Sustainable Real Estate Development: The Way Forward for Building Management
Category Publications
In recent years, much attention has been drawn to the negative effects of the Real Estate industry on the environment and its contribution to global warming. Though the construction industry is not the only culprit to global warming, it is reported that the sector contributes about 40% of global greenhouse gas emissions. (UN Global Status Report, 2017). The phenomenon of sustainable real estate is increasingly becoming popular in Africa. This follows the fact that the construction and use of buildings account for more than 35% of overall energy consumption.
To mitigate this problem, an agreement was signed by 196 countries in Paris in the year 2015 to aid in addressing the problem of global warming. According to the tenets of the agreement, one of the critical things to do to achieve this global objective is the practice of sustainable development. Thus, the design and development of properties should be in a way that conserves energy and is environmentally friendly.
Ghana is waking up to the relevance of the concept of sustainable real estate; with the construction of buildings with such amenities inherent. Notable developments include the IFC Building, Prabon Greenfield, One Airport Square, 335 Place, Takoradi Mall etc. In times where sustainable real estate is a growing concern to the society, facilities managers are not only responsible for the efficient operation of building elements but rather also tasked to ensure that properties are developed and operated in a manner that does not impact negatively on the environment. As a result, it is crucial for facilities management professionals to be involved in the planning and construction of properties.
Why Sustainable Real Estate?
The need for green buildings as promoted by the United Nations and other world organizations has numerous benefits. The most popular among these is the protection of the environment and for that matter the ecosystem. Environmentally, sustainable buildings have a lesser adverse effect on the environment, and so contribute little to its destruction. For instance, when properties are developed and operated in a manner that consumes less non-renewable energy, it reduce the quantum of fossil fuel required to generate energy.
Research shows that, the integration of sustainable parameters and consideration in the design and management of properties is capable to reduce 15% -20% of property maintenance cost. In times like these where the cost of electricity power consumption continues to increase, the practice of green housing; where there is much usage of natural sunlight and ventilation will contribute greatly to the energy efficiency of commercial properties especially as it helps reduce the utility cost economically.
Socially, sustainable properties have a positive impact on the health of its occupants due to the relatively healthier indoor environment these kind of properties offer.
Sustainable Real Estate; The Role of The Facilities/Building Manager
Sustainability is a key area in Facilities Management. According to the International Facilities Management Association (IFMA), facility management professionals must develop themselves in this area in order to meet current demands of the profession. Thus, now facility managers are not only tasked to ensure the efficient operation of building elements, but also to ensure that the use and operation of buildings is in a manner that helps meet immediate needs without compromising the opportunity of future generations to benefit same.
This development has made the concept of sustainable real estate one of the relevant and most focused areas of the facilities management profession.
Although the energy efficiency of a building is largely limited by its design and construction, facilities managers can control this while running and maintaining a building. Mechanical and Electrical systems (M&E's) impact greatly on a building's energy efficiency. Due to this, building/facilities managers should ensure that such systems are of the required age. They must also adopt effective maintenance programs since inefficient and older systems expend more energy. According to a report by the National Science and Technology Council of the United States in 2008, energy consumption for heating, ventilating and air conditioning (HVAC) would reduce by 20% if mechanical faults are detected and systems are operating correctly.
Again, it is needful for facilities manager to coordinate with property managers where such roles are distinct to use green leases in order to control the operation of tenants to ensure sustainability. A Green Lease is a lease usually for commercial spaces which incorporate an agreement between the parties (Landlord and Tenant) as to how a property should be used, managed and operated in a sustainable way.
As facilities managers seeks to achieve sustainability through building maintenance and operations, green leases also seeks to impact on the human factor leading to sustainability. It is therefore a more strategic approach which places an obligation on tenants to undertake sustainable practices.
The way forward
To ensure sustainable real estate, the adoption of innovative means such as green leases is critical. Seemingly 'little' concepts such as the type, kind and size of electrical bulb used within the built environment should not be ignored, both at the inception and building management phases.
As building/facilities managers adopt ways to ensure sustainability, it is also needful for the government to institute a regulatory guideline to control activities of the real estate industry and ensure that sustainability principles are adhered to. These would contribute greatly to the development of real estate that is sustainable and aligned with goal No.7) & 13 of the Sustainable Development Goals (SDGs) which seeks to ensure access to affordable, reliable and sustainable modern energy for all and the need to take urgent action to combat climate change and its impacts respectively.
Author: Broll Ghana Research Desk
