Initiatives on Behalf of the Environment
Recognizing the importance of addressing environmental issues in the real estate investment management business, JPR strives to reduce its environmental footprint by upgrading facilities and improving operation at the properties it owns. In pursuing eco-friendly management, JPR also considers issues such as facility user comfort and biodiversity.
Measures to address climate change
Investing in eco-friendly properties
Prior to finalizing an agreement to purchase real estate, an inspection is always conducted by an expert to verify legal compliance. JPR also conducts an inspection in advance to check for the presence of soil contamination or specified hazardous substances such as asbestos, in order to identify and avoid properties which are a risk in terms of their impact on the natural environment.
Managing energy-saving and reducing CO2 emissions
At JPR, social responsibility towards climate change is increasing with the expansion of asset size. Therefore, JPR is taking steps to upgrade to more energy-efficient equipment and improve the operation of facilities while also organizing activities to educate tenants.
Initiatives for improvement of repairing wquipments
- Upgrading to highly energy-efficient equipment
Power consumed by air-conditioning equipment represents a significant percentage of the power consumed by all buildings, with power demand increasing sharply during the hot summer months in particular. JPR carries out planned upgrades of air-conditioning equipment in order to improve cost efficiency and comfort while reducing CO2 emissions.
- Upgrading to LED lighting
JPR is reducing power consumption by steadily introducing LEDs in common-area lighting, emergency exit lighting, etc.
- Upgrading to lighting fixtures with motion detectors
Motion detectors respond to the movement of people and changes in brightness to provide illumination only when needed; as a result, lights do not remain on because people forget to turn them off, which reduces power consumption. JPR is working to reduce power consumption by installing motion detectors in bathrooms, staff kitchens, and stairways when carrying out common-area renovations so that lights will be turned off when these areas are not in use.
Initiatives for improvement of operations
At the facilities JPR operates, steps are also being taken to carefully coordinate equipment operation and control operation according to the season in order to reduce power consumption in common areas.
|Lighting||Dimming lighting when rooms are vacant||Creating standards for turning lighting on and off and promoting turning lights off when rooms are vacant|
|Phasing out fluorescent vacuum tubes||Reducing electricity consumption by phasing out fluorescent tubes|
|Floor management of common-area lighting||Managing common areas according to use by tenants|
|Air-conditioning equipment||Changing air-conditioning temperature to recommended values||Recommending that tenants adopt appropriate temperature settings for air-conditioning|
|Turning off air-conditioning power in empty rooms||Turning off air-conditioning equipment power in empty areas to stop consumption of standby power|
|Prohibiting entry of outside air during pre-warming/ pre-cooling||
Restricting the entry of outside air during pre-warming/pre-cooling in order to reduce air-conditioning loads
|Other equipment||Changing contract demand||Reviewing method of operating control equipment for the purpose of reducing contract demand and turning off equipment that is always on standby where appropriate|
Improving power factor using condensers
|Improving power factor through careful control of condensers and reducing electrical circuit and transformer energy loss|
|Seasonal adjustment of heated toilet seat temperatures||Managing toilet seat heating and washing water temperatures by adjusting the settings according to the season|
|Seasonal management of times when outdoor lights are turned on||Automatically turning off exterior lights and managing the times when they are lit according to the season|
To make our sustainability initiatives more viable, we believe that it is vital for TRIM officers and employees along with all staff engaged in management and operation to understand the importance of sustainability and address it in a unified way with a high level of awareness.
Recently, TRIM has conducted sustainability training sessions for real estate management company employees (property managers). Inviting outside experts as instructors, the training sought to deepen attendees' understanding of sustainability, search for potential improvements in day-to-day business, implement ideas that lead to improvement as policy measures, and share the importance of making continual improvements.
Moving forward, TRIM will continue to cooperate with its stakeholders as it strives to promote sustainability.
In addition to pursuing environmental and energy-saving measures, JPR periodically measures greenhouse gas emissions and strives to reduce the amount of CO2 emitted at its properties.
CO2 emission amount and data coverage rate
* The data shown in the table is based on the data that is available to JPR.
* The energy consumption and scope 1 emissions data does not include relevant data derived from emergency generator fuel.
* Energy consumption, water use and GHG emissions data is also broken down into office property and retail property categories for further verification.
The intensity is presented based on the calculation of (Total amount of electric power or CO2)/(Total floor area of equities (m2) x (Average occupancy rate per year (%))
Reducing waste and promoting recycling
By sorting industrial waste and enhancing recycling efforts, JPR is actively working to reduce the amount of waste produced. With the support of tenants and cleaning companies, the following waste-reducing initiatives have been implemented:
- Expanding the scope of recycling
- Recycling used fluorescent light tubes and batteries
- More thorough sorting rules
- Enhancing recycling and educational activities
Waste and Recycling Rate
|Category||FY 2017||FY 2018|
|Annual waste amount (t)*||5,137||4,950|
* This graph aggregates data for properties owned by JPR, excluding properties where tenants dispose of waste themselves.
* The waste amount and recycling rate data is data for FY2017 (from April 1, 2017 to March 31, 2018) and FY2018 (from April 1, 2018 to March 31, 2019).
* Three small buildings are not included in the totals because they do not engage in activities such as gathering waste data.
Promoting renewable energy and rooftop greening
Solar power generation (kWh)
Tokyo Square Garden and Olinas Tower, which are owned by JPR, utilize renewable energy through the introduction of solar power generation equipment. The amount of power generated is as follows.
|Portfolio||FY 2017||FY 2018||FY 2019|
|Tokyo Square Garden||4,551||4,578||3,655|
* The amount of power generated is a value for interests owned by JPR.
As part of JPR's brand strategy, walls and rooftops are being greened with eco-friendly plants. At the same time as plants provide a natural environment within the city, these bear a heat-alleviating effect, reduce the thermal load inside buildings, and cut down on the power consumed by air-conditioning systems.
Recognition by Third Parties
Acquisition of DBJ Green Building Certification
Multiple JPR properties have obtained DBJ Green Building Certification from the Development Bank of Japan (DBJ), which certifies real estate that has high social or environmental awareness. DBJ awards five different levels of DBJ Green Building Certification to office buildings, depending on the degree of social and environmental awareness.
|Certification Level||Property Name|
|★★★★★||Olinas Tower, Tokyo Square Garden|
|★★★★||JPR Sendagaya Bldg., Oval Court Ohsaki Mark West, Shinjuku Center Bldg.|
|★★||JPR Crest Takebashi Bldg., Shinjuku Square Tower|
Achieved "5 Star" the Highest Ranking in GRESB Evalution
GRESB is the ESG benchmark for real assets (real estate and infrastructure) and organization for managing these; which was established in 2009 primarily by major European pension funds. The GRESB real estate assessment covers real estate companies and funds that are mainly engaged in managing existing properties.
The 2019 evaluation acknowledged JPR's sustainability initiatives, in the "Management & Policy" and "Implementation & Measurement", and it designated JPR with "Green Star" for the sixth consecutive year.
In addition, JPR was granted "5 Stars" a highest evaluation in the GRESB. Furthermore, JPR also received a "A," the highest rating, in the GRESB Public Disclosure (ESG Disclosure Level) for the second time.
The following initiatives taken by JPR were acknowledged in the assessment of the survey:
- Enhanced management and strategy for sustainability, including establishment of objectives and reinforcement of the implementation system
- Concrete actions for appropriately understanding ESG risks and improving on ESG issues
Strengthened efforts in establishing relationships with tenants and other stakeholders
CASBEE is a system for comprehensively assessing and ranking the environmental performance of buildings with regard to aspects such as the enhancement of environmental quality and performance including indoor comfort and consideration for the landscape, on top of the aspect of environmental consideration such as energy saving and the use of materials and equipment with a lower environmental burden.
For details of the System, please refer to the website of CASBEE: http://www.ibec.or.jp/CASBEE/index.htm
|Certification Level||Property Name|
|S||Musashiurawa Shopping Square, JPR Umeda Loft Bldg., Housing Design Center Kobe, JPR Kojimachi Bldg., FUNDES Ueno, JPR Musashikosugi Bldg., Sompo Japan Sendai Bldg.|
|A||JPR Shibuya Tower Records Bldg., Yakuin Business Garden, Kawaguchi Center Bldg.|
Winning the Award for Town Creation with Flowers and Greenery
Yakuin Business Garden is located in the urban area of Fukuoka City. As the building name indicates, the property has a wide vacant lot open to the public, where 23 kinds of plants provide a different appearance season by season, including the corridor of zelkova trees that dye the air green. It is a space of greenery full of healing and comfort, where not only the facility users but also many other people feel relaxed. JPR endeavors to promote greenery as an initiative to enhance the asset value as well as to support town creation. [Won the 10th "Award for Town Creation with Flowers and Greenery" in 2013]