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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
Economic

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2
Q

Level 1 - How do you become more sustainable?

A

waste management hierarchy (reduce, re-use, recycle)

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3
Q

Level 1 - What is ESG and why are ESG factors important for investors?

A
  • socially responsible focus
  • natural progression of CSR
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4
Q

Level 1 - what are Green Loans?

A

Green loans are a type of financing specifically designed to support projects that have a positive environmental impact.

Follow Green Loan Principles to ensure the loan is used to fund green projects. Transparency in reporting, borrower must meet sustainability elegibility.

Offer competative interest rates.

e.g. Renewable energy projects (e.g., solar panels, wind farms).

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5
Q

Level 1 - what are heat pumps?

A

2 types - air source / ground source

Devices that take air into building to warm internal environment
Use small amount of electricity
No fuel burnt, no GHG released - assuming electrcitiy is renewable
High install cost
Heating and cooling mode

Governments banning new gas boilers in new homes by 2025

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6
Q

Level 1 - What is included on a EPC?

A

EPC Score A-G
Score rating 0-100 (100=A)
Certiifcate Date
Assesor
Floor Area
Recomendation Report
kg/Co2/m2
Kw/h/year
Benchmark of similar buildings

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7
Q

Level 1 - What is sustainability?

A

Defined in 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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8
Q

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

A

Whole Life Carbon Assessment for the Built Environment, 2024

(WLCA Standard)

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9
Q

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

(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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10
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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11
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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12
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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13
Q

Level 1 - Where would you find an EPC?

A

EPC online register

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14
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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15
Q

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

A

Yes

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16
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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17
Q

EPC’s for Marketting - 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. Where space allows, the graph should be shown
  5. All online marketing material must have a link to the EPC to show the front page of the EPC
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18
Q

Level 1 - What are the penalties for failing to have an EPC? Who enforces the regulations?

A

Local authorities’ Trading Standards teams enforce the regulations.

Max. penalty = 12.5% of RV of building
(minimum £500 and maximum £5,000 fine).

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19
Q

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

A

The Energy Performance of Buildings Regulations 2012

Ammended 2024

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20
Q

EPC’S

A

10 years unless building is altered

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21
Q

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

A

For properties over 250m, frequently visited by public

e.g. schools, required to display EPC (DEC)

Fine of £500

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22
Q

EPC’s - What regulations does MEES fall under?

A

Energy Efficiency Regulations 2015

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23
Q

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

A

EPC E

New leases from 1 April 2018 to include lease renewals/extensions

All existing leases from 1 April 2023 for commercial properties

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24
Q

EPC’s - 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.
  7. Industrial units with low energy demand
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25
Q

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

A

7 year payback rule - not feasible to improve to minimum, despite all improvements made with a payback period of 7 years or less have been made. Three quotes from relevant works must be obtained.

5% Devaluation Case - improvements would reduce the market value of a property by more than 5%.

3rd Party Consent refused - When third-party consent from a tenant, landlord, or planning authority for improvements is refused or conditionally cannot be reasonably met by the landlord.

lodged on centralised register

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26
Q

Level 1 - Where do you register exemptions?

A

PRS Exemptions Register and renewed five-yearly

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27
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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28
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

Enforced by local authorities

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29
Q

Level 1 - Who polices non-compliance with MEES?

A

Local Authority

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30
Q

Level 1 - Do MEES apply to sublettings and assignments?

A

Yes

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31
Q

Level 1 - What is the impact of MEES on Landlords?

A
  • illegal to let (20% commercial properties in F and G bracket)
  • valuation reduce if marketability reduces
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32
Q

What potential changes to MEES regime could take effect?

A
  • may require EPC for listed buildings
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33
Q

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

A

Energy 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 every 4 years to identify cost-effective energy efficiency recommendations.
  • Report compliance to the Environment Agency. Penalties from EA if not.
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34
Q

Regulation - What is the Climate Change Levy (CCL)?

A

UK Tax on energy use (electric, gas, coal) to non-domestic users in the United Kingdom. Designed to improve energy effiiciency and reduce GHG.

Energy generated from renewable sources is exempt from CCL.

Exemptions: Some exemptions include low-energy businesses, charities, and certain types of energy use like renewables and combined heat and power (CHP) generation.

CCL revenues are intended to fund energy-saving initiatives and reduce overall business carbon footprints.

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35
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.

Valid for 10 years if 250m2-1,000m2 or 1 year if more than 1,000m2

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36
Q

Level 1 - What is the penalty for now showing a DEC?

A

£500

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37
Q

Level 1 - What does BREEAM stand for?

A

Building Research Establishment Environmental Assessment Method

Longest established certifiication of sustainability since 1990

550,000 certified buildings in UK

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38
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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39
Q

Level 1 - How many stages are there to BREEAM

A

2 stages

Design (interim certificate)

Post-construction (final certificate)

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40
Q

Level 1 - What are the 5 BREEAM ratings?

A

Pass
Good
Very Good
Excellent
Outstanding

0-100%

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41
Q

Level 1 - What are the benefits of BREEAM?

A
  • increased CSR
  • increased asset value
  • good PR
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42
Q

Level 1 - How is BREEAM calculated?

A

Based on 9 weighted criteria, including energy, water, transport, waste, health and wellbeing

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43
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

Interim target of reducing emissions by 78% by 2035 (6th carbon budget)

44
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

45
Q

Level 1 - How does COP related to Paris Agreement 2015

A

Cop 21 - Paris

Almost all countries worldwide agreed to Paris Agreement to limit global warming to 1.5 degrees

46
Q

Level 1 - What was the previous carbon target?

A

Climate Change Act 2008

Reduce GHG by 80% on 1990 levels

47
Q

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

A

LEED
RICS SKA
Energy Star
Nabers

48
Q

Level 1 - What is the RICS Ska Rating scheme?

A

Unlike BREEAM / LEED that focus on buildings, RICS SKA focuses on sustainability of interior fitouts (e.g office fit out)

criteria of waste, water, energy, materials etc

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.

49
Q

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

A

10 point plan

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

50
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.

51
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

52
Q

Level 1 - What is “place making”?

A

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

53
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

54
Q

Level 1 - What is the circular economy?

A

Economic model designed to re-use materials

55
Q

Level 1 - What are Green Design features?

A

Building design features that minimise environmental impact

56
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).
57
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.

58
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)
59
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.
60
Q

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

A

Often more weathered, aged appearance

61
Q

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

A

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

62
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

63
Q

Level 1 - What is the payback period of LED?

A

Typically between 1-4 years

64
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

65
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
66
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

67
Q

Level 1 - Why did an EPC scored below E

A

This was before the EPC changes in April 2023

68
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

69
Q

Level 1 - What EPC improvement works were undertaken?

A

LED lighting
Upgraded HVAC Systems
Cavity Wall Insulation

70
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.

71
Q

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

A

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

72
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.
73
Q

Level 1 - What green clauses did you implement?

A

Energy Efficiency
Service Charge Allocations
Sustainable Materials

74
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.

75
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

76
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).

77
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)

78
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.

79
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.
80
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

81
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.

82
Q

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

A

Part L

Conservation of Fuel and power

83
Q

Level 1 - what is Part L of Building Regulations?

A

Part L sets standards for the energy performance of new and existing buildings.It includes requirements for thermal insulation, energy-efficient heating systems, and the reduction of carbon emissions.
It covers areas such as:

  • Minimum insulation levels for walls, roofs, and floors.
  • Standards for windows and doors to minimize heat loss.
  • Efficient lighting and heating systems.
  • Recent updates have aimed to lower carbon emissions in buildings by around 30% as part of the UK’s net-zero goals.
84
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
85
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.

86
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.

87
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.

88
Q

Level 1 - What is the NPPF?

A

National Planning Policy Framework

Focusses on driving the three pillars of sustainability into planning framework.

89
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

90
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
91
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

92
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.

93
Q

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

A

Building Regs.
Energy Performance Certificates.
NPPF

94
Q

Level 1 - what changes has the Red Book made to incorproate sustainability?

A
  • Factor ESG considerations
  • Guidance on how ESG factors can directly influence Market Value
  • Valuation reports expected to adress Energy Performance and Sustainablility Ratings
  • link between sustainability and finance (e.g. green loans on green buildings)
95
Q

Level 1 - What legislation requires reporting on energy and carbon?

A

Streamlined Energy and Carbon Reporting (SECR)

  • companies with over 250 employees or turnover 36m need to oblige
  • report on energy and GHG by submitting accounts to companies house annually

Similar to SFDR - but this is for EU instead. SFDR categorises Article, 6,8,9 funds

96
Q

What is the Paris Agreement 2015?

A

Replaced Kyoto Protocol 1997 as primary international sustainability framework

Requirement to set their own GHG reduction strategies

97
Q

Level 1 - What are Green House Gasses? (GHG’s)

A

gasses that trap heat, leading to warming the planet, therefore, global warming,

e.g. co2 emitted when burning fosssil fuels (coal, oil)

98
Q

Level 1 - what is a waste management plan?

A

adopting waste management hierarchy (reduce, re-use, recycle)

reporting on waste

99
Q

Level 1 - What is Environemntal Management System?

A

ISO 14000 - family of standards designed to help organisations manage environmental responsabilities systematically

ISO 14001 - most relevant standard
- framework for establishing, implementing, maintaining, and improving environmental magement system (EMS)
- aligned to legal requirements
- only standard in this series that can be certified

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.

100
Q

Level 1 - What are the benefits of ISO 14001?

A
  • less waste
  • competative edge
  • improved client relationships
  • stakeholder trust improved
  • lower insurance premiums
101
Q

What is Advancing Responsible Business in Land, Construction, Real Estate Use, and Investment’ (2018)

A

Publication by RICS and UN Global Compact

sets out how organisations can identify and adress the impact of their activities and decision-making throughout the real estate lifecycle

102
Q

How doe the RICS help promote sustainability

A

RICS Sustainability Report 2023

103
Q

Professional Standard - What is Environmental Risks and Global Real Estate (2018) Professional Standard?

A

For real estate professionals, particularly those advising clients on property acquisition, management, or investment, adherence to this standard ensures that they are factoring in all potential environmental risks that could affect the value, use, or compliance of the asset.

104
Q

Regulations - What are the Heat Network Regulations 2014?

A
  • relate to provision of communal heating systems in commercial/residential
  • consumers must be provided wit accurate meter readings/bill information and competitively priced individual meters
105
Q
A

APC ASSESSMENT (21 decks)

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