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An Investment Primer for Reforestation CARBON REMOVAL, ENVIRONMENTAL AND SOCIAL IMPACTS, AND FINANCIAL POTENTIAL
JANUARY 2020 1 CONTENTS
Contents
About CREO 2
Terms 3
Executive Summary 4
Background Forestry for Climate 6 Reforestation Investment Potential 9 - Investment Avenues 9 - Costs and Returns 10
Carbon Markets Regulatory Compliance 14 Voluntary 15 Corporate Offsetting 15 Summary 16
Timber and Non-Timber Forest Products Timber 18 Agroforestry 19 Summary 20
Restoration and Conservation Initiatives Direct Revenue Creation 22 Blended Finance 23 Catalytic Capital 24 Summary 24
Moving Forward 25
Appendix A: CREO Modelling Assumptions 26
Appendix B: Carbon Markets 27
Citations 28 2 ABOUT CREO
About CREO
The CREO Syndicate (“CREO”) is a 501c3 public charity founded by wealth owners and family offices with a mission to address the most pressing environmental challenges of our time affecting communities across the globe—climate change and resource scarcity. By catalyzing private capital and scaling innovative solutions, CREO is contributing to protecting and preserving the environment and accelerating the transition to a sustainable economy for the benefit of the public.
CREO works closely with a broad set of global stakeholders, including Members (wealth owners, family offices, and family-owned enterprises), Friends (aligned investors such as pension funds), and Partners (government, not-for-profit organizations and academia), who collaboratively develop and invest in solutions across sectors, asset classes and geographies.
CREO’s primary activities include 1) knowledge building; 2) relationship building among like-minded, values-aligned, long-term investors; 3) conducting select research to support the advancement of its mission; and 4) deal origination. 3 TERMS
Terms
Afforestation (AF): Planting and/or deliberate seeding on land not forested over the last 50 years. The terms afforestation and reforestation in modern times are often interchanged. In the context of this primer, afforestation is included within the reforestation discussion, though not specifically called out.
Agroforestry: Intentional integration of trees and shrubs into agriculture and animal farming with a purpose of creating environmental, economic, and social benefits. This term is different from the concept of tree cultivation in monoculture formats as agroforestry integrates trees into another agricultural system with positive impact goals.
Avoided Forest Conversion (AC): Protection of existing forests and grasslands from additional losses, especially from timber harvesting.
Improved Forest Management (IFM): A set of practices that reduce the negative environmental and social effects and net emissions from forestry activities, such as timber harvesting. This concept includes better harvesting practices, the protection of ecologically important areas, and, in some cases, practices that encourage growth or regeneration.
Reforestation (AF): Re-establishment of forest areas through planting or deliberate seeding that have less than 10% canopy after a temporary (less than 10 years) condition due to human-induced or natural disturbances. 4 EXECUTIVE SUMMARY
Executive Summary
Reforestation requires patient capital due to large up-front capital requirements and comparatively long time horizons needed to grow trees. The goal of this primer is to help investors develop a reforestation investment strategy that incorporates carbon mitigation. This is done through comparisons to other types of forestry investment strategies and information about different investment opportunities that incorporate reforestation. Overall, impacts from reforestation on carbon, social, and environmental factors, as well as financial returns, will be regionally and ecologically specific.
This primer is broken up into major revenue sources for an investment in reforestation with examples of projects from investors and companies. The following are discussed in this primer to highlight the current state of individual markets:
• Carbon Markets: This section includes both compliance and voluntary markets. At current scale and demand, carbon markets do not incentivize reforestation in most geographies due to an unstable policy landscape and weak price signals. Some investors are optimistic that carbon prices will be more favorable in the future and there may be an early-mover advantage for beginning projects now. • Timber and Non-Timber Forest Products Markets: Currently, most reforestation projects involve some form of timber or product harvesting. This section also covers non-timber forest products, such as rubber or agroforestry. A reforestation and harvesting strategy with major carbon mitigation potential lies with harvesting timber and other products from reforestation instead of natural forests. • Restoration/Conservation Efforts: This section includes using tools, such as conservation easements that allow for landowners to set aside land for conservation, or blended finance models. The section also includes major regional and global initiatives that are catalyzing efforts for reforestation, such as the African Forest Landscape Restoration Initiative. These efforts highlight a mixed capital stack that is bringing in institutional and public resources to support scaling reforestation projects.
Investors should expect a range of returns depending on the project’s revenue mix of carbon, timber and agriculture, additional sources, as well as forestry project factors, like species mix and growth rates, or varying costs for land and maintenance. Based on CREO’s comparative financial modeling, return expectations for a reforestation project with both timber and carbon revenues consisted of 8.1% unlevered IRR and 8.7% levered IRR over a 35-year project period. Other investors with combined reforestation projects mixed with timber or a portfolio that includes reforestation projects among other types of forestry find returns up to the mid-teens for 10-year to 20-year projects. 5 BACKGROUND
Background
With an increase in the importance of climate mitigation efforts over the past few years, so too came an increase in interest in carbon dioxide removal (CDR) within the CREO community. Intergovernmental Panel on Climate Change (IPCC) primers have pointed to the need for CDR as necessary to limit warming to 1.5°C above pre-industrial levels. In alignment with this growing investor and scientific focus, CREO engaged in research into CDR solutions around technology and natural capital solutions around forests and agricultural soils.
In thinking about reforestation as an alternative forestry strategy, reforestation presents one of the lowest cost solutions to carbon removal at scale, including technological solutions, that is ready for large scale capital deployment (the other is with soil carbon sequestration in agriculture). Since opportunities for investment in improved forest management and avoided forest conversion are already well-known and discussed elsewhere, this primer focuses on the current and potential ways that investors can fund reforestation projects.
Combined forestry and land management is one of the largest sources of greenhouse gas emissions on the planet along with transportation and energy. The IPCC estimates Agriculture, Forestry and Other Land Use (AFOLU) made up a third of emissions from 1750 to 2011 and 12% of emissions from 2000-2009.
The wider carbon and general impact potential around reforestation, especially when compared to improved forest management and avoided forest conversion, must be noted. As with most land use projects, it is important to bear in mind the current state of the land, the potential of the land to support other uses, the impact and financial return priorities of an investor, and any potential climate feedbacks.
A pool of carbon sequestering investment opportunities already exists in the forestry asset class. There are centuries of historical knowledge and improved investment models around this asset class. Ownership of forest lands in the US and Europe is generally an equal split between private and public landowners. Within the past couple of decades, though, high impact models for carbon sequestering forestry have emerged
Many of the existing investments in the carbon sequestering space rely on existing carbon, timber, and conservation markets, which are currently skewed in favor of improved forest management and 6 BACKGROUND
avoided forest conversion. This includes REDD+, a United Nations program to reduce emissions from deforestation and forest degradation, as well as fostering conservation, sustainable management of forests and the enhancement of forest carbon stocks.
Within reforestation, an investor’s intended area of impact drives the type of reforestation project and therefore the ultimate source of revenue. Examples below highlight the different types of reforestation projects associated with the type of impact desired:
IMPACT HABITAT AND CARBON WATER FOREST LOSS DESIRED BIODIVERSITY
Planting focused on Commercial reforestation Restoring a native Reforesting riparian Reforestation biomass accumulation with the goal of timber or ecosystem to its natural areas across an entire project type with fast growing or high non-timber forest product condition watershed carbon storage systems harvesting that replaces the harvesting of natural ecosystems through:
Conservation easements, Revenue Carbon offset credits, • Monoculture systems, hunting and fishing generation Carbon offset credits conservation easements, such as pine or licenses, biodiversity options public water funding eucalyptus credits • Mixed species systems, such as shade-grown coffee or cacao
Timber or non-forest wood products
Forestry for Climate
The climate mitigation potential of natural capital solutions to keep warming below 2°C, (according to the 2017 report on natural climate solutions in the Proceedings of the National Academy of Sciences of the United States of America) is 23.8 billion tons of CO2e. Among these, forest related solutions offer over two- thirds of cost-effective and half of low-cost mitigation opportunities globally that fall below $100.
2/3 are Forest related solutions 7 BACKGROUND
Understandably, there is concern around the prioritization of capital toward different types of forestry projects, especially in discussing the economic efficiency and climate mitigation potential between reforestation, improved forest management, and avoided forest conversion. Many investors ask which forestry practices are most effective for carbon removal, but the answer to this question is dependent on many factors.
Overall, the carbon removal potential of forestry practices is regionally and locally specific. For similar amounts of financing, reforestation may result in greater carbon removal in the medium to long term than other forestry practices in one area while being less effective in others. This variance could come down to growth rates (e.g. growth rates generally being faster in tropical areas), growing season (e.g. growing season generally shorter at higher latitudes), cost of local labor, or financial and land tenure security.
To briefly review the potential of forestry as a climate solution, the following offers some major research findings, in as much as they can be generalized across either the US or globally.
Research suggests that reforestation presents the largest potential natural capital carbon abatement solution. At low and mid-level costs, improved forest management does present almost as much carbon mitigation potential as reforestation. However, the total potential carbon volume for reforestation is higher with high cost opportunities, relative to other natural capital solutions, towards the maximum potential. While it is expensive on a unit basis compared to improved forest management and avoided forest conversion, reforestation has the potential to remove around 300 Tg CO2e per year in the US and up to 10,000 Tg CO2 per year globally.
At higher volumes, reforestation’s maximum potential will ultimately come into conflict with land use needs for agriculture, development, and conservation. In other words, while the potential for carbon removal from reforestation is the highest among forestry practices, reaching this theoretical potential may not be realistic when considering the limited amounts of land available around the world. For example, there are debates in New Zealand around the use of high-quality soils for forestry instead of agriculture when balancing national climate and economic goals. The World Resources Institute has an Atlas of Forest and Landscape Restoration Opportunities to explore maps of potential restoration areas, and the atlas takes some of these land conflict issues into consideration.
REFORESTATION BENEFITS Reforestation provides many additional benefits on top of its carbon removal potential: • Improves air quality, soil health, water quality, and biodiversity • Creates rural jobs and recreational opportunities • Provides food and forest products, such as timber, fiber, and fuel • Combats desertification, erosion, and landslide risks • In urban areas, reforestation also provides shade, betters communities, increases property values, and improves issues around urban heat island effect and stormwater management 8 BACKGROUND
Major factors to keep in mind around carbon mitigation from forestry and reforestation MAJOR RISK AND RETURN include the offsetting temperature effects, the ability for tropical forest recovery, and DRIVERS FOR REFORESTATION INVESTMENTS the idea of rapid sink saturation. The offsetting temperature effect could come from reforestation in northern climates changing landscape level albedo to an extent that could make it less effective for overall temperature changes. For tropical forests, there General is a growing concern that some areas will be degraded to a state where they cannot be • Market opportunities for carbon, timber, agroforestry products or recovered through restoration and reforestation, highlighting the need for improved other revenue streams forest management or avoided forest conversion in those areas. Additionally, there are • Portfolio diversification some estimates that up to 93% of climate mitigation potential for the tropics, especially • Inflation hedge • High upfront costs in South America, comes from avoided deforestation. • Maintenance needs • Low liquidity • Accessibility and proximity to roads Rapid sink saturation refers to the idea that, compared to technological solutions, the maximum amount of carbon that can be sequestered is reached sooner and stored for less time with forestry and soil carbon solutions. It is important to keep in mind that Climate/Environment rapid sink saturation in forestry and soil carbon solutions happens on a scale of decades • Carbon prices to centuries versus millennia for geologic and technical solutions. Considering the self- • High transaction costs for offsets verification replicating nature of forests along with the sequestration that is happening deep in the • Growth rates per species soil, forestry is still useful in sequestering large amounts of carbon over long periods of • Length of growing season time and will certainly have a role in addressing the current climate goals. • Intermixed planting
Looking across impact categories (i.e. other environmental and social impact areas Social outside of carbon removal), the role of positively impactful forestry practices also • Partnership opportunities depends on regional and local dynamics as well as other land use possibilities, • Local community needs highlighted in depth by the 2019 Special Primer on Climate Change and Land from the • Social justice themes IPCC. For example, a forestry project with timber harvesting could support carbon • Costs of labor • Costs of land removal and social labor goals but might be located or set up in a way where it is not • Costs of insurance useful for habitat and biodiversity goals. Forestry strategies balance multiple goals and outcomes. To achieve carbon and climate objectives in any forestry strategy
Political requires optimizing those objectives with social and environmental factors. • National and local environmental/ social goals, e.g. NDCs • Land tenure laws • Political stability 9 BACKGROUND
Reforestation Investment Potential The following covers overall investment avenues and cost variables to keep in mind for reforestation, with the rest of the primer dedicated to possible investment strategies across different revenue sources.
INVESTMENT AVENUES In terms of investment avenues, there are three major types of investments that can be considered around reforestation: real assets, funds, and direct company investments. Additionally, existing owners of large tracts of land could consider the reforestation benefits for those areas as carbon sinks and other environmental impacts, as well as sources of revenue from carbon, tree farming, increasing property values, or conservation easements.
Current real asset examples, whether for a single or multiple site(s), include the ownership of both the land and project development, using a separate project development partner, or partnering with several investors on a holding company with project development capabilities. Development of multiple sites as a single investor or in partnership with others provides the benefit of diversification to a reforestation portfolio. Opportunities and risks are like those of real assets in general, with specific concerns dependent on region. For example, primary concerns, especially in emerging economies, include land tenure and the rights of indigenous people and local communities. Developed countries generally offer lower risks plus a more secure rule of law and proven legal systems that uphold private property rights. Private property rights are important for reforestation projects dependent on carbon revenue, which is often tied to the right to own and transact the carbon on the land. These factors are often considered in balance of the total benefits of an investment, such as net productivity, which is typically higher in the tropics. Within real assets, additional project financing opportunities may exist for infrastructure or manufacturing that support projects with a major reforestation component.
For funds, some experienced forestry investors feel that a fund structure of real assets is most appropriate. Revenue from carbon and product sales from reforestation projects generally take at least four to five years (initial carbon sales), and up to twenty years (timber and long-term carbon streams), to come to fruition. Timeframes of a minimum of 15 years to over 25 years are preferable for funds structured for reforestation. This long timeframe may be a problem for traditional fund structure. Alternatives are for funds to set up for 10 years with the land sold at the end of the period to capture land appreciation values. A challenge with this structure is that the carbon impact is dependent on the next owner taking advantage of the built-up carbon stocks for another 10+ year period instead of putting the carbon stocks and habitat at risk through harvesting or land use change. On the plus side, there are efficiencies gained from bundling the expertise needed and high transaction costs for each piece of land. As with other sectors, the fund structure allows for a dedicated team to manage a bundle of projects and reduce risk through diversification of projects.
Direct, equity ownership opportunities range across companies doing active reforestation projects, companies that buy land for reforestation, technology and project development companies that support reforestation, or non-forestry companies with tree planting programs. What is unique with the direct investment category is that companies can partner and access the roughly half of forestland owned by public entities through investment in companies that partner with public entities. 10 BACKGROUND
Investments in this space could be direct investments in companies carrying out or supporting reforestation in partnership with public and private entities, equity investments in companies that are actively acquiring or co-owning land for reforestation, and technology and project development platforms that support reforestation projects, such as drone planting technologies. Another more indirect segment is around social entrepreneurship companies that support tree planting programs with a third party or a nonprofit in relation to their core business strategy. Examples include clothing companies like tentree that plant 10 trees for every product bought or Amour Vert’s partnership with American Forests, with nearly 300,000 trees planted to date. While financial returns may be easier to estimate with these types of projects, the risk of guaranteeing and verifying carbon and other impacts becomes greater the more indirect the companies are to reforestation efforts.
COSTS AND RETURNS From an investment standpoint, reforestation can have high upfront costs, especially when compared to the upfront costs required by other types of forestry projects. There are high labor costs for planting, input needs from seedlings to weeding, and high transaction costs for different certifications and carbon verification. While labor costs are generally the highest expense category, reforestation projects require seedlings or saplings, fertilizers, weeding, and transportation. As most tree species take two to four years to reach the height where their canopy produces shade, there could also be considerable weeding and maintenance costs in those early years, depending on the regional ecology.
Another major costs factor for reforestation projects is the accessibility of the site. For example, sites in California that are close to established roads and have a flatter topography may see total initial costs for reforestation of $700 per hectare. For remote areas with steeper terrain, the costs could increase to over $4,800 per hectare.
Another major cost factor to consider is insurance costs for a site; it would be prudent for projects to be insured against losses, especially from fire, pests or natural disasters. Since coverage is obtained at the beginning of a reforestation project, insurance is another early cost that may skew returns. Insurance costs and requirements vary by region and country, so cost of coverage and its potential impact on returns must be considered on a site-by-site basis.
Some of the accessibility and labor costs of more expensive to manage sites could be offset by the costs of the land acquisition. In the US, land could cost as little as $500 per acre or as much as $1,800 per acre. In Europe, land values could range from as low as €1,500 per hectare in areas in Lithuania but could be as high as €7,000 per hectare in areas in Sweden. The value of degraded or post-disaster forest land is difficult to estimate, but investors should expect at least a devaluation based on the lost timber value of the land and possibly more. When considering reforestation strategies of land previously used for agriculture or degraded agricultural land in the US, land values of cropland average around $4,100 per acre and pastureland averages around $1,400 per acre. Lower land costs can balance the higher upfront costs of a reforestation project.
There are automation technologies, like drones, in development for use in planting trees, that could supplant labor costs and reduce the cost and importance of accessibility. These technologies may be 11 BACKGROUND
helpful for reducing costs but, at present, are generally not cheaper than existing labor options. Another possible option for the use of current technologies is for better site monitoring for decreased tree mortality, which improves tree product revenues.
Example: The Land Life Company works to restore degraded land globally with reforestation and technology. As there is often little tracking of outcomes (e.g. mortality rates) from reforestation projects and most tracking happens through manual labor, the company uses a technology platform for better monitoring. Using drones and satellite data, the Land Life Company creates site specific maps for the best areas for planting. Robotic technology is then used for optimal planting on the site, and continued monitoring of exact tree locations helps track tree health and mortality. They anticipate reducing costs involved with reforestation plantings by using technology to identify the best sites along with monitoring, scaling hectares that can be planted at once, and paired nursery production. Their current model is to work with governments and nonprofits that can provide the upfront capital for reforestation. They have begun to use carbon markets to further finance their projects as they retain the rights to the credits of projects. They currently have a partnership with Shell for reforestation of 300,000 trees on a 300-hectare project in Spain.
Carbon sequestration by trees starts off slowly, and then ramps up depending on species and region, meaning that higher returns come later in the project. This slow start results in the longer timeframe needed for a reforestation project to produce the same level of financial results that would be found in another forestry strategy, such as IFM.
CREO example: In order to compare returns between an improved forest management and a reforestation project, CREO modeled out what possible projects could look like on a portfolio of two projects totaling 56,000 acres of land in the western US (see Appendix A for assumptions). For a reforestation project of 35 years with both timber and carbon revenues, the model produced return expectations of 8.1% unlevered IRR and 8.7% levered IRR, compared to 12.8% unlevered IRR and 31% levered IRR for an IFM portfolio of 18 years. The model provided three major takeaways: (1) A 35-year reforestation portfolio with both timber and carbon revenues has better returns than a timber-only 18-year IFM project (3.7% unlevered IRR and 3.8% levered IRR); (2) The carbon revenue is more than 10 times greater in a reforestation project ($410MM versus $35MM). That is because an IFM project receives all the carbon revenue earlier on in the investment, improving IRR calculations, while an AF investment receives carbon revenue every four years or so, benefitting from increasing carbon prices in the future (see Figure 1 below, which shows normalized carbon revenue based on the IFM revenue set to 100); and (3) Reforestation would reach similar amounts of carbon sequestration (and timber harvesting values) as a starting IFM project around years 20 and 24. 12 BACKGROUND