Sustainability (Level 2 and Level 3) Flashcards
How can Demand Logic help
Monitor M&E usage
Data reporting
Change the time when machines are on
To help with repairs - not to be held hostage by supply chains
What’s a DEC
Display Energy Certificate - Every public building must have one - displayed in a noticeable place. 1 year.
Name some national and international sustainability policies?
Net Zero: Aiming for carbon neutrality by balancing emitted carbon with an equal amount of carbon removed from the atmosphere. Many countries, including the UK, have set Net Zero targets by 2050 to reduce greenhouse gas emissions.
COP26 (2021): Held in Glasgow, the COP26 summit reinforced the Paris Agreement commitments, with countries agreeing to limit global warming to 1.5°C above pre-industrial levels. It also introduced goals for reducing coal dependency, increasing climate finance, and scaling up carbon markets.
Paris Agreement: The agreement, signed in 2015, established global commitments to limit global warming to well below 2°C, aiming for 1.5°C. Countries are required to submit Nationally Determined Contributions (NDCs) to reduce emissions and periodically increase their climate ambition.
EPC’s.
What is Net Zero
Net Zero means balancing the amount of greenhouse gases emitted with an equivalent amount removed from the atmosphere, aiming for carbon neutrality.
What are carbon emissions
Carbon emissions are the release of carbon dioxide (CO2) into the atmosphere, primarily from burning fossil fuels, contributing to climate change.
What are the scores for BREEAM and what is it?
Building Research Establishment Environmental Assessment Method
🌿 Outstanding: ≥ 85%
🌳 Excellent: 70% – 84%
🌾 Very Good: 55% – 69%
🍃 Good: 45% – 54%
🌱 Pass: 30% – 44%
What is the difference between BREEAM and WELL
BREEAM: Focuses on the environmental sustainability of the building (energy efficiency, water usage, materials, etc.).
WELL: Prioritises the health and well-being of the building’s occupants (air quality, lighting, comfort, and mental/physical health factors).
BREEAM: Energy efficiency, Water management, Waste reduction, Materials and pollution, Transport and ecology
WELL: Air and water quality, Lighting and thermal comfort, Mind and fitness, Nourishment and community
Certification Levels:
BREEAM: Pass, Good, Very Good, Excellent, Outstanding
WELL: Bronze, Silver, Gold, Platinum
📌 Key Difference:
BREEAM = Sustainability and environmental performance.
WELL = Health, well-being, and occupant comfort.
What is Well building accreditation?
A building certification focusing on health and well-being.
Measures factors like air, water, light, comfort, and mental health impacts.
WELL Health-Safety Rating is a subset of WELL focused on health and safety protocols.
Covers cleaning, emergency preparedness, air and water quality, and health services.
EPC Certificate contents
Address of property
Reference number
EPC rating A-G
Technical information
Recommendation of what rating could be achieved
How have you carried out capital costs and value engineering exercises to determine the impact of sustainability issues on design and construction processes?
I reviewed the cost of installing LED lighting in an office building, comparing it with the long-term energy savings and reduced maintenance costs to determine its value and sustainability impact.
How have you carried out life cycle cost exercises which take account of sustainability issues?
Reviewed the boilers/lifts at 280 HH and instructed PPM
I have also reviewed and recommended the implementation of solar panels on the roof for clients ESG commitments
Explain your understanding of the measures undertaken by governments and international bodies to encourage the reduction of the environmental impact of development
Regulations: Setting minimum energy efficiency and sustainability requirements (e.g., UK Building Regulations, EPCs).
Incentives: Tax benefits or grants for using renewable energy or sustainable materials.
Certifications: Encouraging green building standards like BREEAM, LEED, or WELL.
Carbon reduction targets: Net-zero goals and emissions trading schemes.
Reporting frameworks: Mandating ESG disclosures (e.g., TCFD, GRESB).
Energy Report - Office, Cheapside
What part of the Building Regulations reflects energy usage?
Part L of the Building Regulations covers energy efficiency and conservation of fuel and power.
Energy Report - Office, Cheapside
Did you have the property inspected for a gas leak just to double check?
Yes
Energy Report - Office, Cheapside
Did you offer any advice on how to reduce costs?
Yes, I advised the client to review the M&E systems and monitor occupancy-related energy usage to identify potential cost-saving measures.
I also advised to increase in the number of meter readings taken.
Energy Report - Office, Cheapside
Are you aware of the renewable heat incentive?
Yes, the Renewable Heat Incentive (RHI) was a UK government scheme that provided financial support to businesses and individuals for using renewable heating systems, such as biomass, heat pumps, and solar thermal.
What RICS Guidance relates to sustainability?
RICS Valuation Global Standards 2025
RICS Sustainability and ESG in commercial property valuation and strategic advice is currently in review phase
Demand Logic Project
What was their reason for their desire to reduce energy consumption?
As part of their wider ESG commitments. Some of the companies were targeting net zero carbon.
Demand Logic Project
What areas were identified by Demand Logic?
They identified areas with high energy consumption, such as inefficient HVAC systems and lighting usage, which I reviewed to help reduce overall building energy usage.
Demand Logic Project
One they identified these areas, could you manage it rather than pay a company?
We are currently monitoring this as Demand Logic offers a unique product with specialised software and analytics, it was beneficial to continue with their services during the trial period to fully assess the impact and effectiveness of their building optimisation solutions.
Demand Logic Project
Why did you choose this supplier?
I chose Demand Logic because they had a proven track record and were already being used by other surveyors managing similar buildings.
I also reviewed other companies and presented two other options to my client/tenants.
Demand Logic Project
Did the cost of the supplier outweigh the saving to the tenants?
No.
EPC Retail Unit Hobhouse
Tell me about your clients ESG objectives?
My client’s ESG objectives include improving energy efficiency and future-proofing their assets by enhancing EPC ratings. They wanted to improve all EPC’s to a B rating.
EPC Retail Unit Hobhouse
How long was left on the EPC and could you have advised waiting until an EPC was required
5 years were left on the EPC but my clients goals were to improve all EPC’s on the estate to a B.
What are the implications on not achieving the correct EPC rating?
The property cannot be legally let if it has an EPC rating below E, and it may lose value or become harder to let or sell.
When could you advise that an EPC is not required?
Listed Buildings
Places of worship
Buildings under 50 sq metres
EPC Retail Unit Hobhouse
How did you provide advice to your client here?
I recommended which would be the best improvement to proceed with (LED) lighting as this aligned with their budget, as well as their wider ESG goals.
Tell me about a WELL Health - Safety Rating?
It focusses on areas like cleanliness, air quality, water quality emergency preparedness, and stakeholder communication to promote occupant well-being.
WELL Health - Safety Rating - Office Portfolio, London
How often does this require renewal?
Every year
This accompanies the main certification which is every 3 years
WELL Health - Safety Rating - Office Portfolio, London
Did you offer advice if on what it meant if it went past the expiry date?
Yes, if they failed to meet the deadline, they would lose its Certification.
WELL Health - Safety Rating - Office Portfolio, London
Tell me about the benefits of consulting with an expert rather than managing the process internally?
The expert provides specialist knowledge
Ensures compliance
Improves efficiency
Can avoid costly mistakes
WELL Health - Safety Rating - Office Portfolio, London
If the matter was conducted by an expert, were you able to offer advice?
Yes
I advised my client to approach the expert in the first place
Provided recommendation on the experts feedback
Advised them on what would happen if we did not renew the certification
I liaised with the building manager too
I reviewed all of the documentation to ensure it was correct
What is an Energy Savings Opportunity Scheme (ESOS)
Assessment scheme
Mandatory for large UK undertakings (if they employ over 250 people and has an annual turnover of in excess of £44 million
They are required to measure total energy consumption across buildings
Conduct energy audits to identify cost-effective energy efficiency recommendations
Report to the Environment Agency
What’s a Climate Change Levy (CCL)?
Tax on energy delivered to non domestic users in UK.
Incentive to increase energy efficiency within businesses
Energy generated from renewable sources is exempt
What is LEED
Leadership in energy and environmental design (US)
What are the non compliance penalties under MEES?
Who is it policed by?
Policed by the local authority
Less than 3 months - Up to £5,000 or (if greater) - 10% of the rateable value with a maximum penalty of £50,000
Where a breach has lasted more than 3 months, up to £10,000 or (if greater) 20% of the rateable value with maximum penalty of £150,000
Residential - less than 3 months is £2,000 and More than 3 months is £4,000
What is a waste management plan?
It outlines how materials will be managed efficiently, and how waste will be disposed of legally
It explains how the re-use and recycling of materials should be maximised
Can you name some of the building regulations?
A - Structure
B - Fire Safety
L - Conservation of fuel and power
M - Accessibility
What are the downfalls of EPC ratings?
Not real time energy monitoring systems
Human variables - i.e who assesses the building
RICS decarbonising UK Real Estate 2022 - EPC’s not fit for purpose - improvements are needed on how they are calculated
Name the most recent COP (conference of the parties) and what the outcome of each one was
COP29 – Baku, Azerbaijan (2024)
-Climate Finance Boost, Agreed to provide €290 billion annually in climate finance to developing countries until 2035
Focus Areas. Enhanced support for climate adaptation and mitigation efforts in vulnerable nations
COP28 – Dubai, UAE (2023)
Tripling renewable energy capacity, doubling energy efficiency, and establishing a loss and damage fund for developing countries.
COP26 – Glasgow, UK (2021)
Glasgow Climate Pact: Agreed to phase down coal power and inefficient fossil fuel subsidies.
-Paris Rulebook Finalized Completed guidelines for implementing the Paris Agreement.
Paris Agreement (2015)
-Limit global warming to well below 2°C, preferably 1.°C.
- National Commitments: Countries set and update their own emission reduction targets every five years.
UK Net Zero Goal?
The UK’s “net zero” goal, set in 2019, means reducing the country’s greenhouse gas emissions to zero by 2050.
What are green energy tariffs?
Electricity prices that reflect the cost of generating power from renewable sources
More expensive
Generate green energy that equates to actual demand
What is renewable and what are non renewable energy sources?
Renewable energy - Solar, wind, hydro, bio energy
Non renewable - fossil fuels - emit GRG that warm the atmosphere and contribute to global warming
Name some sustainable certifications
BREAAM - Building research establishment environmental assessment method - certifies buildings based on ESG (Pass, Good, Very Good, Excellent to Outstanding)
WELL - Health and wellbeing of users (Bronze, Silver, Gold, and Platinum)
Fitwell
Wiredscore
NABERS
What are the triple bottom line principles?
3 P’s
People
Profit
Planet
Kyoto Protocol?
An international treaty adopted in 1997 that committed developed countries to legally binding targets for reducing greenhouse gas emissions by an average of 5% below 1990 levels between 2008 and 2012
