Real Estate Portfolio Environmental Management

With the built environment responsible for 40% of global carbon emissions, decarbonising real estate assets must be a key priority for investors and corporate occupiers

The commercial real estate industry has accelerated its focus on responsibility and social purpose. Occupiers, investors and city leaders each have a role to play in meeting demand for greener, more sustainable spaces, and how it can no longer be seen as “just another expense”, instead essential to achieve better sustainability outcomes.

We have seen governments facing pressure to pledge ambitious net zero targets, but meeting these targets depends on more than government pledges, with businesses and investors having a vital role to play. Reports have shown that when businesses consider the environmental impact of their investments, they subsequently yield greater value in the future – both from a financial and environmental point of view. As a result, we are seeing more organisations making zero carbon commitments and restructuring their business model and operations to hit their reduction targets.

eTool Business Develoment Manager Maryia Perthen explains that “Clients in the real estate market have benefited from the extensive information that can be extracted from eToolLCD and used in Sustainability reports and Carbon Management Programs. Goodman Group is a great example and they have recently started using the software”.

In the real estate market in particular, the use of Life Cycle Analysis (LCA) will enable investors to quantify, compare and improve the environmental performance of their assets, and more broadly, the use of LCA will assist in showing how real estate assets that have the highest level of sustainable performance, can drive higher rental incomes and increase client satisfaction. 

Portfolio Wide Reporting

Investors and corporate occupiers who are required to report their portfolio emissions, can utilise the robust LCA data available in eToolLCD via our reporting functionality. 

The reporting structure uses a Life-Cycle approach instead of the Greenhouse Gas Protocol standard (Scope 1, 2 and 3), and includes all assessment and reporting in relation to BS EN15978 life cycle stages (Product, Construction, Use, End of Life, Beyond project life cycle) to ensure the whole asset life cycle emissions are included in scope. . 

eToolLCD Portfolio Wide Reporting allows the client to calculate and report Whole Life emissions applied to major developments, refurbishments, deconstruction of an asset and in-use developments. Software users can utilise the organisation dashboard, where GHG emission and reduction from all projects can be quantified. Software users can create projects and collaborate with the internal design team and external specialists in one centralised portal in eToolLCD.

Utilise LCA across the value chain

The use of Life Cycle Analysis is not limited to new build projects only. By utilising the power of eToolLCD, investors can quantify the environmental impacts of any construction project or existing real estate portfolio. Examples include:

  • Modeling Existing Buildings for Adaptive-Reuse in eToolLCD
  • Foot Printing “As Built” or Existing Building
  • Retrofit or Refurbishment of Existing Building
  • New Building that Retains Parts of Existing Building

New Build and Refurbishment Projects

No matter the size of the project, eToolLCD can be utilised throughout all the relevant project stages, allowing the users to model effective component and building level LCA assessments at any project phase.

eToolLCD has benchmark models that can be used at concept stage when only typology and rough floor area is defined. As the design progresses, eToolLCD’s unique template system can be utilised to provide industry average specification and quantities of construction components (piling system, floor slab, structural elements, walls, finishes, services, etc) as well as operational energy and operational water figures. 

Our ever growing library contains 1000’s of templates applicable to all kinds of building and infrastructure projects being built across the globe. Users have the ability to customise construction components and also combine templates to create whole project benchmarks

Standing Assets

eToolLCD can fully support investor and corporate occupiers requirements with regards to Standing Assets, and will enable Facilities Managers to record actual in-use emissions on an annual basis. This will allow the client to better understand the carbon impacts of maintenance, repair and replacement cycles, and to improve this going forward.

eToolLCD can also be utilised to coordinate the expected replacement cycles of key elements (e.g. central plant) and ensure that purchasing can be done with the optimum carbon and financial efficiency on a portfolio wide basis.

Life Cycle Costing

LCA and Life Cycle Costing (LCC) Integration. It is unavoidable that where there is carbon, there is going to be a cost associated. However it is not always clear to the investor or client, that by reducing the environmental impacts, can also improve the bottom line. 

One of the most powerful parts of eToolLCD’s unique template structure is the inclusion of data on all people and equipment impacts as well as materials that make up a construction component. Templates include maintenance as well as replacement costs over the project life cycle, allowing users to conduct Life Cycle Costing integrated with environmental performance. More info on eToolLCD advanced features.

Supporting Green Rating Schemes and Regulatory Requirements

As LCA of the built environment rapidly propagates as a standard component of sustainable design, most rating schemes (buildings and infrastructure) around the world have begun to or/and have already integrated LCA into their credits and framework. eToolLCD meets the requirements of many international schemes and has been successfully utilised to improve the rating performance for many projects all over the world. 

LCA studies conducted for Rating System purpose (frequently with a limited scope covered) can be integrated with LCA studies conducted for Corporate Reporting or Regulatory purpose and ensure the alignment between different use and application of sustainability credentials and LCA results. One example is the increased use of eToolLCD to meet the London Plan – Whole Life Carbon Assessment requirements. eToolLCD is approved by the Greater London Authority (GLA) and is aligned with the RICS guidance to ensure consistency in the lifecycle carbon results. 

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