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 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, Renovation manual, biodiversity guidelines and guidline on adaption to climate change, 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.

Participation in GRESB Real Estate Assessment

OSJ Kinshicho TMK which is provided asset management services by Tosei Asset Advisors, Inc. has received a highly rated “Green Star” designation, in the 2018 Global Real Estate Sustainability Benchmark (“GRESB”) Real Estate Assessment.

OSJ Kinshicho TMK also received the second-highest “4 Stars” in the GRESB Rating, which is a relative evaluation based on the total GRESB Score.

In 2019,OSJ Kinshicho TMK received the second-highest “4 Stars” in the GRESB Rating,

GRESB
GRESB

In 2019,OSJ NSY TMK which is provided asset management services
by Tosei Asset Advisors,received the second-highest “4 Stars” in the GRESB Rating.

GRESB
  • About GRESB
    GRESB is an annual benchmark which measures environmental, social, and governance (“ESG”) considerations in real assets including real estate and infrastructure.
  • For more information about GRESB, see: https://gresb.com/

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

Tosei Asset Advisors, Inc. obtained the Green Building Certification for an office building in Yokohama City(December 20, 2018).

Office building in Yokohama City
Office building in Yokohama City
Structure Steel reinforced concrete
/steel
No. of floors B1/18F
Completed 1993
Gross floor area 50,304.72m²
DBJ Green Building 2018
  • 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/

Acquisition of BELS

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

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

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
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
Office building in Sumida Ward
Structure Steel
No. of floors B1/9F
Completed 1992
Gross floor area 4,747.21m²
BELS

Entrustment as a Fund Manager for Business Promoting Creation of Quake-Resistant and Energy-Efficient Real Estate Promoted by the Ministry of Land, Infrastructure, Transport and Tourism as well as the Ministry of the Environment

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) in a business to promote creation of quake-resistant and energy-efficient real estate. The business promotes renovation and reconstruction of old and underutilized real estate to high-quality real estate with quake resistance and environmental performance by utilizing private funds and know-how through provision of risk money by the government to lead private investment. Tosei Asset Advisors was selected as a manager of the second semi-governmental real estate fund in 2014, and again in 2017.

Overview of the first project’s scheme for business to promote creation of quake-resistant and energy-efficient real estate
2013 Entrusted with the first project in the business to promote creation of quake-resistant and energy-efficient real estate at office buildings in Taito Ward
http://www.re-seed.or.jp/news1/detail/16
2014 Entrusted with the second project in the business to promote creation of quake-resistant and energy-efficient real estate at Shin Yokohama Center Building
http://www.re-seed.or.jp/news1/detail/26
2017 Entrusted with the business to promote creation of quake-resistant and energy-efficient real estate at office buildings in Sumida Ward
http://www.re-seed.or.jp/news1/detail/49

Environmental Initiatives at an Office Building in Sumida Ward

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
  • Developed “Office Building in Sumida Ward ESG Plan” and “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 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

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
  • 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.

LED lights installation

2014 Office building in Taito Ward LED lights installation(126 units)
2014 Hotels in Nagoya City LED lights installation(178 units)
2015 Shin Yokohama Center Building LED lights installation(1,174 units)
2016 Hotels in Nagoya City LED lights installation(6 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)
2018 Office buildings in Yokohama City LED lights installation(3,432 units)
2018 Residences in Shinjuku Ward(705 residences) LED lights installation(4,276 units)
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)

Reduction of electricity usage through the improvement of thermal insulation performance

Double window construction (residence in Ota Ward)Double window construction
(residence in Ota Ward)
Installation of electric-powered tent to mask solar radiation (office building in Sumida Ward)Installation of electric-powered tent to mask solar radiation
(office building in Sumida Ward)
Installation of thermal insulation material (residence in Chofu City)Installation of thermal insulation material
(residence in Chofu City)
Installation of thermal insulation material (residence in Chofu City)Installation of thermal insulation material
(residence in Chofu City)

Reduction of electricity usage by replacing the air conditioner

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.

Before replacing air conditioner (residence in Nagoya City)Before replacing air conditioner
(residence in Nagoya City)
After replacing air conditioner (residence in Nagoya City)After replacing air conditioner
(residence in Nagoya City)

Introduction of energy management system

Understanding of energy consumption in exclusive usable areas by HEMS (Home Energy Management System) (residence in Nagoya City)Understanding of energy consumption in exclusive usable areas
by HEMS (Home Energy Management System)
(residence in Nagoya City)
Energy management of the environment inside the building by implementing BEMS (Building Energy Management System) (office buildings in Yokohama City)Energy management of the environment inside the building
by implementing BEMS (Building Energy Management System)
(office buildings in Yokohama City)

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

Before installation (residence in Minato Ward)Before installation
(residence in Minato Ward)
After installation (residence in Minato Ward)After installation
(residence in Minato Ward)
Installation in progress  (residence in Minato Ward)Installation in progress
(residence in Minato Ward)
After installation (residence in Minato Ward)After installation
(residence in Minato Ward)

Initiatives on Greening

Greening of entrance (office building in Shinagawa Ward)Greening of entrance
(office building in Shinagawa Ward)
Rooftop greening (residence in Koto Ward)Rooftop greening
(residence in Koto Ward)
Before greening work (residence in Chiba City)Before greening work
(residence in Chiba City)
After greening work (residence in Chiba City)After greening work
(residence in Chiba City)

Use of Renewable Energy (initiatives on solar power generation)

Solar panel installed on the rooftop (retail facility in Kashiwa City, Chiba Prefecture)Solar panel installed on the rooftop
(retail facility in Kashiwa City, Chiba Prefecture)
Solar panel installed on the rooftop (residence in Nagoya City)Solar panel installed on the rooftop
(residence in Nagoya City)

Environmental Performance

Environmental performances of 28 properties, a part of properties managed by the Private Fund Division of Tosei Asset Advisors, are as follows. (Note: 28 properties consist of 2 office buildings and 26 residential buildings. In regard to 26 residential buildings, Tosei Community, one of Tosei Group Companies, has been entrusted with property management.)

2017 2018
Number of subject properties 28 28
Measured Ratio 8.2% 7.6%
Electricity Usage (KWH) 8,314 7,847
Water Usage (m³) 40,056 41,616
CO2 Emissions (t-CO2) Scope 1 789 836
Scope 2 4,881 4,700

※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.

※Measured ratio is the ratio of the number of properties subject to environmental performance measurement conducted by the Private Fund Division to the total number of properties under management.

※Scope 1 is the direct emission of greenhouse gas by the business itself, and Scope 2 is the indirect emission associated with using electricity, heat, etc. supplied by other companies.

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

Environmental Initiatives at Office Buildings of Tosei Asset Advisors

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