Sustainability - Level 1 Flashcards
1
Q
What are the Building Regulations?
A
A set of regulations and standard that all new buildings must be built to
2
Q
Can you name some of the building regulations?
A
A = Structure.
B = Fire Safety.
C = Site Preparation.
D = Toxic Substances.
E = Resistance to Sound.
F = Ventilation.
G = Sanitisation and Hot Water.
H = Drainage and Waste Disposal.
J = Heat Producing Appliances.
K = Prevention from falling, collision or impact.
L = Conservation of Fuel and Power.
M = Accessibility.
N = Glazing.
P = Electrical Safety.
Q = Security.
R = High speed comms networks
7 = Materials and workmanship
3
Q
Can you tell me more about Part L?
A
Part L Conservation of Fuel and Power.
* It is broken down in 4 parts.
Part L1 A = Conservation of Fuel and Power in a new Dwellings.
Part L1 B = Conservation of Fuel and Power in an Existing Dwelling.
Part L2 A = Conservation of Fuel and Power in a new non-domestic.
Part L2 B = Conservation of Fuel and Power in an existing non-domestic.
4
Q
Can you give examples of Environmental assessment methods?
A
BREEAM, which stands for Building Research Establishments Environmental Assessment Method, is a way of rating the sustainable performance of a building.
SKA - It can be used on any non-domestic fit out project, informally or by professionals, with similar criteria to BREEAM.
5
Q
What is BRUKL?
A
Building Regulations UK Part L compliance reports and certificates
6
Q
What can be done onsite to improve sustainability?
A
Waste Management, i.e. the segregation of waste for recycling.
Sourcing local services to reduce carbon footprint.
Efficiently using onsite machinery.
7
Q
What should be included in a waste management plan?
A
Types of waste produced
Volumes of waste created
Bin types and sizes for storage
Frequency of collection for all bins
Responsibility for removing waste
Costs of waste management(bin hire, waste removal)
8
Q
What is a Waste Management Plan?
A
It will 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.
9
Q
What do you understand sustainability to be in principle?
A
- Sustainability is about meeting the needs of the present, without compromising the ability of future generations to meet their own needs.
10
Q
What Statutory Requirements do you know about relating to Sustainability?
A
COSHH.
Building Regs.
Energy Performance Certificates.
Control of Asbestos Regulations 2008.
11
Q
What is COSHH?
A
- Control of Substances Hazardous to Health.
12
Q
What are types of substances COSHH include?
A
Dust
Gases
Fumes
Liquids
Gels or powders
Harmful micro-organisms
13
Q
What are types of substances dosen’t COSHH include?
A
Lead
Asbestos
Radio active substances
14
Q
What are symptoms of substances?
A
Long term - Lung Cancer
Short term - Dizziness, stinging eyes
15
Q
What can you do to prevent or reduce workers exposure to hazardous substances?
A
Find out what health hazards are
Decide how to prevent harm to health (risk assessment)
Provide control measures
Ensure the measures are being used
Keep all measures in good working order
Provide information, instruction and training for workers and others
provide monitoring and health surveillance in appropriate cases
Plan for emergencies
16
Q
What is an Energy Performance Certificate?
A
- An EPC is a rating system for rating the sustainability of a building.
17
Q
What is the Control of Asbestos Regulation 2008?
A
A piece of legislations which imposed obligations on Employers to:
Manage exposure to asbestos within the workplace.
Undertake Risk Assessments before commencing work around asbestos.
Create a detailed plan (Method Statement) of how the works will be carried out around the asbestos.
Prevent and reduce exposure.
18
Q
How would find out about asbestos on a TfL construction site?
A
I would speak to the COSHH team and request the asbestos register for the site I am working with.
19
Q
What are the types of asbestos?
A
White = Chrysotile.
Brown = Amostie.
Blue = Chrosidolite.
20
Q
When can SKA be used?
A
It can be used on any non-domestic fit out project, informally or by professionals, with similar criteria to BREEAM.
21
Q
What renewable technologies do you know off?
A
Wind = Wind Farms (Wind Turbines).
Hydro Electric = Water from dams.
Solar = Poly voltaic Panels and solar panels.
Ground = Ground Source heat pumps.
22
Q
What are recyclable materials?
A
Items that can be made into new products - Aluminium and steel cans, cardboard, glass, newspapers and plastic bottles are all recyclable.
23
Q
What is TfL doing to help the environment?
A
Introduce the congestion charge zone and ULEZ.
Cycle super highways to reduce transport usage.
24
Q
How can material resource efficiency be achieved within the supply chain?
A
Efficiency in procurement
Supply Chain Analysis - Supply chain analysis involves reviewing the upstream and downstream processes in a category’s supply chain in order to better understand the flow of goods, information and money
25
How can design, technology and construction processes contribute to sustainable buildings?
26
Do you know any international regulation for new buildings?
International Building Code -
Is one of the codes established in the US by the International Code Council (ICC) and is applied by most of the country’s jurisdictions as well as internationally, although it can be amended to reflect local conditions and legislation.
27
How does legislation, regulation and tax effect construction industry?
28
What design considerations can influence sustainability?
Site
Location
Building Form
Materials
Lighting
Ventilation
Heating
Water and drainage
29
What is whole life costing?
Whole life costing (WLC) is a means of comparing options and their associated cost and income streams over a period of time.
At TfL it involves looking at the initial capital cost and the operating cost.
30
What impact can property have on the environment?
The built environment accounts for nearly 40% of emissions globally
31
What is the RICS doing to improve sustainability?
Sustainability is a mandatory competency for RICS professionals. Taking action on climate change depends on knowledge and capacity to deliver. They are ensuring skills development for built environment professionals and taking proactive steps to support education, lifelong learning and training on climate action.
32
Give an example of RICS guidance on sustainability?
Guidance note on ‘Sustainability and Commercial Property Valuation’ 2013
RESEARCH!!!
33
Are there any exemptions for EPCs?
a. Commercial buildings under 50 sqm
b. Listed buildings - requirements would unacceptably alter it
c. Industrial buildings that don’t use much energy
d. Religious buildings
e. Buildings due to be demolished
34
What is an EPC?
An Energy Performance Certificate tell you how efficient the building is.
35
What is the UK’s global emissions aim?
UK government to set in law world’s most ambitious climate change target, cutting emissions by 78% by 2035 compared to 1990 levels
36
What is MEES?
The Minimum Energy Efficiency Standard (MEES) which came into force in England and Wales on 1 April 2018, applies to private rented residential and non-domestic property and is aimed at encouraging landlords and property owners to improve the energy efficiency of their properties by a restriction on the granting and continuation of existing tenancies where the property has an Energy Performance Certificate Rating of F and G.
37
When does MEES apply?
As of April 2018 all residential and commercial new leases above E
As of April 2020 all new and existing residential leases
As of April 2023 all new and existing commercial leases
The government has proposed new eregulations that EPCs must be at least C in 2027 and B in 2030
38
Are there any exemptions for MEES?
High cost exemptions
7-year payback exemptions
All improvements made exemptions
Wall insulation exemptions
Devaluation exemptions
39
Why are they changing Part L and Part F?
Part of the UK government’s plan to become net zero by 2050
Part of the Future Homes Standard 2019 consultation, which is due for full implementation in 2025
Changed will be enacted from June 2022
40
What are building regs part L?
Conservation of Fuel and Power
41
What are the changes to Part L and F?
Part L and F closely linked, as if homes become over heated, then that will make the air uncomfortable to breath. So they go hand in hand.
Part F will need to change to ensure the right level of ventilation is supplied to ensure good indoor air quality and user comfort.
Preferred option is to reduce by 31% by 2022 and then 75-80% by 2025.
42
What is COP29?
Conference of the Parties
This will be the 29th annual summit
UK is working with every nation to reach an agreement on how to tackle climate change
World leaders will go to Azerbaijan.
43
What are building regs Part F?
Ventilation
44
What is net carbon?
Means reducing greenhouse gas emissions to a level which is on balance with the emissions removed.
45
How will net zero carbon objectives affect valuation?
Increasing minimum requirements will need to be communicated to lender along with any potential and associated cost and works to reach them.
Directly impact ability to rent if below standard.
46
What is the Paris Agreement?
Occurred at COP21 in Paris in 2015
Every country agreed to work together to limit global warming to well below 2 degrees and aim for 1.5 degrees above pre-industrial times.
Countries are committed to bring forward national plans setting out how much they would reduce their emissions.
47
How is an EPC calculated?
Assessor looks at property and scores a variety of factors based on condition and potential for heat loss
48
Tell me about the Climate Change Levy (CCL)?
Tax on energy delivered to non-domestic users
Incentive to increase efficiency
49
How long is an EPC valid for?
10 years
50
Tell me about some potential changes to the MEES?
Minimum threshold of EPC could go to C in 2027, and B in 2030
Can only advertise/let properties compliant with MEES
51
What’s ESG?
Environmental, Social, and Corporate Governance is an evaluation of a firm’s collective conscientiousness for social and environmental factors. It is typically a score that is compiled from data collected surrounding specific metrics related to intangible assets within the enterprise
52
What is E in ESG?
Environmental, it focuses on how the business minimises its impact on the environment.
53
what is S in ESG?
Social, it focuses on how a business impacts wider society and workplace culture.
54
What is G in ESG?
Governance refers to the process of decision-making, reporting and the logistics of running a business.
55
Examples of Environmental business practices?
Reducing energy and using renewable energy sources to become net zero
Developing greener products/services
Switch to zero-waste products or sustainable packaging
Reducing carbon emissions by changing to LED lighting
Encouraging recycling
56
Examples of Social business practices?
Ensuring products are safe and customer data is secure
Preventing abuses within the supply chain such as labour rights
Provide training and support health and safety and wellbeing
Promote equality in the work force with diversity and inclusivity policies
Investing in local community projects like funding educational initiatives
57
Examples of Governance business practices?
Accurate reporting to stakeholders on financial performance, business strategy and operations
Ensuring business leaders and managers are accountable for risk and performance management
Undertaking business ethically like preventing bribery
Ensuring diversity in any leadership team and being open about executive pay
58
Why should companies embrace ESG?
Improve company reputation
Lower costs
Attract employees
Attract customers
Secure investment
59
What is CRS?
Corporate social responsibility (CSR) is a self-regulating business model that helps a company be socially accountable
60
Types of CSR?
Environmental responsibility
Ethical responsibility
Philanthropic responsibility
Financial responsibility
61
How does sustainability relate to real estate?
The built environment is one of the main contributors to GHG emissions.
Huge emphasis on reducing carbon emissions.
But also on creating buildings which provide better health and wellbeing.
62
What is included on the front page of an EPC (A, FA, C/RRN, TI, E RC, R, B)?
Address of property and floor area
EPC certificate and reference number
Technical information on the property’s energy provision
Estimation of energy running costs
An energy performance rating from A+ to G
Benchmarking information
63
What are the EPC requirements for marketing (commissioned, responsibility, particulars, online)?
Ensure the EPC is commissioned BEFORE marketing. Must be commissioned within 7 days of the commencements of marketing (28-day limit for procurement if after using all reasonable efforts the EPC cannot be obtained within 7 days)
Agents are responsible for procuring EPCs
Only the actual energy rating is required to be displayed on property and advertisements. Where space allows, the graph should be shown
All online marketing material must have a link to the EPC to show the front page of the EPC
64
Where would you find an EPC?
EPC online register holds EPCs available for inspection
65
Where must MEES exemptions be registered/renewed?
Exemptions must be pre-registered on the Local Authority Private Rented Sector Exemptions Register and renewed five-yearly
66
What did the government’s consultation on the expansion of MEES find in October last year (preferred/alternative, by what date), and what changes may be made to Part L carbon factor and the Reference Building, and with what consequence?
Preferred trajectory: minimum EPC rating of B by 1 April 2030
Alternative trajectory: minimum EPC rating of C by 1 April 2030
o Anticipated new Part L to use carbon factor for grid electricity significantly below current factor, resulting in improvements for electric heating.
o Potential update to Reference Building that generates EPC rating – change from gas for heating/hot to electricity, resulting in increased difficulty for gas heated buildings to meet minimum standard.
67
Who polices non-compliance with MEES?
Local authority
68
What is a BREEAM rating, and when commonly required currently?
A voluntary environmental assessment tool to rate new and refurbished commercial and residential buildings.
They are commonly being required to support planning applications
69
What does BREEAM stand for?
Building Research Establishment Environmental Assessment Method
70
What are some of the environmental standards that BREEAM assessors have reference to (9, only 5 mentioned, EC, WU, TL, WM, H&W)?
Rated by reference to the nine environmental weightings which include:
Energy consumption
Water use
Transport links
Waste management
Health & wellbeing
71
What are the 6 BREEAM ratings (U, P, G, VG, E, O)?
Unclassified
Pass
Good
Very good
Excellent
Outstanding
72
How did the government amend the Climate Change Act 2008 in 2019?
Required the UK to achieve “net zero carbon” by 2050
73
What have a number of leading UK property funds and REITs done to commit to achieving net zero carbon by 2050, and who assisted in creation?
Formed the Better Buildings Partnership (BBP) pledge.
Have published various toolkits to provide guidance to owners and occupiers on how to achieve reductions in their energy, water and waste in buildings
74
What is included in the UK Green Building Council (UKGBC) framework to achieve a net zero carbon building (establish what/how, reduce what 2 things, increase what and offset what)?
Establish Net Zero Carbon Scope – needs to be across the whole life of buildings i.e. carbon emissions associated with construction, use, refurbishment and demolition
Reduce Construction Impacts – developers need to focus on changing the material they use as well as building (and their systems’) designs
Reduce Operation Energy Use – landlords need to consider how to best retrofit efficiency measures into their buildings and how to work with occupiers to make these work
Increase Renewable Energy Supply on-site and offsite
Offset any Remaining Carbon – e.g. planting trees. This is the last resort
75
How can the health and wellbeing of building occupants be measured, and what does this standard rate?
Some developers are using the WELL Building Standard
This is a standard for buildings to be rated in respect of spaces that can optimise the health and mental wellbeing of occupiers
76
What is “place making”?
Ensuring buildings and their environs contribute positively to occupiers and the community
77
What efficient construction solutions are developers using (think renewables, building placement/management)?
Renewable materials and technologies such as solar, wind, biomass and heat pumps to achieve a low carbon emission solution and a reasonable payback period
The building aspect and use of natural daylight to take advantage of solar gain
Effective energy management & monitoring systems and increased awareness of other areas of sustainable management relating to waste, water and procurement of good and services
78
What is the RICS Ska Rating scheme/founded by/measures what/against what 3 ratings?
Founded by Skansen as a result of research by the RICS and AECOM.
Measures a building’s fit out sustainability, with a gold, silver or bronze rating awarded
79
What is the definition of sustainability?
“Sustainable development is development that meets the needs of the present without compromising the ability of future generations to meet their own needs.”
80
What is the Brundtland report/published when/whom/defined what?
Published in 1987 by the UN. Defined the principles of sustainable development.
81
What are the 3 pillars of sustainability (S,E,E)?
Social – e.g. quality of life, community engagement
Environmental – energy, pollution, emissions, plastics, carbon footprint
Economic – risk management, economic health, making a profit
82
What are some ways you can make a building more sustainable (existing and new)?
Existing buildings; key upgrades including replacing old services with more energy efficient installations such as heating
New; effective insulation, use of natural light, use green and sustainable building materials
83
Under what legislation is an EPC required?
The Energy Performance of Buildings (England and Wales) Regulations 2012 under the Energy Act 2011.
84
What are the drivers of sustainability (E, L, E)?
Ethical driver – it’s the right thing to do
Legal – there is legislation in place
Economic – affects things like tenant attitude, Market Rent
85
How does placemaking link to sustainability/what are developers focusing on/why/how?
Developers are focusing on ensuring that development schemes contribute positively to communities, occupiers and reduce negative environmental impacts. They do this by considering layout, using renewable materials and technologies, make use of solar gain, assessing density, including greater green space.
86
Which buildings do not have to have an EPC?
Buildings which have not transacted will not have produced an EPC.
87
What is the difference between BREEAM and EPCS?
The Rating for outstanding efficient buildings. EPCs are produced for all buildings no matter their efficiency
and rather than just a rating they provide advice on the methods/suitability of improvement matters.
88
How does the energy efficiency affect the value of a property?
It will affect the property firstly in terms of its desirability to a tenant or buyer.
MEES may have resulted in capital deductions included with valuations of EPC F & G rated properties.
89
What are ground source heat pumps?
Ground Source Heat Pumps are electronically powered systems which use stored heat from the earth.
90
Example of measures to reduce carbon emissions
Planting trees
Carbon capture
Energy efficiency improvements
91
UK aim for net zero
By 2050
92
RICS sustainability campaigns
RICS Value the Planet Campaign
93
Aim of campaign - RICS Value the Planet Campaign
Encourage sustainable practices through encouraging RICS members and firms to support the UNs sustainable development goals
94
Items in EPC recommendation report
Install new heating system
Improve lighting
Cavity wall insulation
95
What regulations and codes of practice govern the residential industry’s approach to sustainability?
MEES - Minimum Energy Efficiency Standards
EPC - Energy Performance Certificates
NPPF - requires new developments to be planned in ways that can help to reduce greenhouse gas emissions
96
What are the penalties for not disclosing EPC information?
Residential - £200 civil fixed penalty .
97
What are the minimum requirements for residential lettings?
The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 require a minimum of E from 1st April 2018.
98
What are your local authorities planning guidelines for sustainability?
PLYMOUTH PLAN
99
What does the RICS do to ensure sustainability?
Evidence based information - Changing in priorities in investor decision-making: sustainability agenda’ 2018
Best practice statements - e.g. Guidance Note on Sustainability and Commercial Property Valuation.
Certificate - e.g. RICS ‘SKA’ rating system for the fit out of commercial premises.
RICS World Built Environment Forum - Gathers experts from sector and they share ideas on managing urbanisation, population growth and climate change.
100
What part of the Building Regulations reflects energy usage?
Part L
101
What does the key provisions for the Energy Performance of Building Regulations?
Higher standards of energy conservation for new and residential buildings
Establishing calculation methodology for the energy performance of all buildings
Minimum requirements for the energy performance of all buildings.
Energy certificate for all buildings when leased or sold
Mandatory inspection of boilers and air conditioning systems in buildings
102
What are the non-compliance penalties for residential properties?
Policed by Local Authority.
- breach < 3 months £2,000
- breach > 3 month £4,000
Residential landlords are required to spend up to £3,500 on improving energy efficiency at properties where an AST granted on or since 1st April 2019.
103
What is the Climate Change Act 2018?
An Act to set a target for the year 2050 for the reduction of targeted greenhouse gas emissions
104
When and why was the Climate Change Act 2018 amended?
In 2019 for the UK to achieve ‘net zero carbon’ by 2050.
105
Sustainability in the Red Book
VPGA 8
significant market influence and valuations for secured lending
advised to collect and record appropriate and sufficient sustainability data,
for future comparability, even if it does not currently impact on value.
106
What is RICS Sustainability Report 2021?
Sought the opinions of over 4,000 professionals on sustainability issues
Results indicate industry is making progress, but not at the rate needed to meet climate obligations.
evidence of an emerging rent and price premium for green buildings, though a relatively small share report value uplifts exceeding 10%.
Need for a global standard on carbon measurement.
107
What is RICS Sustainability Action Agenda?
Part of RICS 2020 Futures Report
RICS is committed to aligning the commercial and public interests in this area and developing practical solutions that enable our profession to help drive positive change.
RICS Building Carbon database, a free-to-use, publicly available resource for building professionals to benchmark their designs and have access to more detailed comparative data on carbon emissions and
Launched a professional statement on whole life carbon assessment for the built environment, which sets out specific mandatory principles and supporting guidance for the assessment of environmental performance of buildings
108
What is sustainability?
To meet the needs of the present without compromising the ability of future generations to meet their own needs (Brudtland Report 1987)
109
What is sustainable development? What are the triple bottom line principles?
The triple bottom line (TBL) maintains that companies should commit to focusing as much on social and environmental concerns as they do on profits. TBL theory posits that instead of one bottom line, there should be three: profit, people, and the planet.
110
What does the NPPF say about sustainable development?
(meeting the needs of the present without compromising the ability of future generation to meet their own needs), but also builds on this by explaining the three dimensions of sustainable development, i.e. economic, social and environmental, and the role of planning in delivering this.
111
What are the most recent EU / UK targets relating to sustainability?
The 17 Sustainable Development Goals is an agreement to eradicate extreme poverty, fight inequality and injustice and leave no one behind.
112
What does BREEAM stand for and how does it measure sustainability?
Building Research Establishment Environmental Assessment Method
(Life Cycle Assessment)
Sets best practice standards for environmental performance of buildings.
113
Energy
Heath and wellbeing
Innovation
Land use
Materials
Management
Pollution
Transport
-Sustainable management of construction, operational, repairs and maintenance, avoid landfill etc.
114
Can you provide an example of a building with a BREEAM Excellent rating?
“The Walkie Talkie”
20 Fenchurch Street in the City of London achieved BREAM Excellent rating post construction in 2011
115
How can you improve the sustainability of a building?
Insulation
Airtightness
Thermal mass
Make best use of natural light (South facing, U value on glass)
Sustainable materials - use recycle and repair
Use renewable technologies - PV solar panels
Minimal waste/ sustainable disposal
116
What are the three pillars of sustainability?
Environmental, social and Economic
117
How have MEES affected your area of practice?
Beginning to see investment properties with tenants in occupation of a unit with an EPC of F or G which is not exempt from MEES.
Changing our reporting requirements to advise Landlords to undertake works to achieve at least an E rating.
Ensuring Landlords are mindful of increase to C in April 2027 and B in 2030.
Seeing more valuations required for properties with good BREEAM ratings etc. and demand from many professional services to occupy these types of units under their CSR. Obtaining evidence is more limited atm to support generally higher rents
118
Can you explain the current rules under MEES and the future changes facing Landlords?
Minimum Energy Efficiency Standards 2015
As of 1st April 2023, tenants can no longer legally be in occupation of a property with an F or G rating where the property is not exempt from an EPC.
Increases:
C rating on 1 April 2027
B rating on 1 April 2030
119
Do Landlords have to undertake improvements if the property has an EPC rating of F or G?
Not if the property qualifies for an exemption:
- Place of worship
- Low energy efficient building (Warehouse with no heating/air conditioning)
- Temporary buildings
- Some Listed Buildings
- Tenancies less than 6 months or exceeding 99 years.
“Qualifying improvements” if LL has taken all actions possible to improve efficiency
- Permissable - consent not given for alterations
- Appropriate - reduce value of 5%
- Cost effective - 7 year rule
120
What sustainable practices do you employ?
Printing only when necessary
Car sharing
Recycling
Using re-usable water bottles
Minimising waste where possible
121
What sustainable practices does your firm employ?
Recycling cardboard, paper and plastics
Energy efficient lighting (sensors)
Incentive to have electric company cars
Cloud based systems to reduce printing
122
How do we act as sustainability advocates as RICS members?
123
What RICS guidance exists in relation to sustainability?
Sustainability and ESG in commercial property valuation and strategic advice
3rd edition December 2021
Guidance note
Effective 31 January 2022
