The Government has set ambitious targets to cut carbon emissions by 68% by 2030 and reach Net Zero by 2050. The progress to date has been positive, with the UK being the first major economy to halve its emissions, reducing them by 50% between 1990 and 2022. But plenty more needs to be done.
One of the biggest challenges on the road to Net Zero is reducing carbon emissions in commercial properties, including offices. Offices often rely on outdated systems for heating, cooling and lighting, and retrofitting them can be costly and complex. There are also the sometimes conflicting ambitions of landlords, tenants and developers, with each having their own priorities and goals.
If you want to create a Net Zero roadmap for offices, it’s not always easy to know where to start, particularly when you’re on a limited budget. With that in mind, we’ve compiled these sustainable office building strategies to help you make cost-effective and impactful changes.
Who is responsible for making energy improvements - landlords or occupiers?
Before you can consider how to decarbonise office buildings, you need to determine who is responsible for making the improvements: the landlord or the tenant.
- Landlords - Generally speaking, landlords are responsible for making improvements to the building’s structure, common areas and systems. That includes the heating and cooling systems in shared spaces, exterior lighting and building fabric upgrades. The landlord must also ensure the office has an EPC rating of at least E to be able to let it legally.
- Tenants - Tenants, on the other hand, are usually responsible for managing their energy use within their specific area. They may have the flexibility to make improvements, such as installing energy-efficient lighting or upgrading the insulation. However, they will usually have to check with their landlord before making permanent changes.
That said, the exact division of responsibility depends on the terms of the lease, local regulations and the building’s energy-efficiency goals.
How to decarbonise office buildings
Step 1: Measure your office’s performance
You can’t start the process of decarbonising office buildings until you understand how your building uses energy. That’s where energy audits come in.
An energy audit is a comprehensive evaluation of how much energy you’re using and where it’s wasted. It also identifies opportunities to improve energy efficiency and reduce consumption.
There are several steps involved in an energy audit, including:
- Data collection - The surveyors gather information about your office’s energy consumption, including historical use, energy bills and details on building systems, such as heating and lighting.
- Site inspection - The data collection phase is followed by a physical inspection of the building to assess insulation, windows, lighting, doors, walls, systems and appliances, and identify inefficiencies.
- Energy modelling - The surveyors use software to model the building’s current energy use. They then make changes to measure the impact of upgrades and changes in different areas.
- Recommendations - Based on their findings, they create a report recommending the various changes you can make to achieve your goals. That will include an analysis of the costs and potential benefits of each upgrade so you can prioritise improvements based on your budget.
Step 2: Start by eliminating waste
Following an audit, tackling energy wastage should be the next step in your office’s Net Zero journey. Offices are the second-highest non-domestic energy consumer after factories, and those in old buildings with outdated systems are particularly wasteful.
This part of the process involves reducing the excess energy waste that arises from your inefficient use of the building. Many of these steps are also budget-friendly when compared with the cost of other decarbonisation methods.
Methods of reducing wasted energy include:
- Sensors and timer control - Switching to a demand-driven strategy, where systems are only on when a room or area is in use, is a simple way to reduce energy waste. Sensors and timer controls are inexpensive and can significantly reduce the energy used by systems such as lighting and heating.
- Zoning - Zoning splits large spaces, such as open plan offices, into smaller areas. That gives more control over the zones you light, heat and control without wasting energy on parts of the office that are not in use.
- Preventative maintenance - Scheduling regular preventative maintenance ensures key building systems are operating at peak efficiency and reduces energy waste. Even simple actions, such as replacing filters, checking for leaks in air ducts and recalibrating thermostat settings, can have a major impact over time.
Step 3: Switch to energy-efficient lighting
When you’re at the start of your office decarbonisation journey, switching to energy-efficient lighting is one of the simplest and most cost-effective steps you can take.
Lighting accounts for up to 23% of operational emissions from commercial buildings, with high night and weekend loads common even when offices are closed. Switching to efficient LED lighting can cost as little as £20 to £40 per fitting. Combining your LED lighting with sensors and timing controls will ensure you receive the full benefit.
Step 4: Transition to heating electrification
Another key step is to switch your office heating system from a gas or oil supply to electric. Depending on your budget, that may not be something you can do immediately. However, when the time is right, transitioning to an electric heat pump can reduce your bills and help you move away from fossil fuels as the electricity grid switches to renewables.
Step 5: Consider building fabric upgrades
Depending on the recommendations of your energy audit, upgrading the building fabric could be an effective way to improve energy efficiency in your office building.
Improving insulation, glazing and weather-tightness can all be effective long-term sustainable strategies for older office buildings. However, depending on your budget, you may decide to focus on the lower-cost changes first.
Get expert help with your sustainable office building strategy
If you want to take the first steps in decarbonising your office building as a landlord or an occupier, our decarbonisation specialists can help. Our experts conduct energy audits and surveys to determine the most cost-effective and impactful changes. We can also implement and manage decarbonisation projects and explore and apply for funding on your behalf.
Find out more about our office property services and get in touch to discuss your goals with our team.
