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The Impact of Energy- and Building Policy on Property Companies in Sweden

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The Impact of Energy- and Building Policy on Property Companies in Sweden The impact of energy- and building policy on property companies in Sweden Mandatory regulations vs. voluntary commitments Sara Helena Zentner June 2017 Supervisor: Lennart Tonell Department of Human Geography Stockholm University SE-106 91 Stockholm / Sweden www.humangeo.su.se i. Information about the thesis Author: Sara Helena Zentner Original title: The impact of energy- and building policy on property companies in Sweden – Mandatory regulations vs. voluntary commitments. Swedish title: Energi- och byggnadspolicyers påverkan på svenska fastighetsbolag – Bindande regler respektive frivilliga åtagande. Institution: Human Geography Department at Stockholm University Academic level: Advanced level, master thesis for a master’s degree in Urban and Regional Planning, 30 ECTS. Supervisor: Lennart Tonell Language: English Submitted: 2017.06.01 ii. Abstract What forces are today driving large property companies in Sweden to save energy and increase energy performance in buildings? This master thesis focusing on mandatory- and voluntary policy has used a Political Science perspective on Urban Planning questions. In this qualitative case-study, interviews were conducted with 7 out of the 10 biggest property companies in Sweden. It includes both an investigation into which policies are found to be relevant for companies as well as a discussion about which actors are pushing them to reduce energy and become more sustainable. Results show that companies make voluntary commitments that go beyond what current mandatory building- and energy regulations demand. Instead they use voluntary policy 25-35% below BBR-levels, mainly by using building certification Miljöbyggnad, to certify and communicate their efforts. All companies have energy targets published in yearly reports and continuously work to reduce their energy- and emissions output. Yearly reports also show that 6 out of 7 companies now use the Global Reporting Initiative (GRI). Some have joined benchmarking initiative GRESB or the CDP. The use of voluntary informational disclosure systems show that companies are under increasing pressure to become more (verifiably) sustainable. Keywords: Energy- and building policy, voluntary policy, BBR, Swedish property companies/real-estate companies, GRI, GRESB. iii. Preface Für Stephan. Tack till alla som har stöttat och varit där för mig på ett eller annat sätt. Many thanks to Lennart Tonell, for easy-going supervision meetings and interesting discussions. Without the help from the company representatives, I would not have been able to carry out this study. I find it really valuable that they take time to talk to students and participate in our interviews. I definitely feel that I learned a lot during my hours of interviewing. A special thanks go to Anna Barosen at Skandia Fastigheter since she first brought my attention to the topic of voluntary certification systems and, even after I did not end up writing my thesis in collaboration with her company, she took time to meet with me and answer any questions I had. 3 iv. Table of contents I. INFORMATION ABOUT THE THESIS 2 II. ABSTRACT 2 III. PREFACE 3 IV. TABLE OF CONTENTS 4 V. LIST OF TABLES 6 VI. LIST OF FIGURES 7 VII. GLOSSARY AND TRANSLATION 7 1. INTRODUCTION 9 2. THESIS DISPOSITION 11 3. BACKGROUND 11 3.1. URBAN PLANNING AND POLICY 11 3.2. URBAN PLANNING AND ACTORS 13 3.3. INFORMATION ASYMMETRIES BETWEEN ACTORS 14 4. LITERATURE REVIEW AND THEORETICAL DISCUSSION 16 4.1. SUSTAINABILITY THEORY 16 4.1.1. CITIES AS POLICY-LABORATORIES 17 4.1.2. URBAN LIVING LABS 18 4.2. MANDATORY VS. VOLUNTARY POLICIES 18 4.2.1. MANDATORY RULES - SWEDISH NATIONAL LAWS AND REGULATION 19 4.2.2. VOLUNTARY POLICY 21 4.3. ACTORS AND MOTIVATIONS 24 4.3.1. PUBLIC SECTOR ACTORS 24 4.3.2. PRIVATE SECTOR ACTORS 26 4.3.3. INTEREST GROUPS AND (INTERNATIONAL) ORGANIZATIONS 28 5. METHODS 32 5.1. AIM 32 5.1.1. RESEARCH QUESTIONS 32 5.2. METHODOLOGICAL APPROACH 32 5.2.1. SAMPLE SELECTION 33 5.2.2. DESCRIPTION OF SAMPLE COMPANIES 33 4 5.2.3. ANALYSIS OF SWEDISH STATISTICS AND COMPANIES’ YEARLY REPORTS 34 5.2.4. INTERVIEWS 35 5.2.5. RANKING EXERCISE 35 6. EMPIRICAL RESULTS 36 6.1. MANDATORY AND VOLUNTARY POLICY ON ENERGY PERFORMANCE 36 6.1.1. BBR 36 6.1.2. MUNICIPAL RULES 38 6.1.3. NEAR-ZERO ENERGY DEMANDS FOR NEW BUILDINGS 38 6.1.4. ENERGY DECLARATIONS 38 6.1.5. ENERGY AUDITING IN LARGE COMPANIES 39 6.2. MOTIVATIONS FOR ENERGY REDUCTIONS IN GENERAL 39 6.3. VOLUNTARY BUILDING CERTIFICATION SYSTEMS 42 6.4. VOLUNTARY POLICY ON INFORMATION DISCLOSURE 44 6.4.1. UN GLOBAL COMPACT & PRI 44 6.4.2. GRI IN SUSTAINABILITY REPORTING? 44 6.4.3. VOLUNTARY BENCHMARKING - GRESB 46 6.4.4. CDP 46 6.5. OTHER VOLUNTARY INITIATIVES 46 6.5.1. GREEN LEASES 47 6.5.2. INFLUENCING SUPPLY CHAINS 47 6.5.3. CAPACITY-BUILDING INITIATIVES 48 6.5.4. COMPANY OWNERSHIP STRUCTURES 49 6.5.5. “GREEN” FINANCING 49 6.5.6. LIVING LABS 49 6.6. WHERE DO THEY RANK THEMSELVES AND THEIR COMPANIES? 49 6.7. WHICH ACTORS DO COMPANY REPRESENTATIVES SEE AS “DRIVERS”? 50 6.7.1. INTERVIEW RESULTS 50 6.7.2. RANKING EXERCISE 51 7. ANALYTICAL DISCUSSION 51 7.1. POLICY FOR ENERGY REDUCTION 51 7.1.1. BUILDING RULES AND -CODES 52 7.1.2. VOLUNTARY CERTIFICATIONS 52 7.1.3. GRI, GRESB & CDP 53 7.2. COMPANY OWNERSHIP´S EFFECT ON VOLUNTARY POLICY 54 5 7.3. DRIVERS FOR ENERGY REDUCTION 55 7.4. ACTORS’ INFLUENCES 57 7.4.1. PUBLIC SECTOR ACTORS - THE SWEDISH STATE AND ITS AGENCIES 57 7.4.2. MUNICIPALITIES AND CITIES 58 7.4.3. THE EU 59 7.4.4. OWNERS 59 7.4.5. PRIVATE SECTOR ACTORS 60 7.4.6. INDIVIDUAL EMPLOYEES 60 7.4.7. (INTERNATIONAL) NON-GOVERNMENTAL ORGANIZATIONS 61 8. CONCLUSION 63 9. SOURCES AND MATERIAL 67 9.1. LAWS AND REGULATIONS 67 9.2. OFFICIAL REPORTS AND MATERIAL 67 9.3. LITERATURE SOURCES 69 9.4. WEBPAGE MATERIAL 72 10. APPENDIX 74 APPENDIX A. TABLE 12: INTERVIEW DETAILS 74 APPENDIX B. TABLE 13: QUESTIONNAIRE 76 v. List of tables Table 1: Illustration of company choices .................................................................................................... 15 Table 2: Summary of actors discussed in this thesis ................................................................................... 31 Table 3: Sample company ownership description ...................................................................................... 33 Table 4: Overview of voluntary building certifications used by the sample companies ............................ 42 Table 5: Percentage of certificated buildings in 2015 ................................................................................ 43 Table 6: Overview of voluntary policy systems used .................................................................................. 44 Table 7: GRI numbers for company CO2 emissions intensity per m2 in 2015 & 2016. .............................. 45 Table 8: Green leases ................................................................................................................................. 47 Table 9: Overview of membership in different capacity building organizations ........................................ 48 Table 10: Results (A1a) .............................................................................................................................. 53 Table 11: Results (B1) ................................................................................................................................ 62 Appendix A. Table 12: Interview details ..................................................................................................... 74 Appendix B. Table 13: Questionnaire ......................................................................................................... 76 6 vi. List of figures Figure 1: Energy use in the residential- and service sector 1971-2013. (In TWh) .................................... 12 Figure 2: Energy statistics for 2014 - Residential and non-residential buildings. (Total shares %) ......... 13 Figure 3: Illustration of actors influencing the property sector ................................................................. 14 Figure 4: Property companies – descriptive data on value and size .......................................................... 27 Figure 5: Description of companies’ portfolios ......................................................................................... 34 Figure 6: Illustration of energy performance rules for new buildings. (KWh/m2 and year) ...................... 36 Figure 7: Five companies average yearly energy performance. (KWh/m2 and year) ................................ 40 Figure 8: Description of GRI Scope 1-3 ..................................................................................................... 45 vii. Glossary and translation Abbreviation English/international name or Swedish name or description or description measurement The area of all floor- and attic levels Arean av alla våningsplan, vindsplan och Atemp for temperature regulated spaces, to källarplan för temperaturreglerade be heated to more than 10 °C, utrymmen, avsedda att värmas till mer än 10 adjusted to the shell of the house. °C, som begränsas av klimatskärmens The area of inner-roofs, openings insida. Area som upptas av innerväggar, for stairwells, shafts etc. are öppningar för trappa, schakt och dylikt, included. The area for garages, inräknas. Area för garage, inom byggnaden within the building in a residential i bostadshus eller annan lokalbyggnad än housing or other locality than garage, inräknas inte. garages, are not counted. BBR Boverket’s Building Regulations Boverkets Byggnads-Regler CEN Comitè Europeèen
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