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APC Commercial Competencies > Sustainability > Flashcards

Sustainability Flashcards

1
Q

What is the principal system for measuring ‘sustainability’ in the UK?

A

BREEAM

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2
Q

What is the principal system for measuring ‘sustainability’ globally?

A

LEED

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3
Q

What does ‘BREEAM’ stand for?

A

Building Research Establishment Environmental Assessment Method

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4
Q

What does ‘LEED’ stand for?

A

Leadership in Energy and Environmental Design

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5
Q

What are the three pillars of sustainability?

A

Social equity, economic viability, environmental protection

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6
Q

What is ‘ESG’?

A

No universal definition

I understand it as ‘Environmental and Social Governance’

Also commonly understood as ‘Environmental and Social goals’

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7
Q

What is ‘sustainability’?

A

No ‘official’ definition

Brundtland report (1992) definition is widely accepted - ‘development that meets the needs of the present without compromising the ability of future generations to meet their own needs’

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8
Q

Who are the ‘Better Building Partnership’ (BPP)?

A

Comprises 28 members, including some of the UK’s main property owners and managing agents

Includes over £180bn managed assets

Aim is to work together to improve the sustainability of commercial buildings.

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9
Q

What is the purpose of the ‘Acquisitions Sustainability Toolkit?’

A

Provides commercial property owners with a practical guide on how to include and review benefits and risks of sustainability as part of the acquisition process

Two sections:
1. Sustainability Investment Checklist.
2. 100-Day Review

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10
Q

What does the ‘Sustainability Investment Checklist’ provide?

A

Detailed overview of the key sustainability due diligences a prospective buyer should undertake.

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11
Q

What are some of the key recommendations of the ‘Sustainability Investment Checklist’?

A

Has a flood risk been undertaken?

Is the underlying land contaminated?

Have you checked historic map sites?

Review EPC to assess MEES risk

Is there a third party sustainability rating?

Does the building fabric present any risks?

Etc.

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12
Q

What is the aim of the ‘100-day review’?

A

To help review the post-acquisition process to make best use of future asset and property management.

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13
Q

What are some of the key recommendations from the ‘100 day review’?

A

Is there any outstanding due diligence information?

Has all the relevant due diligence information been integrated into your IT system?

Is the information received of satisfactory quality and reliability?

Have you adequately avoided, minimised or mitigated risks identified during the due diligence process?

Etc.

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14
Q

What are the RICS Resources available to help achieve net-zero carbon the the built environment?

A

RICS 2021 Sustainability Report

ICMS Life Cycle Costs & Carbon Emission Standards

RICS Whole Life Carbon Assessment in the Built Environment Professional Statement

Built Environment Carbon Database (BECD)

RICS Data Standards

RICS Life Cycle Cost and Carbon Learning Modules

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15
Q

What did the 2021 RICS Sustainability Report find the construction, operation and decommissioning of built assets contributed towards global greenhouse gas emissions?

A

40% of total global greenhouse emissions

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16
Q

What percentage of contributors to the 2021 RICS Sustainability Report stated they do not share their embodied carbon emissions?

A

55%

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17
Q

Which steps are highlighted in the RICS Caron Toolkit?

A
  1. Identify Gaps & Set carbon emission targets
  2. Classify, measure & qualify materials and products
  3. Conduct life cycle analysis (LCA) facilitated by interoperable data at project and product level
  4. Calculate and compare carbon emissions and costs over life cycle stages
  5. Measure, Learn & Benchmark actual carbon emissions data
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18
Q

What was the goal of the Paris Climate Accords?

A

To limit global warming to well below 2 degrees, preferably to 1.5 degrees Celsius, compared to pre-industrial levels

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19
Q

Can you tell me some relevant information about the Paris Climate Accords?

A

Legally binding international treaty concerning climate chanfe

Adopted by 196 parties (including the UK)

Agreed at COP21 in Paris

(Effective 2 November 2016)

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20
Q

How does the RICS Valuation (Red Book) 2022 understand ‘ESG’?

A

As ‘The criteria that together establish the framework for assessing the impact of the sustainability and ethical practices of a company on its financial performance and operations’

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21
Q

How does the RICS Valuation Global Standards, ‘The Red Book’ 2022 understand ‘sustainability’?

A

‘Sustainability is, for the purpose of these standards, taken to mean the consideration of matters such as (but not restricted to) environment and climate change, health and wellbeing, and personal and corporate responsibility that can or do impact on the valuation of an asset. In broad terms it is a desire to carry out activities without depleting resources or having harmful impacts.’

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22
Q

Can you give me an example of sustainable building materials in an international context?

A

Building designs and materials influenced by climate, geography, and resource ability.

Eg, in Saudi Arabia

Central: Adobe (form of clay or desert mud) is used for its malleability, availability and insulating qualities

Western: Stone and red brick

Jeddah: Coral from the red sea

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23
Q

Can you give me an example of some sustainable building materials?

A

Timber - low embodied carbon footprint. Very renewable.

Sheep wool - eco-friendly insulation. Fire retardant. Helps generate heat whilst also preventing condensation- good for keeping your home warm in the winter and cool in summer.

Green concrete - made using waste materials and requires less amount of energy for production. Also produces less CO2 than traditional concrete, and is considered cheaper and remains durable.

24
Q

What are the 7 principles of Sustainable Construction?

A

Sustainable design
Durability
Energy efficiency
Waste reduction
Indoor air quality
Water construction
Sustainable building materials

25
Q

What is the UK’s new framework for environmental protection?

A

The Environment Act (2021)

26
Q

Why was the Environment Act (2021) established?

A

After the UK left the EU, rules and regulations set by Brussels on nature protection, water quality, clean air and other environmental protections were at risk.

27
Q

What does ‘MEES’ stand for?

A

Minimum Energy Efficiency Standards

28
Q

What is the key target of the Climate Change Act?

A

Originally to reduce greenhouse gas emissions by at least 80% of the 1990 levels by 2050, commitment has now evolved to be ‘carbon neutral’ by 2050

29
Q

When is an EPC required?

A

When a building is built, sold, rented or marketed.

30
Q

In Scotland what must you do with an EPC for a property?

A

Display it somewhere in the property, eg in the meter cupboard or next to the boiler.

31
Q

What does an EPC contain?

A

Information about a property’s energy use and typical energy costs.

32
Q

When does an EPC need to be displayed in a commercial business?

A

If the total useful floor area is over 500sqm

If the building is frequently visited by the public

If the EPC has already been produced for the building’s sale, rental or construction

33
Q

How long is an EPC valid for?

A

10 years

34
Q

When must you have an EPC?

A

If…

You rent out or sell the premises

A building under construction is finished

There are changes to the number of parts used for separate occupation and these changes involve providing or extending fixed heating, air conditioning or mechanical ventilation systems

35
Q

How much can you be fined if you don’t make an EPC available to any prospective buyer or tenant?

A

Between £500 and £5,000 based on the rateable value of the building.

36
Q

What are the lease implications of MEES?

A

Can’t grant a new lease/ renewal lease of F&G rated property by 2018, or have existing leases of F&G rated property by 2023.

37
Q

Should valuers reflect sustainability characteristics in valuations?

A

Yes- to the extent that an informed and well-advised purchaser would account for them.

38
Q

When did MEES come in to force?

A

1 April 2018

39
Q

What procedures does your firm implement to promote sustainability?

A

Recycling of carboard, paper and plastics

Use of energy efficient lighting (eg with a motion sensor)

Reducing requirement for printing by using cloud based systems

40
Q

What are the most common environmental issues experienced on construction sites?

A

Risk of land degradation
Risks to flora and fauna
Risks of water pollution
Air pollution
Land contamination
Noise and vibrations
High energy usage and production of CO2
Release of dangerous gases and materials
High wastage production into landfill

41
Q

What regulations and codes of practice are you aware of that affect sustainability in construction?

A

Agricultural Land Act
Building Act 1984
Clean Air Act
Climate Change Act 2008
Energy Act 2011
Environmental Protection Act
Flood and Water Management Act
Wildlife and Countryside Act

42
Q

Name some sustainable building methods?

A

Solar panels
Air source heat pumps
Ground source heat pumps
Use of recycled materials (eg reclaimed timber, recycled tiles and plastics)
Winder turbines
Green roofs
Rain water harvesting

43
Q

What is your understanding of the term ‘green roofs’?

A

A roof covering that is partially (or completely) covered with vegetation that is placed over a waterproof membrane

Additional layers (eg drainage layers, irrigation systems or root barriers) may also be placed over the membrane

‘Roof top ponds’ are an alternative form of green roof

44
Q

What are photovoltaics and how do they work?

A

Photovoltaics allow the conversion of sunlight into electricity

Sunlight contains energy known as ‘photons’

When photons hit solar modules within the solar panel they cause electrons to flow through the bottom layer

The movement of electrons generates electricity that flows to an inverter

The inverter converts DC electricity into AC that is then used to power the building

45
Q

What is the difference between solar and photovoltaic?

A

Photovoltaic panels are installed for the conversion of thermal energy into electricity, while solar panels convert solar radiation into heat

46
Q

What is a soakaway and how do they work?

A

Soakaways offer a means of surface water drainage attenuation

They consist of large holes or pits that receive water from a drainage pipe

The soakaway allows the collected surface water to gradually infiltrate through the soil

47
Q

Can you explain your understanding of the term carbon neutral?

A

‘Carbon neutrality’ is to have a balance between the carbon emitted and the carbon absorbed from the atmosphere in carbon sinks

Significant measure of the impact that projects and businesses have on the environment and climate change

As of yet, no artificial carbon sinks are able to remove carbon from the atmosphere at the levels required to off set global warming

48
Q

What is meant by the term ‘solar gain’?

A

The name given to the increase in temperature in a space, object or structure due to solar radiation- ie heat from the sun

A building can retain this solar gain by having thermal mass or can avoid it by using reflective materials and insulation

49
Q

How can solar gain be managed in buildings?

A

Limiting the size and area of openings such as doors and windows

Shading or orientating doors and windows from direct sunlight

Use reflective materials on the glass and building fabric

49
Q

How can solar gain be managed in buildings?

A

Limiting the size and area of openings such as doors and windows

Shading or orientating doors and windows from direct sunlight

Use reflective materials on the glass and building fabric

Insulating walls and roof spaces to prevent indirect solar gains into the building

50
Q

How does a ground source heat pump work?

A

Heat from the ground is absorbed at low temperatures into a fluid inside a loop of pipe (a ground loop) buried underground

The fluid then passes through a compressor that raises it to a higher temperature, which can then ehat water for the heating and hot water circuits of the house

The cooled ground-loop fluid passes back into the ground where it absorbs further energy from the ground in a continuous process as long as heating is required

51
Q

Please explain your understanding of the term SUDS?

A

‘SUDS’ (also known as ‘sustainable drainage systems’) allow surface water to be managed as close to its source as possible by allowing the surface water to infiltrate into the ground where it is collected and then managed passively.

SUDS slow down surface water run off by allowing it to infiltrate and soak into natural contours and landscapes

SUDS are considered ‘environmentally friendly’ as they don’t rely on the manufacture of plastic drainage components, instead utilising natural vegetation and material to absorb surface water

SUDS rely on a number of management practices, controls and strategies to efficiently and sustainably drain surface water whilst minimising pollution and managing the impact on local bodies of water

52
Q

What are the benefits of a BREEAM certified building?

A

Help lower the running costs of built assets, and minimise impact on the environment through considerate planning, design, construction and operation phases.

Improve marketability to building tenants by lowering running costs and creating desirable places to live and work

Higher PR value and positive PR message through increased sustainability of the building- particularly when achieving ‘excellent’ and ‘very good’ ratings.

53
Q

What are the benefits of rainwater harvesting?

A

Decreases the demand for water

Reduces the need for imported water

Promotes both water and energy conservation

Improves the quality and quantity of ground water

Can lower operational costs

Can help achieve a higher BREEAM rating

Reduces environmental impact

54
Q

What sustainable initiatives are you aware of that are implemented by the RICS?

A

SKA ratings encouraging green codes of practice for commercial properties.

Launched the ‘Value the Planet’ campaign, committed to forming a climate change expert panel to implement the UN’s sustainable development goals.

Launched a ‘Responsible Business Report’, includes solutions for companies to operate in a greener capacity, regardless of firm’s size. Includes introducing higher recycling rates and reducing energy, transport and water use where possible.

APC Commercial Competencies (8 decks)

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