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Disclaimer
This document has been prepared as a guide only and is unlikely to
contain all the information that prospective tenants or their advisors
may expect or require in order to make informed decisions on ‘green’
choices. Prospective tenants should therefore rely on their own
enquiries in the decision-making process.
Acknowledgements
The following organisations collaborated on the production of this Guide:
City of Melbourne, City of Sydney, Department of Environment and
Climate Change NSW, Investa Property Group, the Institute for Sustainable
Futures at UTS, Sustainable Solutions Pty Ltd, Freeman Ryan Design,
More Communication Design.
3 Tenant’s commitments
How can your office add value to your business?
Many leading organisations wellbeing at work, and the Enhance and protect
are starting to use their workplace has been shown organisational knowledge
workplaces to meet a range of to influence attraction and Your workplace design
financial drivers and to secure retention of staff. Demographic influences the way staff share
competitive advantage. The way research shows that younger and develop knowledge.
you choose, design and manage generations in particular Workplaces that are open,
your workplace can help you to: have an increased awareness flexible and designed
of environmental and social to encourage informal
Enhance your reputation
responsibility and are likely interactions have been linked
Organisations are increasingly to choose employers whose to improved organisational
expected by shareholders values align with theirs. The learning. The sharing and
and the community at large ability to retain talented retention of knowledge
to demonstrate corporate staff has significant financial within an organisation is
social responsibility—‘doing benefits including avoiding critical to sustaining its
the right thing’ in respect to replacement costs and productivity into the future.
the environment, employees improving business continuity.
and the community. Leading Reduce your liability
organisations are showing Enhance employee
It is an employer’s duty of
that corporate social wellbeing and productivity
care to ensure a safe and risk-
responsibility starts at ‘home’, Research indicates a strong free working environment.
using their workplaces as link between a good indoor Employees are becoming more
a practical demonstration. environment in offices and demanding about their wellbeing
This enhances reputation improved employee wellbeing. at work. Occupational health
and minimises potential risks While this is difficult to measure and safety regulations in NSW
to reputation, which has compared to more tangible already encompass aspects of
an indirect but potentially benefits like energy savings, indoor environment quality, and
enormous financial benefit. there is significant and growing national regulations are likely
evidence to support this link. to follow suit. Prosecutions for
Attract and retain
Improved productivity and poor indoor air quality have
talented employees
reduced absenteeism lead to already occurred in Australia.
The importance of attracting potentially massive financial The liability implications
and retaining talented employees benefits. Enhanced amenities now extend beyond the
is increasing in the face of a (nearby facilities such as organisation to individual
predicted decline in Australia’s childcare, public transport, cafés directors and managers.
workforce. Employees are etc.) can also have an influence
increasingly aware of their on productivity and wellbeing.
Increase your profitability • save you money over time How this Guide works
And last but not least, all • provide an excellent working This Guide is designed to help
of these benefits can create environment for employees, and you ask the right questions
significant cost savings and make the right choices.
• enhance your organisation’s
for your organisation! reputation.
In addition, you’ll receive direct Section 1 explains what a green
cost savings such as lower Investa recognises that the lease is and why it’s of interest
electricity bills. Other building fundamental purpose of office to organisations like yours.
costs that you may not directly buildings is to provide a productive
Section 2 explains what to look
pay for (waste management, and effective place for people
for when choosing a building.
water use, air conditioning, etc.) to work. While we don’t directly
Your building manager will fill
are lower in a green building determine the design of our
out the schedule to summarise
and these savings are often tenants’ office accommodation,
the various benefits on offer.
indirectly passed on to tenants. by supplying the space, air,
lighting, access and other services Section 3 explains important
Lastly, a productive and pleasant
we have a large role to play. aspects to consider when designing
workplace environment is one
that you and your employees your office fitout, and explains
We differentiate our buildings by
are more likely to want to stay the benefits of implementing
delivering higher quality services
in once your lease expires. This each of these aspects. This is
that reflect what people want.
will reduce costs associated where you have the opportunity
This goes beyond the obvious
with future relocation. to make commitments that
provisions such as air conditioning,
will benefit your organisation
cleaning and lifts to include
now and into the future.
How this relates to enhanced amenities and better
your commercial lease environmental performance. We Section 4 provides valuable tips
believe that the best outcomes on designing your office fitout and
This Green Lease Guide for us and for our tenants are choosing equipment, and suggests
accompanies the Investa achieved through a cooperative sources of further information.
precedent lease. It provides an approach. With this Green Lease
opportunity to identify, discuss Guide we hope to support our
and commit to objectives that will: tenants in capturing the range
of benefits discussed here.
* ‘Low emission’ materials contain minimum levels of volatile organic compounds (VOCs)
and other airborne pollutants with a potentially harmful impact on health.
See Section 4 for more information on VOCs.
Investa’s King’s
Row complex in
Milton, Queensland,
is saving 9,450 kL/
year due to more
NABERS efficient irrigation.
Cleaning services
It’s important that cleaning services align with the building’s
environmental objectives. For example, some organic chemical solvent-
based cleaning products can compromise indoor air quality. Lack of
cooperation from cleaners with the waste management policy can
undermine its effectiveness and end up costing more in landfill fees.
$15
5-star ABGR = exceptional performance
$10
4.5-star ABGR
$5
4-star ABGR = excellent performance
$0
0 1 2 3 4 5
Water-saving
Kitchen fittings & appliances
appliances save energy On average, kitchen appliances only account for 2% of office energy
too, because they help use, but it still makes sense to choose the most efficient models. Energy
cut down on hot water. and water efficiency can be achieved at little or no extra cost.
Natural paints contain
Paints, sealants & adhesives
no VOCs or toxic Minimising the VOC content of paints, adhesives and sealants will
additives, regardless contribute to a healthy and pleasant environment for staff. Low-VOC
of the colour. This is paints are readily available and cost around the same as standard paints.
not the case with all Natural paints tend to cost a little more than standard paints, but are
low-emission paints. completely VOC-free and provide a tangible demonstration of your
commitment to maintaining a healthy environment for employees.
Helps detect and fix performance problems, therefore saving you money
Likely to align with employee values, raises
awareness of energy and water use
Promotes your performance, contributes to a high ABGR tenancy rating
provided
Checklist 23: Smart metering provided by building
by tenant owner
* Make sure this policy includes sustainability guidelines for all purchasing decisions.
ENERGY STAR
Office equipment that displays the ENERGY STAR logo must meet established,
continually updated energy efficiency standards. ENERGY STAR features include
an ability to power down or sleep during periods of inactivity and wake up again
when needed. Since between 20–80% of the energy is used when office equipment is
activated but doing nothing useful**, it is extremely important to choose equipment
that has efficient sleep and hibernation modes as well as operating modes.
* Commonwealth of Australia, 2001, Green Office Guide, Sustainable Solutions Pty Ltd
** www.abgr.com.au
Purchasing stationery & consumables Every tonne of paper
recycled saves about
A purchasing policy that focuses on choosing socially responsible 13 trees, 2.5 barrels
products with low environmental impact will demonstate your of oil, 4100 kWh of
organisation’s commitment to corporate social responsibility. This electricity, 4 cubic
doesn’t need to cost you any more—in fact it may save you money. metres of landfill and
31,780 litres of water.
Achieves benefits at no additional upfront Visy.
cost, with small savings possible
Likely to align with employee values, provides
a tangible demonstration to employees
Demonstrates leadership in reducing resource use and waste
Lighting management:
[a] Control systems regularly checked and maintained
[a] Signs for employees and cleaners to turn off lights after use
[a] Lights cleaned periodically to remove dust build-up
HVAC thermostats (if controlled by tenant):
[a] Settings: 22–25°C (summer); 20–23°C (winter)
Supplementary HVAC:
Light fittings with [a] Use temperature sensors and timers or
‘built-in’ occupancy occupancy sensors to control energy use
detectors can
[a] Make sure the system is regularly checked and maintained
eliminate the need for
switches and separate [a] Set IT room temperature higher than surrounding
control circuitry. office space (e.g. set to 24°C)*
Waste management
Over half of a typical office’s potential waste is paper. Used paper is increasingly
being recognised as a valuable resource. Reduction and recycling schemes can
reduce the costs and environmental impacts of paper use by 75–95%.
Costs more upfront, but marketing benefits can outweigh the cost
Likely to align with employee values
Demonstrates leadership in corporate social responsibility
Accredited GreenPower™ comes from renewable sources such as wind and solar
energy. See www.greenpower.gov.au. Make sure your electricity retailer can provide
you with accredited GreenPower™. Your building owner or manager may be able to
help you access accredited GreenPower™. Alternatively, you can purchase carbon
credits to offset greenhouse emissions from your office energy use and travel.
• Eliminate unnecessary linings, and use materials • Use of fire retardants and pesticides
that don’t require a finish or are pre-finished. minimised—in fabrics etc.
Composite timber can give off toxic emissions • Choose a model that uses hydrocarbon
refrigerants in preference to HFCs.
due to the glues and solvents used to bind the
timber particles (such as formaldehyde). Low-VOC • Locate the fridge in a cool spot, with
composite timber is becoming easier to source, adequate ventilation around it.
particularly when ordering large volumes. • Check that the seals on older
fridges are still effective.
Substrate materials
• Set the thermostat no lower than 4 degrees.
• Use materials that are recycled or
FSC-certified (preferably) or from Dishwasher
sustainably managed plantations. • Choose a model with a high star rating for
• Make sure composite timber is low-VOC. energy and water (efficient dishwashers use
• Use mechanical fixings in preference to glues. half the water of non-efficient dishwashers).
• Only run the dishwasher with full load.
Veneers, laminates and finishes
• Ensure timber veneers are FSC-certified or Hot water boiler
from sustainably managed plantations. • Large hot water boilers can use as much
• Use natural finishes (e.g. plant-based electricity as 10 desktop computers.
oils and waxes) where possible. • Electric kettles are the best option,
• Otherwise, use low-VOC finishes and laminates. approximately 60% more efficient than
a standard boiling water unit.
• Avoid the use of PVC (for edge strips, etc.).
• Choose a kettle with auto-switch
off and water level indicator.
• If using a hot water boiler, ensure it has
a timer and manual switch off, uses less
than 50 W on standby, is well insulated
and has a maximum capacity of 2.5 L.
Glues
Paints, adhesives and sealants Use low-VOC, water-based glues.
Low-emission paints, adhesives and
sealants cost around the same as standard Bathrooms and toilets
alternatives. Natural paints cost more but (if part of tenancy fitout)
contain no VOCs or toxic chemicals.
Choosing water-efficient products costs no extra
Interior wall and ceiling paints upfront and creates ongoing water savings.
• Using light colours on interior surfaces can save
energy by reducing artificial lighting needs.
WELS—the Water Efficiency Labelling and
• Many low-VOC paints are commercially available
Standards scheme—rates water-using products,
at competitive prices. Compare by checking the
such as taps, showerheads, toilets, urinals and
VOC content (maximum allowable VOC content
for low-VOC paints is 16 g/L, as compared to dishwashers. Ratings are from 1 to 6 stars, and
around 60–80 g/L for conventional paints). the higher the rating, the more water-efficient
the product. See: www.waterrating.gov.au.
• Adding darker pigments to a low-VOC paint
base can increase the VOC content, so check
with your paint manufacturer. This is not the
To make existing fixtures more efficient:
case for natural paints, which contain no VOCs
or toxic additives regardless of the colour. • An aerator or flow restrictor can reduce
a tap’s water use by two thirds.
• Some low-VOC paints also have other positive
environmental attributes, such as those • Specialist products can be used to convert
displaying the Good Environmental Choice some urinal types to waterless use.
Ecolabel. This certifies the paint conforms • Displacement devices or flush arresters can be
to other international best practice criteria installed in inefficient toilets to reduce water use.
such as limits on titanium dioxide content.
Further information
• To keep costs and emissions low, consider
using a low-VOC paint for ceilings and light- • Water Services Association of
coloured walls, and natural paints where Australia: www.wsaa.asn.au.
you want darker or bolder colours, for • Most water utilities have water saving
example reception areas or feature walls. information and products on their websites.
• Converting urinals to waterless use,
Below left: Most major paint brands now have a low-
Propag8: www.prosan.biz or
VOC alternative and there are numerous suppliers of
Desert Cube: www.desert.com.au.
natural paints in the market.
Middle and left: These
blocks convert urinals to
waterless use. They introduce
a naturally occuring bacteria
that eats the nutrients
contained in urine.
Paper-efficient office equipment can significantly Laptop computers are by far the most energy-
reduce paper costs and office waste. Energy-efficient efficient option, and when efficiently operated
office equipment can use half as much energy as can use up to 98% less energy than a desktop
standard equipment. It also generates less heat, computer.* They also allow more flexible working
which keeps your office more comfortable and can arrangements (work from home or other locations),
reduce air conditioning costs by up to 30%.* All of which is becoming increasingly important to
this can be gained at no extra upfront cost. employees, especially younger employees.
It’s a popular misconception that screen savers
General tips save energy. Not only do they use as much energy
as the regular screen display, but many require
• Consider leasing arrangements with companies
considerable processing energy as well. Choose
who commit to recycling or reuse of
equipment at the end of its lease period. ‘none’ or ‘blank’ as a screensaver option.