Sustainability (Level 2) - General Flashcards
What are Energy performance Certificates (EPC’s)?
Energy Performance Certificates are documents that provide information about the energy efficiency of buildings in the UK.
When are EPC’s required?
They are required when buildings are constructed, sold or rented.
The seller or landlord must provide the EPC to the potential buyer or tenant at the earliest opportunity.
What is the purpose of an EPC?
EPC’s aim to provide prospective buyers or tenants with information on the energy efficiency and environmental impact of a property.
They include recommendations for improving energy efficiency.
What is in the contents of an EPC?
- Energy Efficiency Rating = A graphical representation showing the energy efficiency of the property, rated on a scale from A (most efficient) to G (least efficient).
- Environmental Impact (CO2) Rating = An assessment of the properties carbon dioxide emissions, also rated from A to G.
- Estimated Energy Costs = An estimate of the current energy costs and potential savings if recommended improvements are made.
- Recommendations = Suggestions for improving the properties energy efficiency, such as installing double glazing, upgrading insulation, or replacing oil boilers.
How long is an EPC valid for?
An EPC is valid for 10 years from the date of issue.
What buildings are exempt from requiring an EPC?
- Places of worship
- Temporary buildings with a planned use of two years or less
- Stand-alone buildings with a total useable floor area of less than 50 square meters
- Buildings due to be demolished, provided they have the necesarry planning and conservation consents
How are EPC’s obtained?
- EPC’s must be produced by an accredited domestic energy assessor for residential properties, or a non-domestic energy assessor for commercial properties.
- The assessor will visit the property, collect relevant data, and use standardized software to produce the EPC.
What are the penalties for non-compliance with EPC’s
Failure to provide an EPC when required can result in a fine. The amount varies depending on the type and size of the property but can be as high as £5,000 for commercial properties.
When must EPC’s be displayed?
For public buildings over 250 square meters that are frequently visited by the public, the EPC must be displayed prominently.
What are MEES?
Minimum Energy Efficiency Standards
Minimum energy efficiency standards are regulations in the UK aimed at improving the energy efficiency of privately rented properties. They apply to both residential and commercial properties and were introduced to help achieve the UK’s carbon reduction targets and reduce energy consumption.
What properties does MEES apply to?
- MEES applies to properties in the private rented sector, including residential and commercial properties.
- They cover properties that are let on assured tenancies, regulated tenancies, or agricultural tenancies.
What does MEES state in relation to EPC ratings?
- Properties must have a valid EPC with a minimum energy efficiency rating of E (on a scale from A to G) before they can be let to new tenants or have existing tenancies renewed.
- This requirement came into force for new tenancies from April 2018 and for existing tenancies from April 2020.
What is the objective of MEES?
MEES aim to raise the energy efficiency standards of privately rented properties in England and Wales.
The goal is to reduce carbon emissions, lower energy bills for tenants, and improve the overall quality of housing stock.
What exemptions are there to MEES?
Some properties are exempt from meeting the minimum energy efficiency rating:
- Properties where improvements are not cost-efficient (e.g. the payback period exceeds seven years)
- Buildings listed or in conservation areas where compliance would alter the character or appearance
- Temporary buildings with a planned use of less than 2 years
- Buildings due to be demolished
- Certain buildings not required to have an EPC (e.g. places of worship).
How is MEES enforceable? What penalties are there?
- Local authorities enforce MEES and can issue fines for non-compliance
- Penalties depend on the type and duration of the breach but can range up to £5,000 for residential properties and up to £150,000 for commercial properties.
What improvements must be made under MEES?
- Landlords of properties with an energy efficiency rating of F or G must make energy efficiency improvements to raise the rating to at least an E, where possible.
- Financial support and exemptions may be readily available for landlords to assist with making improvements
What rights do tenants have under MEES?
- Tenants have the right to request energy efficiency improvements if the property does not meet the minimum standards
- Landlords cannot unreasonably refuse consent to such requests.
What is BREEAM?
Building Research Establishment Environmental Assessment Method
What is the basis of BREEAM?
BREEAM is a widely recognized environmental assessment method and rating system for buildings and large-scale developments.
It evaluates and certifies the sustainability performance of buildings across various categories.
What is the purpose of BREEAM?
- BREEAM aims to assess, improve and certify the sustainability of buildings based on their environmental, social, and economic impacts.
- It encourages developers, designers, and building owners to strive for higher environmental standards and sustainability practices.
What assessment categories are there within BREEAM?
- Enegry = Energy efficient measures, renewable energy use, and carbon emissions reduction.
- Health and wellbeing = Indoor air quality, lighting, acoustics, and occupant comfort
- Management = Building management practices, monitoring, and environmental policies.
- Pollution = External Air and water pollution prevention measures.
- Land and use ecology = Impact on the local ecosystem, biodiversity and conservation
- Materials = Responsible sourcing, life cycle impacts and environmental impact of building materials
- Water = Water consumption reduction, water efficiency measures, and sustainable water management
- Waste = Waste Minimization, recycling facilities, and construction waste management
What are the BREEAM rating levels?
- Buildings are assessed against these criteria and awarded a BREEAM rating based on their performance
- The ratings range from Pass (Lowest) to Outstanding (Highest), with intermediate ratings including Good, Very Good and Excellent.
What is the BREEAM Certification Process?
- To achieve BREEAM certification, a building undergoes a formal assessment by a licensed BREEAM assessor.
- The assessor collects evidence, conducts site visits, and evaluates compliance with BREEAM criteria.
- Once assessed, the building receives a final BREEAM rating and a certificate reflecting its sustainability performance.
What are the benefits of BREEAM accreditation?
- Market Recognition = BREEAM-certified buildings demonstrate commitment to sustainability and may attract tenants, investors, and buyers seeking environmentally friendly properties.
What is sustainabilty?
Meeting the needs of the present without compromising the ability of future generations to meet their own needs
What is sustainable development?
development that meets needs of present without compromising the ability of future generations to meet their needs
What is triple bottom line principles?
sustainability framework that measures a business’ success in 3 key areas - profit, people, planet
What is NPPF?
National Planning Policy Framework
What does NPPF say about sustainable development?
Introduced the presumption in favour of sustainable development
-> Constitutes the government view of what sustainable development in England means in practice for the planning system
Local authorities should positively seek opportunities to meet development needs of area
Can you tell me about any Climate Change Conventions or protocols you are aware of?
The United Nations Framework Convention on Climate Change, is the main international treaty on fighting climate change.
Kyoto Protocol - International agreement linked to United Nations Framework Convention on climate change, which commits its parties to setting internationally binding emission reduction targets
Paris Agreement
Examples of sustainable initiatives ?
EV charging points, IBOS systems, Net Zero Asset Plans, cycle store rooms
Examples of sustainable design features?
LED lighting, heat pumps
Examples of office procedures
recycling, zero waste to landfill policy, cycle to work schemes, Environmental Champion for each office
What are SUDS?
slow surface water run off by allowing it to soak into natural contours and landscapes.
what is a Heat pump?
Take heat from air/ground to warm building
How can people / businesses be more sustainable?
Consume less (reduce, reuse recycle)
Travel smarter
Limit plastic consumption
What does Global Professional Guidance Note Sustainability and Commercial Property Valuation state?
Valuers must be fully aware of ways sustainability may impact on levels of value they report
E.g. impact of climate change on location, physical characteristics of building, attitudes of investors and occupiers
These factors all impact market rent, market value, investment value etc.
What are building regulations?
A set of regulations and standards that all new buildings must be built to
Structure, fire safety, ventilation, drainage and waste disposal, conservation of fuel and power, electrical safety etc
What does The Energy Act set out?
From 1 April 2023 it is unlawful to continue to let a commercial property with an F or G EPC rating
Is there any RICS guidance on sustainability?
Sustainability and ESG in Commercial Property Valuation and Strategic Advice, 3rd Edition, 2021 (guidance note)
RICS Global Professional Guidance Note: Sustainability and Commercial Property Valuation (2017)
RICS Environmental Risks and Global Real Estate, 2018
RICS Sustainability Report 2023
Tell me about key sustainability legislation you are aware of?
Energy Act 2023
Climate change act 2008
Environment Act 2021
What is the Paris agreement?
The Paris Agreement is a legally binding international treaty on climate change - includes commitments from all countries to reduce their emissions and work together to adapt to the impacts of climate change.
The agreement aims to limit global warming to well below 2°C, ideally no more than 1.5°C (when compared to pre industrial levels)
What is COP?
Conference of the Parties - attended by countries that signed the United Nations Framework Convention on Climate change.
(at COP 21 meeting in Paris in 2015 the Paris Agreement was formed, during this, the parties agreed to pursue efforts to prevent temperatures from rising more than 1.5c above pre-industrial levels. The following COP meetings discuss how each nation is progressing against the original Paris agreement)
What is the UK legislation for tacking climate change?
Climate Change Act 2008
What is the climate change act 2008?
The Act contains a legally binding goal for reducing UK greenhouse gas (GHG) emissions to Net Zero by 2050.
What is the latest amendment of Climate Change Act 2008?
2019 update to achieve Net Zero Carbon by 2050 .
What is net zero? (carbon neutral)
A balance where carbon emitted into atmosphere equals carbon removed from atmosphere
What is BREEAM?
Sets best practice standards for the environmental performance of buildings through specification, design, construction and operation.
Assessment is undertaken by a licensed assessor and evaluates categories (EG energy, water use, pollution etc) and then rates building and provides certification (Outstanding, excellent, very good, good, pass, unclassified)
9 categories of BREEAM:
Energy
Land use
Water
Health and Wellbeing
Pollution
Transport
Materials
Waste
Management
What is SKA Ratings?
An RICS Environmental assessment method to benchmark and standardise fit outs .
What is LEED?
LEADERSHIP IN ENERGY AND ENVIRONMETAL DESIGN (used worldwide)
Ratings silver, gold, platinum
What is Passivhaus?
International design standard
Provide high level of occupant comfort while using very little energy for heating and cooling
->driven by air quality and comfort
What does EPC include?
Address
Certificate number
Current rating
Guidance/recommendations on how to improve rating
When do you need to display an EPC?
total floor area above 500sqm
Frequently visited by the public
EPC has already been produced for building sale, rental or construction
What buildings are exempt from having an EPC (MEES)?
- Tenancies under 6 months
- Tenancies over 99 years
- Listed buildings
- Buildings with no heating
- Religious buildings
- Temporary buildings
- Buildings due to be demolished / redeveloped
How does EPC impact upon value?
A higher rating not only ensures lower energy bills but also positions the property as eco-friendly, increasingly a significant factor in determining commercial property value.
What are the penalties for not having an EPC?
If do require EPC but not got one, fine is 12.5% of RV
How does MEES impact your role?
Requirement to understand Landlord responsibilities and ensure minimum energy efficient standards of properties to both let and continue letting.
Affects alterations - it is reasonable to reject if negatively affecting the EPC
Timeline of MEES?- these may have changed?
1st April 2023 - Landlord cannot continue letting a building/unit with EPC below E
1st April 2027 - Minimum EPC of C (anticipated)
1st April 2030 - Minimum EPC of B (anticipated)
When are LL’s exempt from complying with MEES?
All cost effective energy efficiency improvements have been carried out
Consent to undertake works is refused by third party EG Local Authority or current tenant
Devalue property by 5% or more or works could damage property
Exemptions last FIVE years and need to be logged on centralised Register
Cheapest improvement is £3,500
When can LL let building with EPC F or G?
If registered on PRS Exemptions Register EG made all improvements and still below an E
What are the implications for LLs?
Some properties will be illegal to let unless they are upgraded
Valuations will be affected and marketability will be diminished
Rent reviews could be affected
Implications for dilapidations may come about
What is the penalty for not complying with MEES when should be?
£5,000 - £50,000 (10% of RV) for properties with less than 3 month rental
£10,000 - £150,000 (20% of RV) for properties with more than 3 month rental
What is the purpose of a Sustainability Checklist?
Measuring stick for staff and council/board to ensure development proceeds in accordance with the community’s sustainability values.
What procedures does your firm implement to promote sustainability?
Recycling
Energy efficient lighting (motion sensors, LEDS)
No waste to landfill policy
Company cars moving to hybrid/Electric vehicles
Name some sustainable building methods?
Use of recycled materials, reclaimed timber etc.
Ground source heat pumps
Air source heat pumps
Solar Panels
Green roofs
EV chargers
What is your understanding of Green Roofs?
A roof covering that is covered in vegetation placed over a water proof membrane. (Additional layers such as drainage, root barriers, irrigation systems may also apply)
ADVANTAGES: absorb rainwater, provide extra insulation, increase biodiversity, lower urban air temperatures.
What are Photovoltaics?
Allow the conversion of sunlight into electricity.
What is solar gain and how can it be managed in buildings?
Increase in temperature due to solar radiation
Can limit size of windows, use reflective materials on glass
What is a DEC?
Display energy certificate - details information about how public buildings use energy
£500 fine if not displayed
£1,000 for failing to have possession of DEC or advisory report
When is a DEC required?
At least partially occupied by a public authority
Total floor area over 250 sq m
Frequently visited by the public
What must accompany a DEC?
Advisory Report - to help owners and occupiers improve energy efficiency
What is a carbon budget?
Places restriction on amount of greenhouse gases UK can emit over 5 year period
UK is first country to set legally binding budgets
What is Infrastructure Act 2015?
Legislation for planning and infrastructure that targets transport, energy provision and significant infrastructure projects in the UK
What is Corporate Social Responsibility?
Self-regulating business model that helps a company be socially accountable to itself, its stakeholders, and the public
Encourage a company to operate in ways which enhance society and the environment, instead of contributing negatively.
Explain your understanding of the Heat Network (Billing and Metering) Regulations 2014?
The purpose of the Heat Network (Metering and Billing) Regulations 2014 is to drive energy efficiency and reduce carbon emissions from heating. The energy efficiency is achieved through the installation of metering devices and billing based on consumption.
What is a green lease?
Standard lease with additional clause included which provide for the management and improvement of the Environmental Performance of a building by both owner and occupier
Is incorporating sustainable measures into developments expensive?
No, it has been found that sustainable options often add little or no capital cost to a development project
Where measures are expensive, they can be frequently paid back through lower operational costs, leading to savings over the life of the building
What is ESOS?
Energy Savings Opportunity Scheme
-> Companies employing more than 250 employees or 50m euros turnover must take part in this assessment scheme
-> Companies must have an energy assessment carried out
What is the SECR regime?
Streamlined Energy and Carbon Reporting
Requires obligated companies to report on their energy consumption and associated greenhouse gas emissions within their year-end reporting for Companies House
Do you understand the Carbon Reduction Commitment, now called the CRC efficiency scheme?
A legally binding Carbon Reduction cap scheme
-> Limits the amount of carbon large organisations can use
What is the Climate Change Levy? (CCL)
Tax charged on the energy that businesses use
-> aims to increase efficiency and reduce carbon emissions
