Weathering the storm: why resilience is now a must for commercial real estate

There is no mistaking it: weather is becoming more extreme. While June saw arctic winds bringing temperatures two degrees below average, August saw heatwaves trigger a series of health alerts across the UK as temperatures soared to a peak of 34.8°C in Cambridge.

Each season has the potential to bring unprecedented challenges for the property sector as it works to ensure built assets can weather the storm of climate change and adapt to changing legislation. Data shows that commercial property pricing is already starting to reflect climate risks, with rising insurance costs, as well as repairs and upgrades, being factored in for new and existing buildings.

So, how can we ensure that assets hold up – both physically and financially – to future climate threats?

The first step is to understand the measures and associated costs – upfront and long-term – of improving resilience.

To effectively manage the costs associated with implementing climate resilience measures, it is crucial to adopt a proactive approach during the early design stages and identify cost-effective materials and construction methods that achieve the desired resilience without compromising quality. Project controls, such as scheduling and risk management, provide a more holistic view of the process.

Why LCCA is key

While it is difficult to put a figure on the impact of climate risk on asset values, Life Cycle Cost Analysis (LCCA) is a useful place to start. It goes beyond initial investment and acquisition to encompass ongoing operation costs, maintenance, repairs and replacements across a building’s full life cycle.

This tool provides a comprehensive analysis of the various costs that commercial real estate properties owners should consider to ensure their assets are equipped to withstand the impact of adverse weather. LCCA should form a key part of the early design process as it allows clients to weigh up design solutions for anticipated and unanticipated weather climate conditions with short and long-term costs. There are lots of effective design solutions than can help protect buildings against climate change.

Assessing the existing systems in place for regulating temperature is a crucial way to determine the scope for improving operational efficiency through retrofit, for instance. Take the NHS Foundation Trust Headquarters at 350 Euston Road, which recently upgraded its heating, ventilation and air conditioning (HVAC) systems by introducing heat pumps, resulting in a final reduction of 62% on the base building controlled utilities.

Externally, the reflective surfaces on façades and rooftops can reduce heat absorption, which is why another key approach to retrofitting building envelopes is to use materials that provide better insulation and reduce heating and cooling needs. Blox in Copenhagen is a great example of a building that has achieved efficiency through façade design. Along with triple glazing to keep the building warm during Danish winters, it features vents that open in summer for passive cooling and natural air ventilation, taking the heat off mechanical systems and saving on cooling costs in the process.

The benefits of solar shading

According to research from specialist, Solinear, solar shading can help reduce HVAC energy use between 16% and 54%, depending on whether it is internal or external. While solar shading is commonly seen in hot climates, such as Australia and the Middle East, it is increasingly necessary for projects closer to home.

Kavel F by Breakthrough Properties, under development in Amsterdam, has reportedly been designed to be one of the most sustainable laboratory buildings worldwide. This project is a key example of an ultra-high performing building with a triple-glazed glass façade, solar shades and green roofs. While triple glazing can cost up to 20% more than equivalent double glazing, it can generate longer-term savings through reduced running costs.

Roof design can also achieve climate resilience with a relatively light-touch intervention. The Greater London Authority’s report on roofs designed to cool, published last year, outlines how “cool roofs”, which reflect sunlight, can lower temperatures inside and outside buildings, positively impacting health and well-being.

Additionally, green and blue roofs enhance biodiversity, absorb rainwater and mitigate the urban heat island effect. They can also be fitted out with tanks for water harvesting, reducing reliance on mains water. The Museum of London’s roof is currently home to a 25,000-litre tank used for flushing toilets and irrigating its green roof.

Wind resistance

Implementing measures for wind resistance is another growing necessity. One Central Park in Sydney is known for its vertical garden façades. These help to buffer winds by moving with the changing air pressure, relieving the direct impact on the building. Features such as windbreaks and external shading help to minimise the impact of wind damage on building structures. Flexible façades likewise play an essential role in building in resilience against winds and storms.

As temperatures start to jump increasingly between extremes, the heat is on to climate-proof our commercial buildings. We have the solutions. Stakeholders now need to work together to deploy them to ensure the future viability of our built environment.