Sustainability Flashcards
What is the principal system for measuring ‘sustainability’ in the UK?
BREEAM
What is the principal system for measuring ‘sustainability’ globally?
LEED
What does ‘BREEAM’ stand for?
Building Research Establishment Environmental Assessment Method
What does ‘LEED’ stand for?
Leadership in Energy and Environmental Design
What are the three pillars of sustainability?
Social equity, economic viability, environmental protection
What is ‘ESG’?
No universal definition
I understand it as ‘Environmental and Social Governance’
Also commonly understood as ‘Environmental and Social goals’
What is ‘sustainability’?
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’
Who are the ‘Better Building Partnership’ (BPP)?
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.
What is the purpose of the ‘Acquisitions Sustainability Toolkit?’
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
What does the ‘Sustainability Investment Checklist’ provide?
Detailed overview of the key sustainability due diligences a prospective buyer should undertake.
What are some of the key recommendations of the ‘Sustainability Investment Checklist’?
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.
What is the aim of the ‘100-day review’?
To help review the post-acquisition process to make best use of future asset and property management.
What are some of the key recommendations from the ‘100 day review’?
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.
What are the RICS Resources available to help achieve net-zero carbon the the built environment?
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
What did the 2021 RICS Sustainability Report find the construction, operation and decommissioning of built assets contributed towards global greenhouse gas emissions?
40% of total global greenhouse emissions
What percentage of contributors to the 2021 RICS Sustainability Report stated they do not share their embodied carbon emissions?
55%
Which steps are highlighted in the RICS Caron Toolkit?
- Identify Gaps & Set carbon emission targets
- Classify, measure & qualify materials and products
- Conduct life cycle analysis (LCA) facilitated by interoperable data at project and product level
- Calculate and compare carbon emissions and costs over life cycle stages
- Measure, Learn & Benchmark actual carbon emissions data
What was the goal of the Paris Climate Accords?
To limit global warming to well below 2 degrees, preferably to 1.5 degrees Celsius, compared to pre-industrial levels
Can you tell me some relevant information about the Paris Climate Accords?
Legally binding international treaty concerning climate chanfe
Adopted by 196 parties (including the UK)
Agreed at COP21 in Paris
(Effective 2 November 2016)
How does the RICS Valuation (Red Book) 2022 understand ‘ESG’?
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’
How does the RICS Valuation Global Standards, ‘The Red Book’ 2022 understand ‘sustainability’?
‘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.’
Can you give me an example of sustainable building materials in an international context?
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
Can you give me an example of some sustainable building materials?
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.
What are the 7 principles of Sustainable Construction?
Sustainable design
Durability
Energy efficiency
Waste reduction
Indoor air quality
Water construction
Sustainable building materials
What is the UK’s new framework for environmental protection?
The Environment Act (2021)
Why was the Environment Act (2021) established?
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.
What does ‘MEES’ stand for?
Minimum Energy Efficiency Standards
What is the key target of the Climate Change Act?
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
When is an EPC required?
When a building is built, sold, rented or marketed.
In Scotland what must you do with an EPC for a property?
Display it somewhere in the property, eg in the meter cupboard or next to the boiler.
What does an EPC contain?
Information about a property’s energy use and typical energy costs.
When does an EPC need to be displayed in a commercial business?
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
How long is an EPC valid for?
10 years
When must you have an EPC?
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
How much can you be fined if you don’t make an EPC available to any prospective buyer or tenant?
Between £500 and £5,000 based on the rateable value of the building.
What are the lease implications of MEES?
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.
Should valuers reflect sustainability characteristics in valuations?
Yes- to the extent that an informed and well-advised purchaser would account for them.
When did MEES come in to force?
1 April 2018
What procedures does your firm implement to promote sustainability?
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
What are the most common environmental issues experienced on construction sites?
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
What regulations and codes of practice are you aware of that affect sustainability in construction?
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
Name some sustainable building methods?
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
What is your understanding of the term ‘green roofs’?
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
What are photovoltaics and how do they work?
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
What is the difference between solar and photovoltaic?
Photovoltaic panels are installed for the conversion of thermal energy into electricity, while solar panels convert solar radiation into heat
What is a soakaway and how do they work?
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
Can you explain your understanding of the term carbon neutral?
‘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
What is meant by the term ‘solar gain’?
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
How can solar gain be managed in buildings?
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
How can solar gain be managed in buildings?
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
How does a ground source heat pump work?
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
Please explain your understanding of the term SUDS?
‘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
What are the benefits of a BREEAM certified building?
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.
What are the benefits of rainwater harvesting?
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
What sustainable initiatives are you aware of that are implemented by the RICS?
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.