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绿色租约：促进租户与业主之间合作伙伴关系的重要一环

发布时间：2024-08-24

随着绿色租约的兴起，可持续发展的理念正逐渐占据重要地位。

绿色租约是什么？实际上是利益的一致性，不仅仅是租金和面积，还包括物业的可持续性或效率性能；
数据访问和合规性是绿色租约目前面临的最大挑战；
业主如何才能最好地实现双赢的可持续性解决方案？绿色租约的关键在于参与和信息传递；
查看《绿色租约指南》，对如何将绿色运营管理实践写入租约进行了说明，其法律用语为促进可持续建筑实践实施提供保障。

随着绿色租约的兴起，可持续发展的理念正逐渐占据重要地位。然而，对于许多人来说，业主与租户之间的利益不一致，即成本与收益的分歧，仍然是实现绿色租约益处的一大障碍。事实上，根据King Energy的调查，“60%接受调查的商业地产业主表示，利益分歧问题阻止他们进行能源改造。” BOMA前主席兼首席执行官、RE Tech Advisors执行战略顾问Brenna Walraven认为，克服这些挑战的关键在于租户和业主之间频繁且早期的互动。

Walraven介绍了实施绿色租约语言和实现双赢可持续发展解决方案的各类要素。阅读以下内容了解更多信息：

Sustainability is making its mark in the rise of green leasing. But for many, the split incentive, or cost and benefits divide between owners and tenants, is still one of the biggest roadblocks for achieving its benefits. In fact, “60% of surveyed commercial property owners state that the split incentive problem stops them from undertaking energy retrofits,” according to King Energy. The key to overcoming these challenges is practicing frequent and early engagement between the tenant and owner, according to Brenna Walraven,Former Chairman & Chief Elected Officer of BOMA and Executive Strategic Advisor of RE Tech Advisors.

In this discussion, Walraven covers the elements for implementing green leasing language and achieving win-win sustainability solutions. Read below to learn more:

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01-什么是绿色租约，

它能带来什么好处？

First of all, what is green leasing and what are its benefits?

绿色建筑联盟（Green Building Alliance）的定义是：“绿色租约（也称为一致租约、高性能租约或节能租约）是一种租约协议，在该协议中，租户承诺或通过参与节水/节能、废弃物减少和循环利用、使用无害清洁产品或其他可持续行动，来做出承诺或获得激励”。

根据Walraven的说法，绿色租约实际上是利益的一致性。他说：“业主和租户讨论在租约中协调利益和结果的需求——不仅仅是租金和面积，还包括物业的可持续性或效率性能。”IMT“绿色租约101”网络研讨会，概述了绿色租约的好处，例如通过降低能源成本、提高楼宇入住率以及改善用户的健康和舒适度来节省成本。通过实施这些绿色租约实践，反过来也有助于解决利益分歧的问题，并在建筑领域推广可持续发展文化。

The Green Building Alliance’s definition is that “green leases (also called aligned leases, high-performance leases, or energy-efficient leases) are rental agreements in which tenants commit to or gain incentives by participating in water/energy conservation, waste reduction and recycling, use of nonhazardous cleaning products, or other sustainable actions.”

According to Walraven, what green leasing really comes down to is an alignment of interests. “The landlord and tenant discuss needs for aligning interests and outcomes in a lease – not just about rent and square footage, but also about the sustainability or efficiency performance of a property,” Walraven says. The IMT webinar, Green Leasing 101, outlines the benefits to green leases, such as their savings through reduced energy costs, higher building occupancy rates and improved occupant health and comfort. By implementing these green leasing practices, this in turn helps resolve the split incentive issue and promotes a culture of sustainability across all building sectors.

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02-绿色租约

面临的最大挑战有哪些？

What are some of the biggest challenges of green leasing?

数据访问和合规性是绿色租约目前面临的最大挑战。“合规性要求不断提高，”Walraven说。“有40个以上的司法管辖区有能源基准和披露要求。此外，还有建筑性能标准（BPS），有14个司法管辖区制定了这些标准，另外有35个司法管辖区承诺实施BPS（到目前为止）——并且罚款数目很大，可能超过100万美元。由于BPS专注于能源或排放强度性能，这意味着业主需要掌握公用事业数据。”

Walraven补充说，合规要求的挑战之一是目前并非所有公用事业公司都提供整栋楼宇的数据。当租户控制能源数据时，遵守能源基准和BPS要求可能会很困难，这通常是工业配送仓库、零售、综合用途和一些公司物业的典型情况。

然而，BOMA专注于与公用事业公司合作，共享这些数据，以便商业地产专业人士可以访问（您可以查看IMT的《公用事业数据访问示范法》，这是一种鼓励立法者为楼宇业主建立获取整栋建筑公用事业数据的途径的工具）。Kara Kokernak是IMT网络研讨会的发言人，也是ULI Randall Lewis房地产可持续发展中心的高级总监，他详述了数据收集的挑战。

Kokernak说：“如果有一个很大的投资组合，并且业主在该地区拥有多栋建筑，那么谁来负责收集这些数据可能会令人困惑，是物业经理还是租户。”“不幸的是，大多数公司都是从手动查看水电费账单或向租户索要水电费账单开始的，这非常耗时。”总体而言，仲量联行的一篇文章《碳承诺如何改变租赁市场》（How Carbon Commitments Are Transforming Leasing Markets），不建议延迟净零目标，因为延迟的潜在风险会导致“更昂贵的租赁、更高的资本成本和错失与楼宇业主合作的机会。”更不用说，正如Walraven所提到的，无法获得这些数据的楼宇业主很容易被处以高昂的罚款。

Data access and compliance are the biggest challenges today for green leasing. “Compliance requirements are only growing,”Walraven says. “There’s north of 40 jurisdictions that have energy benchmarking and disclosure requirements. In addition, there are building performance standards (BPS), where, again, 14 jurisdictions that have them in place and another 35 have committed to BPS implementation (thus far) – and the fines are meaningful, potentially exceeding a million dollars. Because BPS focuses on energy or emissions intensity performance, this means property owners will need to have utility data.”

And, Walraven added, one of the challenges of compliance requirements is not all utilities currently provide whole building data. Complying with energy benchmarking and BPS requirements can be difficult when the tenant controls the energy data, as is typically the case with industrial distribution warehouse, retail, mixed use and some corporate properties.

However, BOMA is focused on working with utilities to share this data so real estate professionals can get access (you can view IMT’s Model Utility Data Access Law, a tool to encourage legislators to establish pathways for building owners to acquire whole building utility data.) Kara Kokernak, speaker from the IMT webinar, Senior Director, ULI Randall Lewis Center for Sustainability in Real Estate, expands on the challenges of data collection.

“If there’s a large portfolio and the owner has multiple buildings across the region, it could be confusing to know who is responsible for collecting this data, whether it’s the property manager or the tenant,” Kokernak says. “Most companies unfortunately start by manually looking at utility bills or asking tenants for utility bills which is incredibly time consuming.”Overall, delaying net zero goals isn’t recommended according to JLL’s article, How carbon commitments are transforming leasing markets, as the potential risks for delays result in “more expensive leases, higher capital costs and missed opportunities to partner with building owners.” Not to mention, as Walraven mentions, building owners that are unable to acquire this data are vulnerable to expensive fines.

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03-业主如何才能最好地

实现双赢的可持续性解决方案？

How can landlords best achieve win-win sustainability solutions?

Walraven建议，为了达到最佳效果，在你的租赁合同中应尽可能地具体。Walraven说：“绿色租约的关键在于参与和信息传递。物业专业人士应有意识地使用他们的语言来吸引租户，以帮助他们理解价值主张和商业案例。例如，如果您是目前拥有能源之星认证的业主，租赁语言不仅解释了在租赁期内保持该认证的目标，而且还解释了能源之星和可持续实践如何通过增强过滤提供更好的空气质量，以及提高效率将降低运营成本，因此这些努力的成本将包括在费用中。我们经常发现，可持续发展属性带来的节约超过了成本，从而推动了有意义的商业案例。”

Walraven还提到，业主营销和总结可持续发展和认证的好处非常重要，因此租户了解这不仅提高了楼宇的效率，而且这些努力还降低了运营成本，消除了有毒化学品（通过绿色清洁和综合害虫管理实践），改善了空气质量，减少浪费，提高居住者的舒适度，营造更健康、更安全的环境。这不仅将加强建筑的可持续性实践，还将消除常见的利益分歧的困境。“在一天结束的时候，”Walraven说。“数据访问和合规性是挑战，而参与是关键——这包括尽早并经常与租户直接沟通。”

For the best results, be as specific as possible in your leases, Walraven advises. “It’s all about the engagement and messaging in green leases,” Walraven says. “Property professionals should be intentional with their language to engage the tenant to help them understand the value proposition and business case. For instance, if you are a property owner that currently has an ENERGY STAR certification, including lease language not just the explains the goal of maintaining this certification over the lease term, but also explain how ENERGY STAR and sustainable practices for the building can provide better air quality via enhanced filtration, and enhanced efficiency will result in lower operating costs and thus the costs for these efforts will be included in the expenses. We have regularly found that the savings from sustainability attributes exceed costs, driving a meaningful business case.”

Walraven also mentioned that it’s important for landlords to market and summarize the benefits of sustainability and certifications, so the tenant understands that this not only improves the efficiency of the building but also these efforts lower operating costs, removes toxic chemicals (through green cleaning and integrated pest management practices), improves air quality, reduces waste to enhance occupant comfort and promote a healthier, safer environment. This will not only strengthen the sustainability practices of the building but will eliminate the common split incentive dilemma. “At the end of the day,” Walraven says. “Data access and compliance are the challenges and engagement are the key – which includes communicating with the tenant directly early and often.”

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At BOMA, we recommend you review our Green Leasing Guide which provides recommended language when you create your green lease. In addition, you can apply to become a Green Lease Leader, a program developed by IMT with support from the U.S. Department of Energy's Better Buildings Alliance, to receive strategies for integrating environmental efficiency into leasing practices.

Want to take decarbonization a step further? Check out our BOMA BEST Sustainable certification program or showcase the industry’s decarbonization commitments by join the BOMA International Carbon Reduction Challenge at www.boma.org/carbon, “Sign up.”

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丰调调适作为BOMA会员供应商，多年来始终赞同BOMA对绿色租约重要性并支持其对绿色租约在商业楼宇中的大力推广。丰调调适通过以调适为核心的线上线下相结合的建筑智慧能源管理，帮助越来越多的商业、工业建筑业主在提高租户舒适性和安全性的同时达到高效运维节能减碳的目标，实现业主与租户的双赢，进而促进租户与业主之间的合作伙伴关系，增强双方之间的沟通和粘性，更重要的是通过数字化的管理，积累大量的建筑运维数据，使得设施管理操作经验得以量化记录传承，在此基础上对历年运行数据进行分析，从而不断优化系统运行，并实现全自动高效运行。

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