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Will P > Sustainability > Flashcards

Sustainability Flashcards

1
Q

What is sustainability?

A

Meeting the needs of today, without compromising the needs of future generations to meet their own needs

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2
Q

What is sustainable development?

A

Development which meets the needs of today, without compromising the needs of future generations to meet their own needs

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3
Q

What is the triple bottom line?

A

Economic social and environmental for business focus

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4
Q

How can I be more sustainable?

A
  • Travel less / smarter
  • Consume less - reduce reuse recycle
    Limit plastic consumption
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5
Q

Why is sustainability important for property?

A
  • Responsible for 35% worldwide energy usage
  • 40% CO2 emissions
  • 2/3 global building will still be here in 2040
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6
Q

Is their RICS guidance on sustainability?

A

Sustainability and ESG in Commercial Property Valuation and Strategic Advice 2021
RICS Global Professional Guidance Note Sustainably & Commercial Property Valuation 2017
RICS Enviro Risks and Global Real Estate 2018
RICS Sustainability Report 2022

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7
Q

Can you tell me how the RICS is committed to sustainability?

A

Annual Sustainability Report 2022
- Highlight need for suitability strategies to meet net zero
- Global benchmark for climate, climate sustainability practice

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8
Q

What is a limitation of sustainability?

A

Often costs more than less sustainable alternative

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9
Q

What is economic sustainability?

A

Efficient use of resources wile ensuring property meets required standards while ensuring value for money

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10
Q

What is social sustainability?

A

Development that responds to the needs of wider community and brings social value

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11
Q

What is environmental sustainability?

A

Prevention of harm to the environment, minimising waste production and resource/energy consumption

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12
Q

What are the key areas required for sustainability action?

A

Physical characteristics of buildings
Impact on affected locations
Legislation
Increase attitudes and awareness

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13
Q

What key property valuation issues can sustainability affect?

A
  • Market Rent
  • Market Value
  • Investment Value
  • Fair Value
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14
Q

What is key legislation of sustainability?

A

Environmental Protection Act (1990)
Environmental Act (1995)
Energy Act (2011)
Climate Change Act (2008)

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15
Q

What are building regulations?

A

Set of minimum regulations and standards that all new buildings must be built to
A - S e.g. fire safety B

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16
Q

What is the NPPF?

A

National Planning Policy Framework
Presumption in favour of sustainable development

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17
Q

What is the Energy Act (2011)?

A

Introduced Energy Efficiency Regulations (2015)
- MEES
- Unlawful to let properties with EPC less than E from 1st April 2018

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18
Q

What is the Climate Change Act (2008)

A

Long term UK framework for cutting carbon emissions
- Require UK to achieve net zero by 2050
- Also an interim target of 78% reduction in emissions by 2030

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19
Q

What are carbon budgets?

A

5 yearly carbon budgets set by UK gov
Restrict amount of greenhouse gas UK can emit in a 5 year period

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20
Q

What is the Green Industrial Revolution

A

UK gov 10 point plan for sustainability
- £12bn investment and 25000 jobs ion areas such as transport infrastructure and energy efficiency

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21
Q

What is the Building Better Partnership (BPP)?

A

Commitment from leading property funds and REITs to achieve net zero

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22
Q

How can carbon reductions and energy efficiency savings be made in buildings?

A
  • Design - construction use and refurb
  • Construction - materials and building design
  • Use - retrofit energy efficient measures and renewables
  • Refurbishment
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23
Q

What is the UK Green Building Council Framework?

A

Ways to meet net zero target
- Establish net zero carbon scope
- Reduce construction impact
- Reduce operational energy use
- Increase renewable energy supply
- Offset any remaining supply

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24
Q

What are key climate change conventions and frameworks?

A
  • UN Convention on Framework on Climate Change
  • Kyoto Protocol
  • Paris Agreement
  • COP 26
  • Climate Change Act
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25
Q

What is the Kyoto Protocol?

A

International agreement linked to the UN Framework on Convention on Climate Change
- Commit parties to binding emission reduction targets

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26
Q

What is the Paris Agreement?

A

Legally binding climate change treaty
Framework to avoid dangerous climate change by limiting global warming to 2 degrees

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27
Q

What is the Climate Change Act?

A

UK Framework for cutting emissions - legally binding
- Net zero by 2050
- 78% reduction by 2030

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28
Q

What was COP 26 and what were the outcomes?

A

UN Climate Change Conference Held in 2021
Outcomes:
- $130tn private investment in net zero
- All UK firms must provide net zero plan by 2023
- Strengthen Paris Agreement Targets

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29
Q

What are the 2020/30/50 EU targets?

A
  • Reduce emissions by 37% by 2020 on 1990 levels
  • Reduce emissions by 57% by 2030 on 1990 levels
  • Reduce emissions by 80% by 2050 on 1990 levels
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30
Q

What is a renewable heat incentive?

A

UK gov scheme to encourage uptake of renewable tech amongst households communities and businesses - financial incentives

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31
Q

How do buildings impact on the environment?

A

Poorly designed buildings use increased energy, poor waste management etc
- Globally - 40% emissions, 35% energy use

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32
Q

What are examples of sustainable design features?

A

Good Insulation
Sustainable materials
Use of natural resources
Renewable tech - solar pv, ASHP
Green roofs

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33
Q

What is the energy performance buildings directive?

A

EU Legislation on increasing energy performance
Requirements:
- better standards of energy conservation for new refurbs
- establish methodology for energy performance
- min requirements for energy performance
- energy certification for all leasing/sale
- mandatory inspection of air-con and boilers

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34
Q

What are renewable energy options?

A
  • Wind
  • Solar
  • Hydro
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35
Q

What is BREEAM?

A

Building Research Establishment Environmental Assessment Method
- Scheme for providing certification on a buildings sustainability performance

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36
Q

When was BREEAM established?

A

1990
- 550,000 buildings certified and 2 million registered for certification

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37
Q

What are some BREEAM assessment categories?

A
  • Management
  • Health and well-being
  • Energy
  • Waste
  • Water
  • Pollution
  • Transport
  • Innovation
  • Materials
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38
Q

How is BREEAM assessed?

A

By an accredited assessor at key stages of the property lifecycle from design, construction and operation - credit given to each category, giving an overall score

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39
Q

What are the BREEAM rating thresholds?

A
  • Unclassified
  • Good
  • Very good
  • Excellent
  • Outstanding
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40
Q

What are the benefits of BREEAM?

A
  • Raise awareness of owners, occupiers and designers of sustainable approaches
  • Drive innovation
  • Impact on sites
    • increase value
    • better operating costs
    • social responsibility for clients
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41
Q

What are the drawbacks of BREEAM?

A
  • Complex weighting system
  • Costly to comply
  • Some credits are incidental i.e. prominence to a train station
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42
Q

How would you explain BREEAM to a client?

A
  • Increased capital and rental value
  • Improve operating costs
  • Improve marketability
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43
Q

What premium can BREEAM provide?

A
  • 21% increase capital value and 18% increase on rents
44
Q

Is BREEAM recommended?

A

Yes - 88% think it is a good thing and 96% would use it again

45
Q

What cost premium does BREEAM come at?

A
  • Depends on target
  • Moving from excellent to outstanding usually comes at 10% premium
46
Q

What is an EPC?

A

Energy Performance Certificate
- Shows rating of a buildings energy efficiency from A-G
- Provides recommendation on how to improve efficiency

47
Q

When is an EPC required?

A

All commercial buildings over 50 sq m
When a building is let, built, sold or refurbished
Also required for subletting/assignment

48
Q

What buildings are except from an EPC?

A
  • Leases under 6 months or over 99 years
  • Listed buildings
  • Buildings with no heating
  • Religious buildings and listed buildings
  • Temporary buildings
  • Buildings to be demolished/redeveloped
49
Q

How long does an EPC last?

A

10 years - unless building being altered, then a new one required

50
Q

Where are EPCs held?

A

EPC Register - Gov website

51
Q

When do you need to display an EPC certificate?

A
  • Floor area above 500m
  • Frequently visited by the public
52
Q

What is included in an EPC?

A
  • Address
  • Certificate Number
  • Rating
  • Rating Table
  • Area
  • Recommendations for improvement
  • Estimation of energy running costs
53
Q

What are penalties for not having an EPC?

A
  • Residential - £200 fine
  • Commercial - 12.5% RV of the building (max)
54
Q

What are MEES?

A

Minimum Energy Efficiency Standards
- Introduced by the Energy Efficiency Regulations (2015)

55
Q

What are the requirements under MEES?

A
  • 01 April 2018 - min EPC rating of an E to let a new building, or renew lease
  • 01 April 2023 - LL cant continue to let a building with an EPC below an E
  • 01 April 2027 - Min EPC of a C
  • 01 April 2030 - Min EPC of a B
56
Q

What are MEES exceptions?

A
  • Buildings with EPC exemptions
  • Buildings with no heating/cooling
  • Tenancies less than 6 months or more than 99 years
  • Not feasible to improve an EPC above E - high cost (no payback in 7 years)
  • Proven that improvements would reduce value by 5%
  • When 3rd parties refuse consent
  • All cost effective improvements carried out
57
Q

How long do MEES exemptions last?

A

5 years
- must be logged on a centralised register

58
Q

What are penalties for non-compliance with MEES?

A
  • Providing an incorrect, misleading info - £5k fine
  • Renting a non-compliant property for less than 3 months - 10% RV (min £5k, max £50k)
  • Renting a non-compliant building for more than 3 months - 20% RV (min £10k, max £150k)
59
Q

What is a sustainability checklist?

A

Way to ensure development project proceeds in accordance with community sustainability values
Encourage development and buildings that support and enhance community sustainability objectives

60
Q

What are the impacts of MEES on landlords?

A
  • Makes properties illegal to let unless upgraded - 20% commercial stock F/G
  • Valuation and marketability affected
  • Rent review affected
  • Implications on dilapidations assessments
61
Q

What is ESOS?

A

Energy Saving Opportunity Scheme
- Energy Assessment Scheme for large orgs in the UK, with over 250 staff, £50m turnover and balance sheet of over £43m
- Requirements:
- Measure all energy consumption
- Conduct energy audit
- Report compliance to Enviro Agency

62
Q

What can be done to improve sustainability?

A
  • Use less - waste management
  • Just in time deliveries
  • Sustainable transport
  • Innovation
  • Reduce energy consumption
63
Q

What is a waste management plan?

A

Outline of how materials can be managed efficiently and how waste can be disposed of legally
- Reduce, reuse, recycle

64
Q

What is the main legislation for sustainability?

A
  • Enviro Act and Enviro Protection Act
  • COSHH
  • Building Regulations
  • BREEAM
  • Energy and Climate Change Act
65
Q

What is a display energy certificate?

A

DEC
- Details on how public bodies use energy in buildings
- Required for buildings over 250sqm
- Accompanied by a advisory report on how to improve efficiency

66
Q

What are the penalties for not having a DEC?

A
  • £500 fine for not displaying
  • £1k fine for not having one
67
Q

What is corporate social responsibility?

A
  • Self regulating business model helping organisations be socially accountable
  • Encourage company to act in ways which enhances society and environment
68
Q

What is the Brundtland Report?

A

UN Report - Our Common Future
- Defined sustainable development and the three pillars of Enviro, Economy, and Social
- Examine key enviro issues, strengthen international cooperation and raise understanding and commitment

69
Q

What is biodiversity?

A
  • The different kinds of life found in one area
  • Volume of life and how species interact with others
70
Q

What is a biodiversity survey?

A

Biodiversity Action Plan
- Identify, map and evaluate biodiversity resource of a site and provide enhancement opportunities

71
Q

When have you commissioned an EPC?

A

Unit 43 Dixon Business Centre - F Rating
- Procured a new EPC and subsequent improvement required to meet MEES
- Installed energy efficient lighting and achieved a D - unit now lettable

72
Q

What recommendations have you seen in an EPC recommendation report?

A
  • Improve internal/external insulation
  • Low energy lighting
  • Heating controls
  • Remove gas boiler
  • PV installation
73
Q

What is a sustainability audit?

A

Report which is intended to:
- Establish an assets performance on Energy, Waste, Water and Health and Well-Being
- Identify Saving Opportunities
- Align with GRESB
- Provide route for compliance with ESOS

74
Q

Talk me through your sustainability audit of 60-62 Clifton Road?

A
  • Instructed audit to be completed following recent purchase by my client, to detail assets ESG performance
  • Report provided an overview of the assets performance in consumption, energy use, water use, well-being etc
  • Provided long and short term enhancement measures - LED lighting, occupancy sensors etc
  • Provide recommendation to my client and instructed improvement works to improve efficiency
75
Q

What sustainability policies do Workman have?

A
  • Turn computers off at night
  • Occupancy sensors on lights
  • Recycling
  • Staff training
  • CSR - charity days etc
76
Q

What is your understanding of RICS Guidance note on Sustainability and Commercial Property Valuation?

A

Provides good practice supporting everyday commercial valuation practices and its interface with ESG

77
Q

What is LEED?

A

Leadership in Energy and Environmental Design
- Widely used green building rating scheme
- Framework to create healthy efficient and cost saving green buildings

78
Q

What is the levy on climate change?

A

Tax charged on energy used by businesses

79
Q

What building regs relate to energy efficiency?

A

Part L
- Solar panels
- Internal lights
- Loft insulation
- Radiators

80
Q

What was CRC?

A

Carbon Reduction Commitment Scheme - mandatory emissions trading scheme
- Abolished in 2019
- Replaced by Climate Change Levy

81
Q

What is SECR?

A

Streamlined Energy and Carbon Reporting
- Companies must report on energy use and emissions in companies house year end reporting

82
Q

Who qualifies for SECR?

A
  • Companies on Stock Exchange
  • Companies with 250 + employees
  • Companies who turnover £36bn or have balance sheet over £18bn
83
Q

Who is except from SECR?

A
  • Public sector
  • Charities
  • Companies who dont file on companies house
84
Q

What are penalties for non-compliance with SECR?

A

Fines - £150 - £7500

85
Q

What is an environmental management system?

A

Framework helping orgs achieve goals through review, evaluation and improvement of enviro performance
E.g. ISO 14001 - international agreed standard

86
Q

What are benefits of an enviro management system?

A
  • Help achieve enviro goals
  • See improvement
  • Enhance compliance
  • Improve public image
87
Q

What is your understanding on Heat Network (Billing and Metering) Regs 2014?

A
  • Relate to provision of communal heating system in multi-occupied schemes
  • Final customers must be provided with accurate meter reads/bill info and competitively priced individual meters
88
Q

What is your firms enviro policy?

A
  • Net zero carbon by 2030 in managed properties
  • Minimise energy water and waste
  • Promote use of reusable materials
  • Move away from petrol//diesel fleet
89
Q

What is the RICS SKA rating scheme?

A

Standard measuring buildings fit out sustainability
- Gold, silver, bronze

90
Q

What is a WELL building standards?

A

Standard for buidlings in respect to spaces that optimise health and wellbeing for occupiers
e.g. assessment criteria
- air
- water
- light

91
Q

What does biodiversity net gain relate to?

A
  • Contribute to recovery of nature in development project
  • Leave enviro in better state than before
  • Compulsory for new development from Nov 2023
92
Q

What are some UK targets for sustainability?

A
  • Net zero 2050
  • 40gigawatt offshore wind by 2030
  • End sales of petrol/diesel cars by 2030
  • No gas boilers by 2035
93
Q

How will MEES affect your role?

A
  • Must undersatand LL requirements
  • Ensure EPCs are tracked and improved where required
  • ALterations - assess impact on EPC - reject if negative
94
Q

How are you looking to improve sustainability in performence of building?

A
  • Reduce energy use
  • Improve waste management
  • Imrpove well being
  • Encourage new transport - EV charging, bike sheds
95
Q

What is ESG?

A

Environmental Social and Governance - standards of behaviour - framework assessing sustainability and ethical practices of a company

96
Q

What does the Enviro Act (1995) do?

A

Create agencies and set standards for enviro management

97
Q

What does the enviro protection act (1990) do?

A

Improve control of pollution arising from industry

98
Q

What is net zero ?

A

Balance between greenhouse gas emissions produced and amount removed by the atmosphere

99
Q

What is a green roof?

A

Living roof with vegatation and growing medium planted over a waterprooof membrane - imporves drainage, air quality, wildlife etc

100
Q

How is ESG measured in property?

A

BREEAM
GRESB
MEES

101
Q

What are GSHP and ASHP

A

Gorund and Air source heat pump
- harness natural heat from ground or air and pumped through pipes - sustainable

102
Q

What is a green lease?

A

Standard form lease with additional clauses which require management and improvement of environmental performance of building by owner and occupier - legally binding

103
Q

What are examples of sustainable construction practices?

A
  • Resusable materials
  • Design and use of natural light
  • Efficient management and monitoring
104
Q

What is GRESB?

A

Global Real Estate Sustainability Benchmark - established framework for monitoring ESG performance

105
Q

How do you ensure EPC valid and up to date?

A

Tracker - updated manually when new EPC logged
- Receive updates when EPC due or is low
- EPC validated on gov EPC register

Will P (12 decks)

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