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APC > Sustainability > Flashcards

Sustainability Flashcards

1
Q

What are the upcoming changes to the MEES for commercial & residential property.

A
  • From the 1st April 2023 – all rented commercial properties (including those in the middle of lease terms) will need an EPC of E or higher.
  • April 2025 – all non-domestic rented buildings will need a valid EPC.
  • April 2027 – all non-domestic properties will need a C or higher
  • April 2030 – all non-domestic properties will need a B or higher
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1
Q

What are the Minimum Efficiency Standards 2018?

A
  • They apply to private rented residential and non-domestic property and is aimed at encouraging landlords and property owners to improve the efficiency of their properties by a restriction on the granting and continuation of a property which has an EPC of F or G
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2
Q

What is sustainability?

A

Sustainability is meeting the needs of the present without compromising the needs of the future

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3
Q

What is COP27?

A

UN’s 2022 Climate Change Conference
- brought governments together to accelerate global efforts to confront the climate crisis

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4
Q

What is the impact of having a rating of E on a commercial property?

A

As of April 2023 it is an offence to continue to let or sub-let a commercial property with an EPC rating of E or lower

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4
Q

How does MEES impact upon your role?

A

Have to ensure that everything built will be able to meet the minimum EPC standards
When reviewing potential opportunities that do not comply with MEES currently or will not in the future consider this in the valuation.

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5
Q

What are the key dates for MEES?

A

1st April 2023 is the key date – from this date onwards it is prohibited to let a commercial property with an EPC lower than E.
MEES has already applied to the grant of new leases or the renewal or extension of existing leases since 1 April 2018.

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6
Q

What falls outside of MEES?

A

The following buildings are not required to have an EPC:
- A place of worship
- stand-alone buildings with total useful floor space of less than 50 square metres
- Industrial units//workshops with a low energy demand (no heating or cooling)
- Building due for demolition
- Where tenancy is more than 99 years

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7
Q

What buildings are excepted from MEES?

A
  • Devaluation -When devaluation case can be proven – where improvements would reduce the market value of a property by more than 5%
  • 7 Year Payback Test - the necessary energy improvement works will not ‘pay for itself’ by way of energy bill savings over a 7-year period.
  • Lack of consent - when third-party consent from a tenant, landlord or planning authority is refused.
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8
Q

What is an EPC?

A

An energy performance certification gives a property an energy efficiency rating from A to G and is valid for 10 years.

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9
Q

When do you need to display an EPC?

A

You must display an EPC by fixing it to your commercial building if all these apply:
-the total useful floor area is over 500 square metres
- the building is frequently visited by the public
- an EPC has already been produced for the building’s sale, rental or construction

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10
Q

What is included in an EPC?

A

An EPC contains:
* information about a property’s energy use and typical energy costs
* recommendations about how to reduce energy use and save money
An EPC gives a property an energy efficiency rating from A (most efficient) to G (least efficient) and is valid for 10 years.

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11
Q

Who policies EPC’s

A

Local Authority Trading Standards enforce it

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12
Q

Tell me about lender/investor considerations in relation to sustainability?

A
  • Prioritising sustainable assets because they will hold their long term value – avoid obsolescence
  • Increased requirements to invest sustainably
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13
Q

Tell me about tenant considerations in relation to sustainability?

A
  • Sustainable buildings reduce their energy costs
  • Should align with their CSR strategy and sustainability goals
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14
Q

What is BREEAM and how does it work?

A

It is the Building Research Establishment’s Environmental Assessment Method.
It is a voluntary assessment tool to rate new and refurbished commerncal and residential buildings.
A buildings impact is rated by BREEAM assessors by reference to nine environmental weightings including:
- Energy consumption
- Water use
- Transport links
- Waste management Health and well-being

It is then rated from pass, good, very good, excellent to outstanding.

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15
Q

What other environmental tools do you know?

A

LEED

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16
Q

How will MEES affect properties going forward and how would you expect the market to change as a result?

A
  • Impact on properties as if landlords don’t have the cap ex available properties will become obsolete – what do you do with them. Can they be used for repositioning?
  • Drive a gap between properties that are sustainable assets and those with realistically a grade d or lower
17
Q

What guidance note can you refer to in terms of valuation?

A

Sustainability and ESG guidance in commercial property valuation and strategic advice (3rd edition) 2021

Environmental risks and global real estate

Red Book Global (VPGA 8)

18
Q

When was the climate change act amended and what were the changes?

A

2019

To require the UK to achieve net zero carbon by 2050. An interim target of reducing emissions by 78% by 2030 was introduced - require significant effort from the property industry

19
Q

What’s the Green Industrial Revolution?

A

Announced in November 2020 by the UK gov to introduce a 10 point plan to mobilise £12 billion of government and support 250,000 jobs

20
Q

What’s the Better Building Partnership pledge?

A

A number of UK property funds and REITS have publicly committed to achieving net zero carbon by 2050

21
Q

How does the THE UK Green Building Council (Better Building Partnership framework) address the issues and rank them in actions?

A
  1. Establish a net zero carbon scope
  2. Reduce construction impact
  3. Reduce operational Energy Use
  4. Increase renewable energy supply
  5. Offset any remaining carbon
22
Q

What are the 5 key provisions of the EPC regime?

A

Establish standards of energy conservation for new and refurbished buildings
Establishing a calculation methodology for the energy performance of all buildings
Minimum requirements for the energy performance of all buildings
Energy certification for all new buildings when leased or sold
Mandatory inspection of boilers and AC

23
Q

What are the current EPC rules?

A

Required for all commercial buildings over 50 sq m
- when it is newly built, sold or let for a term of more than 6 months
- when it is newly refurnished and heating, AC/ventilation are altered and/or the building is subject to building regulations for construction

The sale or lease of residential buildings and refurbishment schemes are included

An EPC is also required for sub-letting or assignment of a lease

24
Q

What are the EPC requirement’s for marketing?

A

Must be commissioned within 7 days of the commencement of marketing (28 day limit for procurement)

Agents are responsible for procuring EPCS

Online marketing material must have a link to the EPC to show the front page of the EPC

25
Q

What goes on the front page of an EPC?

A
  1. Address of the property and floor area
  2. EPC certificate reference number
  3. Technical information on the property energy provision
  4. Estimation of energy running costs
  5. AN EPC from from A+ to G
  6. Benchmarking information
26
Q

How do you go about getting your property exempt from MEES?

A

Must be pre registered on the Local Authority Private Rented Sector Exemptions Register and renewed every 5 years/

27
Q

What are the penalties for complying for commercial properties?

A

Where a breach has lasted les than 3 months - The greater of £5,000 or 10% of the RV (max being £50,000)
Where a breach has lasted more than 3 months - The greater of £10,000 20% of the RV (max £150,000)

28
Q

What are the penalties for complying for residential properties?

A

Where a breach has lasted les than 3 months - £2,000
Where a breach has lasted more than 3 months - £4,000

29
Q

What does a landlord have to do if their residential property had an F or G rating and the AST was granted after 1st April 2019?

A

Spend up to £3,500 on the property improving energy efficiency

30
Q

Scotland have a different scheme?

A
31
Q

What are other key energy regulations?

A

Energy savings opportunity scheme
Heat Network regulations (2014)
Climate change levy (CCL)
Display energy certificates

32
Q

What is energy savings opportunity scheme (ESOS)

A

An assessment scheme that is mandatory for large organisations in the UK (more than 250 employees, turnover more that 30 million euros are required:

Measure total energy consumption across buildings, transport and industrial activity.
Conduct energy audits to identify cost effective energy efficiency recommendations
Report compliance to the environmental agency.

33
Q

What is the Climate Change Levy?

A

CCL is tax on energy delivered to non-domestic users in the UK
Consumers are charged by their energy providers who forward it onto the UK Treasury.
Energy generated from renewable sources are exempt from CCL

34
Q

What is Heat Network regulations (2014)

A

Relate to the provision of communal heating systems in multi-occupied commercial and resi schemes and to district heating systems.
Final consumers must be provided with accurate meter reading/bill Infor and competitively priced individual meters.

35
Q

How else are we improving the sustainability of the built environment?

A

Green leases - seek to ensure landlords and tenants are sharing info about the use of water, energy and waste in the building.

The better Building Partnership has published various toolkits to provide guidance to owners and occupiers.

Some developers are using WELL Building Standards - to rate how space optimises the health and wellbeing of occupiers.

Developer are increasingly looking for more efficient construction methods.

36
Q

Tell me about RICS guidance on Life Cycle Costs.

A

RICS Guidance Note Life Cycle Costing (2016)

This guidance note summarises what is meant by a life cycle costing (LCC) and whole life costing (WLC) service for both new construction works and for the refurbishment of existing assets

37
Q

What is SUDS?

A

SUDS = Sustainable Drainage Systems - can help address flooding risks by managing surface water runoff in a way that mimics natural processes, slowing down the runoff rate while providing wider benefits, such as public realm improvements

E.G - retention basins, wetlands, bioretention strips and retention ponds

38
Q

What is net biodiversity gain?

A

Biodiversity net gain (BNG) is an approach to development, and/or land management, that aims to leave the natural environment in a measurably better state than it was beforehand

39
Q

What was agreed at COP27?

A
  • It was also the first time food security was recognised.
  • commitment to limit global temperature rise to 1.5 degrees Celsius above pre-industrial levels.
40
Q

What is meant by the term embodied carbon?

A

Carbon emissions generated as a result of energy consumption and chemical processes during extraction, manufacturing, construction of materials

41
Q

Three pillars of sustainability?

A

Environmental, social and economic

APC (14 decks)

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