ENVIRONMENTAL INITIATIVES

Policy and Structure

The progression of global warming is a grave issue threatening the sustainability of humankind and the existence of the social economy. As a result, environmental issues are now taken up on a global scale. Taking into consideration the Paris Agreement drafted at COP 21 and the draft version of “Japan’s Promise” submitted to the United Nations, the Japanese government made a Cabinet decision called the Plan for Global Warming Countermeasures on May 13, 2016 in order to comprehensively and systematically promote global warming countermeasures.

As a member of the Tosei Group handling the real estate fund and consulting business, Tosei Asset Advisors works on CSR and environmental burden reductions for properties across Japan where asset management has been entrusted to the Group, in order to realize the “Tosei Group Eco Declaration” and “Eco-Mission.”

The Private Fund Division established the ESG Committee (Committee Chairman: Division Head of Private Fund Division) to promote initiatives that decrease the burden on the environment, developed the ESG plan, energy conservation manual, GHG reduction manual, water conservation manual, green procurement manual, etc., informs these to all staff and checks the status of implementation based on the management system.

The Private Fund Division’s environmental management system (EMS) organizational chart

Environmental initiatives of our private funds and Tosei Reit are as follows.

DBJ Green Building Certification

Tosei Asset Advisors, Inc. obtained the Green Building Certification for an office building in Sumida Ward (March 30, 2018).

Office building in Sumida Ward
Office building in Sumida Ward
Structure Steel
No. of floors B1/9F
Completed 1992
Gross floor area 4,747.21m²
DBJ Green Building 2017
  • DBJ Green Building Certification is a certification system established by the Development Bank of Japan (DBJ) in April 2011 to support real estate (“Green Buildings”) with high environmental and social awareness.
  • Click here for details 
    http://www.dbj.jp/service/finance/g_building/

Office Building in Taito Ward

  • In 2013, Tosei Asset Advisors was selected as a manager of the first semi-governmental real estate fund operated by the general incorporated association Real Estate Sustainability & Energy-Efficiency Diffusion (Re-Seed). The fund was launched under the label of a business to promote creation of quake-resistant and energy-efficient real estate, which is promoted by the Ministry of Land, Infrastructure, Transport and Tourism as well as the Ministry of the Environment.
  • In 2015, the building obtained a rating of three stars in the Building Energy-efficiency Labeling System (BELS).
  • LED lights installation(126 units)
  • Air conditioning apparatus installation(indoor apparatuses 56 units, outdoor apparatuses 22 units)
Office building in Taito Ward
Office building in Taito Ward
Structure Steel reinforced
concrete/steel
No. of floors B1/9F
Completed 1992
Gross floor area 4,237.031m²
BELS
Overview of the first project’s scheme for business to promote creation of quake-resistant and energy-efficient real estate

LED lights installation

After construction(1st floor common area)After construction
(1st floor common area)
After construction(entrance)After construction
(entrance)
  • What is BELS?
    A system which evaluates energy conservation performance of buildings through a third-party evaluative organization and accredits them based on the Guidelines on Indicating the Energy Consumption Performance of Buildings
  • Click here for details 
    https://www.hyoukakyoukai.or.jp/bels/info.html

Shin Yokohama Center Building

  • In 2014, Tosei Asset Advisors was selected as a manager of the second semi-governmental real estate fund operated by the general incorporated association Real Estate Sustainability & Energy-Efficiency Diffusion (Re-Seed). The fund was launched under the label of a business to promote creation of quake-resistant and energy-efficient real estate which is promoted by the Ministry of Land, Infrastructure, Transport and Tourism as well as the Ministry of the Environment.
  • In 2015, the building obtained a rating of three stars in the Building Energy-efficiency Labeling System (BELS).
  • LED lights installation(1,174 units)
Shin Yokohama Center Building
Shin Yokohama Center Building
Structure Steel reinforced concrete
No. of floors B2/9F
Completed 1990
Gross floor area 6,114.85m²
BELS

Office Building in Sumida Ward

  • In 2017, Tosei Asset Advisors was selected as a manager of the semi-governmental real estate fund operated by the general incorporated association Real Estate Sustainability & Energy-Efficiency Diffusion (Re-Seed). The fund was launched under the label of a business to promote creation of quake-resistant and energy-efficient real estate which is promoted by the Ministry of Land, Infrastructure, Transport and Tourism as well as the Ministry of the Environment.
  • In 2017, the building obtained a rating in the Building Energy-efficiency Labeling System (BELS).
  • Developed “Office Building in Sumida Ward ESG Plan” and “Environmental Management Plan”
  • Installed LED lights throughout the whole building(1,333 units)
  • Installed an electric powered tent(to mask solar radiation heat)
  • Conducted energy conservation diagnostics
  • Concluded a green lease agreement(a lease contract which includes environmental consideration articles)
  • Appraised subcontractors for green procurement
  • Renovated for water conservation(lavatories)
  • Distributed documents concerning energy conservation to tenants
  • Posted environmental conservation educational posters in common-use spaces
  • Energy management
    Reduced energy consumption, GHG emissions, and water consumption 5% in 5 years, 1% reduction per unit year
    2.5% reduction waste emissions in five years, 0.5% reduction each year
Office building in Sumida Ward
Office building in Sumida Ward
Structure Steel
No. of floors B1/9F
Completed 1992
Gross floor area 4,747.21m²
BELS

Office Building in Yokohama City

  • Developed “Office Building in Yokohama City ESG Plan” and “Environmental Management Plan”
  • Conducted energy conservation diagnostics
  • Optimized the environment inside the building and managed its energy by implementing the BEMS (Building Energy Management System)
  • Energy management
    Reduced energy consumption, GHG emissions, and water consumption 5% in 5 years, 1% reduction per unit year
    2.5% reducion in waste emissions in five years, 0.5% reduction each year
Office building in Yokohama City
Office building in Yokohama City
Structure Steel reinforced concrete
/steel
No. of floors B1/18F
Constructed 1993
Gross floor area 50,304.72m²

Energy Conservation Measures

  • With preventing global warming in mind, the Private Fund Division actively promotes installing LED lights, reconsidering electric companies, etc., for all properties around Japan in order to decrease power consumption.
2014 Office building in Taito Ward LED lights installation(126 units)
Air conditioning apparatus installation(indoor apparatuses 56 units, outdoor apparatuses 22 units)
2015 Shin Yokohama Center Building LED lights installation(1,174 units)
2017 Residences in Nagoya City(56 residences) LED lights installation(145 units)
2017 Residences in Kitakyushu City(45 residences) LED lights installation(22 units)
2017 Residences in core cities around Japan LED lights installation(73 buildings)
2018 Office building in Sumida Ward LED lights installation for the whole building(1,333 units)
Electric powered tent installation to mask solar radiation heat

LED lights installation

Before installation (residence in Setagaya Ward, Tokyo)Before installation
(residence in Setagaya Ward, Tokyo)
After installation (residence in Setagaya Ward, Tokyo)After installation
(residence in Setagaya Ward, Tokyo)
Before installation (residence in Naka Ward, Nagoya City)Before installation
(residence in Naka Ward, Nagoya City)
After installation (residence in Naka Ward, Nagoya City)After installation
(residence in Naka Ward, Nagoya City)
Electric powered tent installation at building in Sumida WardElectric powered tent installation at building in Sumida Ward
Rooftop greening (Residence in Koto Ward)Rooftop greening (Residence in Koto Ward)
Utilization of renewable energy by installing solar panels (Residence in Naka Ward, Nagoya City)Utilization of renewable energy by installing solar panels
(Residence in Naka Ward, Nagoya City)
Understanding of energy consumption in exclusive usable areas by HEMS (Home Energy Management System) (Residence in Naka Ward, Nagoya City)Understanding of energy consumption in exclusive usable areas
by HEMS (Home Energy Management System)
(Residence in Naka Ward, Nagoya City)

Environmental Performance

Environmental performances of 29 properties, a part of properties managed by the Private Fund Division of Tosei Asset Advisors, are as follows. (Note: 29 properties consist of 2 office buildings and 27 residential buildings. In regard to 27 residential buildings, Tosei Community, one of Tosei Group Companies, has been entrusted with property management.)

2017
Number of subject properties 29
Electricity Usage (KWH) 8,421
Water Usage (m³) 40,620
CO2 Emissions (t-CO2) 4,160

※Electricity and water usage of the residential buildings is the total amount in common areas

※Electricity and water usage of the office building is the total amount in both exclusive usable areas and common areas

Environmental Assessment upon Property Acquisition

In the event that a private fund managed by Tosei Asset Advisors is to newly acquire property, a series of various due diligence and onsite inspections is conducted and engineering reports, etc. prepared by outside experts are obtained and the contents thereof are verified internally before entering into a sale and purchase contract. In this manner, Tosei Asset Advisors conducts an environmental risk assessment of the presence/absence of harmful substances, waste management, soil contamination, etc. for all its acquisition properties. The specific procedures thereof are provided in the “Due Diligence Operations Implementation Manual,” “DD Survey Sheet,” “Real Estate Appraisal & ER Checklist,” etc. Property acquisition decisions are made at a meeting of the Investment Management Committee, a meeting that is convened only after an environmental risk assessment has been conducted for the new acquisition property.

Environmental Assessment upon Property Acquisition

Initiatives Taken by Our Office

  • Reduced office power use by controlling overtime work
  • Educate employees about environmental considerations
  • Announcements about environmental considerations in the company
  • Energy conservation by making company documents paperless
  • Save on air conditioning fees through “cool biz” and “warm biz”
  • Save on air conditioning fees by using fans for air circulation
  • Conserve power through automatic log-off of computers
  • Reduce CO2 by collecting plastic bottle caps
  • Posters encouraging people to use the stairs
  • Reuse stationery that has become unnecessary
A poster encouraging people to use the stairs
A poster encouraging people
to use the stairs
Reusing stationery
Reusing stationery
Collecting plastic bottle caps
Collecting plastic bottle caps