October 2011
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Of course, we may find that Web 2.0 applications are not as useful for real estate players as for those more consumerfacing sectors. In real estate, customers are of course tenants rather than individual consumers. But the concept of developing different sustainability communications for different stakeholder groups rather than trying to reach all of them in one Sustainability Report is definitely as relevant for this industry as any other. And in the real estate sector, we are already seeing a split between: 1 Environmental and social accountability to investors, major tenants and employees through corporate-level communications 2 Sustainability engagement with tenants, local communities, local authorities and other stakeholders at an individual property or development level. We expect this trend to accelerate throughout the remainder of 2011 and beyond. Trend 2: Transparency and trust are critical While the expansion of digital media brings new opportunities, it also poses challenges. Brand value is becoming increasingly difficult for companies to control as the fast-growing use of social networks means that concerns about a company can quickly be publicised to a large audience. Coupled with this, there is a pervading loss of trust in governments and business in the wake of the global economic crisis and concerns over climate change. There is no trust without transparency, and if companies are perceived to be withholding material information or reporting only selectively on their performance, then their trustworthiness will suffer in the eyes of the public. However, demonstrating a high level of transparency about impacts on society and the environment can help to reduce these risks significantly. Inviting stakeholders to post direct feedback on a companys website (such as in the Timberland example mentioned above) is one way in which companies are increasing openness and transparency. Another way is to use stakeholder panels composed of external experts, inviting members of the panel to provide critical feedback in a Sustainability Report. Examples here include Lafarge and Balfour Beatty. And when it comes to reporting, readers do not expect perfect performance but they are impressed when companies tackle sensitive issues head on rather than avoiding them. A leading example here is Marshalls, a British landscaping company, who have taken a very honest and upfront approach to child labour.
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For the real estate sector, we consider that transparency is already important in developed markets and is likely to increase rapidly in the developing markets of the Middle East and Asia. At the moment, the lens of transparency focuses on environmental impacts during the development, operation and occupation of real estate. We can see this in the recent release of the Global Real Estate Sustainability Benchmark (GRESB), where the larger part of the score is based on environmental performance. Jones Lang LaSalles forward-looking perspective, however, is that the requirement for transparency is likely to spill over increasingly into social impacts, especially in Europe, where the private sector may be expected to fulfill some of the social obligations formerly provided by the state before austerity measures took hold. We envision that, globally, local communities and local governments are going to be far more questioning about the socio-economic benefits of new developments, and the real estate sector will need to be ready to provide robust and honest answers. Trend 3: Integrated reporting Investors are increasingly demanding that sustainability is truly integrated into corporate strategies and is reflected in companies reporting. Consequently, the number of integrated reports reports that demonstrate the interconnections between an organisations strategy and financial performance and the sustainability context it operates in - is steadily growing at a global level. In particular, it is gaining significantly more traction in some markets, such as South Africa (where integrated reports are required by the Johannesburg Stock Exchange) and Brazil 1 . Currently, companies take different approaches to integrated reporting. Some (such as the Portuguese property company Sonae Sierra) report on their financial, environmental and social performance separately, but within the same report to demonstrate the importance of all three aspects. Others (including Hammerson of the UK) have focused more strongly on communicating the value they derive from their sustainability strategy by applying Accounting for Sustainabilitys Connected Reporting framework. We expect to see greater consistency in the future with the development of an integrated reporting framework, led by the International Integrated Reporting Committee (IIRC). This is an important landmark in the evolution of integrated reporting and the IIRC recently released a discussion paper which sets out an initial proposal for the framework. The IIRC proposes five guiding principles which should underpin the preparation of an Integrated Report: Strategic focus Connectivity of information Future orientation Responsiveness and stakeholder inclusiveness Conciseness, reliability and materiality
CorporateRegister.com; CR Reporting Awards 2011 Global Winners & Reporting Trends (March 2011)
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Trend 4: Real estate sector specific reporting standards - EPRA and GRI guidance In the March 2011 edition of Jones Lang LaSalles Global Sustainability Perspective we reviewed key developments in corporate ESG reporting requirements at a global level and in different regions worldwide. Since then, two key developments have taken place with important implications for the property sector: the launch of EPRAs Best Practices Recommendations on Sustainability Reporting and the launch of the Global Reporting Initiatives Construction and Real Estate Sector Supplement (GRI CRESS).
EPRA Best Practices Recommendations (BPR) on Sustainability Reporting was launched during the EPRA Annual Conference in London in September 2011. EPRAs aspiration is for its sustainability BPR to provide a consistent way of measuring sustainability performance in the same way that EPRA BPR on financial reporting make the financial statements of listed real estate companies in Europe clearer and more comparable. The sustainability BPR are based on GRI CRESS guidelines, and comprise two key components: The EPRA Sustainability Performance Measures (the current version of the BPR covers environmental indicators but the scope of the BPR is likely to broaden in years to come) Core recommendations for sustainability reporting which should be adhered to by all EPRA members, alongside additional recommendations which are based on EPRAs observations of good practice. These observations cover issues such as: reporting by meaningful segmentation (e.g. by country or asset type); normalisation (e.g. kWh/m2); like-for-like analysis; and landlord and tenant consumption arrangements EPRA also introduced the EPRA Sustainability Awards to annually assess compliance by the listed real estate sector against the Sustainability BPR from 2012 onwards. The Global Reporting Initiative (GRI) offers the worlds most widely used sustainability reporting framework. In September 2011, the GRI launched its Construction and Real Estate Sector Supplement (CRESS), a version of the GRIs G3.1 Sustainability Reporting Guidelines tailored for the construction and real estate sector. The CRESS includes new requirements and general guidance on the Guidelines content, so as to ensure that sustainability reports by construction and real estate companies effectively cover the sectors key issues. It also introduces eight new sectorspecific performance indicators. In particular, the CRESS covers the following key issues for the sector, expanded from the G3.1 Guidelines: Design, operation and retrofitting of buildings Building energy intensity, water intensity, and GHG emissions relating to buildings in use Green building certifications Management and remediation of contaminated land Economic legacy impacts from activities and provision of facilities for local communities Policies and practices regarding resettlement and displacement
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Assessment of negative and positive impacts on local communities and community engagement at each stage of the property lifecycle Reporting of labour and health and safety impacts in relation to the total workforce, including contractors and subcontractors The content of the CRESS was developed over a two-year period through a multi-stakeholder process which was supported by Jones Lang LaSalles in-house experts on sustainability reporting. Organisations involved included ProLogis, Lend Lease, Oxford Properties, Hermes, Hindustan Construction Company (HCC), Citycon, the United Nations Environment Programme (UNEP) and the UNs specialised agency, the International Labour Organization (ILO). With the introduction of these two guidance documents, we hope to see greater consistency and transparency in the measurement, monitoring and reporting of sustainability impacts in the real estate sector.
Legislative Update
Sustainability Legislation for the Real Estate Sector Making sure that we keep you up to date on major energy, carbon and related sustainability legislation in the major markets, below are the latest changes that may impact the office space you are managing or the real estate investments you are holding. Global / United Nations At the beginning of October, Panama hosted the last of three meetings held since the Cancun Climate Change Conference last year in preparation of the Durban Conference starting at the end of November. The meetings are intended to help governments prepare their negotiation positions going into the Durban meeting at the end of November. The Executive Secretary of the United Nations Framework Convention on Climate Change (UNFCCC), Christiana Figueres, stated during the Panama meeting that Governments have recognized very clearly that the current level of effort is not enough and that it is important to increase both the level of emission controls on greenhouse gases as well as the capacity of countries to adapt to climate change. However, there were some positive outcomes in Cancun, notably the creation of a $100 billion a year Green Climate Fund to help developing nations adapt to climate change and to facilitate technology transfer mechanisms between industrialised and emerging economies. But the key issue remains prolonging the Kyoto Protocol for a second commitment period beyond 2012. Opinions on how this goal may be achieved diverge in the preparation for the Durban meeting and some countries propose to delay any decision until 2015. Currently, only the European Union stands firmly behind the Kyoto Protocol prolongation beyond 2012. The U.S. government continues its refusal to commit to any binding carbon reduction targets, as long as major emitters - such as China, India or Brazil - are not joining the collective global effort in combating climate change. Canada, Russia and Japan have announced they are not in favour of prolonging the Kyoto Protocol at the meeting in Durban. In our next edition of the Global Sustainability Perspective we will provide you with feedback from the Durban Climate Change Conference (COP17) being held in South Africa from 28 November to 9 December.
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UK Introduced in March 2011, the UK Energy Bill aims to encourage investment in energy efficiency measures for homes and commercial real estate. This September, the Bill went through the Report stage and Third Reading in the House of Commons, and in October it will go through the Consideration of Amendments in the House of Lords prior to receiving Royal Assent. The June amendment - supported by a number of organisations such as the UK Green Building Council and the British Property Federation - to require Display Energy Certificates (DECs) for commercial buildings was not retained by the UK government during the September session. The question therefore remains if the UK government will put into practice the Carbon Plan, a UK government-wide plan of action on climate change that sets out initiatives and deadlines for the next five years, its commitment to extend DECs to commercial buildings by October 2012, and what the next step will be to boost the uptake of commercial green buildings. The UK government also intends to launch a number of consultations this autumn on energy performance certificates as well as building regulation changes. France A continuing stream of decrees is being published as part of the French Grenelle Environment Laws. Here are the main updates since our last Global Sustainability Perspective edition. A decree on what to report in greenhouse gas inventories requires companies with over 500 employees to report greenhouse gases from direct and indirect emissions (electricity and district heating etc.). The law also applies to public institutions with headcounts over 250, to municipalities with over 50,000 residents and to central government. The report needs to include reduction measures and goals for a three-year planning period. The urban planning law will contain a new requirement to further the use of eco-friendly materials and products in building construction. The new decree will no longer allow urban planning laws to prohibit the use of eco-friendly construction materials or installations, such as photovoltaic installations on building roofs. The building code receives a new obligation for building owners to install electric vehicle charging stations in new and existing buildings. Electric charging stations must be installed and cover at least 10% of a building's car parking capacity, for new buildings from 2012 and existing buildings from 2015. A similar obligation applies for bicycle storage installations. China China is studying how to enforce a total cap on energy consumption by setting targets for local governments, a government report stated in August. The proposed total energy gap is intended to slow emissions growth and fuel consumption by setting quotas, and some details of how China could enforce the cap have been disclosed by the National Development and Reform Commission (NDRC). Any proposed projects that have not passed an energy saving assessment will not be approved for construction, it added. However, the cap would still allow for a 26% increase in total energy consumption by 2015. As an advisor to developers of large construction projects, we expect the central government to ramp up efforts to control energy intensity. Though new construction has slowed somewhat in the more developed Eastern regions of the country, the volume of new projects in these areas is still extremely high by any Western countrys measure. In the less developed Western cities and central tier 2 cities, new construction growth is accelerating, following the path of leading cities like Shanghai and Beijing. With so much new property and the consequential energy demands pulling from an already pressured electricity grid, energy efficiency has become the urgent need of a nation which requires fast growth (8% to match population growth) with strained domestic energy supplies.
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However, it is also important to bear in mind Chinas typical process for introducing new regulations as demonstrated by the recent tax overhauls. Before introducing sweeping reforms which add cost to companies, government traditionally pilots a variety of different execution strategies in select cities such as Shenzhen, starting with initial standards which align with existing best practice before tweaking the regulations and increasing the standards. Should China move forward with firm caps, it can be expected that implementation will be conveyed well in advance and the impact to developers of the highest quality properties will be marginal. On the renewable energy front, there has been an important change with the introduction of feed-in tariffs for solar power. Since August, project developers can now sell solar-generated electricity to utilities at a price of about $0.15 per kilowatt hour. And in some cases, depending on the timing and location of solar projects, the price is slightly higher. Analysts attribute the birth of this long-awaited scheme to two urgent needs: keeping the nation's promise to use nonfossil fuels amid nuclear development setbacks, and feeding its hungry solar manufacturers for whom overseas markets are no longer sufficient. Up to now, China has lacked efficient financial incentives to nurture its own solar energy use. In many cases, analysts say, project developers here could barely break even, let alone get a decent investment return. Australia On 1 November 2011 the Australian property industry will be subject to the full disclosure requirements of the Commercial Building Disclosure (CBD) program that started in the summer of last year and is designed to improve the energy efficiency of Australias large office buildings. The program was operating in a transitional capacity from 1 November 2010 with only a NABERS Energy rating required at transaction. From 1 November 2011 a full Building Energy Efficiency Certificate (BEEC) will be required during eligible property transactions. The BEEC needs to be provided during the sale, lease or sub-lease of commercial office space greater than 2,000 sq m with only limited exceptions (for example new buildings with an occupancy certificate less than two years old). Each BEEC will be a publicly available document that can be downloaded from http://www.cbd.gov.au. The Building Energy Efficiency Certificate (BEEC) comprises the following:
Disclosure Requirements NABERS Energy rating Tenancy lighting energy efficiency assessment Energy efficiency guidance Transition Period 1 Nov 2010 1 Nov 2011 Yes No No Full Disclosure Requirements From 1 Nov 2011 Yes Yes Yes Completed by Whom? Accredited Assessor Accredited Assessor Department of Climate Change & Energy Efficiency (DCCEE)
A limited number of exemptions apply for genuine cases wherein disclosure requirements cannot be satisfied:
Exceptions (granted automatically no action required) New buildings (occupancy certificate < 2 years old) Strata title properties Sale through shares, units or partial interest Short-term lease (< 12 months including options to extend) Mixed-use buildings < 75% office (of the NLA) Exemptions (Application required. Exemptions are granted at the discretion of DCCEE) Police or security operations Where NABERS rules cannot be applied
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Planning sustainable investments into asset lifecycles The timing at which a particular sustainability initiative is considered within an assets lifecycle is a fundamentally important criterion in determining its commercial viability. Planning for sustainability investments as an intrinsic part of any propertys asset refurbishment cycle allows the sustainability measures to be integrated within existing capital budgets by aligning the planned preventive maintenance (PPM) schedules and Asset Replacement interventions. Holistic property performance must include consideration of sustainability. It also emphasises the important role that changing property usage, including the move towards flexible working policies, can play in reducing propertys exposure to rising energy prices and carbon liabilities. There is a need for robust financial models to systematically factor in complex environmental and economic parameters in the appraisal of value that can be generated from investments in sustainability improvements.
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the most part these are interconnected, self-reinforcing and require continual vigilance as they evolve and spearhead the developments in office real estate.
The key drivers of sustainability Environmental Change - This needs little commentary these days. Acid rain, holes in the ozone layer, global warming, damage to ecosystem services, climate change, resource depletion, air water and ground pollution, deforestation, wasteful practices the list is long and compelling. Legislation - Governments have responded, slowly at first, and subsequently with a torrent of environmental legislation. From Kyoto, Copenhagen to Cancun, the issues have been discussed at the very highest political level and policy decisions taken at supra-governmental, regional, national and local levels. Two key obligations are: by 2020 all new buildings need to be nearly zero energy by 2050 emissions from all buildings need to be as near to zero as possible Ethical Business - many corporations have radically revised their view of what they do and how they do it. Ethical concerns have spread well beyond ecological issues, of course, to include things like child labour, workers salaries in the developing world, and health and safety issues in the Middle East. In short, the business of business is no longer business, but profits, social and environmental the triple bottom line. Cost Control - Finance Directors have been quick to understand that the sustainability agenda is yet another way to squeeze costs inside the business. Whether cynical or enlightened, the fact is that being green is now business common sense. Management Levers - Sustainability is such a powerful force in our society that its influence on employees' comfort and motivations has not been lost on HR and business managers. Overall, employees seem more satisfied to work in sustainable buildings and, in an age where finding and keeping talent and commitment is a regular HR nightmare, offices have an increasing role to play. These sustainability drivers will ensure that the green agenda will continue to grow and grow over the decade. Many new trends linked to sustainability will emerge and continue to change the landscape. Each trend poses new management challenges and new risks but also new opportunities. Here is just a selection of some of the trends we can foresee: Stricter legislation - every new piece of legislation at a European or national level will have the power to surprise on the downside, leading to investor frustration While the vast majority of buildings remain 'non-green', a trend towards 'light' refurbishment programmes will give many more buildings a boost towards eventual conformity with legislation Green leases or at a minimum Memorandums of Understanding Continual technological innovation Green city governance Occupiers will become far more educated about their sustainability requirements and be more imposing Occupiers will be likely to push the boundaries further with a demand for second-hand furniture and non-toxic cleaning products The list of trends is long and exhaustive. One of the things we can ascertain is that a sustainable building will quite quickly come to mean a quality building. Given the forceful, accelerating drivers and the emerging trends, it is clear that organisations would be wise to keep up with the pace of change. On the other side, there are very few inhibitors to this dynamic, if any. Those who succeed will recognise sustainability as a force for rapid change that stirs up much in the industry and which offers opportunity rather than constraint. Click here for more Offices 2020 research.
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Our perspective Although the comment periods were the most appropriate times to offer opinions on specific changes, our extensive work with building owners, investors and tenants worldwide - as well as the hundreds of LEED buildings we have helped certify, lease and/or manage - gives us a unique perspective on where the system is headed. In general, the changes under discussion do an admirable job of addressing most of the concerns that we hear about LEED. In particular, the emphasis on measurement and verification and the introduction of credits for following an
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integrative process will help ensure that LEED certification signifies a high-performing building, which was not universally the case in the early days of the system. We are pleased to see the inclusion of retail and hospitality properties in the new version. Many retail and hotel owners we work with have expressed an interest in certification, but the existing systems do not work well for those property types. It is an interesting decision for USGBC to develop one system for retail, hotel, office and other property types, rather than creating individual systems for property types with very different issues and goals. Creating one system for all property types has clear advantages, but it may create challenges that prevent retail and hospitality owners from adopting LEED as quickly as we would like. Another trade-off lies in USGBCs decision to raise the bar on certification overall, by eliminating most of the easy to get credits and increasing the number of prerequisites. Many owners already tell us that LEED is too difficult for them to get, and these changes may prevent more owners from maximizing energy and sustainability in their buildings. However, we recognize that LEED is designed to be an elite standard indicating superior performance, and making certification more difficult to achieve serves that purpose well. A question in our minds is how changing LEED standards will affect legislative efforts to make buildings greener. In the U.S., many states and cities have passed laws that large commercial new-construction projects - and even existing buildings in some cases - must conform to LEED standards. This has already created some confusion as some legislation contains language that conformed to the LEED standard at the time of passage, but no longer conforms today. These points of confusion will surely increase as certification requirements become more stringent. To put it another way, the evolution of LEED as a benchmark for high performance is inconsistent with the idea that every building must achieve that benchmark. These points are not meant to suggest that LEED standards should remain frozen in time. One of the best things about LEED is its evolution as an effective worldwide standard, and that it requires the will to change. USGBCs process for getting feedback from the market and acting on that feedback, is vital to its continued success.
French Green Building Certification System HQE recast Since its beginning in 2005, the French green building certifications system HQE (Haute Qualit Environnementale or High Environmental Quality) for commercial property has built separate reference frameworks depending on the building lifecycle and the building type that was to be certified. As such, in France there exists a separate reference framework for office and educational buildings for new construction or for their in-use phase. Another framework would certify warehouses or hotels etc. When there was a development programme that contained at the same time offices, retail and, for example, hotel buildings, each asset had to be certified independently across all the 14 assessment categories. On top of building-specific criteria, there was a complementary assessment of the project management that included an analysis of the project management quality, the communication among project stakeholders and the documentation process. In order to streamline the certification system for new mixed-use developments and to reduce time and effort, the French certifying body, Certivea, is introducing an assessment recast. For mixed developments it proposes to use a generic assessment framework that applies to all different asset types that form part of the development programme. And for each different asset type, it uses a building specific analysis that comes in addition to the generic framework. In addition, if there are several separate activities in the same building, then a developer can choose to apply the assessment framework to the activity-specific portion of a building to which it corresponds most. In contrast to the existing assessment methodology, where a building was only certifiable if a reference framework existed for that specific type, from now on a building with any kind of activity it houses can be assessed, using a system of equivalent points that Certivea may provide based on custom-made audits.
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This new method allows, for example, for only having to assess the construction method and the site once, if it concerns one and the same mixed development programme. As a consequence, only the individual asset specific categories need to be analysed. After a public consultation period that lasted from May to June of this year, the new methodology is currently being fine tuned, taking into account the comments and feedback from various working groups. It is expected to come into force some time in October 2011.
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Dan Probst Chairman, Energy & Sustainability Services +1 312 228 2859 dan.probst@am.jll.com
Julie Hirigoyen EMEA Head of Sustainability Services +44 (0)20 7399 5330 julie.hirigoyen@eu.jll.com
Peter Hilderson Asia Pacific Head of Energy & Sustainability Services +61 2 9220 8735 peter.hilderson@ap.jll.com
Peter Belisle Americas President of Energy & Sustainability Services +1 213 239 6033 peter.belisle@am.jll.com
COPYRIGHT JONES LANG LASALLE IP, INC. 2011. This report has been prepared solely for information purposes and does not necessarily purport to be a complete analysis of the topics discussed, which are inherently unpredictable. It has been based on sources we believe to be reliable, but we have not independently verified those sources and we do not guarantee that the information in the report is accurate or complete. Any views expressed in the report reflect our judgment at this date and are subject to change without notice. Statements that are forwardlooking involve known and unknown risks and uncertainties that may cause future realities to be materially different from those implied by such forward-looking statements. Advice we give to clients in particular situations may differ from the views expressed in this report. No investment or other business decisions should be made based solely on the views expressed in this report.
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