DBJ Green Building Certification

TAA obtained the Green Building Certification for an office building in Sumida Ward (March 30, 2018).

Office building in Sumida Ward

TAA obtained the Green Building Certification for an office building in Yokohama City (December 20,
2018).

Structure	Steel Structure
No. of floors	9 stories above ground and one below
Constructed	1992
Gross floor area	4,747.21m²

TAA obtained the Green Building Certification for an office building in Yokohama City (December
20, 2018).

Office building in Yokohama City

DBJ Green Building Certification is established by the Development Bank of Japan (DBJ) in April 2011 to
support real estate (“Green Buildings”) with high environmental and social awareness.

Structure	Steel Reinforced Concrete / Steel Structure
No. of floors	18 stories above ground and one below
Constructed	1993
Gross floor area	50,304.72m²

• DBJ Green Building Certification is 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.
• Please click here for information on the
  acquisition of DBJ Green building certification at Tosei REIT.

Acquisition of BELS

TAA acquired “Building Energy-efficiency Labeling System” (BELS) Certification for the
following office buildings.

• What is BELS? BELS evaluates energy conservation performance of buildings
  through a third-party evaluative organization and accredits them based on the Guidelines on the
  Energy Consumption Performance of Buildings

• Click here for details.

• Please click here for information on
  the acquisition of BELS at Tosei REIT.

Appointment as a Fund Manager in Business Promotion Program for Creation of Quake-Resistant and Energy-
Efficient Real Estate by the Ministry of Land, Infrastructure, Transport and Tourism and the Ministry of
the Environment

In 2013, TAA was selected as a manager of the first semi-governmental real estate fund operated by Real
Estate Sustainability & Energy-Efficiency Diffusion (Re-Seed) in a project to promote the creation of
quake-resistant and energy-efficient real estate. The program fosters renovation and reconstruction of old
and underutilized real estate to high-quality real estate with quake resistance and environmental
performance.  It capitalizes on the private fund’s expertise after the government’s providing risk money to
induce private investment. TAA was selected as a manager of the second semi-governmental real estate fund in
2014 and 2017.

Environmental Initiatives at an Office Building in Sumida Ward

Structure	Steel Structure	Constructed	1992
No. of floors	9 stories above ground and one below	Gross floor area	4,747.21m²

• Developed “Office Building in Sumida Ward ESG Plan“Environmental Management Plan”
• Installed LED lighting throughout the whole building (1,333 units)
• Installed an electric-powered tent (to mask solar radiation heat)
• Renovated for water conservation (lavatories)Quarterly monitoring of energy, water
  consumption,GHG emissions and waste emissions
• Conducted energy conservation diagnostics
• Conducted environmental risk assessment
• Assessed subcontractors for green procurement

• Distributed sustainability guide including environmental and consideration matters to
  tenants
• Posted environmental conservation educational posters in common-use spaces
• Concluded a green lease agreement (a lease contract which includes articles
  on environmental consideration)
• Energy management
  Reduced energy consumption, GHG emissions, and water consumption by 5% over 5 years, 1%
  reduction per unit year
  2.5% reduction waste emissions over five years, 0.5% reduction each year

Environmental Initiatives at an Office Building in Yokohama City

Structure	Steel Reinforced Concrete / Steel Structure	Constructed	1993
No. of floors	18 stories above ground and one below	Gross floor area	50,304.72m²

• Developed “Yokohama City Office Building ESG Plan” and “Environmental Management Plan”
• Installed LED lights (3,432 units)
• Renovated for water conservation (lavatories)
• Saved electricity through the installation of inverter
• Quarterly monitoring of energy, water consumption, GHG emissions and waste
  emissions
• Confirmation of the accuracy of the data on energy and water consumption,
  GHG emissions, etc. by an external contractor.
• Conducted energy conservation diagnostics

• Conducted environmental risk assessment
• Assessed subcontractors for green procurement
• Optimized the environment inside the building and managed its energy by
  implementing the BEMS (Building Energy Management System)
• Distributed sustainability guide including environmental consideration
  matters to tenants
• Posted environmental conservation educational posters in common-use spaces
• Concluded a green lease agreement (a lease contract which includes articles
  on environmental consideration)
• Energy management
  Reduced energy consumption, GHG emissions, and water consumption by 5% over 5 years, 1%
  reduction per unit year
  2.5% reduction waste emissions over five years, 0.5% reduction each year

Energy Conservation Measures

• The Private Fund Division has developed the renovation manual and promotes construction work for
  energy saving and greening.

Reduction of electricity usage through the improvement of thermal insulation performance

Reduction of electricity usage by replacing the air condition

In 2014, Tosei Asset Advisors installed 56 indoor apparatuses and 22 outdoor apparatuses at
an office building in Taito Ward, and it intends to reduce the use of electricity by replacing air
conditioners when necessary for properties across Japan of which asset management has been entrusted to
Tosei Asset Advisors.

Introduction of energy management system

Reuse of Resources Through Measures Against Deterioration Due to Aging (painting on eaves)
and Environmental Consideration Through the Reduction of Waste

Initiatives on Greening

Use of Renewable Energy (initiatives on solar power generation)

Environmental Performance

Environmental Assessment upon Property Acquisition

Upon acquiring property by the private fund under our management, a series of due diligence works and onsite
inspections are conducted, and outside experts prepare engineering reports. The contents are verified
internally before entering a purchase and sale contract.
TAA conducts an environmental risk assessment of hazardous substances, industrial waste management, soil
contamination, and the like 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”.
Property acquisition decisions are made at the Investment Management Committee, and it is convened only
after an environmental risk assessment has been Constructed for the new acquisition property.

Environmental Initiatives at Office Buildings of Tosei Asset Advisors

• Reduced office power use by controlling overtime work
• Save on air-conditioning fees by using fans for air circulation
• Educate employees about environmental consideration
• Conserve power through computers with automatic log-off feature
• Announcements about environmental consideration in the company
• Reduce CO2 by collecting plastic bottle caps
• Introduced motion sensors at toilets
• Posters encouraging people to use the stairs
• Save on air conditioning fees through “cool biz” and “warm biz” initiatives
• Reuse unnecessary stationery