Comprehensive Assessment System for Built Environment ......use of CASBEE for New Construction has...

Comprehensive Assessment System for Built Environment Efficiency

CASBEE for Market Promotion（tentative version）

－reflecting UNEP FI PWG's support for concise metrics－

Published by : Japan Sustainable Building Consortium (JSBC)

Indemnity This manual is a tentative version aimed at gathering a wide range of opinions from relevant parties. Please use this manual and the software at your own responsibility. Japan Sustainable Building Consortium and the Institute for Building Environment and Energy Conservation bear no responsibility for the assessment results of the manuals and software, and for any damages caused by their use.

CASBEE for Market Promotion (Tentative Version) 1

Content Outline of CASBEE for Market Promotion .................................................... 3

1. Introduction ..................................................................................................................... 3 2. Background of Study and Image of CASBEE for Market Promotion ............................... 3

2.1 Background of Study ................................................................................................. 3 2.2 The Image of CASBEE for Market Promotion ........................................................... 4

3. Concept .......................................................................................................................... 5 4. Outline of Sustainable Building (SB) Index Proposed by UNEP SBCI ................................. 6 5. Assessment Items of CASBEE for Market Promotion ..................................................... 7

5.1 Position of CASBEE for Market Promotion ................................................................ 7 5.2 Weights in Assessment ............................................................................................. 8 5.3 Assessment Items ................................................................................................... 10 5.4 Assessment Example .............................................................................................. 12 5.5 Image of the Assessment Results Sheet ................................................................. 12

6. Overview of Assessment Items ..................................................................................... 14 6.1 Energy Use/GHG Emissions ................................................................................... 14 6.2 Water Use ............................................................................................................... 21 6.3 Material/Safety ........................................................................................................ 21 6.4 Biodiversity/Land Use .............................................................................................. 22 6.5 Indoor Environment ................................................................................................. 23

7. Case Study ................................................................................................................... 24 7.1 Results of Case Study ............................................................................................. 24

8. Issues to be Considered ............................................................................................... 25 8.1 Target of the Tool ..................................................................................................... 25 8.2 Assessment Method ................................................................................................ 25

Afterword ....................................................................................................... 27

2 CASBEE for Market Promotion (Tentative Version)


Outline of CASBEE for Market Promotion

1. Introduction The Comprehensive Assessment System for Built Environment Efficiency (CASBEE) is an assessment tool used in Japan. As of March 2011, CASBEE for New Construction (brief version) has been used by 23 local governments nationwide to review applications for building permits. More than 4,800 assessment results have been submitted to local governments as of the end of March 2010. While the use of CASBEE for New Construction has steadily grown, promoting CASBEE for existing property assessments has been challenging. The "CASBEE Property Appraisal Manual" was released in February 2010 in response to this issue. The manual focuses on the relationship between the CASBEE assessment items and property pricing factors and was designed to obtain reference data on property appraisals. However, some parties in the property appraisal field felt that this manual was too detailed for practical use. Improving convenience in use was also another new issue. We sometimes receive inquiries about the evaluation compatibility between CASBEE, LEED (Leadership in Energy and Environmental Design), etc., when overseas investors and foreign tenants examine Japanese property. Furthermore, the United Nations Environment Programme- Sustainable Buildings and Climate Initiative (UNEP SBCI) and the United Nations Environment Programme- Finance Initiative Property Working Group (UNEP FI PWG) are working to create world common metrics that focus on such items as energy use, greenhouse gas (GHG) emissions, water use, materials, waste, indoor environment, biodiversity, and economics. Based on the above, a "CASBEE for Market Promotion" for practical use, which integrates building- and site-related assessment factors of the existing CASBEE and which can more easily explain the connection between CASBEE items and property appraisal to market players, is under consideration. Note that this version of CASBEE targets office buildings.

2. Background of Study and Image of CASBEE for Market Promotion 2.1 Background of Study (1) The present CASBEE has been precisely made as a DfE (Design for Environment) communication

tool, but is not widely used as a tool that promotes green property to the property market. (2) “CASBEE for Property Appraisal Manual (2009 Edition)” was developed in February, 2010 to cope

with this issue. There are opinions from persons concerned with property appraisal that this manual contains too much to consider on a practical level. Improvement is expected for the convenient use.

(3) We sometimes receive inquiries about the evaluation compatibility between CASBEE, LEED, etc., when overseas investors and foreign tenants examine Japanese property. Evaluation by common items with LEED, BREEAM, etc., and compatibility with such systems is desired.

(4) UNEP SBCI proposed world common metrics, such as energy use, GHG emissions, water use, materials, waste, indoor environment, biodiversity, and economics.

(5) "An Investor's Perspective on Environmental Metrics for Property" (right) released by UNEP FI PWG proposed that developers of


building environmental performance rating systems of each country, develop rating tools that are simple, inexpensive and highly compatible.

2.2 The Image of CASBEE for Market Promotion Based on the above, image creation of CASBEE for Market Promotion is as follows. - Encompass items proposed by UNEP-SBCI and items which are compatible with CASBEE, LEED,

and other rating systems. - The number of assessment items is reduced as much as possible. - By combination with a support tool, it establishes the linkage to property appraisal. - It effectively utilizes the framework of existing laws and standards, such as building health standards,

housing performance indication system, and the Recycling Law. - It establishes a mechanism (certification and training systems) which can widely be used by property

market players. - It does not require a full-version CASBEE assessment. - First, the tool will target newly constructed and existing office buildings, followed by houses and other

building types in the future.


3. Concept A rating system which is comparable and compatible with other systems is crucial to our decision on investing in green buildings. Investors would also like it to cover common metrics (international index) proposed by UNEP SBCI, etc. On the other hand, the rating system should clearly show the connection with economics, such as being linked to property appraisal, etc. Based on this concept, we began considering CASBEE for Market Promotion, which would be simple, comparable and compatible with other systems. As mentioned in the UNEP FI PWG proposal, such a study may also be necessary for other assessment tools in the world. We are currently presenting the image of CASBEE for Market Promotion (figure below) at international conferences, such as UNEP FI PWG, to promote discussion. Ideally, in the future, all rating systems would share common metrics as illustrated in figure below and also include each country’s particular items, such as earthquake resistance in Japan. Every system could connect to property appraisal. Furthermore, rating systems for DfE and for investors could coexist, as planners and contractors need elaborate systems, while investors need simpler systems.

Figure 1 Image of CASBEE for Market Promotion

Image of CASBEE for Market Promotion

- Creating simple, comparable, compatible systems - Covering world common metrics - Connecting to property appraisal

Rating systems in the world (e.g. BREEAM, LEED, Green Star…)

Image of CASBEE for Market Promotion

(Approx. 20 items)

Common metrics proposed by UNEP SBCI

(Energy use/GHG emissions, water, materials, indoor

environment, biodiversity and economics)

Current CASBEEApprox. 110 items

In the future, rating systems are desired to…

- Share "common metrics." - Include particular items for each country. - Connect to property appraisal. - Allow coexistence of "For DfE" and "For Investors" versions.

Rating systems forDfE in the world

Rating systems

for investorsWorld common metricsCASBEE for DfE CASBEE

for investors


4. Outline of Sustainable Building (SB) Index Proposed by UNEP SBCI In 2009 Common Carbon Metrics (CCM) was launched at COP15. Without global consensus, there is confusion in the market, undermining efforts to fully implement sustainable building practices. In creating the framework of CCM, UNEP SBCI first focuses on climate change as its top priority. The UNEP-SB Index will provide a globally consistent framework to understand, measure, report, and verify actual building performance on core sustainability issues. The index is not intended to be a rating system, but rather intended to steer and focus building industry stakeholders on the primary issues agreed upon by the leaders and decision-makers of the sector. The index is expected to focus on measurable, reportable and verifiable (MRV) indicators, and be applicable to existing residential and non-residential buildings. The index reportedly includes aspects of the buildings' impact and benefits in regard to the following six issues. A review committee consists of a Steering Committee (SC) and Technical Advisory Committees (TACs) for each respective issue. In addition to the SC, TACs for Energy Use/GHG emissions, Water use and Materials have thus far begun operating.

Table 1 Items of UNEP SB Index

Issue Indicator Unit Energy use/GHG emissions

Energy intensity Carbon intensity

kWh/m2/year kg-CO2e/m2/year or kg-CO2e/o/year

Water Use Storm and sanitary water harvested and treated/used on and off site (recycling water use)

mL/m2/year

Materials Use of recycled materials in construction % by mass

Indoor Environment Quality (IEQ)

Indoor air pollutants level Lighting for suitable tasks Noise Thermal comfort

Pollutant level/m3 Lux dB PMV index

Biodiversity and Land Use

Land site previously built on and avoided green field site

Yes/No (Target: Zero or positive impacts on biodiversity)

Economics Consensus has not yet been reached on economic metrics for inclusion in the SB index. However, the inclusion of life cycle costing as an indicator has been suggested.

US$/m2/year (calculation)

Source: Briefing draft of SB index (excerpt from the material distributed at UNEP-SBCI SB symposium on May

19-20, 2010)


5. Assessment Items of CASBEE for Market Promotion 5.1 Position of CASBEE for Market Promotion The following figure shows the positioning of CASBEE for Market Promotion among other CASBEE tools. "CASBEE for Market Promotion" is a simplified assessment tool intended for property market players, unlike existing design tools such as CASBEE for New Construction, CASBEE for Existing Building and CASBEE for Renovation. Property market players include investors, financial institutions and real estate companies, building owners, brokers, tenants and licensed real estate appraisers. The present tool has selectively incorporated the fewest possible essential items from the items used in current CASBEE tools for new construction, existing buildings, etc. It has also adopted some items used in CASBEE for Sustainable Site (tentative), which are considered important from the viewpoint of property appraisal. We also plan to develop an "economic efficiency evaluation tool" as supplementary material to connect environmental performance indicators to property value appraisal. As with current CASBEE tools which use voluntary assessment as well as certification rating systems, the adoption of these methods into CASBEE for Market Promotion as a property assessment tool, will also be discussed.

Figure 2 Position of CASBEE for Market Promotion among CASBEE Tools

A: Design and Assessment tools C: Supplementary materialB: Promotion tool

＜Investors＞＜Financial institutions＞＜Tenants＞

＜Real estate companies＞＜Building owners＞＜Brokers＞

＜Planners＞

＜Local governments＞＜Contractors＞

＜Manufacturers＞

CASBEE for New Construction

CASBEE for Existing Building

CASBEE forMarket Promotion

＜Characteristics＞

- Compatible with LEED and BREEAM

- Reflects the common metrics proposed by UNEP

- Very simple

- Assessment and indication of performance

Economic efficiencyevaluation tool

CASBEE for Renovation

＜Licensed real estate appraisers＞

CASBEE for Sustainable Site (tentative)

Office building versionLimited number ofessential items incorporated

(under discussion)

(under discussion)

Voluntary assessment and certification system

Voluntary assessment and certification system


5.2 Weights in Assessment Based on the exchange of opinions with The Real Estate Companies Association of Japan, Japan Building Owners and Managers Association, Japanese Association of Real Estate Appraisal and Sustainable Property Study Group, as well as in consideration of balancing with the weights assigned in other major foreign tools, and the current CASBEE five-point scale evaluation method, CASBEE for Market Promotion is designed to have the maximum score of 100 points. (Whether the Analytic Hierarchy Process (AHP) should be applied or not will be discussed at a future date.)

- Consistency with the weights assigned in other major assessment tools in the world. - Use of a point scoring system (instead of the "BEE" indication used in the existing CASBEE). - Include five required items and 16 additional items, for a total of 100 points. - Instead of using the item order of "Q-1," "Q-2," "Q-3," "LR-1," "LR-2" and "LR-3," as used in the

current CASBEE, this tool uses the item order proposed by UNEP-SBCI. - If a standard score (3 points) is obtained for each additional item, a total of 60 points can be earned.

If 5 points for each additional item is obtained, 100 points can be earned. The proposed rating method is as follows. Rating value limits still need to be considered. Points scored > approximately 60 ★★★ (equivalent to B+ of the current CASBEE) Points scored > approximately 70 ★★★★ (equivalent to A of the current CASBEE) Points scored > approximately 80 ★★★★★ (equivalent to S of the current CASBEE)

Table 2 Weights Assigned to Items of Major Assessment Tools in the World LEED-NC BREEAM Green Star Green Mark CASBEE-NC CASBEE for

Market Promotion

sustainable site 26 8 (transport)10 (land use

& ecology) 10(pollution)

11(transport)8(landuse)

19(emission)

7(transport)8(greenery)

3(storm)

0.3(Q3)＋0.3×0.67(LR3)＝0.50 (25)

20 (Biodiversity/

Land use)

water 10 6 12 17 0.3×0.15(LR2)＝0.045(2.25)

10 (Water Use)

energy/GHG 35 19 29 116 0.4(LR1)＋0.3×0.33(LR3)＝0.50 (25)

35 (Energy Use/GHG

emissions)material/ durability& Reliability

14 12.57.5 (waste)

22 8(products)2(refrigerant)

0.3×0.85(LR2)＋0.3(Q2)＝0.555 (27.75)

20 (Material/Saf

ety)Indoor Environment Quality

15 15 27 8 0.4(Q1) ＝0.4(20)

15 (Indoor

Environment)management 0 12 12 7 0 0innovation 6 10 5 7(innovation)

10(construct)0 0

regional 4 0 0 0 0 0Total 110 110 145 190 2.0(100) 100


Figure 3 Weights Assigned to Assessment Items of Each Tool (Graph)

sustainable site

water

energy/GHG

material/durability& Reliability

Indoor Environment Quality

management

innovation

regional

26

10

35

14

15

6 4

LEED‐NC

110

28

6

1920

15

12

10

BREEAM

110

38

12

29

22

27

125

Green Star

145

18

17

116

10

87

17

Green Mark

190

25

2.25

25

27.75

20

CASBEE‐NC

100（換算値）

20

10

35

20

15

CASBEEマーケット普及版

100

CASBEE for Market Promotion

(Adjusted)


5.3 Assessment Items This tool has two aspects: one to evaluate environmental performance and the other to disclose environmental performance value (index). Clearly indicating the environmental performance value is required from the property market, and it is important to disseminate such idea. This tool presently refers to some of the criteria and concepts of CASBEE but also aims to refer to the standards and index commonly used by other assessment tools in the world. Table 4 shows the assessment items of CASBEE for Property Market Promotion (tentative version). Five items, namely "Energy use/GHG emissions," "Water use," "Materials/Safety," "Biodiversity/Land use" and "Indoor environment" are classified as main categories in this tool, including five items from the above mentioned SB Index. Within the main five items, there are further required items. In the "Biodiversity/Land use" category, "Soil environmental quality," "Public transportation accessibility" and "Countermeasures for damage risk by natural disaster" have been added as new assessment items. 5.3.1 Legal Compliance and prerequisite items This tool has prerequisite items for each main category. It aims to verify that the legality of the important items, and confirms their conformance to legal standards in a broad sense, in order to assess the required environmental performance.

Table 3 Legal Compliance and prerequisite items

Category Legal standard(Mandatory for all)

Legal standards(Mandatory for concerned parties)

Legal standards (Reasonable effort)

Energy use/GHG emissions

-

Energy Conservation Law (Energy-saving standards for new construction)Tokyo Metropolitan EnvironmentalSecurity Ordinance (Reduction in totalemissions*)

Energy Conservation Law (Reduction in carbon intensity*)

Water use - - -

Material/SafetyWaste Disposal Law + regulations(proper separation, storage, collection,transport, recycling, disposal, etc.)

New earthquake resistance standardsfor the Building Standard Law(reinforcement of earthquakeresistance standards after 1981)

-

Biodiversity/Land use

Invasive Alien Species Act (prohibitionon raising, planting, storing, carrying,and importing specified alien species)

Invasive Alien Species Act(Registration of importation ofuncategorized alien species)

"Request for understanding andcooperation in proper handling" by theMinistry of the Environment (MOE) (alienspecies requiring caution in handling)

IndoorEnvironment

Industrial Safety and Health Act (officehealth standards)

The Act on Maintenance of Sanitationin Buildings (Building environment andhealth control standards)

Health Promotion Act (evaluationstandards regarding separate smokingarea effect)Building Health Law (building environmentand health control standards)

(Handling ofenvironmentalperformanceassessment)

Collect questionnaire responses andconfirm a certain level of evidence.(Engineering Reports (ERs), if any,shall be basically covered.)

Specified as prerequisite items andsome evidence has been confirmed.

Specified as prerequisite items and someevidence has been confirmed.

*The reduction in total emissions or intensity differs from responsibility for environmental performance.


Table 4 CASBEE for Market Promotion Assessment Items (Office Buildings Version)

Group Items Unit of Measurement

Measuring and Assessment Methods (draft) Points

Energy consumption

/GHG emissions

Prereq Target setting and Monitoring

Target meets the requirements of Energy Conservation Law, and the assessment method of Monitoring uses the standard of the present CASBEE.

Prereq

1 Energy Intensity/Carbon Intensity (calculated)

MJ/m2/year kWh/m2/year kg-CO2/m2/year

New item (based on the standards for the primary energy of air conditioning, lighting, ventilation, hot water supply and elevators specified by BEST, PAL and CEC)

15-25

2 Energy Intensity/Carbon Intensity (measured)


New item (evaluation of measured total energy consumption)

1-5

3 Renewable energy % New item (ratio vs. maximum power consumption) 1-5

Water

Prereq Target setting and Monitoring New item Prereq

1 Water Intensity (calculated) m3/m2/year New item 1-5

2 Water Intensity (measured) m3/m2/year New item (evaluation of measured total energy consumption)

1-5

Material/ Safety

Prereq Earthquake-resistance Standard for earthquake resistant after 1981, or Seismic index of structure (Is) >0.6, or other index.

Prereq

1 Exceeds of earthquake-resistance Seismic Isolation & Vibration Damping Systems

Current CASBEE standards 1-5

2 Recycled Materials Use(number of items of structural and non-structural recycled materials use for the present)


3 Service Life of Structure material Year Current CASBEE standards 1-5

4 Ease of MEP Renewal/ Increase Self-sufficiency Rate of Power Current CASBEE standards/

New item 1-5

Biodiversity /Site

Prereq Avoiding from immigrant Fauna & Flora(specified, not specified, careful) New item Prereq

1 Preservation & Creation of Biodiversity(Conservation, restoration, management of Ecological Resources, Quantity & Quality of Greening for the present)


2 Soil Environmental Quality/ Regeneration of Brown Field Y/N

New item (standard draft of CASBEE for Sustainable Site)

1-5

3 Public transportation access New item (standard draft of CASBEE for Sustainable Site)

1-5

4 Measures to Risk of Natural Disaster New item (standard draft of CASBEE for Sustainable Site)

1-5

Indoor Environment

Prereq Indoor Environment Standard of buildings, offices, and Division of smoking and nosmoking areas

Confirm that the measurement document is available. Prereq

1 Daylighting Current CASBEE standards 1-5

2 Natural Ventilation Performance Current CASBEE standards 1-5

3 Perceived Spaciousness & Access to View Current CASBEE standards 1-5

Maximum 100 points

Items of Sustainable Building Index (draft) proposed by UNEP SBCI


5.4 Assessment Example Table 5 shows an assessment example. The prerequisite items must be satisfied, and additional items are evaluated based on the criteria. Total points are shown at the bottom.

Table 5 Assessment Example Using CASBEE for Market Promotion (Office Buildings Version) Group Items Unit of

Measurement Measuring and Assessment

Methods (draft)Points Evaluation Grounds for assessment (example)

Energy consumption

/GHG emissions

Prereq Target setting and Monitoring

Target meets the requirements of Energy Conservation Law, and the assessment method of Monitoring uses the standard of the present CASBEE.

Prereq ClearedPoint: +1

PAL and CEC results were below standards.Checked the measured annual intensities and compared with the benchmarks. The energy-saving target was jointly set with the tenants.

1 Energy Intensity/Carbon Intensity (calculated)


New item (based on the standards for the primary energy of air conditioning, lighting, ventilation, hot water supply and elevators specified by BEST, PAL and CEC)

15-25 20 1,554 MJ/m2/year 159 kWh/m2/year (reference value) 68 kg-CO2/m

2/year

2 Energy Intensity/Carbon Intensity (measured)


New item (evaluation of measured total energy consumption)

1-5 3 Data centers located on 2 floors out of 10Primary energy: 2,031 MJ/m2/year Secondary energy: 208 kWh/m2/year Carbon intensity: 89 kg-CO2/m2/year

3 Renewable energy % New item(ratio vs. maximum power consumption)

1-5 5 Photovoltaic power generation: output 100 kW (12%)

Water

Prereq Target setting and Monitoring New item Prereq Cleared Target: 680 L/m2/year Checked the measured water consumption.

1 Water Intensity (calculated) m3/m2/year New item 1-5 4 680 L/m2/year (including storm water use)

2 Water Intensity (measured) m3/m2/year New item (evaluation of measured total energy consumption)

1-5 3 Measured value: 800 L/m2/year

Material/ Safety

Prereq Earthquake-resistance Standard for earthquake resistant after 1981, or Seismic index of structure (Is) >0.6, or other index.

Prereq Cleared Renovation work completed to achieve Is > 0.6

1 Exceeds of earthquake-resistance Seismic Isolation & Vibration Damping Systems

Current CASBEE standards 1-5 5 Seismic isolation equipment installed

2 Recycled Materials Use(number of items of structural and non-structural recycled materials use for the present)

Current CASBEE standards 1-5 3 Recycled materials not particularly used

3 Service Life of Structure material Year Current CASBEE standards 1-5 4 Equivalent to Class 2 of the housing performance indication system

4 Ease of MEP Renewal/ Increase Self-sufficiency Rate of Power

Current CASBEE standards/ New item 1-5 3

Main renewal interval of 15 years is planned.Generator is installed to supply power at the specified load to maintain settings for communications and servers in case of emergency (24 hours): photovoltaic power generation.

Biodiversity /Site

Prereq Avoiding from immigrant Fauna & Flora (specified, not specified, careful)

New item Prereq ClearedComplies with the Invasive Alien Species Act (planting, importing, etc.) and the request from MOE (regarding alien species requiring caution in handling).

1 Preservation & Creation of Biodiversity (Conservation, restoration, management of Ecological Resources, Quantity & Quality of Greening for the present)

Current CASBEE standards 1-5 3 Standard effort has been made to preserve and create biodiversity (CASBEE points: 8).

2 Soil Environmental Quality/ Regeneration of Brown Field Y/N

New item (standard draft of CASBEE for Sustainable Site) 1-5 4

Designated as an area requiring application for land character change by legal survey. A non-proliferation plan was submitted; pollutants were removed.

3 Public transportation access New item (standard draft of CASBEE for Sustainable Site)

1-5 3 10 minute walk from the train station

4 Measures to Risk of Natural Disaster New item (standard draft of CASBEE for Sustainable Site)

1-5 4 No risk of liquefaction, tsunami, earth fissure or lightning strike. There is risk of flood or landslide, but effective countermeasures have been taken.

Indoor Environment

Prereq Indoor Environment Standard of buildings, offices, and Division of smoking and nosmoking areas

Confirm that the measurement document is available.

Prereq Cleared The document pertaining to the Building Health Law is retained.

1 Daylighting Current CASBEE standards 1-5 3 Daylight factor: 1.7% 2 Natural Ventilation Performance Current CASBEE standards 1-5 4 Opening for natural ventilation: 75 cm2/m2

3 Perceived Spaciousness & Access to View Current CASBEE standards 1-5 4 Ceiling height: 2.8 m. Windows are located

so all workers have a sufficient outdoor view.

Maximum 100points 76

Items of Sustainable Building Index (draft) proposed by UNEP SBCI

5.5 Image of the Assessment Results Sheet Figure 4 shows the image of the assessment results sheet. This tool is designed so the evaluator can enter points on the sheet. The evaluator writes down an overview of the building and enters the evaluation score for each item, grounds for the evaluation, and assessment values. The evaluation results are added up and the rating is indicated by the number of stars (☆). Regarding cases where an item is not included in the assessment, further discussion on the current survey items is required. In such cases, the weight of the relevant item may be assigned to another item in the same category. (For example, if measures against soil pollution are not included, the weight of item 2 may be added to item 1 in the same category "Biodiversity/Land use.")


Figure 4 Image of Assessment Results Sheet

for Market Promotion Assessment Results■ Assessment manual used: CASBEE for Market Promotion (tentative version)

Building overview

Assessment results

1. Energy Consumption/GHG Emissions

2. Water Use

3. Material/Safety

4. Biodiversity/Land Use

5. Indoor Environment

Name of building XX Building Building site XXXXXX, XX City, XX Prefecture Land use zone Commercial zone, fire-prevention district Climate division Use of building Office Year of completion June 30, 2011 Site area XXX m2 Building area XXX m2 Total floor area XXX m2

Number of stories XX floors above groundConstruction Reinforced concrete Average number of residents XX Annual hours of use XXX Stage of assessment Assessment at final designDate of assessment June 30, 2011 Created by XXX Date of approval June 30, 2011 Approved by XXX

Evaluation Total

Evaluation Maximum points Indicator Assessment valuesCleared Prereq

1 (Points)

Prereq Target settings and monitoring Grounds, etc. PAL and CEC results were unsatisfactory.

Checked the measured annual intensities and compared with the benchmarks. The energy-saving target was jointly set with the tenants.

Primary energy (target) Primary energy (measured)

MJ/m2/year MJ/m2/year


MJ/m2/year MJ/m2/year

20

3

5

25 30 points, if newly constructed

5 Exempt from assessment, if newly constructed

1.1 Energy intensity/carbon intensity (calculated)Grounds, etc. Energy consumption of air conditioning, lighting,

ventilation, hot water supply and elevators The value of secondary energy is for reference purposes.

Primary energy Secondary energy Carbon intensity

1.2 Energy intensity/carbon intensity (measured)Grounds, etc. Total energy consumption of the entire building

Data centers located on two floors out of 10 1.3 Renewable energy

Grounds, etc. Photovoltaic power generation: output 100 kW (12%)

Primary energy Secondary energy Carbon intensity

Rate of utilization %

Total Evaluation Maximum points

Prereq

5 10 points, if newly constructed

29

5 Not included in the assessment, if newly constructed

Total

5 35

76

Cleared 4 3 7

Cleared 5 3 4 3

15

Cleared

3

3 4

4

14

Cleared

4 4 3

Evaluation Maximum points



Prereq

Prereq

Prereq

5 5 5 5

20

Indicator Reference value Assessment value




Prereq Target settings and monitoring Grounds, etc. Checked the measured water consumption. Water consumption (target)

Water intensity (planned) Water intensity (measured)

L/m2/year

L/m2/year

L/m2/year

2.1 Water intensity (calculated)Grounds, etc. Including the use of storm water

10

2.2 Water intensity (measured)Grounds, etc. Including the use of storm water

Prereq Earthquake-resistance Grounds, etc. Renovation work completed to achieve Is > 0.6 None

None

Number of recycled items Service life

Renewal interval

3.1 Exceeds of earthquake-resistance: Seismic Isolation & Vibration Damping SystemsGrounds, etc. Seismic isolation equipment installed

3.2 Recycled materialsGrounds, etc. Recycled materials not particularly used

3.3 Service life of structural materialsGrounds, etc. Equivalent to Class 3 of the housing performance indication system

3.4 Ease of MEP renewal/increase self-sufficiency rate of powerGrounds, etc. Main renewal interval of 15 years is planned.

Generator is installed to supply power at the specified load to maintain settings for communications and servers in case of emergency (24 hours): photovoltaic power generation.

Items

Years

Years

Total

Prereq Avoiding from immigrant Fauna & Flore (specified, not specified, careful). Grounds, etc. Complies with the Invasive Alien Species Act (planting, importing, etc.) and the

request from MOE (regarding the alien species requiring caution in handling).

5 10 points if the item 4.2 is exempt from assessment

5 Exempt from assessment, if no measures are required. 5

5

4.1 Preservation and creation of biodiversityGrounds, etc. Standard effort is made for the preservation and creation of biodiversity.

None

None

None

None

CASBEE for New Construction "Q3/1 Preservation & Creation of Biodiversity"

Points

20 Total

4.2 Soil environmental quality/regeneration of brown fieldGrounds, etc.

4.3 Public transportation accessGrounds, etc. 10 minute walk from the train station

4.4 Measures to risk of natural disasterGrounds, etc. No risk of liquefaction, tsunami, earth fissure or

lightning strike. There is risk of flood or landslide, but effective countermeasures have been taken.

Legal survey carried out. Application for land character change has been filed, non-proliferation countermeasures have been taken, pollutants were removed

Prereq Indoor Environment Standard of buildings, offices, and division of smoking and non-smoking areas Grounds, etc. Documents concerning the Building Health Law have been retained. None

None

Daylight factor

Opening for natural ventilation

5.1 Daylighting Grounds, etc.

5.2 Natural ventilation performanceGrounds, etc.

5.3 Perceived space and access to view

Grounds, etc. Ceiling height: 2.8m. Windows are located so all workers have a sufficient outdoor view.

5

5

5

20 11 Total

%

cm2/m2


6. Overview of Assessment Items 6.1 Energy Use/GHG Emissions Target setting and monitoring of energy consumption are required in the category "Energy use/GHG emissions." Three items are set as credit points: the calculated and measured values of energy performance and the utilization rate of renewable energy. Regarding energy performance, both calculated and measured values are entered as numerical values.

6.1.1 Trends in world energy assessments An overview of world green building certification methods shows classification in basically four combinations, as follows (see Table 6).

(Targeting new construction) or (Targeting existing building) ×

(Comprehensive environmental performance indicators) or (Indicators focusing on energy performance)

For recently constructed buildings, CASBEE for Market Promotion can simultaneously assess both the "designed value" related to energy performance and the "measured value" obtained after actual operation. It is possible to verify whether the designed performance has been achieved as planned in actual operation. By utilizing this function, we are currently trying to establish a new system. This new tool can demonstrate how energy is wasted due to tenant behavior despite a good design performance, or alternately, how energy consumption is conserved through the efforts of the tenants although the building has average performance. Real-estate investors who manage their funds globally invest mainly in existing buildings because the track record which shows the trend of cash flow and an operations history, is usually available. It is most likely that CASBEE for Market Promotion will be used by such investors. However, for this to occur, it is essential that the indicators of energy performance, which accounts for a large proportion (approximately 35%) of the total score, conforms to globally used one. As shown in Table 6, for new buildings with no actual record of energy consumption, foreign rating systems such as BREEAM in the U.K. and LEED in the U.S. usually determine the energy performance of the entire building by simulation software and set the minimum requirements accordingly. LEED uses a method called "Prescriptive Requirements" in previous versions as an optional path. This path allows the user to set standards for individual energy component such as "thermal insulation performance (PAL-value)" and "facility energy efficiency (CEC- and ERR-values)." Free simulation software designed for this purpose is distributed in the U.S. and U.K. Widespread use of similar software such as "BEST" is expected in Japan as well. Regarding existing buildings, which are mainly targeted by global real-estate investors, energy performance assessment systems such as Energy Star in the U.S. are designed to evaluate energy performance by correcting the measurement-based energy consumption according to factors such as building type, climate division, occupancy rate, operating hours, number of people in the building and the amount of automated office equipment. This scheme is used to supplement the energy performance assessment (prerequisite items) in a comprehensive index such as LEED. At the same time, the Energy Star system alone is quite versatile. From an international viewpoint, UNEP SBCI has developed a CCM based on energy and carbon intensities per unit area or per person. There is also a movement among global real-estate investors to create an index by sharing the CO2 information of their portfolios and develop a benchmark based on the index, in an effort to measure progress toward a low-carbon environment (Greenprint Foundation). Meanwhile, regarding engineering reports in real-estate transactions, the American Society for Testing and Materials (ASTM), one of the largest nongovernmental organizations for international


standardization and specification setting in the world, along with the International Organization for Standardization (ISO), set rules in February 2011 regarding measurement and collection of raw data used for energy performance assessments (E2797-11). Just in line with the process of global rule settings, establishment of an index based on measured energy consumption and corrected by the minimum required factors is urgently needed in Japan at present. As outlined above, the present tool has a new assessment style, which enables users to enter both designed and measured performances. Potentially, it can provide a mechanism to set the minimum requirements for the designed performance and then additional points can be earned depending on how efficiently the building is operated. As this can foster a cooperative relationship between the building owner and the tenants, this mechanism is worth further discussion.

Table 6 Concept of Assessment Indicators in Assessment Systems in the World New building

Comprehensive environmental

performance indicators (energy, water, materials, IEQ,

greening)

CASBEE CASBEE for New Construction

LEED LEED for New Construction (NC) or LEED for Core & Shell (CS) (Large-scale renovation is included in LEED NC.)

BREEAM BREEAM for New Construction (NC)

UNEP SBCI

Energy performance indicators

(as the main part of the comprehensive

environmental indicator listed above)

Energy performance of the entire building is evaluated using simulation software because measured values are not available. Assessment method/baseline

CASBEE

The simulation software "BEST" has been developed, but it is not free, except for a small-scale version. If "BEST" is widely distributed, it may function as an energy performance indicator for an entire building.

Individual performance assessment by PAL, CEC and ERR (Note 1)

LEED eQuest, DOE2, etc. (DOE free software) Compared with ASHRAE90.1-2007 standard: energy performance of the entire building +10% is required by LEED NC/CS.

BREEAM Simplified Building Energy Model (SBEM) (ODPM free software) (Note 6)

Assessment is carried out based on the Energy Performance Certificate (EPC) (Note 3) specified by the National Calculation Method. Points higher than a certain level must be scored for the top two rating ranks, "Outstanding" (10 points) and "Excellent" (6 points). There are no requirements for the lower three ranks.

UNEP SBCI

Greenprint Foundation

American Society for Testing and Materials (ASTM) (Note 5)

Existing building

Comprehensive environmental performance

indicators (energy, water, materials,

IEQ, greening)

CASBEE CASBEE for Existing Buildings, Renovation

LEED LEED for Existing Buildings: Operations & Maintenance (EB: O&M)

BREEAM BREEAM Refurbishment, BREEAM In-Use

UNEP SBCI UNEP SBCI SB Index

Energy performance

indicators (as the main part of the comprehensive

environmental indicator listed

above)

Assessment based on measured values Assessment method/baseline

CASBEE Energy Star Japanese Version (tentative), under development.

Data-base for Energy Consumption of Commercial building (DECC)

LEED Energy Star (Note 2)- Portfolio Manager Requirements of LEED EB: O&M shall rank within the top 31 percentile of the Commercial Buildings Energy Consumption Survey (CBECS: energy database of buildings in US).

BREEAM －

Display Energy Certificate (DEC) (Note 4) is a system using a seven grade rating scale to evaluate operational energy consumption, similar to EPC.

UNEP SBCI Common Carbon Metric intensity (m2/person), design stage.UNEP SBCI announced its intention to focus on reaching a consensus for CCMs in 2010 and has continued to develop this index.

Greenprint Foundation

The foundation is a tool to create an index, by sharing CO2 information of the real-estate portfolio and measure progress toward a low-carbon environment, and using the index as a benchmark. Details of the input items and index have yet to be announced. The 2010 version of the index contains 601 buildings in 36 countries. The foundation and the Better Buildings Partnership supported by London City have announced their collaboration on this issue. The index is also linked with the International Greenhouse Gas Protocol (IGGP) and ISO 14064.

American Society for Testing and Materials (ASTM) (Note 5)

ASTM sets rules regarding how to measure and collect raw data used for energy performance assessment. (E2797-11 came into effect in February 2011.)


(Note 1) Individual performance assessment by PAL and ERR LEED has employed a technique called "Prescriptive Requirement" for its energy performance assessment up to LEED NC 2.2, and "methods to clear the standards of each item" in sections "5. Outer coverings," "6. HVAC," "7. Hot water supply," "8. Heat source," "9. Lighting," and "10. Others" are allowed in the ASHRAE90.1-2007 standard. Since this technique does not lead to the acquisition of additional points, its use has waned since the release of LEED 2009. (Note 2) Energy Star Energy Star certification is also an energy performance assessment system independent of LEED certification. Energy Star certifies buildings whose energy consumption is ranked within the top 25% among the buildings with the same use purpose. This system has a relatively small number of input items. For general office buildings, address, building age, total floor area, weekly operating hours, number of employees during the main shift, number of personal computers, ratio of area with air conditioning, and the total energy consumption for at least consecutive 12 months is sufficient. Based on the assumption that the patterns of energy consumption vary between extremely small buildings and large buildings, EPA classifies floor area into 20,000 ft2, 30,000 ft2, 50,000 ft2 and 100,000 ft2 categories and performs regression analysis for groups of buildings according to their respective categories. (Note 3) Energy Performance Certificate: EPC EPC may be issued in cases where BREEAM is not applied. For example, persons interested in purchasing a property or tenants interested in renting a property can request an EPC from the other party in advance. For newly constructed commercial properties and properties which have undergone large-scale renovation, the contractor must provide EPC before handing over the property. EPC is a CO2-based index and shows the energy performance of a building. EPC issued for a commercial property is valid for 10 years. However, to reflect subsequent improvements in building energy efficiency, a new EPC must be issued. The basic concept of NCM is to compare the amount of CO2 emissions from the target building with that of a "national building" (equivalent to a building which meets the standards of the 2002 Building Regulation). (Note 4) Display Energy Certificate: DEC Specifically, the method internalized in the DEC system is used to calculate the operation rating (OR) of a building according to annual energy consumption, total floor area, purpose of use, location (climatic division) and operating conditions of the building as the input information. A lower OR score signifies a higher energy performance, with an average building scoring 100. According to the OR score, a seven grade labeling, from A to G is displayed. The DEC certificate is valid for 1 year, but the advisory report (AR) issued with the certificate is valid for 7 years. To revise building operation conditions, such as in cases where longer hours than typically required are claimed, the DEC system uses a realistic method which requires the submission of evidence (e.g., attendance management records), otherwise the default values will be applied. (Note 5) American Society for Testing and Materials (ASTM) ASTM is one of the world's largest nongovernmental organizations for international standardization and specification settings along with ISO (International Organization for Standardization). The rules set by ASTM, such as those relating to soil pollution, building condition assessment and risk of earthquake (PML-value), have been adopted as assessment items in engineering reports. E2797-11 is expected to be used as a supplement, together with E2018 "Property Condition Assessments" and E1527 "Environmental Site Assessments." (Note 6) SBEM Within the requirements set by the EPBD (Energy Performance of Building Directive), the EU directive regarding building energy performance for new construction and existing buildings, the minimum energy performances of new and existing buildings are required. The Simplified Building Energy Model (SBEM) is a simulation model developed by BRE, as commissioned by the British government, to meet such requirements. The model is used to rate energy performance of non-residential buildings in the UK.


6.1.2 Target setting and monitoring (prerequisite item) - Energy intensity target setting: The standards of Energy Conservation Law should be satisfied. For

new construction, the targeted value (MJ/m2/year) is entered. For existing buildings, the measured value and the targeted value for the following fiscal year (MJ/m2/year) are entered.

- Monitoring: Energy consumption is determined and a benchmark comparison is carried out. - Operation management system: The organization, system and policies for operation management

are planned. Then the operation management system is organized and the manager is assigned. In addition, the energy consumption target for the entire building based on the calculation of annual energy consumption is determined and submitted.

- An additional 1 point is given for discussion with residents and tenants. 6.1.3 Energy intensity, carbon intensity, renewable energy (items for additional points)

a) New construction (calculated): Total consumption of primary energy under normal operating conditions is calculated. Because measured assessment values are not available, a proportional assessment is carried out with 30 points allocated to the calculated value.

b) Existing building (calculated and measured): Both items (1) and (2) are recorded. (1) Total consumption of primary energy under normal operating conditions is calculated. (2) The measured power and gas consumption are converted into primary energy consumption.

c) Discussion on conversion to secondary energy consumption (kWh/m2/year) and CO2 emissions (kg-CO2/m2/year) are further needed.

d) The ratio of introduced renewable energy is evaluated as a ratio of maximum power consumption.

6.1.4 Energy intensity, carbon intensity (calculated) 【Concept and Purpose】 This assessment item focuses on the estimated value of energy consumption and greenhouse gas emission of a building, in order to quantitatively assess energy-saving and CO2-reduction properties ("specification assessment") of the construction and the equipment used in the building. The estimated values should cover energy consumption of the entire building. Demonstrating energy-saving performance of the entire building is desired by reflecting the effect of energy-saving techniques that use natural ventilation, natural energy such as photovoltaic power generation, etc., as much as possible. The purpose of an assessment based on estimated values is to exclude energy-savings effects due to facility operating conditions and methods from the evaluation, and to evaluate the difference in specifications (grade) of the construction and facilities provided in the building, based on standardized conditions. 【Tasks】 A variety of energy-saving techniques for buildings are available, and many variations can be considered. Therefore, a quantitative and versatile estimation technique is needed to obtain estimated values for a wide variety of energy-saving schemes. Although the Energy Conservation Law presently does not directly evaluate energy consumption itself, evaluation of energy consumption efficiency can be represented by values called CEC and ERR, and it is possible to determine energy consumption during the calculation process. The Ministry of Land, Infrastructure, Transport and Tourism (MLIT) and Ministry of Economy, Trade and Industry (METI) in Japan are also considering the formulation of a new standard which integrates all types of primary energy used in the entire building. Along with such efforts, progress in the development of versatile simulation tools can also be seen. These tools include assessments using "BEST" and other certification programs and simplified calculation methods. (Figure I.6 shows one case where BEST-Program is used, and which can


estimate energy consumption of the entire building.) It should be noted that when calculating estimated values, if such versatile simulation tools are used, even users without special knowledge can carry out the assessment in a relatively short period of time.


Reference: Calculation method of primary energy consumption

Figure 5 Image of Framework for New Energy-saving Standards (Draft)

年間熱負荷係数

ＣＥＣ

一次エネルギー消費量省エネルギー計画書

Figure 6 Example of an Annual Simulation Using BEST

Primary energy consumption - calculation method -

Es AC

EAC

Standard operating hours Designed ventilation Es

VE

V

Es L EL

Es HW

EHW

Es EV E

EV

Abstracted common conditions

Calculation process

Common conditions

Energy saving techniques

＋

＋

＋

＋

＋

＋

＋

＋

Reference valueAir conditioning schedule

Standard internal heat generation Standard external air supply

Standard building specifications

Assessment value

alculation flow (diagram) of primary energy consumption in the energy-saving standards for buildings (revised version)

Equipment efficiency, etc.

Common conditions (determined by room usage and design conditions) determined for each equipment system.


Load reduction (total heat exchange, etc.)

Control method



Air

cond

ition

ing

Vent

ilatio

n Li

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g H

ot w

ater

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Standard operating hours Designed illuminance

Standard hot air supply Designed pipe length

Standard operating hours Designed carrying capacity, designed speed, designed

number of units

Tota

l ene

rgy

≧

Control method

Control method

Control method

Control method

Load reduction (TAL, etc.)

Load reduction (hot water-saving, etc.)

Designed buildingspecifications

Air conditioning scheduleStandard internal heat

generation Standard external air supply

Standard operating hoursDesigned ventilation

Standard operating hoursDesigned illuminance

Standard hot air supplyDesigned pipe length

Standard operating hoursDesigned carrying capacity, designed speed, designed

number of units

Lege

nd

Perimeter Annual Load Primary Energy Consumption Energy-saving Plan Report

CEC(Co-efficient of Energy Consumption)


6.1.5 Energy intensity, carbon intensity (measured) 【Concept and Purpose】 While the purpose of Section 6.1.4 is a "specifications assessment" related to energy-savings by building and building equipment, assessment items in this section target a "measured assessment" based on the measured values of energy consumption as well as actual operation conditions and innovations added to the operating method. The measured values of a group of buildings with similar usage (office buildings for the present tool) are processed statistically to obtain averaged reference values, which are then used to evaluate the maximum and minimum of the measured values. For measurement data on building energy consumption to be used in the above-mentioned assessment, the Database for Energy Consumption of Commercial Building (DECC) has already been prepared, and the reference values have been specified by building usage, area, etc. (Figure I.7) However, there are advantages and disadvantages to this method because the measured values include differences in operating conditions, etc. Thus, the "measured value assessment" sets a limit on the range of additional points, unlike the "calculated value assessment" outlined in Section 6.1.4. 【Task】 As described above, measured energy values include the operating conditions and tenants' activities, which are inherent to each building. It is necessary to set rules as to how much the differences in operating conditions should be corrected in the assessment. Moreover, results of assessment are influenced by whether special-purpose rooms are included, as well as how multiple-purpose rooms are handled, in the usage of the target building. For example, how a computer room or company cafeteria kitchen in an office building, as well as restaurants and parking lots, are handled may influence the results. To address this, an exemption rule (to exclude certain factors from the measured values) is also needed. As outlined above, special conditions must be excluded to improve the accuracy of the measured value assessment, but doing so will also complicate the assessment process. Thus, rules based on a practical point of view should also be factored in. No clear rules have been set for the present tool, but basically a complicated correction process should be avoided. Only reference values based on statistical data of office buildings according to size and area are set, and a simple correction of the occupancy rate is carried out. At this point, we are planning to test the tool by increasing the number of assessment cases on a trial basis.

Figure 7 Example of Standard Primary Energy Intensity by Building Use (According to DECC)

Ene

rgy

inte

nsity

by

use

[MJ/

m2 /y

ear]

Offi

ces

Com

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,

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and

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tiple

use

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Offices Computer rooms

Public offices Commerce Lodging Hospitals Education Cultural facilities Multiple

use facilities Other


6.2 Water Use (1) Target setting and monitoring (prerequisite)

- Water consumption target setting: For new construction, the targeted value (L/m2/year) is entered. For existing buildings, the measured value and the targeted value for the following fiscal year (L/m2/year) are entered.

- Monitoring: Water consumption of the building for the entire year is determined and a benchmark comparison based on water intensity is carried out.

(2) Water intensity

a) New construction : Water consumption of the entire building (calculated) b) Existing building (calculated and measured): Both items (1) and (2) are recorded. (Reflect the

reduction in water use by recycling storm and waste water.) 1) Total water consumption (calculated) 2) Total water consumption (measured): A five grade evaluation based on DECC data statistics.

6.3 Material/Safety (1) Compliance with the new earthquake resistance standards (prerequisite)

One of the following requirements should be satisfied. - Compliance with the new earthquake resistance standards (for buildings constructed in 1981 and

after) - The seismic index of structure (Is-value) is 0.6 or more (for buildings constructed before 1981, and

seismic renovation has been completed) - The index of falling (If-value) is 1.0 or less (for buildings constructed before 1981, and seismic

renovation has been completed): This requirement will be discussed as an assessment item in the future.

(2) High earthquake resistance, seismic isolation and vibration damping system (item for additional

points) - Points for earthquake resistance or seismic isolation and vibration damping system (standard of the

current CASBEE), whichever is higher, is set as the assessment result. (3) Use of recycled material (item for additional points)

- In the meantime, assessment is carried out based on the number of structural and non-structural recycled materials used (current CASBEE standards).

Figure 8 Frequency Distribution of Primary Energy Intensity in Offices in Japan (according to DECC)

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･S･･･I･t･B･X･････iDECC･j

1次エネルギー消費量実績（MJ/m2/年）

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ber o

f offi

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(4) Service life of structural materials - Assessment is carried out based on current CASBEE standards.

(5) Ease of MEP renewal/improved self-sufficiency rate

- Assessment is carried out based on the average level of required renewal interval for the main equipment (current standard) and the average level of the improved self-sufficiency rate of the equipment (new item).

6.4 Biodiversity/Land Use Items related to biodiversity and land use are covered in the category "Biodiversity/Land Use". Three items are incorporated from CASBEE for Sustainable Site.

- Soil environmental quality - Measures against damage risk by natural disaster - Public transportation access

(1) Avoidance of alien fauna and flora (specified, not specified, caution) (prerequisite) Alien fauna and flora (specified, not specified, caution) are avoided. Alternately, plans to increase the number of species, and techniques to evaluate measurements, are considered. It is important to carefully consider this not just when implementing the plans, but also to continuously manage the site so that alien species do not enter the property even after construction has been completed. (2) Preservation and creation of biodiversity

a) Net gain ratio (%) is evaluated. b) In the meantime, assessment is performed based on efforts to preserve and create an ecological

environment (the following are additional points). - Determination of site characteristics and formulation of plan policy - Preservation or restoration of fauna and flora, surface soil, waterfront, etc. - Quantity of greening: Assessment based on the exterior greening index - Quality of greening: Green space for the preservation of native species, adjusted to planting

conditions of the site and building, and to preserve the habitats of small wild animals - Management and use of ecological resources: Installation of facilities necessary to preserve and

control green fields, the environment, and facilities, so that building users and local residents can commune with nature.

(3) Soil environmental quality/regeneration of brown field If the site is not designated as an area which requires pollution control, it is exempt from assessment. If the site is designated as an area requiring application for land character change as a result of legal survey, and is subject to a non-proliferation plan and pollution removal, then the site is rated as Level 4. If the site is designated as an area requiring application for land character change as a result of voluntary survey and is subject to a non-proliferation plan and pollution removal, or if it is exempt from area designation as a result of countermeasures taken voluntarily to remove pollution, then the site is rated as Level 5. (4) Public transportation access Assessment is carried out based on the reduction amount of greenhouse gas emissions by building users using public transportation instead of driving. Assessment is also carried out based on the preservation of green field by increasing integration of urban areas. If a train station or bus stop of a specified standard is not within a 15 minute walk, then the site is rated Level 1. If a train station of a specified standard is within a 15 minute walk or a bus stop is within a 5 minute walk, then the site is


rated Level 3. If a train station of a specified standard is within an 8 minute walk or a bus stop is within a 3 minute walk, then the site is rated Level 5. (5) Measures against risk damage by natural disaster Assessment regarding risk of damage by six types of natural disasters (flood, subsidence/liquefaction, tsunami, earth fissure, landslide and lightning strike) is carried out based on the total risk score and implementation condition of effective disaster-prevention measures. Effective disaster-prevention measures should be taken by utilizing disaster-related information such as flood hazard map, liquefaction potential map, designation of areas promoting earthquake countermeasures and landslide distribution map. The lower the risk of disaster, the higher the quality of the site is evaluated as the “foundation” of the site. However, if risk is recognized but the necessary countermeasures have been taken, the standard is set so a proper assessment result can be achieved. 6.5 Indoor Environment Assessment is carried out to determine whether the standards related to indoor environment have been satisfied. For example, functionality of day lighting, natural ventilation and outdoor view are evaluated. (1) Health control standards, health standards and smoking area separate effect evaluation standards (prerequisite)

Whether building health control standards, office health standards and evaluation standards for separate smoking area effect have been satisfied, is determined. For buildings 3,000 m2 or larger, confirmation by documents is allowed. For smaller buildings, confirmation is carried out by questionnaire or a similar method.

(2) Use of day lighting

Determine the daylight factor by simplified calculation using a chart and evaluate the results (current CASBEE standards).

(3) Natural ventilation

Assessment is carried out based on possible opening volume, in relation to floor area (current CASBEE standards).

(4) Perceived space and access to view

Assessment is carried out based on whether there are windows from which all workers can see outside (current CASBEE standards).


7. Case Study 7.1 Results of Case Study Figure 9 shows the correlation between the assessment value (Q + LR) of the current CASBEE and the assessment points of the present tool, for approximately 40 office buildings assessed by CASBEE over the past recent years. As the current CASBEE assessment value (Q + LR) increased, points scored by CASBEE for Market Promotion also increased. Thus, correlation could be confirmed and dispersion is considered to be low.

Similarly, Figure 10 shows the correlation between the BEE calculation value of CASBEE for New Construction and the assessment points of the present tool. As the BEE-value of the current CASBEE increased, points scored by CASBEE for Market Promotion also increased. Hence, correlation could be confirmed. Regarding borderline values in rating and weights assigned to the assessment items, further discussion is needed. We are planning to verify the present tool by assessing actual buildings.

CASBEE マーケット普及版の獲得ポイント

Points scored by CASBEE for Market Promotion

(Q-value + LR-value) of the current CASBEE

Figure 10 Comparison between BEE-value of CASBEE for New Construction and Points Scored by CASBEE for Market Promotion

Figure 9 Comparison between Total Q- and LR-values of the current CASBEE and Points Scoredby CASBEE for Market Promotion

BEE-value of the current CASBEE

0.5

5.0

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Rank S ★★★★★

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8. Issues to be Considered This tool has two aspects: one to evaluate environmental performance and the other to disclose environmental performance value (index). Clearly indicating the environmental performance value is required from the property market, and it is important to disseminate such idea although there are still major challenges to address. This tool refers to some of the criteria and concepts of CASBEE, but further aims to incorporate standards and indices that can be commonly used by any building environment assessment tool in the world. On the other hand, continued demonstration of the correlation between assessment results of the full-version CASBEE and the present tool is needed. CASBEE for Market Promotion tool will be further tested and modified by reflecting various opinions from property market players. 8.1 Target of This Tool

- The tool can be used by property transaction parties including global participants. - The tool discloses relevant information, and is easy to understand by third parties. - The tool aims to provide voluntary assessment by property market players (and minimize work

outsourced to specialists). - Outsourced work can also be performed relatively easily and inexpensively. - This tool is to be released in view of the Global Standard Version.

8.2 Assessment Method (1) Positioning as a tool to be used in determining investment decision

- Readiness on par with real estate appraisal documents and engineering reports - Development of a support tool which can be linked to property appraisal (Example) - Reduction rate of utility expenses (standard rate) is roughly estimated based on the calculated

consumption of energy and water. - The possibility of selling or the need to buy emission credits is roughly estimated based on CO2

emissions. - The degree of reduction in depreciation ratio (standard rate) is roughly estimated based on service

life. - The increase in intellectual productivity (standard rate) is roughly estimated based on indoor

environmental score. - The increase rate of rental income is estimated based on the total score.

(2) Guarantee of assessment accuracy

- In addition to using this for voluntary assessment, training and certification systems are also to be established.

(3) Expansion of building types for evaluation

- The composition of items and assessment items for applications other than offices will be discussed.

- Methods to assess multi-purpose facilities and to perform area-by-area assessment will be discussed.

(4) Handling of renewable energy related items

- Feasibility in indicating on-site or off-site self-sufficiency rate will be discussed. (For the sites located in a central urban area with limited space for equipment installation)


(5) Consistency with the full-version CASBEE - Confirmation by case studies and verification by actual buildings

(6) Development of rating software

- Necessity or non-necessity for the integration of calculation tools for calculated and measured values - Information exchange with international standard-setting organizations

【References】 [1] Japan Sustainable Building Consortium: CASBEE for New Construction (2010 Edition) [2] Japan Sustainable Building Consortium: CASBEE for Existing Building (2010 Edition) [3] Japan Sustainable Building Consortium: CASBEE Property Appraisal Manual (2009 Edition) [4]UNEP SBCI: Sustainable Buildings & Climate Initiative, Draft Briefing on the Sustainable Building Index, May 2010 [5]UNEP FI PWG: Responsible Property Investing: Metrics for Performance Measurement, Second in a Series of Toolkits on Responsible Property Investing [6]UNEP FI PWG: An Investors’ Perspective on Environmental Metrics for Property, May 2011


Afterword This manual is part of the outcomes of the activities of Japan Greenbuild Council (Shuzo Murakami, Chairman) under Japan Sustainable Building Consortium (JSBC), Sub-Committee on CASBEE for Market Promotion and Sub-Committee on CASBEE for site assessment. We extend our sincere gratitude to all the people concerned for their cooperation. List of members (as of July 2011) <Sub-Committee on CASBEE for Market Promotion> Chairman: Shuzo Murakami (Chief Executive, Building Research Institute) Chief: Masato Ito (Sumitomo Trust & Banking) Chief: Hiroaki Takai (Takenaka Corporation) Member: Toshiharu Ikaga (Keio University) Member: Takeshi Imada (The Real Estate Companies Association of Japan) Member: Kazuo Iwamura (Tokyo City University) Member: Teruaki Uchida (Japan Real Estate Institute) Member: Mamoru Kaneko (Japan Building Owners and Managers Association) Member: Hiroyuki Deguchi (Shimizu Corporation) Member: Naoki Nakamura (Engineering & Risk Services Corporation) Member: Shin Hayakawa (Nihon University) Member: Hiroki Hiramatsu (CSR Design & Landscape) Member: Koichi Matsunaga (CB Richard Ellis) Secretariat: Junko Endo (Nikken Sekkei Research Institute) Secretariat: Kiyohisa Oine (Japan Sustainable Building Consortium) Secretariat: Nobufusa Yoshizawa (Japan Sustainable Building Consortium) <Sub-Committee on CASBEE for site assessment> Chairman: Shuzo Murakami (Chief Executive, Building Research Institute) Chief: Nobuhaya Yamaguchi (Shimizu Corporation) Member: Shinichi Kaburagi (Taisei Corporation) Member: Masato Ito (Sumitomo Trust & Banking) Member: Hiroaki Takai (Takenaka Corporation) Member: Kazuo Iwamura (Tokyo City University) Member: Masaaki Sato (Kajima Corporation) Member: Tatsuya Hayashi (Nikken Sekkei Research Institute) Secretariat: Junko Endo (Nikken Sekkei Research Institute) Secretariat: Kiyohisa Oine (Japan Sustainable Building Consortium) Secretariat: Nobufusa Yoshizawa (Japan Sustainable Building Consortium) <Those who cooperated> Takashi Yanai (Nihon Sekkei) Masayuki Oguro (Taisei Corporation) Iwao Hasegawa (Nikken Sekkei)


CASBEE for Market Promotion（tentative version） Not for Sale

Issued on October 5, 2011 Edi tor ia l Assistance Institute for Building Environment and Energy Conservation (IBEC)

Published by Japan Sustainable Building Consortium (JSBC) Zenkyouren Building Kojimachi-kan, 3-5-1 Kojimachi, Chiyoda-ku,

Tokyo 102-0083 Japan TEL: +81-3-3222-6391 FAX: +81-3-3222-6696 Email: [email protected] URL: http://www.ibec.or.jp/CASBEE/ Printed by Rengo Printing Center Co., LTD *All rights reserved*

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