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Market Transformation Toward Buildings with Low-load and High-quality Based on Assessment / Rating Tools Shuzo Murakami1, a 1 Keio University, Yokohama, Japan, 223-8522 a murakami@sd.keio.ac.jp ABSTRACT

Assessment and rating tools, such as CASBEE or LEED, have become very common around the

world in the last ten years. They have greatly contributed to the improvement of building performance toward low-load and high-quality in many countries. The reason for the success of these tools can be attributed to their excellent performance, such as effectiveness, simplicity, clearness, etc.

As the total amount of energy and resources consumed in the building industry is huge, it has been often pointed out that the environmental load produced by this industry must be reduced. The widespread of such tools is now enabling the appearance of new types of buildings with low environmental load and also with high quality, and bringing market transformation to the building industry.

This tendency of market transformation in the building industry should be strongly promoted, as it is very effective for mitigating global environmental issues. This report focuses on the current status of the market transformation and discusses future trends, and also shows the road to properly guide market transformation. KEYWORDS: CASBEE, environmental assessment systems, market transformation INTRODUCTION

Environmental assessment systems for buildings, such as CASBEE (Comprehensive Assessment System for Building Environmental Efficiency) and LEED (Leadership in Energy and Environment Design), have captured considerable global attention in recent years. Generally, these systems publish assessment results in the form of rankings. Rankings and their disclosure not only lead to the improvement of environmental efficiency of buildings, but also have the potential for transforming the construction market itself. In the context of environmental assessment tools and transformation of the market, an international symposium was held in Tokyo in December, 2006 to discuss the current situation of market transformation (hereinafter referred to as MT) in Japan and North America. This paper focuses on building environmental efficiency and market transformation to examine the background, mechanism, and actual conditions of MT. 1. BACKGROUND OF MARKET TRANSFORMATION AND ITS FUTURE DIRECTION

As it has been pointed out in the discussion of global environmental issues, the environmental load from the building sector is significantly large. Figure 1 shows that this sector is responsible for 40% of the total CO2 emissions in Japan.

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Figure 1. CO2 emissions from the building sector in Japan

Figure 2 indicates that energy consumption in the commercial and residential sectors, namely residential and commercial buildings, has been increasing steadily and largely in comparison with the 1990 level, the base year under the Kyoto Protocol. The commercial and residential sectors saw a markedly sharper rise than other sectors. It is therefore fair to say that the building industry bears responsibility to reduce the huge environmental load.

Environmental assessment methodologies for buildings have been gaining worldwide popularity recently. This movement suggests that a considerable number of people are fully aware of how large the environmental load is in the building sector and how important it is to reduce this load. In order to achieve reductions in the building sector, environmental efficiency of buildings needs to be greatly improved from the level before global environmental issues became evident; in other words, from the level of the time when energy-and-recourse saving did not receive adequate consideration. Another necessary change is to alter the structure of the building industry. These two essential changes best account for why MT in the building industry is important and necessary.

For the purpose of widely promoting MT, it is crucial for the public to gain a broad understanding and to cooperate. This calls for the provision of sufficient explanation of MT promotion to the people in order for them to accept it. In promoting MT, it is therefore desirable to demonstrate that MT can reduce environmental loads while improving quality of life (QOL).

Figure 2. Trends of energy consumption for commercial / residential, industrial, and transportation sectors 1)

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1.3 billion tonsemissions (CO2 / year)

Operation: 31%

Construction and renovation: 9%

Total of 40%by building sector

(Estimation in 2005)Other sectors: 60%

1.3 billion tonsemissions (CO2 / year)

Operation: 31%

Construction and renovation: 9%

Total of 40%by building sector

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2. ACTORS IN MT AND INCENTIVES TO PROMOTE MT

A wide range of stakeholders are involved in MT in the building industry. In particular, main actors include the following:

1) Users (tenants of buildings, home buyers, housing owners, financial institutions, etc.) 2) Providers (designers/engineers, construction companies, financial institutions, etc.) 3) Policy/administrations (government, local authorities, public institutions, etc.) 4) NPO, NGO, etc. 5) The media, etc. 6) The academic community 7) Others

What can serve as incentives that can encourage these actors to be instrumental in and to cooperate on MT in the building industry for the purpose of improving global environment? Ethical incentives, such as cooperation on environmental issues, are likely to appeal to all actors to some extent. However, the ethical incentive alone is not a powerful enough engine to bring about MT. Practical incentives, such as the following, can make up for this insufficiency:

1) Users: - Price reductions, quality improvements, etc. 2) Providers: - Publicity about their contributions to improve global environment

as part of CSR (Corporate Social Responsibility) - Reduction of operations costs through energy saving - Expansion of the market - An overall improvement of workplace productivity, created by

environmental quality improvement 3) Government: - Contributions towards the mitigation of global warming

- Contributions to solutions for various, global environmental issues, including energy-and-resource saving

- Promotion of industrial development

With a view to enhance effectiveness of incentives to each actor, it will be necessary to provide not only ethical incentives, such as load-reductions, but also practical incentive items—such as environmental quality improvements, cost reduction, and expansion of the market—which will be attractive to each actor. This will be the key to the success of MT.

For example, let me illustrate the benefits of energy-efficient buildings. It is known that such buildings not only result in energy saving but also generally improve the outdoor environment, such as heat-island phenomena. At the same time, they can increase the knowledge productivity of the occupants, thereby enabling an increase in the business productivity of companies. This example suggests that indirect benefits created by energy saving will act as powerful incentives to housing owners and users, and as a result, can facilitate MT in the building industry. 3. ASSESSMENT AND MARKET TRANSFORMATION

As we have seen, environmental assessment systems for buildings have spread rapidly worldwide since global environmental issues came to light. Major assessment tools around the world are shown in Figure 3.

These assessment tools can become the driving force behind MT because they promote buildings with lower environmental loads. Figure 4 explains how these rating tools play the role of an engine that leads to MT, and reveals the process. The purpose of this paper is to elucidate the mechanism of this process which includes incentives to actors.

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Figure 3. Assessment tools around the world

As stated earlier, it is imperative to provide actors with incentives for the promotion of MT. As can be seen in Figure 3, a large number of assessment tools, which enable this promotion, exist around the world. While those tools offer various types of incentives to encourage MT, it is only CASBEE that clearly separates “environmental quality (Q)” and “environmental load (L)” and assesses them respectively 2). The CASBEE system, which explicitly assesses environmental quality, is suitable for creating incentives to promote MT. This is the great advantage of CASBEE.

Figure 4. Process for promoting Building Sustainability and MT based on assessment/rating

Some other rating systems include assessment items devised to act as incentives for MT. For instance, LEED (in the United States) includes assessment items, such as “absenteeism rate among employees” and “reduction in medical expenses.” By doing so, this system correlates the improvement of its rating results with the increase of workplace productivity. Also, Figure 5 shows the relationship between Building Environmental Efficiency (BEE) values, a CASBEE indicator, and LCCO2. This figure makes it clear that the improvement in CASBEE ratings will lead to the reduction of LCCO2 as an effective measure for mitigating global warming 3). These two cases suggest that if assessment results and the benefits of achieving higher ratings are accumulated, the collected data of specific examples will help assessment tools to be utilized as an engine for promoting MT.

Disclosure of assessment results

Providing strong incentives to building owners and designers to encourage development of high-quality sustainable buildings

Creation of a market for sustainable buildings and non-sustainable buildings

Assessment/rating of building performance

Market transformation of building industry based on market mechanisms

Disclosure of assessment resultsDisclosure of assessment results

Providing strong incentives to building owners and designers to encourage development of high-quality sustainable buildings

Providing strong incentives to building owners and designers to encourage development of high-quality sustainable buildings

Creation of a market for sustainable buildings and non-sustainable buildingsCreation of a market for sustainable buildings and non-sustainable buildings

Assessment/rating of building performance

Market transformation of building industry based on market mechanisms

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Figure 5. Reduction of LCCO2 by BEE Value of CASBEE3) (Government buildings)

(TMG: Tokyo Metropolitan Government, MLIT: Ministry of Land, Infrastructure Transport) 4. LEADING EXAMPLES OF UTILIZATION OF CASBEE CONTRIBUTING TO THE PROMOTION OF MT

A broad range of organizations in both public and private sectors in Japan are moving towards the adaptation of CASBEE. In particular, as shown in Figure 6, the wide utilization of CASBEE among local authorities is unparalleled in the world. This extensive use strongly supports MT in the building industry in Japan. This section illustrates leading examples of utilization of CASBEE.

Figure 6. Utilization of CASBEE as a judging tool before permission is given for the construction of new buildings

4.1 Utilization by local authorities

Many local authorities require the submission of assessment results by CASBEE at the time of applying for the construction of new buildings. It is usually compulsory, and assessment results are posted on the Internet. Figure 6 lists the utilization of CASBEE by local governments, which is expected to continue to increase. The assessment results by CASBEE-Nagoya are illustration in Figure 7 4,5).

The next examples show practices for promoting building sustainability through the adaptation of CASBEE. Figure 8 shows that Osaka, Yokohama, and Nagoya cities use assessment by CASBEE as a requirement for obtaining permission for premium extra-floors, while Figure 9 shows that Osaka and Nagoya cities use CASBEE as a judging tool for providing subsidies for the construction of apartment houses 6).

Kawasaki city mandates that advertisements for sales of condominium units must indicate star marks: the number of stars represents assessment results of BEE value by CASBEE. In addition to this labelling system that went into effect in October 2006, the city has implemented another program

• Many major Local Governments are moving towards adopting CASBEE;

• CASBEE is used by many Local Governments;– CASBEE Nagoya (since April, 2004)– CASBEE Osaka (since October, 2004)– CASBEE Yokohama (since April, 2005)– CASBEE Kyoto (since October, 2005)– CASBEE Osaka Pref. (since April, 2006)– CASBEE Kyoto Pref. (since April, 2006)– CASBEE Kobe (since August, 2006)– CASBEE Kawasaki (since October, 2006)– CASBEE Hyogo (since October, 2006)

• Assessment results are published on the InternetFukuoka city, Shizuoka prefecture, Sapporo city, and others

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which combines labelling with preferential interest rates in cooperation with financial institutions 7), as shown in Figure 10.

(Buildings with floor area over 2,000m2 are illustrated.)

RankS: excellentA: very goodB+: goodB- : rather poorC: poor

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Figure 7. Labelling Results of New Building Projects in Nagoya City Using CASBEE (Apr., 2004 - Jan., 2006)4)

• Osaka City Subsidy to Housing Project in Osaka (July 2005)

Buildings above rank A by CASBEE-Osaka can apply for subsidies.Subsidies are given in descending order of BEE scores.

• Nagoya CityProjects to supply apartment houses in the urban area are provided with subsidies.Priority is given according to the results of CASBEE-Nagoya.

Buildings above rank A by CASBEE-Osaka can apply for subsidies.Subsidies are given in descending order of BEE scores.

• Nagoya CityProjects to supply apartment houses in the urban area are provided with subsidies.Priority is given according to the results of CASBEE-Nagoya.

• Nagoya CityProjects to supply apartment houses in the urban area are provided with subsidies.Priority is given according to the results of CASBEE-Nagoya.

Figure 9. Utilization of CASBEE as a judging tool for providing subsidies to housing projects6)

Osaka CityPermission for premium extra-floors is given when the assess-ment result is a rank B+ or above. (took effect in October 2004)

Yokohama City Permission for premium extra-floors is given when the assess-ment result is a rank A or above. (took effect in April 2006)

Nagoya CityBuildings with rank S are permitted to use a premium extra-floor area ratio up to 250%, whereas this value is 200 % for buildings with lower ranks. (took effect in June 2005)

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Figure 8. Utilization of CASBEE as a judging tool before permission is given for premium extra-floors

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4.2 Utilization by the government

The Ministry of Land, Infrastructure, and Transport (MLIT) adopted the concept of CASBEE into

its design guideline for government buildings in order to improve their environmental efficiency. When it held a design and construction competition for a public residence for Diet members in Shimizudani, Tokyo in November 2006, it included assessment by CASBEE in the requirements for entry into the competition. 4.3 Leading cases in the private sector

CASBEE was formerly used mainly as a self-assessment tool. However, in response to the growing needs of CASBEE users who request third-party assessment, which can increase the objectivity and credibility of assessment results, the Institute for Building Environment and Energy Conservation (IBEC) established a third-party certification system in 2004. Figure 11 provides one of the earliest examples of buildings that received third-party certification. This company requested third-party certification so that it could clearly indicate high levels of building performance of the condominium, thus possibly boost the sales of condominium units8). Figure 12 gives an example of the adaptation of CASBEE as a judging tool for providing low-interest loans to a firm by Sizuoka Bank9). As show in Figure 13, Nissan Motor Co, Ltd., adopted CASBEE as an assessment criterion for the design competition of its new headquarters buildings, requiring a designed building to achieve high CASBEE ratings. It is said that this private company set a target BEE value, as a requirement for entering the competition, based on the high assessment results that Toyota Motor Corporation obtained in the CASBEE evaluation of its head office building earlier in the same year 10).

These leading practices clearly indicate that the adaptation of CASBEE rating is also rapidly becoming popular in the private sector with the aim of improving environmental efficiency of buildings.

川崎市分譲共同住宅環境性能表示

機能性・耐用性

省資源・リサイクル

居住性

省エネルギー 周辺への配慮

緑・まちなみ

総 合 評 価

CASBEE 川崎

54321

1. In Kawasaki city, CASBEE results must be displayed in sales advertisements for housing. (on the website, etc.)

2. Two private banks offer special interest rates:- The Bank of YokohamaBuildings above rank B+ can receive a preferential interest rate 1.0% lower than the stated rate

- The Sumitomo Trust & Banking Co., Ltd. provides interest rates0.8% lower than the stated rate

for buildings with rank B-1.0% lower for buildings with rank A1.0% lower for buildings with rank S

Figure 10. Utilization of CASBEE through labelling, in combination with preferential interest rates (Kawasaki city)7)

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5. ENVIRONMENTAL ADMINISTRATION OF MLIT AND CASBEE 5.1 Various environmental policies of MLIT, the Ministry of Economy, Trade, and Industry (METI), and the Ministry of the Environment (MOE)

Figure 13. Applied case of CASBEE as an assessment criterion for a design competition 10)

（静岡銀行HPより引用）

Figure 12. Applied case of CASBEE certification as a judging tool for providing low-interest loans to a firm by Sizuoka Bank9)

（三菱地所HPより引用）

Figure 11. Applied case of CASBEE certification by IBEC for sales promotion of condominium units (Mitsubishi Estate Co., Ltd.)8)

A requirement of the design competition of Nissan Motor’s new head office: BEE must exceed 3.8, the assessment

Sizuoka Bank

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It can be said that energy saving and mitigation of global warming are the core of the environmental policies of the government. The legal structure in promoting these issues has made great contributions as a strong engine of MT in the building sector. Figure 14 is a table of the relationship of each life-cycle stage to the regulatory policy, such as the Energy Conservation Law, and unregulated measures for promoting energy conservation, such as CASBEE and subsidies. In promoting MT, it is important to make comprehensive decisions considering the effective application of these measures.

CASBEE plays one of the most important roles among these measures. It is expected to perform as a tool to support environmental policies and to promote MT. Actually, it has made big achievements, as stated in the previous section. 5.2 Challenges to environmental policies of MLIT

MLIT has implemented a broad range of environmental policies. The key issues to address are the following three, all of which closely relate to MT.

1) Measures for the building stock 2) Measures for small buildings (the Energy Conservation Law targets only large buildings with

floor area over 2,000m2) 3) Measures for districts/cities (e.g., area energy management)

Among these challenges, MLIT has already begun taking “measures for the building stock,” and various policies, including the expansion of the Energy Conservation Law and Housing Performance Indication System, are being implemented.

In contrast, devising specific “measures for small buildings” is not easy because of the large quantity of them. Buildings with floor area over 2,000m2 account for only 1% of the total number of buildings, but they respresent 30% of the total floor area of all buildings. It can therefore be said that targeting large buildings is a quite cost-effective approach from the viewpoint of administrative costs, whereas the implementation of environmental policies for small buildings may present difficulties in administrative costs. Solutions (e.g., the utilization of the private sector) to overcome these barriers are left for future discussion. Yet the European Energy Performance of Buildings Directive (EPBD), for instance, targets buildings over 1,000m2 and less than 2,000m2. It is not advisable to leave the issue concerning small buildings unsolved for a long time.

“Energy conservation law”

Energy Conservation Plan

Periodic Reports- Energy Conservation Plan

RenovationOperationDesign/Construction

- CASBEE- ESCO

Business

- CASBEE- BEMS/HEMS/

CEMS- Cool Biz- CSR reports

- CASBEE- Housing PerformanceIndication System

- Symbiotic housing project- Energy-saving labeling system- Measures for standby power reduction

- Subsidy program

Best practices for promotingenergy conservation

Life-cycle stage

- Top Runner Standard

- Maintenance- Energy consumption- Residential:

Thermal insulation standardsSunshine shielding coefficient

-Commercial：Performance of building envelopePerformance of equipment

Policy/practice

(regulatory)

(voluntary)

Thermal insulation standards

Performance of building envelopePerformance of equipment

“Energy conservation law”

Energy Conservation Plan

Periodic Reports- Energy Conservation Plan

RenovationOperationDesign/Construction

- CASBEE- ESCO

Business

- CASBEE- BEMS/HEMS/

CEMS- Cool Biz- CSR reports

- CASBEE- Housing PerformanceIndication System

- Symbiotic housing project- Energy-saving labeling system- Measures for standby power reduction

- Subsidy program

Best practices for promotingenergy conservation

Life-cycle stage

- Top Runner Standard

- Maintenance- Energy consumption- Residential:

Thermal insulation standardsSunshine shielding coefficient

-Commercial：Performance of building envelopePerformance of equipment

Policy/practice

(regulatory)

(voluntary)

Thermal insulation standards

Performance of building envelopePerformance of equipment

Figure 14. Outline of policy instruments for the improvement of energy efficiency in buildings

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5.3 Responses by CASBEE

Figure 15. CASBEE-Family

As shown in Figure 15, various CASBEE tools have been developed, which are collectively

known as the CASBEE family. CASBEE has quickly responded to the aforementioned three challenges with taking the following measures11): 1) Measures for the building stock: CASBEE for Existing Buildings (CASBEE-EB) and CASBEE

for Renovation (CASBEE-RN) have been developed and published 2) Measures for small buildings: The expansion of the target buildings in CASBEE-New

Construction (CASBEE-NC) to include small buildings is under consideration, while CASBEE for HOME is under development 12)

3) Measures for districts and cities: The development of CASBEE-Urban Development (CASBEE-UD) has been completed

6. CONCLUSIONS AND FUTURE DIRECTION

Promoting MT in the building industry is of great importance in light of the needs to address global environmental issues. In this context, it is vital to implement measures for promoting energy conservation that are designed to encourage the cooperation of the private sector. Among those measures, the role that CASBEE plays is becoming increasingly important.

Mitigation of global warming is now one of the largest challenges to policies around the world, given that the Fourth Assessment Report by the Intergovernmental Panel on Climate Change (IPCC) was released in February 2007 and the first commitment period under the Kyoto Protocol will start in 2008. In order to further facilitate the promotion of MT in Japan, it is necessary to further develop a comprehensive policy framework that includes cooperation between the public and private sectors, various regulations, and political instruments. In the framework development, linkage between CASBEE and many other environmental policies will assume considerable importance. Taking into account this situation, CASBEE must continuously improve its contents and usage.

One of the key policies in Southeast Asian countries, where energy consumption is projected to increase rapidly, will be to promote MT in the building industry in order to conserve energy. Since Japan has technical expertise in energy saving, international cooperation with those countries through technology transfer will be important. In this field, it is also expected that CASBEE will be utilized as an easy-to-understand assessment tool.

CASBEE-PD（Tool-0）

CASBEE-NC（Tool-1）

CASBEE-EB（Tool-2）

CASBEE-RN（Tool-3）

CASBEE-HI（Tool-4）

CASBEE for Home （Tool-11）

CASBEE-TC（Tool-1TC）

CASBEE-NC (Brief version) （Tool-1B）

CASBEE-UD （Tool-21）

Completed

Under development

Urban-scale

Building-scale

HI： Heat Island

UD： Urban Development

Housing-scale

PD： Pre-design

NC： New-Construction

EB： Existing-Buildings

RN： Renovation

B： Brief version

CASBEE-D（Expo）(March 2005 version)

D： District

CASBEE-Nagoya

CASBEE-Osaka

CASBEE-Yokohama

CASBEE by local governments

et al.

CASBEE-PD（Tool-0）

CASBEE-NC（Tool-1）

CASBEE-EB（Tool-2）

CASBEE-RN（Tool-3）

CASBEE-HI（Tool-4）

CASBEE for Home （Tool-11）

CASBEE-TC（Tool-1TC）

CASBEE-NC (Brief version) （Tool-1B）

CASBEE-UD （Tool-21）

Completed

Under development

Urban-scale

Building-scale

HI： Heat Island

UD： Urban Development

Housing-scale

PD： Pre-design

NC： New-Construction

EB： Existing-Buildings

RN： Renovation

B： Brief version

CASBEE-D（Expo）(March 2005 version)

D： District

CASBEE-Nagoya

CASBEE-Osaka

CASBEE-Yokohama

CASBEE by local governments

et al.

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REFERENCES 1) The Energy Data and Modelling Center, the Institute of Energy Economics, Japan, February 2006.

Handbook of Energy & Economic Database in Japan (2006), Tokyo: The Institute of Energy Economics.

2) Murakami, S. et.al., 2002, “Comprehensive Assessment System for Building Environmental Efficiency in Japan (CASBEE-J),” Proceedings of Sustainable Building 2002 International Conference.

3) Ikaga, Toshiharu, March 2007. “Cases Concerning Market Transformation in Japan.” IBEC No. 159. 4) Nagoya city, Sustainable Building Reporting System “CASBEE Nagoya”,

URL:http://www.city.nagoya.jp/jigyou/kenchiku/kaihatsutakuchi/jigyoubetsu/todokede/kankyouhairyo/nagoya00023558.html

5) Noda, H. 2004, “City of Nagoya’s Sustainable Building System characterized by Environmental Efficiency Evaluations and its Official Announcements.”, Proceedings of 6th Int. Conf. on EcoBalance, pp. 253-54.

6) Osaka city, project for the development of housing with high-quality living environment, URL: http://www.city.osaka.jp/jutaku/wnew/wnew_149.html

7) Kawasaki city, system of promoting buildings designed with consideration for the environment, URL: http://www.city.kawasaki.jp/30/30kansin/home/casbee/casbee.htm

8) Mitsubishi Estate Co., Ltd, URL: http://www.mec.co.jp/j/group/news/release/050415_1.htm

9) Shizuoka Bank Ltd., URL: http://www.shizuokabank.co.jp/new/ne-001.jsp?245.html 10) Murakami, S. et.al., 2005, CASBEE in Practice; How to Design Advanced Sustainable Buildings,

Nikkei Business Publications Inc. (in Japanese) 11) Japan Sustainable Building Consortium, 2006, CASBEE Technical Manual 2006 Edition;

CASBEE for New Construction, CASBEE for Existing Building, CASBEE for New Construction (Brief version), and CASBEE-HI, CASBEE for Urban Development, (in Japanese) Institute for Building Environment and Energy Conservation

12) Japan Sustainable Building Consortium, 2006, CASBEE Technical Manual; CASBEE for Home (Pilot version), (in Japanese) Institute for Building Environment and Energy Conservation