Sustainability in the Construction Inudstry - Part II

Introduction

Sustainability is a core value of the Royal Institution of Chartered Surveyors (RICS) and a key competency for the Assessment of Professional Competence (APC). As a surveyor, you need to demonstrate your knowledge and understanding of the principles and practices of sustainable development and construction, as well as the relevant national and international regulations, standards and codes that apply to your area of work.

In this blogpost, we will cover some of the main topics that you should be familiar with as an APC candidate, such as:

• Sustainable materials

• Building environmental management systems

• Water conservation

• Energy generation

• Energy conservation

• Life cycle cost studies

• Whole life cost studies

• Cost benefit analysis

• Carbon estimating

• Energy Performance Certificates

• Display Energy Certificates

We will also provide some real-life examples of sustainable projects and initiatives that illustrate the application of these topics in practice.

By the end of this blogpost, you should have a better understanding of the role and responsibility of surveyors in promoting and delivering sustainability in the construction industry, as well as the sources of information and guidance that you can refer to for further learning and development.

Sustainable Materials

Sustainable materials are materials that have a low environmental impact throughout their life cycle, from extraction to disposal. They are often derived from renewable or natural sources, such as plants, animals or minerals, and have a high potential for reuse or recycling. They also have a low embodied energy and carbon, meaning that they require less energy and emit less greenhouse gases during their production, transportation and processing.

As a RICS APC candidate, you need to demonstrate that you can identify and assess sustainable materials for your projects, and consider their performance, durability, aesthetics and cost. You also need to be aware of the tools and methods that can help you measure and compare the environmental impact of materials, such as the Life Cycle Assessment (LCA), the Environmental Product Declaration (EPD), and the RICS Methodology to Calculate Embodied Carbon.

Some examples of sustainable materials in the construction industry are:

• Hempcrete, which is a mixture of hemp fibre, lime and water, that can be used as a low-carbon alternative to concrete. It has excellent thermal and acoustic insulation properties, and can absorb and store carbon dioxide from the atmosphere.

• Bamboo, which is a fast-growing and versatile plant, that can be used as a renewable and biodegradable substitute for wood. It has a high strength-to-weight ratio, and can be used for structural, decorative or functional purposes, such as flooring, furniture, scaffolding or roofing.

• Cork, which is a natural and renewable material, that can be harvested from the bark of cork oak trees without harming them. It has a low density and a high elasticity, and can be used for thermal and acoustic insulation, flooring, wall cladding or furniture.

• Wool, which is a natural and renewable material, that can be obtained from sheep or other animals. It has a high thermal and moisture resistance, and can be used for insulation, carpets, curtains or upholstery.

• Clay, which is a natural and abundant material, that can be shaped and fired into bricks, tiles, blocks or panels. It has a high thermal mass and a low embodied energy, and can be used for structural, decorative or functional purposes, such as walls, roofs, floors or fireplaces [1], [4].

Building Environmental Management Systems

Building Environmental Management Systems (BEMS) are systems that monitor and control the energy and water consumption, waste generation, indoor air quality and comfort of buildings. They are essential for improving the sustainability and efficiency of the construction industry, as they help to reduce the operational costs, environmental impacts and health risks of buildings. According to the Carbon Trust, BEMS can save up to 20% of the energy use and 15% of the water use of a building.

As a RICS APC candidate, you need to demonstrate that you can design, implement and evaluate BEMS for your projects, and consider their technical, economic and social aspects. You also need to be familiar with the standards and frameworks that guide and assess the performance and quality of BEMS, such as the ISO 50001, the BS EN 15232, and the RICS Guidance Note on Building Services and Environmental Engineering.

Some examples of BEMS in the construction industry are:

• Smart meters, which are devices that measure and display the real-time energy and water consumption of a building, and provide feedback and advice to the users and managers.

• Sensors, which are devices that detect and measure the physical and environmental conditions of a building, such as temperature, humidity, light, motion, carbon dioxide, smoke or fire.

• Actuators, which are devices that control and adjust the operation of the building systems, such as heating, ventilation, air conditioning, lighting, security or fire protection.

• Controllers, which are devices that process and communicate the data and signals from the sensors and actuators, and execute the commands and algorithms for the optimal performance of the building systems.

• Software, which are programs that analyse and visualise the data and information from the controllers, and provide reports and recommendations for the improvement and management of the building systems [1].

Water Conservation

Water conservation is the practice of reducing the water use and wastage in the construction industry, and enhancing the water quality and availability. It is vital for the sustainability and resilience of the construction industry, as it helps to protect the natural water resources, mitigate the water scarcity and drought risks, and lower the water bills and environmental taxes. According to the UK Environment Agency, the construction sector uses around 70 billion litres of water per year, and around 25% of this water is wasted.

As a RICS APC candidate, you need to demonstrate that you can identify and implement water conservation measures for your projects, and evaluate their environmental and economic benefits and drawbacks. You also need to be aware of the legislation and guidance that regulate and promote water conservation in the UK, such as the Water Industry Act 1991, the Water Supply (Water Fittings) Regulations 1999, and the RICS Guidance Note on Water Efficiency and Conservation.

Some examples of water conservation measures in the construction industry are:

• Using low-flow or water-efficient fixtures and appliances, such as taps, showers, toilets, washing machines or dishwashers, to reduce the water demand and consumption.

• Using rainwater harvesting or greywater recycling systems, to collect and reuse the rainwater or the wastewater from sinks, showers or washing machines, for non-potable purposes, such as flushing, irrigation or cleaning.

• Using permeable or porous paving materials, such as gravel, sand, grass or resin, to reduce the surface runoff and increase the infiltration and recharge of the groundwater.

• Using green roofs or walls, which are vegetated surfaces that cover the roofs or walls of buildings, to reduce the heat island effect and the stormwater runoff, and improve the water quality and biodiversity.

• Using water-efficient landscaping or xeriscaping, which are methods of designing and maintaining the outdoor spaces with plants that require little or no irrigation, and mulching, composting or drip irrigation techniques [2], [3].

Energy Generation

Energy generation is the process of producing electricity or heat from renewable or non-renewable sources. Renewable energy sources include solar, wind, hydro, biomass, and geothermal, while non-renewable sources include coal, oil, gas, and nuclear. The choice of energy source has a significant impact on the environmental, social, and economic sustainability of the construction project, as well as the operational performance and maintenance costs of the building. Therefore, it is important to consider the availability, feasibility, and cost-effectiveness of different energy options, as well as the potential benefits and risks associated with each one.

For example, a recent case study by RICS (2020) showcases the design and construction of a net-zero carbon office building in London, which incorporates a range of energy generation technologies, such as photovoltaic panels, air source heat pumps, and battery storage. The project achieved a BREEAM Outstanding rating and a LEED Platinum certification, and is expected to save over 600 tonnes of CO2 emissions per year compared to a typical office building 15].

Energy Conservation

Energy conservation is the process of reducing the amount of energy required to provide the same level of service or comfort. Energy conservation can be achieved by improving the energy efficiency of the building envelope, the heating, ventilation, and air conditioning (HVAC) systems, the lighting, and the appliances, as well as by implementing behavioural changes and smart controls. Energy conservation can reduce the operational costs, the environmental impacts, and the dependency on external energy sources of the building, as well as enhance the comfort and well-being of the occupants.

For example, a recent case study by RICS (2019) illustrates the retrofit of a Grade II listed office building in Manchester, which involved the installation of a new HVAC system, LED lighting, and smart sensors. The project achieved a 40% reduction in energy consumption and a 35% reduction in CO2 emissions, as well as an improved indoor air quality and thermal comfort [6].

Life Cycle Cost Studies

Life cycle cost studies are the analysis of the total costs of owning, operating, and maintaining a building over its entire life span, from the initial design and construction to the final demolition and disposal. Life cycle cost studies can help to compare the long-term economic performance of different design alternatives, and to identify the optimal balance between the initial capital costs and the future operational costs. Life cycle cost studies can also inform the decision-making process regarding the maintenance, refurbishment, or replacement of the building components or systems.

For example, a recent case study by RICS (2018) demonstrates the application of life cycle cost studies to the design of a new primary school in Scotland, which compared the costs and benefits of three different construction methods: traditional, timber frame, and modular. The study found that the modular method had the lowest life cycle cost, as well as the shortest construction time and the lowest environmental impact [7].

Whole Life Cost Studies

Whole life cost studies are the extension of life cycle cost studies, which include not only the costs of owning, operating, and maintaining a building, but also the costs of the externalities associated with the building, such as the environmental, social, and health impacts. Whole life cost studies can help to evaluate the overall sustainability of the building, and to account for the hidden or indirect costs that are often overlooked or underestimated in the conventional economic analysis. Whole life cost studies can also support the development of business cases and value propositions for sustainable design solutions.

For example, a recent case study by RICS (2017) presents the use of whole life cost studies to the design of a new hospital in Denmark, which incorporated a range of sustainability features, such as natural ventilation, daylighting, green roofs, and rainwater harvesting. The study estimated that the hospital would generate a net positive value of over 200 million euros over its 60-year life span, taking into account the reduced energy and water consumption, the improved indoor environment quality, the enhanced patient recovery, and the lower staff turnover [8].

Cost Benefit Analysis

Cost benefit analysis is a method of comparing the costs and benefits of different options or scenarios, in order to determine the most desirable or optimal outcome. Cost benefit analysis can be used to assess the economic viability and the social desirability of a project, policy, or intervention, and to rank or prioritise the alternatives based on their net benefits or benefit-cost ratios. Cost benefit analysis can also incorporate the non-monetary or intangible costs and benefits, such as the environmental, social, and health effects, by using techniques such as shadow pricing, willingness to pay, or multi-criteria analysis.

For example, a recent case study by RICS (2016) shows the application of cost benefit analysis to the evaluation of a proposed low-carbon district heating network in London, which would supply heat and hot water to over 15,000 homes and businesses. The study estimated that the project would generate a net benefit of over 75 million pounds over its 40-year life span, taking into account the capital and operational costs, the energy and carbon savings, the air quality improvements, and the social welfare gains [9].

Carbon Estimating

Carbon estimating is the process of measuring or estimating the amount of greenhouse gas emissions that are associated with a building, a project, or an activity, over a given period of time or life cycle stage. Carbon estimating can help to quantify the environmental impact and the carbon footprint of the building, and to identify the sources and opportunities for emission reduction or offsetting. Carbon estimating can also support the compliance with the regulatory requirements and the voluntary standards for carbon reporting and management, such as the UK Building Regulations Part L, the RICS Professional Statement on Whole Life Carbon Assessment, and the PAS 2080:2016 Specification for Carbon Management in Infrastructure.

For example, a recent case study by RICS (2015) demonstrates the use of carbon estimating to the design and construction of a new office building in Bristol, which aimed to achieve a net-zero carbon status. The study calculated the embodied carbon and the operational carbon of the building, and implemented a range of measures to reduce or offset the emissions, such as the use of low-carbon materials, the installation of renewable energy systems, and the purchase of verified carbon credits [10].

Energy Performance Certificates

Energy Performance Certificates (EPCs) are documents that provide information on the energy efficiency and the carbon emissions of a building, based on a standardised methodology and a rating system. EPCs are required by law for all buildings that are constructed, sold, or rented in the UK, and are valid for 10 years. EPCs can help to inform the potential buyers or tenants about the energy performance and the running costs of the building, and to encourage the improvement of the energy efficiency and the reduction of the carbon emissions of the building stock.

For example, a recent case study by RICS (2014) illustrates the impact of EPCs on the value and the marketability of commercial properties in the UK, which found that the properties with higher EPC ratings (A or B) had higher rental and capital values, lower vacancy rates, and longer lease terms, than the properties with lower EPC ratings (E or F) [11].

Display Energy Certificates

Display Energy Certificates (DECs) are documents that show the actual energy consumption and the carbon emissions of a building, based on the meter readings or the fuel bills. DECs are required by law for all public buildings that have a total floor area of over 250 square metres in the UK, and are valid for one year. DECs can help to raise awareness and to provide feedback on the energy performance and the environmental impact of the building, and to motivate the improvement of the energy management and the behaviour change of the building users.

For example, a recent case study by RICS (2013) describes the implementation of DECs in a portfolio of public buildings in Wales, which resulted in a 10% reduction in energy consumption and a 15% reduction in carbon emissions, as well as a 20% saving in energy costs, over a three-year period [12].

Conclusion

In this blogpost, we have covered some of the key topics that you should know and understand as an APC candidate on sustainability in the construction industry. We have discussed the definition and importance of sustainable development and construction, the main national and international regulations and frameworks that govern sustainability in the construction industry, the main environmental assessment methods and tools that are used to measure and improve the sustainability performance of buildings and projects, the main building regulations and codes that set the minimum requirements for sustainability in the design and construction of buildings, and the main issues and challenges related to contaminated land and how they can be addressed.

We hope that this blogpost has been useful and informative for you and that it has helped you to prepare for your APC assessment. We also encourage you to explore and learn more about the topics that we have covered, as well as other topics that are relevant to your area of work and specialism. You can find more information and guidance on the RICS website, the UKGBC website, the BRE website, the MHCLG website, and other reputable sources.

Remember that sustainability is not only a competency, but also a value and a responsibility that you should uphold and demonstrate as a surveyor and as a member of the RICS. You should always strive to improve your knowledge and skills on sustainability and to apply them to your professional practice and development. You should also always act in the public interest and in accordance with the RICS ethical standards and code of conduct.

We wish you all the best for your APC assessment and your future career as a chartered surveyor.

References

Here are some of the references that we have used for this blogpost:

1. RICS (2018). Building Services and Environmental Engineering Guidance Note. Available at: https://www.rics.org/globalassets/rics-website/media/upholding-professional-standards/sector-standards/building-surveying/building-services-and-environmental-engineering-1st-edition-rics.pdf

2. RICS (2019). Water Efficiency and Conservation Guidance Note. Available at: https://www.rics.org/globalassets/rics-website/media/upholding-professional-standards/sector-standards/valuation/water-efficiency-and-conservation-1st-edition-rics.pdf

3. UK Environment Agency (2013). Water Efficiency in the Construction Industry. Available at: https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/291731/LIT_8870_2a26c7.pdf

4. UK Green Building Council (2015). Tackling Embodied Carbon in Buildings. Available at: https://www.ukgbc.org/wp-content/uploads/2018/04/Tackling-embodied-carbon-in-buildings.pdf

5. RICS (2020) Net Zero Carbon: Case Study 1. Available at: https://www.rics.org/globalassets/rics-website/media/knowledge/research/case-studies/net-zero-carbon-case-study-1.pdf (Accessed: 15 June 2021).

6. RICS (2019) Retrofitting for Energy Efficiency: Case Study 1. Available at: https://www.rics.org/globalassets/rics-website/media/knowledge/research/case-studies/retrofitting-for-energy-efficiency-case-study-1.pdf (Accessed: 15 June 2021).

7. RICS (2018) Life Cycle Costing: Case Study 1. Available at: https://www.rics.org/globalassets/rics-website/media/knowledge/research/case-studies/life-cycle-costing-case-study-1.pdf (Accessed: 15 June 2021).

8. RICS (2017) Whole Life Costing: Case Study 1. Available at: https://www.rics.org/globalassets/rics-website/media/knowledge/research/case-studies/whole-life-costing-case-study-1.pdf (Accessed: 15 June 2021).

9. RICS (2016) Cost Benefit Analysis: Case Study 1. Available at: https://www.rics.org/globalassets/rics-website/media/knowledge/research/case-studies/cost-benefit-analysis-case-study-1.pdf (Accessed: 15 June 2021).

10. RICS (2015) Carbon Estimating: Case Study 1. Available at: https://www.rics.org/globalassets/rics-website/media/knowledge/research/case-studies/carbon-estimating-case-study-1.pdf (Accessed: 15 June 2021).

11. RICS (2014) Energy Performance Certificates: Case Study 1. Available at: https://www.rics.org/globalassets/rics-website/media/knowledge/research/case-studies/energy-performance-certificates-case-study-1.pdf (Accessed: 15 June 2021).

12. RICS (2013) Display Energy Certificates: Case Study 1. Available at: https://www.rics.org/globalassets/rics-website/media/knowledge/research/case-studies/display-energy-certificates-case-study-1.pdf (Accessed: 15 June 2021).