This Write up was published on the EDGE, 2016
Can you describe GreenRE? What are its criteria?
GreenRE is the leading green building certification tool developed by the industry for the industry in Malaysia. It focuses on 6 pillars of sustainability in assessing a particular building or township project mainly:
- Energy Efficiency
- Water Efficiency
- Carbon Emission
- Environmental Protection
- Indoor Environmental Quality
- Other Green Features
What is the process taken by a developer to certify a project?
The process of certification is quite straightforward.
Registration - Companies will register their interest to go for certification with GreenRE and provide their project’s basic details. They will also indicate which rating they are planning to achieve.
Pre-assessment - GreenRE will then set up a preliminary meeting in the client’s office to meet with their engineers, architects and project managers to discuss the requirements and feasibility in achieving their proposed rating. GreenRE’s assessors will then share their expertise on what can be done to achieve their desired rating. This stage is more for the assessors to understand their project better and at the same time to use it as a platform to educate the client on how best they can go green through GreenRE. So there is also an element of awareness building and education for the project team.
Final Design assessment - The client‘s documents to support their application for rating is verified. Based on the documents, GreenRE will assess the project based on the GreenRE guidelines to assign the respective credits and award the respective rating. If the project meets the GreenRE rating criteria and the GreenRE Assessment Panel is satisfied with the result, a Provisional Certificate will be awarded as Bronze, Silver, Gold or Platinum.
Completion Verification Assessment (CVA) – One year after the completion of the project, i.e. upon receipt of the CCC, or with 50% of the project occupancy, the project can apply for CVA. During CVA, our assessors will perform an audit on site as a final verification assessment.
The rating may be downgraded if the completed building did not meet the required specifications. This is to ensure the quality of the GreenRE certification is maintained.
Registration - Companies will register their interest to go for certification with GreenRE and provide their project’s basic details. They will also indicate which rating they are planning to achieve.
Pre-assessment - GreenRE will then set up a preliminary meeting in the client’s office to meet with their engineers, architects and project managers to discuss the requirements and feasibility in achieving their proposed rating. GreenRE’s assessors will then share their expertise on what can be done to achieve their desired rating. This stage is more for the assessors to understand their project better and at the same time to use it as a platform to educate the client on how best they can go green through GreenRE. So there is also an element of awareness building and education for the project team.
Final Design assessment - The client‘s documents to support their application for rating is verified. Based on the documents, GreenRE will assess the project based on the GreenRE guidelines to assign the respective credits and award the respective rating. If the project meets the GreenRE rating criteria and the GreenRE Assessment Panel is satisfied with the result, a Provisional Certificate will be awarded as Bronze, Silver, Gold or Platinum.
Completion Verification Assessment (CVA) – One year after the completion of the project, i.e. upon receipt of the CCC, or with 50% of the project occupancy, the project can apply for CVA. During CVA, our assessors will perform an audit on site as a final verification assessment.
The rating may be downgraded if the completed building did not meet the required specifications. This is to ensure the quality of the GreenRE certification is maintained.
Can you describe the difference between passive and active design approaches? Where does GreenRE advocate?
The difference between active and passive design is the way each design utilizes its energy source to keep a building comfortable. To keep people comfortable you will need to use the right combination of passive and active design strategies. High-performance buildings use the right blend of passive and active design strategies to minimize energy, materials, water, and land use.
Passive design maximises the use of ‘natural’ sources of heating, cooling and ventilation to create comfortable conditions inside buildings. It harnesses environmental conditions such as day lighting and natural ventilation to drive the internal environment. Passive measures do not involve mechanical or electrical systems.
This is different to ‘active’ design which makes use of purchased energy to drive comfort levels such as boilers and chillers, heat pumps, radiant panels or chilled beams, and electric lights.
Naturally, GreenRE advocates passive design as a priority. However, the GreenRE tool does also recognise that it is not practical for all buildings to employ 100% passive design.
Passive design maximises the use of ‘natural’ sources of heating, cooling and ventilation to create comfortable conditions inside buildings. It harnesses environmental conditions such as day lighting and natural ventilation to drive the internal environment. Passive measures do not involve mechanical or electrical systems.
This is different to ‘active’ design which makes use of purchased energy to drive comfort levels such as boilers and chillers, heat pumps, radiant panels or chilled beams, and electric lights.
Naturally, GreenRE advocates passive design as a priority. However, the GreenRE tool does also recognise that it is not practical for all buildings to employ 100% passive design.
Why did REHDA develop GreenRE? What do you hope to achieve?
GreenRE was developed in 2013 by REHDA as an alternative green building rating tool for the property development and construction industry.
At the time, there was only one green rating tool available, hence being a monopolistic environment it became extremely expensive for building owners to go green. It is always sensible to offer choice in the market to encourage price competitiveness, continued enhancement of standards, drive innovation and increasing growth of the industry. This is exactly what GreenRE was designed to achieve through the implementation of world-class, internationally-recognised green standards which are applied transparently and consistently by independent expert assessors.
GreenRE’s objective is to offer a viable mechanism by which property developers and home owners can build, own, manage and operate their homes, buildings and townships in a green and sustainable way that will benefit everyone in the community.
At the time, there was only one green rating tool available, hence being a monopolistic environment it became extremely expensive for building owners to go green. It is always sensible to offer choice in the market to encourage price competitiveness, continued enhancement of standards, drive innovation and increasing growth of the industry. This is exactly what GreenRE was designed to achieve through the implementation of world-class, internationally-recognised green standards which are applied transparently and consistently by independent expert assessors.
GreenRE’s objective is to offer a viable mechanism by which property developers and home owners can build, own, manage and operate their homes, buildings and townships in a green and sustainable way that will benefit everyone in the community.
Can you provide a rough estimate of how much it would cost to comply with the requirements of GreenRE? Are there any cost savings to be generated? Can you provide examples in projects that have successfully been certified?
The GreenRE assessment fees are very competitive to remove the initial hurdle for building owners to go green. These cost savings can be passed onto the purchaser or end user. Further, the GreenRE tools are specifically designed to be used by the building owner’s usual consultant team (architect, M&E engineer, facilities manager). This presents extensive cost savings to the building owner which in turn could be passed on to the purchaser or end user. To this end, GreenRE conducts regular GreenRE Manager Courses to train consultants on how to use the tool.
In relation to long term cost savings for the end user, simple things like using LED lights in place of incandescent bulbs will save more than 30% in electricity costs. Another example is the use of low flow taps and showers which can save up to 39% in water usage in comparison to a conventional water utilities system. Office buildings and malls may use smart escalators and lifts that idle when not in use which results in electricity savings of up to 30% when compared to conventional escalators.
An example of a successful GreenRE project is that of a Grade-A office tower located in Kuala Lumpur City Centre that has implemented an extensive waste management system which recycles food wastage into usable cleaning agents or fertilizers from their catering services. The building owner has also electricity bill savings from efficient usage of passive design and the use of smart systems for escalators and lifts and air-conditioning systems that results in savings of 10% to 30% in utility costs every year.
In relation to long term cost savings for the end user, simple things like using LED lights in place of incandescent bulbs will save more than 30% in electricity costs. Another example is the use of low flow taps and showers which can save up to 39% in water usage in comparison to a conventional water utilities system. Office buildings and malls may use smart escalators and lifts that idle when not in use which results in electricity savings of up to 30% when compared to conventional escalators.
An example of a successful GreenRE project is that of a Grade-A office tower located in Kuala Lumpur City Centre that has implemented an extensive waste management system which recycles food wastage into usable cleaning agents or fertilizers from their catering services. The building owner has also electricity bill savings from efficient usage of passive design and the use of smart systems for escalators and lifts and air-conditioning systems that results in savings of 10% to 30% in utility costs every year.
What is its advantageous compared to other green building and carbon-rating tools? Can you provide examples?
The main advantage of GreenRE is that it is an industry specific tool designed specifically to suit the Malaysian climate and environment. The tool was developed by the property development industry for the industry where the views of all the relevant stakeholders were taken into consideration in its development. The GreenRE tool is a joint collaboration by REHDA with the Ministry of Energy, Green Technology and Water (Kettha), other government agencies, statutory bodies such as CIDB, professional bodies such as the Institute of Engineers Malaysia (IEM) and leading academia. It is also endorsed as a recognised green rating tool by local authorities such as DBKL, MBPJ, MPSA and Iskandar Regional Development Authority (IRDA).
The GreenRE tool is a performance-based tool which means that it is not product nor brand-specific. So long as the energy savings can be proven through the smart use of passive and active design, the tool will award points accordingly. This provides clients with the flexibility to choose their building systems that will ultimately translate to cost savings for the end user.
The GreenRE tool is a performance-based tool which means that it is not product nor brand-specific. So long as the energy savings can be proven through the smart use of passive and active design, the tool will award points accordingly. This provides clients with the flexibility to choose their building systems that will ultimately translate to cost savings for the end user.
How have developers responded to GreenRE? Has it been well accepted?
Due to REHDA's strength in the industry and the strong support of property developers who are the ultimate decision makers, and the fact that the tool is industry-relevant and results in effective cost savings, we can safely state that GreenRE has gained good traction and has become widely accepted by the industry.
In the last 5 years, GreenRE has more than 120 projects registered covering over 70 million sq. ft. of assessed area which is testament to its growth as Malaysia’s leading green rating tool.
In the last 5 years, GreenRE has more than 120 projects registered covering over 70 million sq. ft. of assessed area which is testament to its growth as Malaysia’s leading green rating tool.
How have buyers responded to GreenRE? What should they know about this green certification?
A large proportion of GreenRE clients are commercial building owners and operators who clearly understand the advantages of operating a green rated building as they will benefit from the long term savings in utilities costs. Tenants and end users in these buildings will see similar cost savings and actively seek out green rated buildings to locate their offices. Furthermore many forward-looking companies select green rated buildings to fulfil their sustainability and CSR initiatives.
In relation to residential users, there is a need for greater awareness campaigns to educate and inform the general public about the advantages of living in a green-rated home. In the past, the average Malaysian has been shielded from many costs through the use of government subsidies. However with the eventual full withdrawal of such subsidies, the demand for green-rated homes will rise as the benefits of energy savings will become more evident. Property developers have recognised this and there is now an increasing need for all projects to go green.
In relation to residential users, there is a need for greater awareness campaigns to educate and inform the general public about the advantages of living in a green-rated home. In the past, the average Malaysian has been shielded from many costs through the use of government subsidies. However with the eventual full withdrawal of such subsidies, the demand for green-rated homes will rise as the benefits of energy savings will become more evident. Property developers have recognised this and there is now an increasing need for all projects to go green.
What are the difficulties faced in complying to the requirements of GreenRE?
There is a need for more information and awareness on the part of the consultants and the developers on how to use the GreenRE tools. As explained earlier, the tools have been designed so that any qualified consultant, be it an architect, M&E engineer or a facilities manager can easily pick up and use the tool and there is no need for further in depth studies. GreenRE runs regular GreenRE Manager Courses which are practitioner-led lectures focusing on practical application of the tool.
There is also a need to correct the public misconception that it is difficult and expensive to comply to a green standard. The GreenRE tool focuses on passive design elements which are simple to implement and do not increase construction costs. A good example is the requirement for North-South orientation, that is to locate most windows and openings on the North and South faces of the building and to minimise openings on the East and West which face the sun. This is a simple and effective measure to reduce the need for air-conditioning.
There is also a need to correct the public misconception that it is difficult and expensive to comply to a green standard. The GreenRE tool focuses on passive design elements which are simple to implement and do not increase construction costs. A good example is the requirement for North-South orientation, that is to locate most windows and openings on the North and South faces of the building and to minimise openings on the East and West which face the sun. This is a simple and effective measure to reduce the need for air-conditioning.
What are the aspirations? Will this tool be further developed? What is in the pipeline?
The GreenRE tools are regularly reviewed and updated by a qualified advisory panel consisting of practitioners, leading academics and relevant industry participants. As technology advances, there is a constant need to ensure that the tool remains relevant and practical.
The GreenRE tool currently applies to the construction of buildings and townships. There is a need to promote and apply green practices in all aspects of our everyday lives and GreenRE will be at the forefront of this green movement.
The GreenRE tool currently applies to the construction of buildings and townships. There is a need to promote and apply green practices in all aspects of our everyday lives and GreenRE will be at the forefront of this green movement.