Energy Management Plan Template
for use with Net Leases, GLS A2, B2 and C2
Energy
Management
Plan
(Template for use with Green Lease Schedules A2,
B2 or C2 and Net Leases for premises of 2,000m2
net lettable area (NLA) or more)
Green Lease Schedule (Net Lease) [A2,
B2 or C2, select one]
[Site or Building Name]
[Location of Site or Building]
[Date of EMP publication]
Document Control
EMP Status
Preliminary
Final
Draft
Other
Final Draft
Author
(print name)
Reviewer
(print name)
Signature
Signature
Date
Date
Approved for Issue
Landlord
Tenant
Name
(print)
Name
(print)
Signature
Signature
Date
Date
Issue Ref
Description
Date
1.
INTRODUCTION
[This Energy Management Plan Template should be used in conjunction with the Energy Management
Plan Guideline for Green Lease Schedules A2, B2 and C for Net leases of premises of 2,000m2 or more.]
1.1
Application and Scope
This Energy Management Plan (EMP) Template applies to the Net lease for the area leased by [name of
Agency] in the [name and address of the building]. The applicable Green Lease Schedule (GLS) is [A2,
B2 or C2 - select one] therefore the EMP requires a [Whole Building/Central Services and
Tenancy/Tenancy – select one for A2, B2 or C2 respectively] NABERS assessment. The EMP has been
developed and agreed by the Building Management Committee (BMC) [delete BMC reference for GLS
C2]. This EMP does / does not [delete one] address water efficiency or waste reduction [state which, the
parties may decide it is more effective to produce separate stand alone Water and/or Waste Management
Plans, if so then cross reference them in this EMP], both being optional initiatives under the GLS.
1.2
Alternatives
This EMP Template is a default document. The parties may agree an alternative format provided it
achieves the Purpose and follows the principles set down in this Template. It must also meet the
mandatory requirements and should address the highly desirable requirements of the Template as defined
in the EMP User Guide.
1.3
Purpose
The main purpose of the EMP is to assist the landlord and the tenant to meet their obligations under the
Green Lease Schedule. The primary energy objectives are to:a) Achieve the required the NABERS Ratings set down in the GLS;
b) Maintain the required Rating over the term of the lease;
c) Implement all practicable and cost effective measures that lead to an Improved NABERS Rating;
and
d) Facilitate the tenant’s compliance with the Australian Government’s energy policy “Energy
Efficiency in Government Operations (EEGO)”.
1.4
Principles
This EMP adopts the following four basic principles of effective energy management:
a) Commitment - the Authorised Representatives for both the Landlord and the Tenant must openly
demonstrate commitment to energy efficiency if the requirements of the GLS are to be met;
b) Investment - increased energy efficiency reduces costs so investment in such measures makes good
business sense (subject to an adequate return on investment);
c) Information – time of use consumption data, end use breakdowns and intensity indices (eg MJ/m2
pa) are essential to understanding how, where and why energy is used: and
d) Knowledge - education and awareness are necessary for sustainable energy efficiency
improvements.
1.5
Stakeholders
This Plan recognises that there are several stakeholders in achieving, maintaining and improving
NABERS Ratings. It addresses the need to understand the requirements of each, how they are best met
and the impact of their requirements not being satisfied.
Table 1 lists these stakeholders, defines their stake(s) or interest(s) in the building that impact energy
efficiency, the impacts they might have on achieving the required outcomes required (both positive and
negative) plus appropriate responses.
Table 1: Schedule of Energy Management Stakeholders
Ref
#
1
2
3
4
5
6
7
8
9
10
11
12
Stakeholders
Objectives for or
Interest in Energy
Use
Likely Impact on
Efficiency and/or
Usage Levels
Response(s)/Action(s)
Needed
Landlord
Tenant
Other tenancies
Tenant Advocate
Occupant Representatives
Facilities Manager
Building Services
Contractor(s)
Cleaning Contractor
Security Contractor
Electricity Supplier
Gas Supplier
Other
[Note: Update and reissue schedule as necessary, add water and/or waste stakeholders if EMP scope
includes these.]
2.1
Risks
Both the Landlord and the Tenant face risks in meeting their obligations under the GLS and this Plan.
These risks are acknowledged in Table 2 below and the suitable mitigation measures are covered by
action items later in the plan. [Typical risks and impacts are provided by way of example, delete any not
used]
Table 2: Risk Schedule
Risk Description
Impact
Poor tenant work practices
Energy wasted
Poor services contractor practices
Systems not maintained and/or operated properly
Decreased occupancy levels
NABERS Rating may well fall
Reduced working hours
NABERS Rating may well fall
Increased energy intensity of office equipment
NABERS Rating may well fall
Fitout changes adversely impact on original design
Increased energy (eg return air path blocked)
Poor system commissioning
Design performance not achieved
Small groups working outside business hours
High MJ/person if systems cannot be zoned
Lack of champions in senior management
Personnel do not embrace energy efficiency
Lack of funds/will to investment
Targets not achieved and/or improved on
Maintenance contracts lack effective incentives
Designed performance not achieved or improved
Owner plans to sell
Owner reluctant to spend money
2.2
Key Strategies
In complying with the agreed principles and to achieve the required outcomes, the following strategies
will be adopted:
a) Job descriptions for the for Landlord and the Tenant Authorised Representatives will require them
to be energy champions ie openly demonstrate commitment to energy efficiency;
b) Invest in all energy efficiency measures where the business case demonstrates the corporate hurdle
rate is met or exceeded;
c) All business cases to be based on a whole of life cycle analysis taking all relevant costs and
benefits into account;
d) Make all consumption, KPI, cost and end use data readily available to site managers, operators and
tenants (preferably on line via the Internet);
e) Implement professional development programs for key stakeholders and facilitate access to
technical reference material; and
f) proposed building and fitout changes to be assessed as to their potential impact on energy
efficiency as part of the business case for management approval.
Optional Strategies
The Commonwealth government requires its operations to follow Ecologically Sustainable Development
(ESD) principles. In addition to energy, these ESD principles and practices apply to water use and waste
production in office buildings. The Landlord and the Tenant have/have not agreed [delete one] to adopt
the water and waste reduction strategies, KPIs and targets described in Annexure 2. [If one or both are
covered by separate plans, state this here]
Possible objectives for each, if agreed by the parties, are provided below. [Delete if one or both areas if
excluded from the Plan.]
Water
a) Establish a water management strategy based on audits and monitoring;
b) Implement all cost effective water efficiency measures; and
c) Achieve the agreed Water Reduction Target of [X kL/m2 NLA/year].
Waste
a) Establish a waste reduction strategy; and
b) Achieve the agreed Waste Reduction Target of [X kg/m2 NLA/year].
3.1
Building and End Use Details
Provide a general description of the building, its systems and end use functions as they relate to energy
use. Table 3 outlines key characteristics of the building that formed the basis of the relevant NABERS
ratings.
Table 3: Schedule of Key Building and System Attributes
Item
Description
Meters – Central Services
Type, accuracy class, end uses measured
Meters – Tenancy
Type, accuracy class, end uses measured
Meters – Other tenants or non office functions
(eg retail, commercial carpark)
Type, accuracy class, end uses measured
Operations – Central Services
Hours, days, weeks
Operations – Tenancy
Hours, days, weeks
Personnel
Number of people in the Tenancy (average pa)
3.2
Energy Sources, Suppliers and Breakdown
Table 4 summarises details about energy suppliers, consumption and main end uses.
Table 4: Summary of Utility Supplier and Energy Source Information
Utility
Supplier Name
Baseline Year
MJ
Proportion
of Total
Tonnes
Energy
GHG
(%)
Main End Use Categories
Supplied (eg cooling,
office equipment, water
heating)
Electricity
Natural gas
LPG
Oil
Diesel
Green (from
grid)
Renewable
On-site
(on-site,
define)
Other
(describe)
Total
100
The following outlines the commercial arrangements for each energy source. [Include start and end date
for supply contracts, unit prices, billing periods, minimum quantities, penalty clauses, metering and sub
metering arrangements].
The energy source breakdown is shown clearly in the pie chart in Figure 1 below.
Fig. 1: Energy Source Breakdown Based on the Proportion
Column in Table 3
[Note: If water is part of the EMP scope, provide similar details.]
Based on the above, priority will be given to [outline response strategies such as energy conservation
measures, fuel switching opportunities and use of Greenpower in reducing Greenhouse Gas emissions
arising from use of electricity which accounts for [X%] of total energy use and [Y%] of Greenhouse
Gases generated. If water is included provide similar strategies for reducing the building’s reliance on
mains potable water].
3.3
NABERS Ratings and Energy Consumption
Table 5 indicates the NABERS targets required by the GLS plus the Improved NABERS target(s) where
this has been agreed. [Delete those not applicable].
Table 5: Schedule of Energy Performance Targets
GLS Type
NABERS Assessment Type
NABERS Targets (stars)
GLS
A2
(Tenancy 100% of area)
Whole Building
Tenancy
B2
(Tenancy > 50%, <100% of
area)
C2
(Tenancy <50% of area)
Building Central Services
Tenancy
Tenancy
Improved
4.5
[X]
4.5
[X]
4.5
[X]
4.5
[X]
4.5
[X]
Table 6 in Annex 2 shows the monthly energy targets for Whole Building/Central Services and Tenancy
for the performance rating period [Note, for GLS C2 only the Tenancy energy consumption is required].
These targets were set based on the following information and assumptions [List and explain all
information, calculations, methods and assumptions made in arriving at these figures].
This is to be a working table updated monthly whereby actual energy use will replace forecast to provide
a new projected annual total. This revised total shall be the basis of a monthly NABERS Rating ‘health
check’ using the DEUS on-line rating tool at: http://www.nabers.com.au
Results will be reported monthly for corrective action where necessary (to the BMC in the case of GLS
A2 and B2). The remaining forecast consumption figures will be revised to reflect the estimated impact of
any agreed energy and/or greenhouse gas saving measures for the assessment period (eg those arising
from an Expert’s energy audit).
Green Power [state the percentage of Green Power for the Tenancy and/or Central Services and the time
from which it applied].
[If water and/or waste management is/are included in the EMP scope then a similar schedule(s) of KPIs
and targets should be provided. NABERS should be used for water performance assessment
http://www.nabers.com.au ].
4.0 PROPOSED CONSERVATION MEASURES
4.1
Technical Measures
Schedule 1 of Annexure 1 lists the key characteristics of the building. Schedule 2 of Annexure 1 lists
potential technical energy reduction and efficiency measures [good use should be made of the NABERS
Diagnostic Tool in identifying savings measures http://www.nabers.com.au]. The savings measures are
listed in priority order under appropriate end use categories (eg lighting, HVAC). This schedule will be
updated as necessary so as to properly reflect measures implemented, pending and rejected with
justification for doing so provided [in the case of GLS A2 and B2 these measures will be reported to the
BMC].
The following key energy efficiency features were incorporated into the building as of the
Commencement date: [list key energy and Greenhouse gas saving features incorporated into the building
central services, common areas and the Tenancy under suitable headings]
a)
Heating, Ventilation and Cooling
[eg high efficiency chillers with COP of 5 or more, chilled beam technology, natural ventilation, and
variable speed drives on pumps and fans]
b)
Lighting
[eg T5 lamp-based light fittings, daylight switching of luminaries, movement sensor controls]
c)
Office Equipment
[eg all monitors LCD, PC energy saving function activated, only Energy Star equipment used].
d)
Other
[Provide similar details for water and/or waste saving measures if part of EMP scope]
4.2
Non-Technical Measures
Schedule 3 of Annexure 1 lists potential non-technical or management related efficiency measures. They
are listed in priority order under the KRA categories shown below. This schedule will be updated as
necessary so as to properly reflect measures implemented, pending and rejected in which case
justification for doing so will be provided [in the case of GLS A2 and B2 these matters need to be
reported to the BMC].
1.
2.
3.
4.
5.
6.
Leadership – committee structure, meetings, authority levels, responsibilities and accountability,
reporting, lines of communication
Planning – work plans, program, milestone dates, reporting
Awareness – training, news letters, case studies, stickers, web site
Measurement – sub metering, on line data, KPIs, targets, benchmarking
Investment – business case, hurdle rate, funding, approval and procurement processes
Supply – tariffs, value adding, data access
An emphasis will be placed on identifying current unacceptable behaviours and work practices, defining
required behaviours plus relevant barriers and incentives that need to addressed to achieve the required
cultural, behavioural and system changes.
[Provide similar details for water and/or waste management measures if part of EMP scope]
5.0 REPORTING and OTHER RESPONSIBILITIES
The reporting requirements set down in the Green Lease Schedules are summarised in following Table 6.
[Note, some of these are already part of normal building management reporting and so should be
reported elsewhere and therefore do not require additional reporting under this EMP]. The GLS also
defines a range of other responsibilities for the Landlord and the Tenant [and the BMC where applicable].
These are summarised in Tables 7, 8 and 9 in Annexure 3.
Table 6: Schedule of GLS Reporting Requirements
Ref
No
Description
GLS/
EMP
GLS/EMP
Clause
Advise Energy
Representatives’
names
A2, B2
1
2
BMC Meeting
Minutes
3
4
5
By
To
Due
3.1.6
Landlord+
Tenant
Other party
Within 14 days of
Commencement date
A2, B2
3.1.8
BMC
Landlord +
Tenant
Within 14 days of
each meeting.
NABERS accredited
rating certificate
A2, B2
4.1.2
Landlord
Other party
4.1.3
Tenant
Within 3 months of
the anniversary of
commencement then
annually
NABERS compliance
evidence
A2, B2
4.1.4
Expert
Both parties
Within 20 working
days of the request
C2
8.2.1
Expert
Both parties
Audit
A2, B2
4.1.5
Expert
Both parties
Not time limit
Maintenance
Contracts
A2, B2
5.1.3
Responsible
Party
Responsible
Party
Within 3 months of
each anniversary of
C2
4.1.2
Responsible
Party
Responsible
Party
Commencement date
or within 10 days of
request
Landlord +
Tenant
Other party
within 14 days after
each quarter
6
Energy Data Reports
7
A2, B2
5.2
C2
4.2
Energy Management
Plan
A2, B2
6.
8
C2
5.
EMP Performance
Report
A2, B2
6.1.13
9
C2
5.1.11
Remedial Plan
C2
8.1.2
10
Landlord +
Tenant
Other party
Landlord +
Tenant
BMC
Within 3 months of
commencement then
review every 2 years
Landlord/
Tenant
Other party
Within 3 months of
each anniversary of
Commencement Date
Either party
Other party
Within 15 working
days of Remedial
Notice
Annexure 1
Building Attributes &
Energy Saving Measures
Schedule 1: Key Building Attributes
Item
Year built
Last major refurbishment
Roof and external cladding
Insulation (roof and walls)
Glazing and shading systems
Levels (#)
Basements levels (#)
Gross building area (m2)
Total net lettable area (m2 NLA)
Tenancy (m2 NLA)
External landscaped area (m2)
Car parks (external) #
Car parks (basement) #
Non office areas such as retail (m2 NLA)
and main business activity (eg takeaway
food)
Description
Schedule 2: Technical Energy Saving Measures
Ref
No.
End Use
Category/
Measure
Description
and Scope
Cost to implement
Capex
($)
Proposed Efficiency Measures
1.0 HVAC
1.01
1.02
2.0 Lighting
2.01
2.02
2.03
3.0
Water Heating
3.01
4.0 Office Equipment
4.01
Mgt &
Design
($)
Total
($)
Cost
Index
($/
MJ)
Savings p.a
Cost
Index
($/
tonne)
Energy
(MJ)
GHG
(T)
Total Cost Savings ($ p.a.)
Water
(kL)
Energy
Water
Other
Total
IRR
(%)
Date
Due
Status
Schedule 3: Non-Technical Energy Saving Measures
Area
1. Planning
2. Leadership
3. Awareness
4. Measurement
5. Investment
6. Supply
Ref No
1.01
1.02
1.03
1.04
2.01
2.02
2.03
3.01
3.02
3.03
4.01
4.02
4.03
5.01
5.02
5.03
6.01
6.02
6.03
Action Item
Responsibility
Due Date
Actual Date
Annexure 2
Energy Consumption &
NABERS Ratings
Table 7A: Target, Actual and Forecast Monthly Consumption for Rating Period
Ref
Month/
Year
Tenancy
Elec
Gas
Target
Actual and Forecast
(MJ/month)
(MJ/month)
Whole
Building/Central
Services *
Elec
1
2
3
4
5
6
7
8
9
10
11
12
Total
[* Amend table headings to suit the GLS]
Gas
Total
Tenancy
Elec
Gas
Whole
Building/Central
Services *
Elec
Gas
Total
Table 7B: Whole Building or Central Services Rating Assessment [delete one or both for C2]
GLS Target NABERS Rating and
Parameters
Forecast Target NABERS and Parameters
Rated area (m2 NLA)
Rated area (m2)
Occupancy (hours pw)
Occupancy (hr pw)
Green power (%)
Green power (%)
Target rating (stars)
Target rating (stars)
Intensity (MJ/m2)
Intensity (MJ/m2)
Total energy use (MJ)
Total energy use (MJ)
Difference (MJ)
The Difference figure if any indicates the MJ savings needed from remaining months in the reporting period to
achieve the target. This should then be used in developing a remediation plan (eg seek an Expert Audit)
Table 7C: Tenancy Rating Assessment
GLS Target NABERS Rating and Parameters
Forecast Target NABERS and Parameters
Rated area (m2 NLA)
Rated area (m2)
Occupancy (hours pw)
Occupancy (hr pw)
Green power (%)
Green power (%)
Target rating (stars)
Target rating (stars)
Intensity (MJ/m2)
Intensity (MJ/m2)
Total energy use (MJ)
Total energy use (MJ)
Difference (MJ)
The Difference figure if any indicates the MJ savings needed from remaining months in the reporting period to
achieve the target. This should then be used in developing a remediation plan (eg seek an Expert Audit)
Annexure 3
Responsibilities
Table 8: BMC Responsibilities
Ref
Item and Frequency
Quarterly
Review 30 minute data – Any anomalies?
1
2
3
4
5
6
7
Review NABERS preliminary assessment – On target to achieve
target rating?
Review energy good practice checklist – Any outstanding issues?
Progress update on implementation of agreed improvement
strategies
Notice of any upcoming change that may impact energy
performance eg new staff, replace plant and equipment, planned fit
out change, etc.
Contract review – any coming up for review that impact on energy
performance (eg cleaning, maintenance, etc)
Policy review – any coming up that impact on energy performance
(eg work from home policy, transport, OH&S etc)
Annually
Obtain NABERS assessment – Was the target rating achieved?
1
Consider recommendations from NABERS assessor – Do any
2
require action to maintain target NABERS rating?
Consider improvement opportunities from NABERS assessment,
3
BMC, employees and other parties – Do any warrant further
research or action? Is there potential to raise the target rating?
Tariff review – Is the current tariff still appropriate based on
4
previous year? Does it need to be renegotiated/adjusted?
Compare energy, water and gas usage and waste generation and
5
disposal with previous years – Any significant change? Did it meet
improvement targets (if relevant)? Does usage trend up or down?
Is this an issue? (Link to WOGER – note that some agencies are
inputting data monthly)
Strategic planning – priorities to address in the future (eg in
6
relation to amending policies and contracts, communications
activities, set and revise consumption targets?)
Action
By
Date
Table 9: Landlord Responsibilities
[Note, form of lease and/or GLS may assign some traditional building owner responsibilities
to the tenant, check lease provisions carefully and amend table as appropriate]
Building Owner
Management
Engineering
Mechanical
Electrical
Lifts
Hydraulics
Capital Works
and minor new
Works
Energy
Faults
BMS
OH&S Issues
Fire Services
Testing
Communications
Considerations for BMC
HVAC
Cooling Towers
AC reports (water and
temperature)
Fault reports
Plant and Equipment
Air Handling
Chillers
Compressors
General Lighting
Stairway
Car park
UPS
Emergency lighting
Switchboards
Exit lighting
Back up generator
Metering
Exterior lighting
Callouts
Regular maintenance
Capital works
Upgrades
Filters
Hot water
Sink blockages
Toilets
Sewer Blockages
UV Filtration
Billy Filters
Proposed Tenant works
Central Services
 Gas
 Electricity
 Other
 Metering
Building Owner
 Tenant Reported
 Maintenance reported
Reported issues tenant and
owner
Call outs
Incidents
Certifications
Statutory
Notices
Information Sources
Commissioning reports
Maintenance
Faults
Commissioning
Maintenance
Commissioning reports
Maintenance reports
Fault reports
Commissioning
Maintenance
Fault reports
Commissioning
Maintenance
Fault reports
Plans
Lease requirements
Authorisation
Supply contracts
Metering contracts
Fault reports
Maintenance
Monthly reports
Incident
Incident
As required
Media releases
Notices
Information sessions
Review
Frequency
Table 10: Tenant Responsibilities Under the Energy Management Plan
Tenant
Management
Considerations for BMC

Monitor Fault
Reports

Information Sources
Monitor building
faults reports for
likely issues that
impact on energy
usage
Tenant Fault Reports

Ensure that fault
reports are reviewed
and actioned that
effect energy usage
(as appropriate)

Report lighting faults
promptly

Monitor tenant fault
report with HVAC eg
Air Temp issues, lift
issues etc.
Tenant
Fit out
Maintenance reports
Review
Frequency
Quarterly or as
required
Building Owner fault
reports
Reviewed
Building Owner
Faults
Staff Levels

Monitor
staffing
levels
within
acceptabl
e range

Establish acceptable
range.

Notify [Authorised
person] if [significant?]
deviations are likely and
over what time period

Fit out Changes

Consider
impact of
fit out
changes on
energy
performanc
e
Consider options of
accommodation
alternatives, such as
temporary
accommodation
Refer to Design
Considerations for
Government Premises
Commencement of
lease within first 3
months
Refer to HR/Corporate
services section
As required.
Refer to HR/Corporate
services section
As required.

NOTE: Number of
employees has a direct
impact on NABERS
rating
NABERS Assessment
Annual.

Note impact on comfort
levels (IEQ) as well.
Refer to fit out design
brief
As required

Includes partitions etc
[over what height?], who
to contact?

Any changes to fit out
impact on HVAC

Building owners
approval for fit out
changes
Mechanical engineer
report
Approved plans by
building owner/ BMC
As required
As required
Tenant
Management
Equipment

Consider
impact of
equipment
numbers eg
computers,
fridges
Considerations for BMC

Refer to Australian
Government energy
efficiency policy

Ensure that lighting
system controls are
functioning as designed
Check commissioning
report

Review operating times
Maintenance reports/staff
feedback

Are out of hours
operations. Automatic
switching overrides,
sensor controls working
Maintenance reports
Quarterly
Review fault reports
As required
Do not adjust unless
labelled as okay to
adjust. Submit request to
building manager.
Check Maintenance report/
As required
BMC minutes
Quarterly
Unauthorised use of
radiators, toasters, fans
and other non authorised
appliances
Building inspection reports
Annually
Do not obstruct vents
Building inspection reports
Annually
Maintenance reports
Quarterly


Controls
Do not adjust
thermostat settings
Review
Frequency
As required and
when purchasing
Give preference to
energy efficient
equipment with energy
saving modes in
accordance with Govt
policy
Consult with IT
administrator for stand
by function and or
energy saving enabled
systems devices are
running
Monitor IT updates
Consider and review
impact of requests for
bar fridges, drinks
vending machines etc on
energy performance
NOTE: Number of
computers has a direct
impact on NABERS
rating


Lighting
Lighting controls
Information Sources

Non Authorised
equipment
Do not use
radiators and fans

Vents
obstructions

Liaise with IT administrator
Check load projections and
quarterly data
Check 30 Minute
electricity data
Commencement
of Lease/before
Default period
expires
Quarterly
Quarterly
Tenant
Management
Blinds and
coverings
Window
shading/blinds
Cleaning
Considerations for BMC



Maintenance
Energy
Procurement
Electricity


Building inspection reports
Fault reports
As required
Cleaning times,
chemicals,
Consider day time
cleaning where
appropriate
Check exterior cleaning
Cross check fault reports.
Check cleaning contract and
reports
As required
Maintenance reports
Monthly
/quarterly
Quarterly
Ensure that the electricity
retailer contract provides
the 30 minute data in
month by month graph
format
Check electricity accounts
and 30 minute data is
supplied by the retailer or
meter data agent/Check BMS

Ensure that tenant has
separate electricity
metering and that
installed meters produce
30 minute on market
status data
Tariff review annually
Check electricity retailer
contract

Check Maximum
demand and net work
charges
Check with retailer to contact
distribution business

Train all staff at
induction or new
building on energy
features
Conduct awareness
programs and support
focus/ideas groups to
save energy
Check with energy
management plan
As required
under GLS
Check EMP
Action as
required by
EMP
Review timing on
automatic water sprinkler
for external landscape
Changes to paved areas
& other landscaping
features eg deciduous
trees, mulched areas
Check with Landscape
maintenance / BMS if linked
Check building fault reports
At commence
or as required
As required
Check fault reports
As required

Landscaping
Ensure both Internal &
external blinds and
coverings are used when
appropriate
Review
Frequency
Annually


Education &
awareness
Information Sources


Commencem
ent
Annually
Check with retailer
As required
/annually
Tenant
Management
Water
Report leaks
promptly
Changes to
planting or
irrigation schemes
Waste
Considerations for BMC
Information Sources


Within what time frame
Water sensitive design,
water restrictions
Check fault reports

Check waste
classification and bin
separation processes
Waste Audit
Check waste contract
compliance

Review
Frequency
As required
As required
Annexure 4
Water and Waste Production Levels &
Conservation Measures (Optional)
WATER
Water Consumption and Breakdown
Table 11 shows the monthly targets for water consumption for the performance rating period.
These estimates are based on the following information and assumptions. [List and explain all
information, calculations, methods and assumptions made in arriving at these figures].
Table 11: Water Consumption Targets for Rating Period
Ref Month/
Year
1
2
3
4
5
6
7
8
9
10
11
12
Total
Tenancy
kL
Other
Tenancies
Central
Services
kL
kL
Total Building
KPI
kL
(kL/m2
pa)
Water Use Reduction
Strategies for Reducing Consumption
1. The Landlord to undertake annual water audits;
2. The Landlord to establish procedures for water efficiency and conservation;
3. The Landlord to establish mechanisms for the timely reporting and rectification of water
leaks and report performance annually;
4. The Landlord will implement cost effective efficiency and conservation measures,
especially as part of any major refurbishment (eg automated building services control
systems, rain water collection, waterless urinals, dual flush toilets, low flow taps and
showers, cooling tower improvements, fire system test water reuse, grey water treatment
and reuse);
5. Landlord’s maintenance contracts to include performance clauses encouraging sub
contractors to help achieve the required performance target;
6. Sub meter all major loads and/or end uses (more than 15% of the total) especially cooling
towers and non-office uses;
7. Monitor and analyse water time of use meter data to identify inconsistencies with
building management and control strategies and usage plus operational problems;
8. Require cleaners and security personnel to report leaking taps, urinals and toilets;
9. Implement a Communications and Education Strategy for stakeholders;
10. Review supplier agreement and tariffs to identify cost savings for reinvestment in water
saving and greenhouse gas reduction measures (eg fuel switching electricity to gas hot
water);
11. Ensure building operates in accordance with the GLS Performance Standards; and
12. Adopt other recommendations in the ‘Guideline to Improving Water Efficiency in
Commonwealth Offices’.
Water Consumption Targets
A water intensity index or KPI of kL/m2/year will be used based on Net Lettable Area or
NLA. A Target Water Index of [insert value] kL/m2 pa has been set based benchmarking data
from the NABERS rating system http://www.nabers.com.au and [describe audit or other
investigation leading to the target]. Performance will be determined and reported monthly by
recording actual consumption and NLA figures in place of target figures in Table 1. If it
appears that the Target Water Index will not be achieved then the Landlord will identify all
reasonable measures needed to achieve the target. Where feasible, water savings measures
will be delivered in the time frame required to achieve the target.
WASTE
Waste Production
Table 12 summarises the common waste types and target production levels. The agreed waste
stream sorting and disposal arrangement are [describe].
Table 12: Summary of Site Waste Streams
Waste Stream Type
Quantity
(tonnes pa)
White paper
Other paper
Plastic
Glass
Metal
Other inorganic
Organic
Total
Strategies for Reducing Waste
Key strategies and accepted best practice are as follows:
1. The Landlord will provide separate facilities to receive reusable, recyclable, compostable
and landfill type waste and ensure correct disposal by contractors;
2. Landlord and Tenant develop and follow effective waste management systems and
procedures;
3. The Landlord will use its best endeavours to negotiate remanufacturing arrangement or at
least put in place recycling arrangements for office computers, fax machines, printers and
photocopiers;
4. Landlord’s waste services contracts include performance clauses encouraging sub
contractors to help achieve the required performance target;
5. The Tenant will pre sort its waste and use the correct waste receptacles;
6. The Tenant will adopt a green purchasing policy in relation to office paper and
consumables;
7. The Tenant will recycle copier and printer paper for the production of draft documents;
8. The Landlord and the Tenant will establish mechanisms for the timely reporting of waste
reduction measures and performance against targets; and
9. Landlord and Tenant minimise waste during fitout, alterations and major refurbishments.
Waste Reduction Targets
Baseline waste production was determined as [X] tonnes pa for Common areas and [Y]
tonnes pa for the Tenancy within 3 months of the Commencement Date as required. The
BMC agreed a [insert target %] Waste Reduction Target and the Landlord and the Tenant will
use their best endeavours to achieve the target.
The Waste Reduction Target and the sum of actual and remaining target waste production
levels will be used to determine the average savings needed for each of the remaining months
in the assessment period to achieve the target. If it appears that the target will not be met then
suitable reduction measures will be identified and delivered in a time frame required to
achieve the target.
Current indications are that figures of about 8 kg/m2 pa or 170 kg/person pa are typical KPIs
for many offices. Any office waste reduction action plan should include measures to keep
abreast of this (any other such initiatives) and amend the action plan, KPIs and targets
accordingly to allow external benchmarking.