC certificate required?

Answer 12

On a commercial property over 50sqm which is being let for a term of more than 6 months.
When a building is constructed, sold or let or alterations which could impact the EPC rating are carried out.

Question 13

When would a building be exempt from an EPC?

Answer 13

A temporary building used for 2 years or less.
A place of worship.
An industrial building with minimal energy usage.
A detached building of less than 50sqm.

Question 14

How long is an EPC valid for?

Answer 14

10 years.

Question 15

What is MEES?

Answer 15

Minimum Energy Efficiency Standards.
Currently applies a minimum EPC rating of E for all new builds and new leases.

Question 16

How could you improve a building’s EPC rating?

Answer 16

LED lighting.
PIR sensors.
Solar panels.
New double glazing.
Insulation.

Question 17

What are the changes to MEES as of April 2023?

Answer 17

Minimum EPC rating for all existing commercial property leases will increase to E or above.

Question 18

When is a landlord exempt from MEES?

Answer 18

• ‘7 Year Payback’: Improvement measures do not pay for themselves within 7 years of implementation.
• ‘All Improvements Made’: All recommended improvements have been made and it remains below an E.
• ‘Wall Insulation’: Insulation not appropriate due to the potential negative impact on the fabric or structure.
• ‘Consent’: Third party consent for energy efficiency measure was sought and refused.
• ‘Devaluation’: Improvement measures would devalue the property by more than 5%.
• ‘New Landlord’: If a person becomes a landlord suddenly and unexpectedly – exemption is valid for six months.

Question 19

Who enforces compliance with MEES?

Answer 19

Local Authority.
Financial penalties imposed for non-compliance.

Question 20

What are some further potential changes to MEES in the future?

Answer 20

Increase minimum EPC rating to C by 2027 and B by 2030 for non-domestic properties.

Domestic plans have been postponed/scrapped.

Question 21

What is BREEAM?

Answer 21

Building Research Establishment Environmental Assessment Method.
Voluntary global sustainability assessment for new build or refurbished buildings.

Question 22

What are the environmental considerations in BREEAM?

Answer 22

Energy consumption
Water use
Transport links
Waste management
Health & wellbeing

Question 23

What is a SKA rating?

Answer 23

RICS led scheme which rates fit out of commercial premises against a set of sustainability good practice criteria.

Question 24

What are some other industry sustainability ratings?

Answer 24

LEED (USA)
DGNB (Germany)
HQE (France)
NABERS (Australia)
WELL (International) – optimises health & wellbeing of users

Question 25

What is a DEC?

Answer 25

Display Energy Certificate.
Public buildings over 250m2 are required to display DEC instead of EPC.

Question 26

Are you aware of any monetary / tax incentives to improve energy efficiency?

Answer 26

Reduced VAT on installation of energy-saving measures.

Question 27

What is a CSR?

Answer 27

Corporate Social Responsibility. Business model that helps companies become environmentally, economically and socially responsible.

Question 28

What does your company do to promote sustainability?

Answer 28

• Follows RICS best practice.
• Follows ISO 9001 which sets requirements for environmental management systems.
• Have a dedicated environmental and sustainability team to advise clients

Question 29

Are there any Building Regulations that cover sustainability in buildings?

Answer 29

Approved Document L – conservation of fuel and power

Question 30

What are some key aspects of Part L?

Answer 30

Regulation 28 – consequential improvement
Regulation 23 – thermal elements

Question 31

Tell me what you know about Regulation 28 under Part L?

Answer 31

The regulation under Doc L relates to Consequential improvements to energy performance.

The intention is that when a building useful floor area exceeds 1000m2 consequential improvement which are technically, functional and economically feasible if the proposed works are:
A. An extension
B. New fixed building service (first time installation)
C. Increasing the capacity of a fixed building service.

Question 32

What are consequential improvements and when does it apply?

Answer 32

Requires energy efficiency improvements to be made of buildings larger than 1000m2 when certain works are undertaken.
Works: extension, improvement of services or installation of new services.

Question 33

What is regulation 23 and when does it apply?

Answer 33

When a thermal element is being replaced and its replacements constitutes a major renovation or is more than 50% of the surface area, the whole of the element must be replaced to achieve or improve the u-value of the element.

Question 34

What is a u-value?

Answer 34

Measure heat transmission through an element of a building. Lower = better.