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APC ASSESSMENT > Sustainability (Level 3) > Flashcards

Sustainability (Level 3) Flashcards

1
Q

Level 1 - What are the three pillars of sustainability?

A

Environmental
Social
Governance
(ESG)

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2
Q

Level 1 - What professional standard relates to Whole Life of Carbon?

A

Whole Life Carbon Assessment for the Built Environment, July 2024 (WLCA Standard)

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3
Q

Level 1 - What is the Whole Life Carbon Assessment for the Built Environment, July 2024 (WLCA Standard)

A
  • Framework for assessing carbon emissions across a building’s entire life cycle, including embodied and operational carbon.
  • It covers life cycle stages from material sourcing to end-of-life and promotes consistent carbon reporting.
  • The standard supports carbon benchmarking and helps align projects with the UK’s Net Zero targets.
  • WLCA encourages the use of circular economy principles and helps identify strategies to reduce carbon emissions, ensuring that projects contribute to sustainability goals throughout their lifespan.
  • It provides both mandatory and recommended practices for compliance.
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4
Q

Level 1 - What is RICS commitment to sustainability?

A
  • Decarbonise the built environment, build climate resilient, promote biodiversity and embed circular economy principles.
  • Recently participated at the inaugural Buildings and Climate Forum in Paris.
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5
Q

Level 1 - What is the definition of sustainability?

A

The Brundtland Report 1987
“meeting the needs of the present without compromising the ability of future generations to meet their own needs.”

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6
Q

Level 1 - What is an EPC and what is included?

A

Environmental Performance Certificate

  1. Address of property and floor area
  2. EPC certificate and reference number
  3. Technical information on the property’s energy provision
  4. Estimation of energy running costs
  5. An energy performance rating from A+ to G
  6. Benchmarking information
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7
Q

Level 1 - Where would you find an EPC?

A

EPC online register

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8
Q

Level 1 - When are properties exempt from an EPC?

A
  1. Listed buildings
  2. Buildings which have no heating
  3. Religious buildings
  4. Temporary buildings
  5. Buildings due to be demolished/redeveloped
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9
Q

Level 1 - Is an EPC required for sub-letting and assignment?

A

Yes

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10
Q

Level 1 - When is an EPC required?

A
  1. All commercial buildings over 50 sq m.
  2. Newly built, sold,, or let for term more than 6 months (&less than 99 years)
  3. When newly refurbsihed and HVAC altered / the building is subject to Building Regs for construction
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11
Q

Level 1 - What are the EPC requirements for marketing?

A
  1. Must be commissioned within 7 days of the commencements of marketing (28-day limit for procurement)
  2. Agents are responsible for procuring EPCs
  3. Only the actual energy rating is required to be displayed on property and advertisements. 4. 4. Where space allows, the graph should be shown
  4. All online marketing material must have a link to the EPC to show the front page of the EPC
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12
Q

Level 1 - What are the penalties for non-compliance on displaying of EPCs? Who enforces the regulations?

A

Local authorities’ Trading Standards teams enforce the regulations.

Max. penalty is equal to 12.5% of the RV of the building (a minimum of £500 and maximum of £5,000 fine).

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13
Q

Level 1 - What is the main legislation on EPC’s?

A

The Energy Performance of Buildings Regulations 2012

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14
Q

Level 1 - When are EPC’s required to be displayed?

A

For properties over 250m, frequently visited by public (schools), required to display EPC

Fine of £500

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15
Q

Level 1 - What do the Minimum Energy Efficiency Standards (MEES) as set out in the Energy Efficiency Regulations, 2015 require?

A

Minimum EPC rating of Level E. Implementation was in stages:

New leases from 1 April 2018 (for both commercial and residential properties) to include lease renewals/extensions

All existing leases from 1 April 2023 for commercial properties

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16
Q

Level 1 - What are the exemptions for MEES regulation compliance?

A
  1. Places of worship.
  2. Where the tenancy is less than 6 months with no security of tenure.
  3. Where tenancy is for more than 99 years.
  4. When it is not feasible to improve the EPC rating to E or above even when all possible improvements with a payback of 7 years or sooner have been made. Three quotes from relevant works must be obtained from energy assessors.
  5. When the devaluation case can be proven, where improvements would reduce the market value of a property by more than 5%.
  6. When third-party consent from a tenant, landlord, or planning authority for improvements is refused or conditionally cannot be reasonably met by the landlord.
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17
Q

Level 1 - Which MEES exemptions only last for 5 years and cannot be transferred on sale?

A

When it is not feasible to improve the EPC rating to E or above even when all possible improvements with a payback of 7 years or sooner have been made. Three quotes from relevant works must be obtained from energy assessors.

When the devaluation case can be proven, where improvements would reduce the market value of a property by more than 5%.

When third-party consent from a tenant, landlord, or planning authority for improvements is refused or conditionally cannot be reasonably met by the landlord.

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18
Q

Level 1 - Where do you register exemptions?

A

Exemptions must be pre-registered on the Local Authority Exemptions Register and renewed five-yearly

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19
Q

Level 1 - what are current MEES expectations?

A

Consultation last year, white paper at the moment
2027 - C
2030 - B

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20
Q

Level 1 - What are the penalties for non-compliance with MEES?

A

Breach < 3 months – up to £5,000 or (if greater) 10% of the Rateable Value with a maximum penalty of £50,000

Break > 3 months – up to £10,000 or (if greater) 20% of the Rateable Value with a maximum penalty of £150,000

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21
Q

Level 1 - Who polices non-compliance with MEES?

A

Local Authority

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22
Q

Level 1 - What is the Energy Savings Opportunity Scheme (ESOS)?

A

Enenergy Savings Oppertunity Scheme

ESOS is an energy assessment scheme that is mandatory for large organisations in the UK (more than 250 employees, turnover more than £50m). They are required to:

  • Measure total energy consumption across buildings, transport, and industrial activities.
  • Conduct energy audits to identify cost-effective energy efficiency recommendations.
  • Report compliance to the Environment Agency.
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23
Q

Level 1 - What is the Climate Change Levy (CCL)?

A

Tax on energy use to non-domestic users in the United Kingdom.

Energy generated from renewable sources is exempt from CCL

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24
Q

Level 1 - What are Display Energy Certificates (DECs)?

A
  • Display Energy Certificates (DECs) are required for public buildings over 250 sq. m.
  • They display actual energy used and carbon dioxide emissions.
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25
Q

Level 1 - What does BREEAM stand for?

A

Building Research Establishment Environmental Assessment Method

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26
Q

Level 1 - What is a BREEAM rating?

A

A voluntary environmental assessment tool to rate new and refurbished commercial and residential buildings.

They are commonly being required to support planning applications

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27
Q

Level 1 - What are the 5 BREEAM ratings?

A

Pass
Good
Very Good
Excellent
Outstanding

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28
Q

Level 1 - How did the government amend the Climate Change Act 2008 in 2019?

A

Required the UK to achieve “net zero carbon” by 2050

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29
Q

Level 1 - What is COP and when was the last one?

A

Conference of Parties

Most recently COP 26 - Dubai 2023

next one is Nov 2024 in Azerbajan

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30
Q

Level 1 - How does COP related to Paris Agreement 2015

A

global warming limiting to 1.5 degrees

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31
Q

Level 1 - What was the previous carbon target?

A

Climate Change Act 2008

Reduce GHG by 80% on 1990 levels

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32
Q

Level 1 - Other than BREEAM, what are some of the other building environmental assessment tools?

A

LEED
RICS SKA
Energy Star
Nabers

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33
Q

Level 1 - What is the RICS Ska Rating scheme?

A
  • The RICS Ska Rating scheme aims to be the standard measure of a building fit-out’s sustainability, with a gold, silver, or bronze rating awarded.
34
Q

Level 1 - What is included in the UK Green Building Council (UKGBC) framework to achieve a net zero carbon building?

A

Establish Net Zero Carbon Scope – whole life of buildings i.e. carbon emissions associated with construction, use, refurbishment and demolition

Reduce Construction Impacts – changing the material they use

Reduce Operation Energy Use – etrofit efficiency measures

Increase Renewable Energy Supply

Offset any Remaining Carbon – e.g. planting trees. This is the last resort

35
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.

36
Q

Level 1 - How can the health and wellbeing of building occupants be measured?

A

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

37
Q

Level 1 - What is “place making”?

A

Ensuring buildings and their environs contribute positively to occupiers and the community

38
Q

Level 1 - what is a green lease?

A

Insertion of sustainable objectives

The Better Buildings Partnership (BBP) has a Green Lease Toolkit with best practice recommendations for model forms of clauses

39
Q

Level 1 - What is the circular economy?

A

Economic model designed to re-use materials

40
Q

Level 1 - What are Green Design features?

A

Building design features that minimise environmental impact

41
Q

Level 1 - What is recycled steel and why is it beneficial?

A

Steel that has been salvaged and re-used

  • Every tonne of steel produced = 1.8 tonnes of CO2
  • Highlighted in RICS Sustainability Report 2023 as area to target
  • Circular economy principles to minimise resource depletion and emissions.
  • Reduce embodied energy (total energy required to produce material throughout lifecycle).
42
Q

Level 1 - what is embodied carbon/energy?

A

total energy consumption and greenhouse gas emissions associated with the production, transportation, installation, maintenance, and disposal of building materials over their lifecycle.

43
Q

Level 1 - What is low VOC paint and why is it beneficial?

A
  • Volatile Organic Compounds are chemicals that absorb into the air when paint dries.
  • Two types: water-based and solvent based – water is more environmentally friendly.
  • Harmful to humans and environment – contributing to air pollution and smog formation.
  • Aligns with RICS Sustainability Report 2023 – encouraging sustainable materials
  • Low VOC paints often requirement of green building certifications such as BREEAM and LEED.
  • Also reduce embodied carbon, aligning with Whole Life Carbon Assessment for the Built Environment (July, 2024)
44
Q

Level 1 - What is reclaimed wood and why is it beneficial?

A
  • Sourced from old buildings that have been deconstructed
  • Extended life cycle of materials
  • Conserve natural resources
  • Embodied energy is much lower, helping to achieve low-carbon building targets.
  • Supports whole life cycle carbon assessments
  • Distinctive appearance that adds character
  • Support local economics and promote sustainable industries
  • Also treated with less VOC – therefore less toxic.
45
Q

Level 1 - How does reclaimed wood have unique aesthetic value?

A

Often more weathered, aged appearance

46
Q

Level 1 - What RICS guidance does green design features align with?

A

Whole Life Carbon Assessment for the Built Environment (July, 2024)

47
Q

Level 1 - What is a phased LED lighting scheme and how is it beneficial?

A

Implementing LED lights that are typically 80% less energy intensive than traditional halogen (incandescent) bulbs.

Areas with longer operating hours will see faster returns on investment due to higher energy savings from constant use.

LED’s have 25x longer life span than incandescent bulbs

48
Q

Level 1 - What is the payback period of LED?

A

Typically between 1-4 years

49
Q

Level 1 - How did you create the performance report to demonstrate the savings?

A

Collecting electricity usage / costing data from the site

Energy savings = baseline consumption - new consumption

50
Q

Level 1 - what is the Green Apple Award and how was it achieved?

A
  • Complete entry form
  • Project overview
  • Environmental impact
  • Results
  • Supporting documentation
  • Reviewed by independent experts
  • Invited to presentation event
  • Typically hosted at iconic event in London e.g. Houses of Parliament
51
Q

Level 1 - How did you select the contractor for the LED lighting scheme?

A

Invitiation to tender with client approval
3 quotes
Chose cost-effective option that highlighted strong payback

52
Q

Level 1 - Why did an EPC scored below E

A

This was before the EPC changes in April 2023

53
Q

Level 1 - What MEES requirements did you advise client on?

A

White Paper
2027 - C
2030 - B

54
Q

Level 1 - Why did you commision an EPC assesor to commision an EPC recomendation report?

A

The previous report comissioned was old and did not provide meaningful comment.

The new report used DSM to accurate demonstrate what improvement works would be necessary to reach C and B

55
Q

Level 1 - What EPC improvement works were undertaken?

A

LED lighting
Upgraded HVAC Systems
Cavity Wall Insulation

56
Q

Level 1 - what is cavity wall insulation?

A

filling the gap (or cavity) between two layers of brickwork in a cavity wall with insulating material. It helps reduce heat loss, making the building more energy-efficient and lowering heating costs.

57
Q

Level 1 - What are Light, Medium and Dark Green Clauses?

A

Light Green - Voluntary
Medium Green - Some obligation, shared responsabilities
Dark Green - Mandatory

58
Q

Level 1 - What is Building Better Partnerships (BBP)?

A

Not for Profit organisation promoting sustainability

  • The Better Buildings Partnership (BBP) has published various toolkits to provide guidance to owners and occupiers on how to achieve reductions in their energy, water, and waste in buildings.
59
Q

Level 1 - What green clauses did you implement?

A

Energy Efficiency
Service Charge Allocations
Sustainable Materials

60
Q

Level 2 - How did you ensure the lease provisions were legally sound?

A

Drafted in accordance with Model Commercial Leases (MCL) and BPP

Also solicitor drafted lease and sense checked.

61
Q

Level 1 - What Energy Efficiency clauses did you implement?

A

Dark Green

Landlord and Tenant must procure all electricity from 100% renewable energy sources

62
Q

Level 1 - What Service Charge Allocation provisions did you implement?

A

Dark Green

The tenant is not entitled to challenge service charge costs procured at greater cost where the increase is as a result of the landlord procuring services which promote environmental performance of the building (subject to max. 10% increase).

63
Q

Level 1 - What Sustainable Materials for fitout clauses did you implement?

A

Light Green

Where carrying out works, the tenant must source renewable materials to reduce embodied carbon, and where possible seek recycled materials for fitout.

Where the cost would not exceed ordinary materials (reasonable to do so)

64
Q

Level 1 - What financial concerns did the tenant have?

A
  • Sustainable materials – tenant’s querying on excessive costings for necessary sustainable materials to be used.

Re-drafted to light green clause, stating, where reasonable to do so, must seek sustainable materials where cost is not excessive.

65
Q

Level 1 - What is Corporate Social Responsability (CSR)

A
  • Corporate social responsibility is a business model by which companies make a concerted effort to operate in ways that enhance rather than degrade society and the environment.
  • CSR can help improve society and promote a positive brand image for companies.
  • CSR includes four categories: environmental impacts, ethical responsibility, philanthropic endeavors, and financial responsibilities.
66
Q

Level 1 - How were the integration of these clauses measurable?

A

Overtime these clauses created quantifiable impacts, as new service charge provisions allowed for more sustainable contracts

Sustainable materials were encouraged for the fitout

Electricity contracts were 100% renewable

67
Q

Level 1 - What is the Environmental Protection Agency (EA in UK)

A

It is a public body responsible for protecting and improving the environment in England.

68
Q

Level 1 -What building regulations relate to EPC’s?

A

Part L and O

Fuel and power

69
Q

Level 1 - What is the RICS Sustainability Report?

A

Report on:

  • Impact of the Built Environment on GHG
  • Rising demand for green buildings
  • ESG driving investment decisions
  • Green leases increase in provision
  • Sustainability factors in construction
70
Q

Level 1 - What is ISO 14000

A

o The ISO 14000 family of standards is designed to help organizations manage their environmental responsibilities systematically.
o It includes standards related to environmental management systems, audits, life cycle analysis, and specific environmental issues like climate change.

71
Q

Level 1 - What ISO standard has a certification?

A

ISO 14001

Certification demonstrates that the organization is committed to reducing its environmental impact and is continuously improving its environmental performance.

Certification can provide assurance to clients, stakeholders, and employees that the organization is serious about sustainability.

ISO 14001 helps manage risks related to environmental issues, such as waste management, pollution control, and energy consumption, which are key elements in construction projects and building operations.

72
Q

Level 1 - What is Whole Life costing?

A

Sustainable design is shifting towards whole-life costing, which accounts for the long-term costs and benefits of sustainability measures.

Though initial investments in sustainable materials or technologies may be higher, they often result in lower long-term impacts and greater benefits.

73
Q

Level 1 - What is the NPPF?

A

National Planning Policy Framework

Sustainable Development: The NPPF emphasizes the need for development that balances economic, social, and environmental objectives. It encourages local authorities to support growth and innovation while ensuring that this development is environmentally sustainable and contributes to community well-being.

74
Q
A
75
Q

Level 1 - What is an EIA?

A

Environmental Impact Assessments (EIA):

Larger projects often undergo EIAs, but these may sometimes be used to justify decisions retrospectively, rather than guiding sustainability-focused decisions.

3 overarching objectives:

Social progress
Economic wellbeing
Environmental protection

76
Q

Level 1 - What is UK Net Zero 2050?

A
  • Bring all UK greenhouse gas emissions (GHG’s) to Net Zero by 2050
  • UK has decreased emissions by 42% while growing economy by 72%
  • Recommended by Committee on Climate Change, UK’s indepdenant climate advisory board.
  • Net zero means any emissions would be balanced by schemes to offset an equivalent amount of greenhouse gases from the atmosphere, such as planting trees or using technology like carbon capture and storage
77
Q

Level 1 - What are SDG’s? How many are there?

A

Sustainable Development Goals
17 in total
relate to:

development phase
use phase
recovery phase

78
Q

Level 1 - What is the difference between embodied and operational carbon?

A

Embodied carbon = total greenhouse gas (GHG) emissions associated with the materials and processes used throughout the lifecycle of a building, excluding its operational use.

Operational carbon = carbon emissions that occur during the use phase of a building, primarily from the energy consumed for daily operations.

79
Q

Level 1 - What Statutory Requirements do you know about relating to Sustainability?

A

COSHH.
Building Regs.
Energy Performance Certificates.
Control of Asbestos Regulations 2008.

80
Q

Level 1 - What is COSHH?

A

Control of Substances Hazardous to Health.

81
Q

Level 1 - 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.

82
Q
A

APC ASSESSMENT (18 decks)

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