Real Estate Climate Risk Report 2017 Welcome
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Real Estate Climate Risk Report 2017 Welcome Willis Towers Watson and Hillbreak have brought together some of their clients and colleagues to discuss one of the most critical issues, not just for business but society at large: climate risk. Our collaboration with British Land, the Grantham Institute, Hermes Investment Management, John Lewis Partnership, Land Securities, Lend Lease, NatWest and Blackstock Consulting, pools insight from some of the major players in the listed real estate, retail, debt and investment spheres. The exclusive research produced by DealX, a data analytics company, sets out for the first time the true challenge that lies ahead in greening the UK’s commercial building stock. Our report incudes expert opinion from each of the major corporations named above and sets out some recommendations and signposts as policy makers and industry groups look to navigate the road ahead. We are extremely grateful to the report’s contributors and look forward to continuing to debate these issues. Paul Chetwynd-Talbot Managing Director, Real Estate Practice Willis Towers Watson With thanks to this report’s contributors: Table of contents 1.0 Introduction ...................................................4 1.1 Foreword .................................................................................................................................................5 1.2 Introduction: The $35tr question ..........................................................................................6 1.3 Executive summary .......................................................................................................................8 2.0 The climate challenge .............................12 2.1 The climate challenge we face - and what we need to do .............................13 3.0 The finance challenge .............................18 3.1 Where do investors go following the Paris Agreement ....................................19 3.2 The Paris Agreement .................................................................................................................22 3.3 Are current stress testing standards for climate risk fit for purpose? ...23 3.4 Taking account of risks: a lending perspective .......................................................26 3.5 DealX mapping of EPC ratings ...........................................................................................28 4.0 The real estate challenge ......................34 4.1 There’s plenty of profit to be found in sustainability .............................................35 4.2 How can construction make the aims of Paris happen ...................................37 4.3 Building climate resilience into homes is easy – if we decide it’s a priority ...........................................................................................................39 4.4 Are science based targets a way forward? ..............................................................42 4.5 Science based targets and sectoral decarbonisation .....................................44 4.6 Tech has worked wonders for energy management ........................................45 4.7 An international view: what does active management mean? ................. 48 5.0 Conclusion ..................................................50 5.1 Translating sustainability into risk .......................................................................................51 5.2 The last word ....................................................................................................................................52 Real Estate Climate Risk Report 2017 3 1. Introduction 4 willistowerswatson.com Introduction 1 1.1 Foreword By Melanie Leech, Chief Executive, British Property Federation As discussion of the significance of climate risk resurfaces on the global stage, we welcome Willis Towers Watson’s initiative to provide our industry with a platform to assess real estate’s contribution to both the problem and solution. The international community’s statement of intent at the 2015 COP21 Conference in Paris, and subsequent deals to unite governments and business represent a step change in addressing climate risk – an issue that transcends borders and requires a unified approach if we wish to give ourselves the best chance of reversing the harmful effects of climate change. Understanding building and real estate portfolio inefficiencies is fundamental to the success of the sector. Major players in the industry use the latest best practice to instil efficiency, and work with government and local authorities to ensure sustainability is a priority for the built environment, related industries and the wider general public. There is, of course, always more that can be done. Best practice is not universal across the sector, and the science and our ability to devise innovative solutions is constantly evolving. We would like to encourage those who are at the forefront of innovation to continue profiling their strategies and case studies, not only to demonstrate the positive impact on society and the environment, but on competitive advantage and investment returns. It’s a true win/win – good for business and good for the planet. Real Estate Climate Risk Report 2017 5 Introduction: The $35tr question 1.2 As Donald Trump’s presidency gets underway and Britain begins its painful divorce from the EU, it would be all too easy for major corporations to focus solely on navigating political volatility. But a 2015 report from the University of Cambridge’s Institute of Sustainability Leadership highlighted a risk that puts even the biggest political developments of our generation in the shade. In putting a price on how much value Minimum Energy Efficiency Standards Grail. The Kyoto Protocol in the 1990s global investment portfolios could (MEES), which stops investors was hamstrung by the withdrawal lose from short-term market shifts in transacting poor performing buildings. of the United States under the Bush response to climate risks, the institute Above all though, it covers the most administration. The public failure of has come up with a figure so high as tangible impact of climate risk: extreme the 2009 COP15 climate change to be unreal. It calculated the potential weather events and natural disasters conference in Copenhagen was a cost as 45% of the value of all global and the damage caused to buildings stall. But 2015’s COP21 conference investment portfolios or $35.4tn, and impact on footfall, which is itself a in Paris finally saw a deal that united equivalent to the entire GDP of the key driver of income. governments and business around solid European Union. commitments and strategies for limiting The Global Risk Institute estimates global temperature increases to less Real estate is responsible for around half those losses are unhedgeable than 2 degrees. 40% of all global emissions, which without co-ordinated, system-wide means real estate investment action on climate change. And with The election of Trump last November trusts (REITS), fund managers the International Energy Association could have been a terminal body blow and institutional investors have a projecting that almost two thirds of to the Paris Agreement, in light of his commercial imperative to act now. global emissions reductions must come pledge to pull the United States out Each takes a long-term view around the from buildings, the message is clear: of the deal and claims that climate assets they buy, manage and invest in. it’s time for real estate to get real about change is a hoax. But his election climate change. galvanised nations and businesses to The huge potential risk noted by take an even firmer stance on their Cambridge is all encompassing. It Paris commitments at the COP22 From Kyoto to Paris to covers the consequences of losing conference in Marrakesh. In the words Marrakesh natural resources, hits to food supply of the US special envoy on climate chains and penalties for breaching A comprehensive global deal on change Dr Jonathan Pershing: “Heads climate legislation, such as the new climate change has long been the Holy of state can and will change, but I am 6 willistowerswatson.com confident we can and we will sustain a managers talk with some wonder at The price may be high, but it certainly durable international effort to counter how active management systems and cannot be higher than the cost of living climate change”. In short, what was solar panels in cities such as Hull on an increasingly uninhabitable planet. achieved in Paris is, at least for now, seen not typically renowned for sunlight After all, to take the words of one of as bigger than any one single nation. have generated tens of thousands of our contributors, it would be wrong pounds in energy savings. and all too easy to view climate change The reason for that is there is no in terms of risk. The goal is shifting alternative. Unless we limit global our mindset towards opportunity: Small businesses pose the temperature growth to less than the opportunity for a cheaper, more biggest challenge 2 degrees, we face unimaginable efficient low-carbon economy that pressure on the world’s food and water As our report highlights, many of leads to a higher quality of living for all. supplies and an acute increase in the our most well known companies are For long-term investors, there can be frequency of extreme weather events. playing their part and taking action. no greater prize. Property owners in areas like Somerset To some degree, it is far easier to do can bear testament to