Episode 153 - Educating Clients on Net Zero Carbon

This week we will be talking about educating clients o Net Zero Carbons. This episode content meets PC2 - Client, Users & Delivery of Services of the Part 3 Criteria.

Resources from today's episode:

Websites:

• https://www.leti.uk/publications
• https://www.leti.uk/clientguide

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Transcript

Episode 153:

Hello and Welcome to the Part3 with me podcast. 

The show that helps part 3 students jump-start into their careers as qualified architects and also provides refresher episodes for practising architects. I am your host Maria Skoutari and this week we will be covering how to educate clients on pursuing Net Zero Carbon buildings. Todays episode meets PC2 of the Part 3 Criteria.

In the last few years you would have come across the challenges of educating clients to adopt sustainable building strategies and work towards net zero carbon practices. 

To assist with this, LETI, the Low Energy Transformation Initiative, has published the LETI Client Guide for Net Zero Carbon Buildings. The aim of the guide is to help construction client teams navigate their route to Net Zero Carbon development and covers ways in which the processes of briefing, design, procurement, construction, occupation, management and valuing of building development against the RIBA Stages can be developed towards Net Zero carbon. 

Before moving into the detailed elements of the strategies towards adopting Net Zero Carbon, what to we mean when we say Net Zero Carbon, I may have defined this in a previous episode but to assist with the topic of todays episode, lets quickly look at the definition of Net Zero Carbon. So Net Zero Carbon refers to both the net zero embodied and operation carbon.

• Embodied Carbon emissions are the total Greenhouse Gas emission and removals associated with materials and construction processes throughout the whole life cycle of an asset.
• And Operation Gas emissions are the Greenhouse Gas emissions arising from all energy consumed by, and water supply and wastewater treatment for an asset in-use over its life cycle.

Now, the main reason identified as to why many clients do not seek to develop Net Zero Carbon buildings, is essentially due to lack of knowledge, awareness and costs. 

This is where the LETI guide assists with educating clients, the key items that can be highlighted to them is that:

• Net Zero Carbon buildings have benefits beyond addressing climate change mitigation, they can lower energy costs
• Improve energy security
• Create jobs
• Enhance health and wellbeing 
• Have long term resilience
• Exceed basic regulatory requirements 
• Meet investor and tenant demand
• Increase capital value 

Positive Client influence is possibly the most important aspect of delivering Net Zero Carbon projects, as Design Teams will not be able to deliver Net Zero Carbon projects unless it is defined as part of the Client brief.

While initial capital costs of Net Zero Carbon buildings may be higher in some cases, such buildings also demonstrate increased value in terms of high rental premiums, lower tenancy void periods, operational costs and increased repetitional benefits. The LETI guide argues that the capital cost increase of delivering a typical building to achieve the LETI, TIBA and UKGBC operational energy and carbon targets for 2025 is feasible, especially considering that these costs will likely be offset by the value benefits, including the ones just mentioned such as increased rental premiums, lower operating costs and so on. Research has increasingly shown that leased office spaces, promising lower operating costs and healthier working environments, have been proven to command rental premiums up to 10% higher than equivalent buildings delivered to building regulations. Trends also indicate lending institutions are awarding ‘green premiums’ when financing sustainability-led real estate projects.

The guide, therefore, recommends, that clients use Life cycle costing to inform their decision making rather than capital costs metrics. The life cycle costing method reviews costs during the development, construction and operational phases of a project. It is a more holistic approach, which encourages the cost to maintain, operate and decommission a building to be considered. Capital cost studies alone often inflate the risks of Net Zero Carbon actions, whereas life cycle studies can highlight opportunities for heating, lighting or equipment energy demand savings throughout the whole life of a project. Additionally, monetary benefits through grants and subsidies for carbon savings can be accounted for. 

Now, if there are existing buildings on site, their retention should be a priority instead of assuming that demolition will take place. If re-use is not viable on site, then all elements should be reused at their highest carbon value, where possible. A retrofit first approach is a crucial component of a Net Zero Carbon built environment due to the emissions otherwise saved from new development.

To assist with the process towards net zero carbon, A ‘Net Zero Carbon Risk Register’ can be utilised by clients forming part of the briefing documentation to allow the Design Team to highlight decisions that impact the project’s ability to achieve Net Zero Carbon and shadow internal ‘carbon pricing’, which is a theoretical or assumed price per tonne of carbon to be considered in the business case. The Register can include:

• Net Zero Carbon Material Shortages
• Tenders Exceeding Budget
• Lack of Net Zero Carbon skills on site 

Such items help identify their impact on programme, the performance gap and the importance of retaining net zero carbon materials/production methods. 

So diving into the steps and processes that are recommended by the LETI Guide against the RIBA Work Stages. Starting with Stage 0:

During Stage 0, Clients have the opportunity to set aspirational sustainability outcomes, and conduct a sustainability site appraisal. All the key Client team stakeholders should be involved in this process as soon as possible in order for the client requirements and the brief to reflect their needs and financial capacity. Sustainability outcomes should be a key part of the Strategic Definition, setting out the clients expectations for overall sustainability and carbon reduction. Net Zero Carbon should therefore be set as a measurable and clear target, defined specifically for the project. 

As such, a Net Zero Carbon Brief should be set from Stage 0, identifying the Why, What, How and Who, by stating:

• The reasons behind specifying a Net Zero Carbon building and the corporate value it is anticipated to deliver, so that this value can be protected.
• Setting out targets for embodied carbon and operational energy and defining a roadmap on how these targets will be met and tested during design, construction and in-use 
• Include a measurable Net Zero Carbon requirement that should be measured throughout the life of a project 
• Include ‘Net Zero Carbon Responsibility Matrix’ for all the project consultants as mentioned to ensure team collaboration
• And the overall ambition of the project, including environmental and social objectives

Once the brief has been established, the client must then ensure all stakeholders are aware of their duties and influence on the project and brief by compiling a robust Responsibility Matrix to accompany the project brief, highlighting the roles and responsibilities each team has towards the Net Zero objective. Then choosing the best procurement form and delivery is critical in order to build a Net Zero Carbon building which requires a collaborative culture, so careful consideration into the procurement route is key for the effective delivery of a Net Zero Carbon building. 

Now in terms of the project team, it is essential that the client is explicit on the requirements of all the influential roles and professions along the supply chain to be aligned with the objective of a Net Zero Carbon building, if this objective is to be achieved in operation. Such roles and professions tends to include:

• The architect - who can develop a design that reduces embodied carbon, energy demand through passive design and a fabric first approach and can effective collaborate with all other team members and stakeholders both during the design and construction processes 
• Building Services Engineer - who can develop an efficient, low carbon building systems design, enhance the building control systems for better management, make the system operation intuitive for both Facilities Managers and users and assist in minimising refrigerant leaks through careful system selection and maintenance.
• Structural Engineer - who develops the structural designs based on low embodied carbon materials with overall structural efficiency optimised to enable deconstruction and reuse and the end of life. 
• Commissioning Engineer - who ensures that the building systems are operating and being controlled as designed 
• Contractor - who should be monitored to ensure they are not undermining the designs ability to achieve the required embodied and operation carbon performance 
• Cost Consultant - who can ensure that value engineering does not undermine the ability of the building to perform as specified 
• Facilities Manager - who ensures low-carbon operation with maintenance, monitoring, and leak detection.

These are just some of the roles that could form part of the team on a Net Zero Carbon project. 

At Stage 0, therefore, the key parties involved will be the Client Team and the Client Advisers. The key items they should seek to identify at Stage 0 is:

• Understanding the need for the project. Is a new building required or can an existing structure be utilised? Options should be evaluated for retention and retrofit.
• Set a thoughtful and thorough brief that includes long-term planning and future flexibility. Appoint a specialist to assist in the formation of the net zero brief, if required.
• Evaluate lessons learnt from previous projects and Post Occupancy Evaluations (POEs), where applicable.
• Establish the sustainability aspirations of the project and understand the implications of your decisions.
• Ensure that the cost forecasts account for the sustainability aspirations of the project. Apply Whole Life Costing.
• Investigate planing and/or government incentives.
• Critique sites on suitability for Net Zero Carbon objectives.

Then at Stage 1, the key parties involved would remain as the Client Team and Client Advisers. At this stage, the project brief should consider and outline the measurable Net Zero Carbon performance criteria to meet the projects sustainability requirements alongside:

• Establishing operational energy embodied carbon targets and identify measurement tools.
• Assessing the risks that the chosen form of contract has on the project’s Net Zero Carbon ambition and develop a procurement strategy that mitigates the risk.
• Appoint specialist consultants to deliver the Net Zero Carbon building.
• Gather site survey information and undertake micro-climate analyses to inform Net Zero Carbon Strategy.
• Undertake feasibility studies to test site viability and the surrounding environment for opportunities to maximise passive design, as well as biodiversity enhancement and water savings.

Then at Stage 2, this is the stage where a specialist design team should be appointed with the necessary skills to develop the strategy to achieve Net Zero Carbon. At this stage, Client Team should:

• Communicate the Net Zero Carbon design intent to the appointed Design Team.
• Consult with the stakeholders on future maintenance roles and responsibilities.
• Then together with the design team, consider the operational energy strategy by season based on the impact of form, orientation and thermal mass on thermal performance, glazing proportions, airtightness and building physics to contribute to the building’s Whole Life Carbon. 
• An embodied carbon assessment should also be carried out to assist with the material selection 

From Stage 2 through to Stage 4, the Client and Design team should start considering what will be required to inform the procurement process such as:

• Considering the required tender documents and ensuring they are aligned with the Net Zero Carbon criteria and sustainability outcomes. As well as outlining the required construction quality. 
• Alongside, identifying the Net Zero Carbon risks and communicating this to the bidding contractors.
• And establishing the selection criteria for selecting the most appropriate contractor with relevant net zero carbon experience and track record.

Then moving on to the key actions to be considered at Stage 3, at this stage, suppliers could start to feed into the design and strategy. Additionally, at this stage the design and client teams will need to ensure they have reviewed the design alongside:

• The local planning authorities criteria and submit the panning application ensuring it includes a Sustainability Strategy that is aligned with the employer’s requirements.
• And Auditing the design against carbon targets, and identify and record performance risks to inform RIBA Stage 4 decisions and progress.

Then at Stage 4, the key actions and responsibilities shift to the Design Team and Contractor, depending on the chosen procurement strategy of course. At this stage, the design team should ensure the construction information are aligned with the required Net Zero Carbon outcomes and plan of use strategy, alongside:

• Agreeing the carbon reduction targets and options to be included within the specifications.
• And using the embodied carbon and carbon assessment/modelling to test relative impacts of design options as part of whole life costs and record 

Then at Stage 5, the key responsibilities namely remain with the Contractor with some input from the Design team which are required to ensure construction quality is reviewed against targets. At this stage:

• A Net Zero Carbon Champion/Manager should be identified and they should ensure all team members fully understand the building’s Net Zero Carbon strategy.

The Design Team also has a number of tasks to undertake during this stage including: 

• Ensuring the contractor reduces waste where possible 
• Allows time and fees for review of alternative products, and materials proposed by the Contractor against technical and performance standards and against Whole Life Carbon requirements.
• Keep an updated ‘Net Zero Carbon Risk Register’
• Undertake site inspections for fabric and services installation quality assurance and building systems testing
• Undertake Whole Life Carbon Assessment 

Then at Stage 6, the Client Team is reintroduced alongside the Design Team and Contractor whereby a plan for aftercare and handover is prepared. At this stage:

• The “As-Built” information pack is delivered as part of the handover package, also including operational carbon predictions, and Whole Life Carbon analysis.
• A simplified building user guide and training are also provided to the client team, informing them how to operate the building energy efficiently. As well as providing training with the facilities management team to learn about the building’s low carbon operation and maintenance requirements to ensure the building maintains its high performance during use. 
• Seasonal commissioning should also be undertaken to ensure the building is running smoothly and fine tuning undertaken where necessary.
• The design and client teams should also consider undertaking a Post Occupancy Evaluation of the building’s performance against the targets set in the initial project brief and those predicted during the design and construction process.
• And lastly assess the Year One operation carbon emissions performance of the building 

And then lastly at Stage 7, the Client team fully takes over the building and operating it in line with the agreed strategy and applying lessons learnt from the Post Occupancy Evaluation. At this stage:

• The client team should identify the performance of the building against the original brief, together with the budget and scope for Post Occupancy Evaluation based on findings from the light touch Post Occupancy Evaluation from Stage 6. 
• And then as mentioned, implement the findings from the Post Occupancy Evaluation fine tune the building systems and reduce the performance gap.
• This would enable the client team to then compare predicted energy performance vs the actual energy performance of the building. 
• It is also advised at this stage, for building owners and users to publish their data and lessons learnt to share knowledge throughout the project team and the wider industry in order to reduce the risk of performance gaps reoccurring in buildings.

These key steps at each RIBA Stage highlight that client leadership is required from the very beginning of a project as the client’s influence is the greatest. The successful delivery of a net zero project, and operation of a building at Net Zero Carbon requires Clients to set the brief right, and then to consistently monitor the project’s, and the team’s progress throughout that project’s life.

To sum up what I discussed today:

• Net Zero Carbon includes both embodied and operational emissions. Many clients hesitate due to a lack of awareness and cost concerns, but the LETI guide highlights financial and environmental benefits, such as lower energy costs, higher property value, and increased resilience.
• Clients must set clear Net Zero Carbon targets from RIBA Stage 0, defining measurable goals, appointing suitable specialists, and integrating sustainability into the project brief, procurement, and design. A strong Responsibility Matrix ensures all stakeholders align with sustainability objectives.
• Passive design, efficient building systems, and low-carbon materials should be prioritised when designing and setting the goals for a Net Zero Carbon building. Establishing Net Zero Carbon criteria in tender documents, select contractors with relevant expertise, and ensure rigorous quality checks during construction assist to check of the Net Zero Carbon criteria.
• Clients are encouraged to track and optimise building performance post-completion through monitoring, seasonal commissioning, and Post Occupancy Evaluations. Publishing lessons learned helps refine future projects and industry standards.
• It should be stressed and demonstrated to clients that instead of focusing only on initial costs, clients should use life cycle costing to evaluate long-term financial and environmental benefits. Net Zero Carbon buildings often offer higher rental premiums, lower operational costs, and financial incentives.