Sustainability Flashcards
What is sustainability?
Meeting the needs of today without harming the ability of future generations to meet their own needs
What is sustainable development?
Development that meets the needs of the present without compromising the ability of future generations to meet thier own needs
What are the triple bottom line principles?
Concept that broadens a business’ focus of the financial bottom line to include social, economic and evironmental considerations
What are the triple bottom line principles?
Concept that broadens a business’ focus of the financial bottom line to include social, economic and evironmental considerations
What is contamination?
Making something impure by contact with something unclean or harmful
In terms of contamination, who pays?
Polluter pays principle -> unless you can’t find polluter, then developer can be held liable
Environment Agency v Crest Nicholson 2010
How can you be more sustainable?
Consume less (reduce, reuse recylce)
Travel smarter
Eat more vegetables
Limit plastic consumption
Is there any RICS guidance on sustainability?
Sustainability and ESG in Commercial Property Valuation and Strategic Advice, 3rd Edition, 2021 (guidance note)
RICS GLobal Professional Guidance Note: SUstainability and Commercial Property Valuation (2017)
RICS Environmental Risks and Global Real Estate, 2018
RICS SUstainability Report 2022
What can sustainability issues relate to?
Physical characteristics of buildings
Impact of climate change on location
Legislation, public policy and discal measures
Increasingly sustainability-aware attitudes of both occupiers and investors
What can sustainability issues affect?
Market value
Fair value
Market rent
Investment value
Tell me about key sustainability legislation you are aware of
Environmental Protection Act 1990
Energy Act 2011
Environment Act 1995
Climate Change Act 2008
What are the building regulations?
set of regulations and standards that all new buildings must be built to
What is the Green Deal?
Not very successful scheme introduced by the government to increase the energy performance of buildings by covering up front costs for retro-fitting roof insulation
-> Benefit of this will re-pay through lower energy bills
What is the Energy Act?
The Energy Efficiency Regulations 2015
-> MEES (EPC)
What is NPPF?
National Planning Policy Framework
What does NPPF say about sustainable development?
Introduced the presumption in favour of sustainable development
-> Constitutes the government view of what sustainable development in England means in practice for the planning system
Local authorities should positively seek oppertunities to meet development needs of area
Can you tell me about any Climate Change Conventions or protocols you are aware of?
- UK Framework Convention on Climate Change (UNFCCC)
- Kyoto Protocol
- Paris Agreement
- Climate Change Act
What is the Paris Agreement?
Presents a balanced outcome with an action plan to limit global warming to a 2 degree celcius rise in the next century
-> Aims to increase ability of countries to deal with impacts of climate change, and at making finance flows consistent with a low GHG emissions and climate resistant pathway
What was the Kyoto Protocol?
International agreement linked to United Nations Framework Convention on climate change, which commits its parties to setting internationally binding emission reduction targets
What are the 2020 / 2030 / 2050 EU targets?
- Reduce global emissions by at lease 37% of 1990 levels by 2020
- Reduce global emissions by at least 57% of 1990 levels by 2030
- Reduce global emissions by at least 80% of 1990 levels by 2050
What did the UK Climate Change Act 2008 do?
Made the UK the first country in the world to have a legally binding long-term frameowrk to cut carbon emissions
-> Government cmittment to reduce UKs carbon emissions to net zero by 2050
What are carbon budgets?
5 yearly carbon budgets set by government - restrict amount of greenhouse gas the UK can legally emit in a 5 year period
What is the renewable heat incentive?
UK Government scheme to encourage uptake of renewable heat technologies amongst householders, communities and businesses through financial incentives
How do buildings impact on the built environment?
Poorly designed buildings use more energy, increasing the demand on energy production and contributing to global warming
Can you ive me an example of a sustainable design feature?
- good, sufficient insulation
- good, sustainable materials used in construction
- good use of natural light
- renewable technologies -> solar panels
- green roofs
Can you give me an example of an environmental assessment method for buildings?
BREEAM
Can you give me an example of an environmental assessment method for buildings?
BREEAM
What is BREEAM?
Building Research Establishment Environmental Assessment Method
-> Measure of sustainable credentials of newly constructed buildings, based on energy use, water consumption, transport links, pollution, waste management
Can you explain your understanding of the Minimum Energy Efficient Standards (MEES)?
Minimum Energy Efficient Standards
-> Introduced in 2015 by energy efficient regulations 2015
-> Poses threat to meeting carbon reduction targets for 2020 and 2050
How does MEES impact your role?
Requirement to understand Landlord responsibilities and ensure minimum energy efficient standards of properties to both let and continue letting
Affects alterations -> reasonable to reject if negatively affecting mees
What are the key dates for MEES?
- 1st April 2018 - Landlord cannoy let or renew lease if EPC below E
- 1st April 2023 - Landlord cannot continue letting a building/unit with EPC below E
- 1st April 2027 - Minimum EPC of C
- 1st April 2030 - Minimum EPC of B
What falls outside of MEES?
EPCs required for all buildings over 50 sq mapart from:
- Tenancies under 6 months
- Tenancies over 99 years
- Listed buildings
- Buildings with no heating
- Religious buildings
- Temporary buildings
- Buildings due to be demolished / redeveloped
- Residential units not occupied for more than 4 months a year
When can you apply for MEES exemption?
- High cost - no payback within 7 years
- All cost effective improvements have been carried out
- Third party consent is refused
- Devaluation in property by more than 5%
Examptions last for 5 years and need to be lodged on a centralised register
What are the penalties for non-compliance with MEES?
Local Weights and Measures Authorities (LWAMAs) have powers to impost civil penalties using rateable value
- Incorrect / misleading info -> £5,000
- Renting a non-compliant property less than 3 months -> 10% of RV (min £5k, max £50k)
- Renting a non-compliant property more than 3 months -> 20% of RV (min £10k, max, £150k)
What is an EPC?
Energy Performance Certificate
-> rating scheme to summarise energy efficiency of buildings in EU
-> A-G
Wha
What buildings require an EPC?
A building with a roof, walls, and that uses energy to condition the indoor climate
-> commercial buildings over 50 sq m
When is an EPC required?
When a building is let, sold, or newly refurbished
-> over 50 sq m
How long does an EPC last?
10 years
What buildings are exempt from having an EPC?
EPCs required for all buildings over 50 sq mapart from:
- Tenancies under 6 months
- Tenancies over 99 years
- Listed buildings
- Buildings with no heating
- Religious buildings
- Temporary buildings
- Buildings due to be demolished / redeveloped
- Residential units not occupied for more than 4 months a year
When do you need to display an EPC?
- total floor area above 500m
- Frequently visited by the public
EPC has already been produced for building sale, rental or construction
What is included in an EPC?
- Address
- Certificate number
- Rating
- Rating table
- Area
- Recommendations for improving rating
- Estimation of energy running costs
What are some renewable energy options?
- Rooftop Solar Panels
- Wind turbines
- Solar oven
- Hydro power
- Solar water heating
- Solar air conditioning
- Tesla powerwall
- Tubular skylights
What is a sustainability checklist?
measuring stick for staff and council/board to ensure development proceeds in accordance with the community’s sustainability values
What is the purpose of a sustainability checklist?
To encourage new development and buildings that support and advance community sustainability objectives
How would you find an EPC?
EPC reigster (online) - GOvernment website
What are the penalties for not having an EPC?
Dwelling - £200
Non-dwelling - 12% RV (min £500, max, £5,000)
Have you had to procure an EPC?
Unit FA The Paddocks - rating of F
New EPC + improvements required to meet MEES. Installed energy efficient lighting and ating of D achieved. landlord cost.
I also provide EPCs to letting agents and solicitors for lettings/sales
What are the BREEAM rating scales?
Unclassified
Pass
Good
Very good
Outstanding
When was BREEAM first published and how many buildings have been certified?
1990
550,000 certified and over 2 million registered for certification
What sustainability policies does your firm have in place?
- turn off computers at night
- lights turn off when inactive
- recycling
- printing set to black and white and double sided as default
There has been press coverage on green and sustainable leases. What are these and what are your thoughts?
Agreements in leases as to how the property will be managed and operated in a green way
-> anything that encourages sustainability in the industry is good
How is BREEAM assessed?
- Energy
- Land use
- Water
- Health and Wellbeing
- Pollution
- Transport
- Materials
- Waste
- Management
What are the advantages to BREEAM certification?
- increase asset value
- Reduce operating costs
- Planning policy / requirement
- Client corporate social responsibility
- PR
Do you understand the Carbon Reduction Committment, now called the CRC efficiency scheme
A legally binding Carbon Reduction cap scheme
-> Limits the amount of carbon large organisations can use to 6,000 MwH per annum
-> can buy additional credits (£16.40 per tonne)
What is ESOS?
Energy Savings Oppertunity Scheme
-> Companies employing more than 250 employees or 50m euros turnover must take part in this assessment scheme
-> Companies must have an energy assessment carried out
What premium can BREEAM provide?
21% premium on transaction prices and 18% premium on rents
Is BREEAM recommended?
88% think BREEAM is a good thing and would recommend to others
96% would use the scheme again
so yes
Is incorporating sustainable measures into developments expensive?
No, it has been found that sustainable options often add little or no capital cost to a development project
Where measures are expensive, they can be frequently paid back through lower operational costs, leading to savings over the life of the building
What can be done to improve sustainability?
- Waste management
- Just in time deliveries - minimise waste (food)
- Waste management plans
What is a waste management plan?
Outline how materials will be managed efficiently and how waste will be disposed of legally
It should explain how the re-use and recycling of materials will be maximised
What is the main legislation relating to sustainability?
- Climate Change Act 2008
- Energy Protection Act 2005
- COSHH
- Building Regs
- BREEAM
- Energy Act
What is a DEC?
Display Energy Certificate - details information about how public buildings use energy
When is a DEC required?
- at least partially occupied by a public authority
- Total floor area over 250 sq m
- Frequently visited by the public
What must accompany a DEC?
Advisory Report - to help owners and occupiers improve energy efficiency
What are the penalties for not having a DEC?
- £500 for failing to display
- £1,000 for failing to have possession of DEC or advisory report
Explain your your understanding of the RICS guidance note on Sustainability and Commercial property valuation
Good practice advice supporting everyday commercial valuation practice and its interface with ESG and sustainability
How does EPC impact upon value?
Higher EPC usually equals higher rent achievable, especially with BREEAM (increasing value)
Low EPC will mean property requires work and is not energy efficient -> lower rent and value
What is corporate social responsibility?
Self-regulating business model that helps a company be socially accountable to itself, its stakeholders, and the public
Encourage a company to operate in ways which enhance society and the environment, instead of contributing negatively
What is BREEAM?
Building Research Environmental Asessment Method
-> method of assessing, rating and certifying the sustainability of buildings
What is RICS SKA?
Environmental assessment method, benchmark and standard for non-domestic fit outs against a set of sustainability good practice criteria
What is LEED?
Leadership in Energy and Environmental Design
-> most widely used green building rating system
-> provides a framework to create healthy, highly efficient and cost saving green buildings
What is Passivhaus?
Provide high level of occupant comfort while using very little energy for heating and cooling
->driven by air quality and comfort
What happened to the code for sustainable homes?
Withdrawn
-> consolidated some standards into building regulations
-> created to guide house building industry woard creating more sustainable homes, with lower impact on the environment in both construction and useful life
What is the Climate Change Levy? (CCL)
Tax charged on the energy that businesses use
-> aims to increase efficiency and reduce carbon emissions
What Building Regulation relates to energy efficiency?
Part L
- Solar panels
- Internal lights
- Loft insulation
- Recycling water tanks
- Radiators
- Pipe lagging
What is the government policy on energy efficiency of non-domestic buildings
MEES
Net zero carbon by 2050
What is ESOS?
Energy Saving Oppertunities Scheme
-> mandatory energy assessment scheme for organisations that meet qualification criteria
-> Carried out every 4 years and are audits of the energy used by their buildings, industrial processes, and transport to identify energy saving measures
What was the CRC and when was it abolished?
Carbon Reduction Comittment
mandatory emissions trading scheme
Abolished in 2019
What replaced CRC?
Streamlined Energy and Carbon Reporting (SECR) Framework
What is the CCL?
Climate Change Levy
UK wide environmental tax charged on the electricity and gas consumption of businesses and the public sector
How did CCL rates change?
Electricity tax reduced in 2021 and reained unchanged to 2024 (electricity is seen as a ‘greener’ source)
Gas increasing each year to 2024
What is the SECR regime?
Streamlined Energy and Carbon Reporting
Requires obligated companies to report on their energy consumption and associated greenhouse gas emissions within their year-end reporting for Companies House
When was SECR introduced?
2019 -> replacing CRC
Who qualifies for SECR?
- companies who’s shares are listed on stock exchange
- companies with over 250 employees
- companies with turnover more than £36m or balance sheet over £18m
Who is exempt from SECR?
- Public sector organisations
- Charities
- companies that don’t require filing on Companies House
- Companies that use less than 40,000 KwH of energy in a reporting year
What is the difference between ESOS and SECR?
SEC focuses on a companys emissions whereas ESOS examines the energy use
What are the requirements of SECR?
Required to report on energy use emissions (indirect and direct) and an intensity metric in their year-end reports
What are the penalties for non-compliance with SECR?
Civil penalties such as fines (late filing £150 - £7,500)
Otherwise, no set penalties
What is an evironmental management system?
Framework that helps and organisation achieve its goals hrough consistent review, evaluation and improvement of its environmental perforamce
Why are environmental management systems beneficial to performance?
- helps achieve environmental goals
- Assists with improvement
- enhances compliance
- enhances public image
- enhanced performance
Give an example of a evironmental management system
ISO 14001 is an internationall agreed standard that sets out the requirements for an environmental management system
What is a memorandum of understanding?
Agreement between two or more parties indicating they have reached an understanding and can move forward
-> non-binding
-> states each parties intention
What is a green lease?
standard lease with additional clause included which provide for the management and improvement of the Environmental Performance of a building by both owner and occupier
Explain your understanding of the Heat Network (Billing and Metering) Regulations 2014
Relate to the provision of commercial heating and cooling systems in multi-occupied commercial and residential schemes and to district heating systems
FInal customers must be provided with accurate meter reads / bill information and competitively priced individual meters
Explain your understanding of the Heat Network (Billing and Metering) Regulations 2014
Relate to the provision of commercial heating and cooling systems in multi-occupied commercial and residential schemes and to district heating systems
FInal customers must be provided with accurate meter reads / bill information and competitively priced individual meters
What is a green lease?
standard lease with additional clause included which provide for the management and improvement of the Environmental Performance of a building by both owner and occupier
What is the difference between ESOS and SECR?
SEC focuses on a companys emissions whereas ESOS examines the energy use
Who is exempt from SECR?
- Public sector organisations
- Charities
- companies that don’t require filing on Companies House
- Companies that use less than 40,000 KwH of energy in a reporting year
Can you explain your understanding of the Minimum Energy Efficient Standards (MEES)?
Minimum Energy Efficient Standards
-> Introduced in 2015 by energy efficient regulations 2015
-> Poses threat to meeting carbon reduction targets for 2020 and 2050
Can you ive me an example of a sustainable design feature?
- good, sufficient insulation
- good, sustainable materials used in construction
- good use of natural light
- renewable technologies -> solar panels
- green roofs
What are the 2020 / 2030 / 2050 EU targets?
- Reduce global emissions by at lease 37% of 1990 levels by 2020
- Reduce global emissions by at least 57% of 1990 levels by 2030
- Reduce global emissions by at least 80% of 1990 levels by 2050
