Approach to climate change

With the globalization of economic activities and the effects of population growth, various environmental issues such as climate change are growing more serious. At the Parties to the United Nations Framework Convention on Climate Change held in 2015 (COP21), the Paris Agreement was adopted, representing an agreement to keep the rise in average temperatures since the Industrial Revolution to well under 2ºC, and to aim for keeping the rise to 1.5ºC. In 2021, the Japanese government declared the goal of reducing greenhouse gas (GHG) emissions by 46% (compared with 2013 levels) by 2030, and announced that it would further endeavor to reduce GHG emissions by 50%.JPR recognizes that climate change will have a significant impact on its business, including tenant and supply chain activities, and has adopted a policy of contributing actively to the reduction of GHG emissions.
In addition to identifying “countering climate change” as a material issue, we have set medium to long-term targets with a scientific basis, such as “46.2% reduction in total GHG emissions (compared to 2019) by 2030” and “net zero CO2 emissions by 2050. ”

Countering climate change

JPR works to reduce the impact of its business activities on climate change by reducing GHG emissions through the efficient use of energy in its office buildings, etc., and use of renewable energy. We also believe that the management of real estate with superior energy conservation will lead to the creation of business opportunities and improve competitiveness, and will therefore continue to engage in these initiatives.

GHG emission reduction targets

Support for TCFD

TRIM announced its support for the recommendations of the TCFD (Task Force on Climate-related Financial Disclosures), established by Financial Stability Board (FSB), in May 2021, and is engaged in activities as a member of the TCFD Consortium.
TRIM conducted an analysis of climate change risks and opportunities based on the four core pillars (governance, strategy, risk management, and metrics and targets) of the TCFD recommendations, and is actively disclosing details of those initiatives.

Acquired Certification from Science Based Targets Initiative (SBTi)

JPR established greenhouse gas reduction targets by 2030 and 2050, and as those targets are deemed to be consistent with the level required by the Paris Agreement (aiming to hold the global average temperature increase to a level well below 2℃ above pre-industrial levels and purse efforts to limit the temperature increase to 1.5℃ above pre-industrial levels), and based on scientific grounds, JPR acquired certification from SBTi in April 2023.
SBTi is an international initiative jointly managed by CDP, United Nations Global Compact (UNGC), World Resources Institute (WRI) and World Wide Fund for Nature (WWF) that supports the setting of emission reduction targets based on scientific grounds and certifies them for companies to achieve the target of limiting the rise in global average temperature caused by climate change to 1.5℃.

Governance

TRIM has established the Sustainability Committee in accordance with its Sustainability Regulations. Chaired by the President and CEO of the company, the committee meets four times every year, in principle. Activities of the Sustainability Committee include deliberation on basic policies, monitoring activities, and the establishment of system for promoting sustainability.

Strategies

JPR has conducted multiple scenario-based analyses to understand the risks and opportunities of climate change and to examine their impact on its business.

Scenario analysis

Identification of risks and opportunities, verification of financial impact

In its scenario analysis, JPR identified the following risks and opportunities by utilizing the knowledge of outside experts and quantitatively evaluated the degree of impact, and is responding together with the relevant departments in charge.

(Million of Yen)

Type of risks		Risks and opportunities	Category	Financial Impact (Based on operating revenue)				Strategies
				1.5℃/2℃		～4℃
				2030	2050	2030	2050
Transition Risks and Opportunities	Policy and regulations	Risks	Increase of costs due to the imposition of carbon taxes	▲305	▲820	▲305	▲519	Purchase of non-fossil certificates, expansion of renewable energy procurement, implementation of energy-saving construction and reduction due to a decrease in the emission factor
			Cost of taking measures to achieve emission reduction targets	▲51	▲350	▲25	▲100
			Increase in construction expenses due to the imposition of carbon taxes	▲161	▲434	▲161	▲274	Increase in investment efficiency and revision of construction plan
			Increase in expenses for building management contracts due to the tightening of regulations associated with climate change	▲4	▲5	0	0	Cooperation with PM and BM (rationalization of operations)
			Increase in expenses for obtaining environmental certifications	▲8	▲13	0	0	Increase in properties’ competitiveness due to environmental certifications
		Opportunities	Decrease in carbon tax expenses due to the achievement of GHG emission reduction targets	+117	+820	+117	+519	Purchase of non-fossil certificates, expansion of renewable energy procurement, implementation of energy-saving construction and reduction due to a decrease in the emission factor
	Market	Risks	Increase in amount invested in energy conservation	▲21	▲21	0	0	Cost reduction through the rationalization of the need for facilities and the decrease of energy consumption
			Increase in additional energy conservation investments	▲4	▲3	0	0
			Increase in operation expenses due to an increase in energy prices	▲33	(+5)	(+24)	(+141)	Reduction of energy consumption and water, heating and lighting expenses
			Fall in the occupancy rate due to delays in implementing measures for green buildings	▲332	▲501	0	0	Increase in the percentage of properties that have obtained environmental certifications and improvement of environmental performance due to property replacement
			Decrease in rents due to delays in implementing measures for green buildings	▲40	▲150	0	0
			Increase in financing costs due to delays in implementing measures for green buildings	▲76	▲160	0	0	Promotion of communication with investors and lenders and increase of ratings by ESG rating organizations
		Opportunities	Reduction of energy expenses due to energy-saving construction	+41	+69	0	0	Increase in investment efficiency and revision of construction plan
			Increase in occupancy rates due to measures taken for green buildings	+332	+501	0	0	Increase in the percentage of properties that have obtained environmental certifications and improvement of environmental performance due to property replacement
			Increase in rents due to measures taken for green buildings	▲40	▲150	0	0
			Decrease in financing costs due to measures taken for green buildings	+76	+160	0	0
Physical Risks and Opportunities	Acute	Risks	Increase in repair expenses due to unpredictable storms and flood damage	▲9	▲14	▲9	▲14	Expansion of anti-flood facilities and training for responding to flooding
			Decrease in rents due to unpredictable storms and flood damage	▲7	▲7	▲15	▲15	Expansion of response due to non-life insurance
		Opportunities	Flood damage covered using non-life insurance	+9	+14	+9	+14	Expansion of anti-flood facilities and training for responding to flooding
			Avoid decrease in rents using non-life insurance	+7	+7	+15	+15	Expansion of response due to non-life insurance
	Chronic	Risks	Increase of non-life insurance premiums	▲23	▲35	▲25	▲37	Rationalization of increased expenses and increasing resilience (improvement of insurance valuation)
			Increase in energy cost in summer attributed to chronic temperature increase	▲1	▲5	▲2	▲15	Decrease in energy consumption due to facility renovation, and cooperation with tenants (promotion of energy conservation measures)
		Opportunities	Decrease in energy cost in winter attributed to chronic temperature increase	0	+3	+1	+10

• Transition Risk: Risks associated with the transition to a decarbonized society (forecast analysis of carbon tax, electricity, and energy prices). Reference scenario: IEA World Energy Outlook
• Physical Risk: Physical risks (e.g., occurrence of water damage) caused by climate change itself. Reference scenario: WWF Water Risk Filter

Analysis Using CRREM

Outline of CRREM

CRREM (Carbon Risk Real Estate Monitor) provides a tool to visualize the risks of retrofitting individual properties and portfolios based on carbon reduction pathways for the 1.5°C and 2°C goals for the reduction of GHG emissions by 2050 in accordance with the Paris Agreement. By comparing data of its properties subject to analysis with the pathways, JPR expects to continue its consideration for determining the timing when individual properties and portfolio will become stranded assets as well as carbon cost, and understanding renovation work and the scale of renewable energy to be introduced, which are needed to accommodate the above.

Results of analysis using CRREM

JPR conducted an analysis of its properties held (as of December 2021) regarding their risk of becoming stranded assets, using CRREM risk assessment tool (v1.22 Asia-Pacific Region) and CRREM Global Pathways v1.093.^{(Note 2)} Part of the parameters (grid electricity emission factor, carbon prices, etc.) in the tool were adjusted to take into account the circumstances in Japan.
The result of the analysis shows that in Scenario A, pathways to the 1.5°C and 2°C goals will be surpassed around 2033 and around 2044, respectively, and in Scenario B, the pathway to the 1.5°C goal will be surpassed around 2043. Based on the results of the analysis, JPR will consider retrofitting measures and renovations for properties that place significant burdens on the environment, replacing assets and taking other measures.

• In Scenario B, the effects of off-site renewable energy, which is not a requirement in CRREM, are reflected in the property performance.
• As CRREM emphasizes the overall performance of buildings, the consumption of different types of energy, etc. are input for entire buildings or the entire scope of unit ownership, irrespective of the percentage ownership.

Roadmap to low carbon

JPR has set a 46.2% reduction in total GHG emissions (compared to 2019) by 2030 based on scientific basis regarding GHG emission reductions, and has also set the target of net-zero emissions by 2050. We will formulate specific measures and implement related initiatives to reduce emissions toward achieving these targets.

GHG emission reduction plan

Measures to achieve the plan

JPR is engaged in environmental and energy-saving measures, such as upgrading to highly energy-efficient facilities and improving operating methods, while measuring GHG emission figures to reduce GHG emissions.

Switch of energy suppliers

Review of power comapanies

JPR monitors current CO2 emission factors on a regular basis and is working to reduce GHG emissions by reviewing power supply contracts. We not only make judgments based on CO2 emission factors but also check the evidence, the mix of energy sources and ways to offset our carbon footprint.

Introducing renewable energy sources

Renewable energy is defined as energy that is produced by natural resources and does not produce greenhouse gases. Examples include solar energy, wind energy, geothermal energy, small and medium hydropower, and biomass. JPR is introducing 100% renewable energy contracts while considering increases in energy costs.

Equipment improvement initiatives

Upgrading to highly energy-efficient air-conditioning equipment

Power consumed by air-conditioning equipment represents a significant percentage of the power consumed by the entire building, with power demand increasing sharply during the hot summer months in particular. Air-conditioning equipment is being systematically upgraded to improve economic efficiency and comfort and reduce GHG emissions.

Upgrading to LED lighting

Lighting of exclusive-use areas and common areas are being replaced with LED lighting to reduce power consumption.

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, which reduces power consumption preventing people from forgetting to turn off the lights. JPR is working to reduce power consumption by installing motion detectors in restrooms, staff kitchens, and stairways when carrying out common-area renovations so that lights will be turned off when these areas are not in use.

Operational improvement initiatives

Category	Measure	Key Initiatives
Lighting	Turning off the lights when rooms are vacant	Creating standards for turning lighting on and off and promoting turning lights off when rooms are vacant
	Floor management of common-area lighting	Managing lighting of 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 rooms 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

Improving building resilience

TRIM conducts onsite inspections of all portfolio properties (except land with leasehold interest) at least once a year, in principle, to assess whether they are equipped to withstand disaster (including typhoon, heavy rain, flood, and earthquake), checking for any new risks and seeking to mitigate the risk of damage, loss or degradation of the properties. We are also implementing resilience measures utilizing disaster forecasts, such as regularly checking for hazard map updates in the areas where our properties are located.

Risk management

Risk management

Climate change risks are integrated with risks related to operations and management. They are monitored and managed through multiple verification systems. TRIM has established the Risk Management Committee to improve the effectiveness of its risk management, in accordance with its Risk Management Regulations. This committee deliberates on topics including risk identification, response to assessment, monitoring, and improvement measures. Contents, progress, and results of the committee’s deliberations are reported to the Board of Directors.
The Sustainability Committee also uses a risk monitoring sheet prepared by the Sustainability Secretariat for confirmation.

Risk management process

TRIM monitors all risks—including climate change risks—twice a year, and the Risk Management Committee deliberates on these risks. Details of initiatives taken every year are summarized and plans for the next year formulated at the end of each year are reported to TRIM’s Board of Directors.

Metrics and targets

GHG emission reduction targets

JPR has formulated new GHG emission reduction targets with a view to the 2050 net-zero target, and acquired SBTi certification for these targets as having a scientific basis and being consistent with the levels required by the Paris Agreement. JPR has also set a broader target of reducing total GHG emissions— including Scope 3 emissions—by 46.2% (compared to 2019) by 2030.

Target	Base year	Target year	Scope of GHG	GHG emission reduction targets
Interim target	2019	2030	Scope 1 + 2 + 3	46.2% reduction
Long-term target	2019	2050	Scope 1 + 2 + 3	Net zero

Environmental data (Collection period: January through December)

Some environmental data contained in this report have been assured by LRQA to ensure the reliability of the data reported. The types and values of applicable data are marked with an asterisk (*).

Category/Unit		FY 2019	FY 2021	FY 2022	FY 2023	FY 2024
Electricity Use*	Total (MWh)	92,952	92,071	96,087	94,107	94,492
	Intensity (MWh/㎡)	0.143	0.136	0.144	0.138	0.135
Gas and other fuel consumption*	Total (MWh)	17,170	15,853	17,142	16,751	17,207
	Intensity(MWh/㎡)	0.026	0.023	0.026	0.025	0.025
Heat Consumption*	Total (MWh)	12,681	14,182	14,925	16,111	16,290
	Intensity (MWh/㎡)	0.019	0.021	0.022	0.024	0.023
Energy consumption*	Total (MWh)	122,803	122,106	128,154	126,969	127,989
	Intensity (MWh/㎡)	0.188	0.180	0.192	0.186	0.183
Water Use*	Total(㎡)	524,170	422,704	480,162	504,819	498,363
	Intensity (㎡/㎡)	0.804	0.624	0.720	0.740	0.713
Scope1*	Total (t-CO2)	1,331	1,212	1,233	1,440	1,432
	Intensity (t-CO2/㎡)	0.0020	0.0018	0.0018	0.0021	0.0020
Scope2* (Market basis)	Total (t-CO2)	15,283	14,419	12,224	10,592	10,860
	Intensity (t-CO2/㎡)	0.0235	0.0213	0.0180	0.0155	0.0155
Scope2* (Location basis)	Total (t-CO2)	14,345	13,714	13,626	13,750	14,103
	Intensity (t-CO2/㎡)	0.0220	0.0202	0.0201	0.0201	0.0202
Scope1＋2* (Market basis)	Total (t-CO2)	16,614	15,631	13,457	12,032	12,292
	Intensity (t-CO2/㎡)	0.0255	0.0231	0.0199	0.0176	0.0176
Scope1＋2* (Location basis)	Total (t-CO2)	15,676	14,926	14,859	15,190	15,535
	Intensity (t-CO2/㎡)	0.0241	0.0220	0.0219	0.0223	0.0222
Scope3*		58,317	53,331	47,631	43,662	45,947
Category 1*	(t-CO2e)	5,906	5,729	5,946	6,146	6,475
Category 2*	(t-CO2e)	9,942	10,158	9,861	11,901	14,442
Category 3*	(t-CO2e)	3,098	3,245	3,267	2,872	2,890
Category 4*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 5*(Note 1)	(t-CO2e)	2,894	1,979	1,968	2,360	2,236
Category 6*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 7*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 8*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 9*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 10*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 11*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 12*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 13*	(t-CO2e)	36,477	32,220	26,589	20,383	19,904
Category 14*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A
Category 15*	(t-CO2e)	N/A	N/A	N/A	N/A	N/A

• The data shown in the table is based on the data that is available to JPR.
• 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 (%))
• The extent of data collection has expanded since 2024 and has included in gas, fuel oil A, diesel oil, and kerosene.

• Until 2023, the collection period of category 5 was April through March. Starting in 2024, the period was from January to December.