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Property and adaptation

What are the risks of climate change?

Residential and commercial properties (existing and new-build), are increasingly exposed to the physical impacts and consequences of climate change.

  • In the UK, coastal flooding has been identified as a significant risk to the property sector. According to an assessment of current and future flood risk in England and Wales (Association of British Insurers: Financial Risks of climate change, 2005), the combined effects of higher tides, storm surges and rising sea level could lead to coastal flooding rising from 26 per cent of all UK floods to 46 per cent by 2080. The Association of British Insurers (ABI) estimated that this would lead to associated flooding losses totalling £22bn per year. (Climate change adaptation for UK businesses - A report for the CBI Task Force on Climate Change)
  • Gradual temperature changes and additional water and wind stress could also have significant impacts on the resilience of buildings, by affecting the longevity of materials used in the construction process. (The Adaptation Tipping Point: Are UK Businesses Climate Proof? Firth, J and Colley, M (2006), Acclimatise and UKCIP, Oxford)
  • Evidence suggests that not all businesses operating in this sector recognise the need to adapt. The 2006 Carbon Disclosure Project survey of FTSE 100 and FTSE 250 companies suggested that 89 per cent of respondents from the real estate sector expressed little or no concern over climate risks to their business. (The Adaptation Tipping Point: Are UK Businesses Climate Proof? Firth, J, and Colley, M (2006), Acclimatise and UKCIP, Oxford)

Main areas of impact on the UK property sector

Flooding: tidal, fluvial, surface and groundwater forms of flooding are projected to increase due to changing patterns of precipitation, such as more frequent heavy winter precipitation, and increased frequency of winter storms. Sea level rise will increase the probability of flooding of coastal areas.

Droughts: Risk of droughts and subsidence may increase as we experience longer periods of reduced precipitation in certain regions in the South, and at the same time demand for water will rise. If a drought is followed by an intensely wet period, this can exacerbate incidences of surface run-off and associated flooding.

Overheating: as a result of increased incidence of heat waves, especially in the summer, overheating in buildings is already becoming a problem. Local temperatures are further increased by the ‘urban heat island’ effect, with buildings accumulating heat during the day and releasing it at night.

Non-residential buildings such as offices, schools and shops can have higher internal heat gains and could therefore be more affected by increased temperatures, resulting in higher cooling requirements. There are a number of additional risks such as delays to construction, increased maintenance costs, affected property value and more limited warranties/guarantees; there is also the risk of market dislocation in the insurance sector, where certain products may be withdrawn.

Adaptation measures

Adaptations to climate change are generally specific to a particular site and location. However, there are a range of options available, depending on whether an existing property needs retrofitting or a new one needs climate-change considerations to be integrated into its site, planning, design and construction.

Existing properties

Existing buildings can be adapted to improve comfort, resistance and resilience, as well as energy and water efficiency. The main findings from the Case Study House (Retrofitting Existing Homes for Climate Change Impacts) (PDF) are set out below.

New properties

For new buildings, adaptation options can be found from the retrofitting options mentioned above but also by introducing improved building standards and regulations.

In the UK, the Code for Sustainable Homes was introduced in 2007. It is currently a non-mandatory standard and its objective is to improve the sustainability of new homes and the environmental standard to which they are built. In addition to improved building standards, possible adaptation measures for new building include:

  • restricting new development in areas with an increased flood risk (coastal/floodplain)
  • making use of thermal properties of materials to improve cooling in the summer
  • reducing solar heating by using overhangs, shade and green spaces
  • introducing new energy- and water-efficient technologies.

The Code for Sustainable Homes

The Code measures the sustainability of a home against nine design categories:

  • Energy and CO2 emissions
  • Water efficiency
  • Materials
  • Surface-water run-off
  • Waste
  • Pollution
  • Health and well-being
  • Management
  • Ecology.

The Code uses a sustainability rating system based on ‘stars’, where one star is the lowest and six stars reflect exemplary and cutting-edge development in terms of sustainability.

Relevant policy, legislation and standards

UK

  • Building regulations - exist to ensure the health and safety of people in and around buildings and the energy efficiency of buildings.
  • Code for Sustainable Homes (CSH) - introduced in 2007, with the objective of improving the sustainability of homes. Currently, the code is mandatory at a certain level for public buildings, while it is voluntary for private buildings. However, from 2010 onwards, the CSH will become mandatory for private buildings too and will act as a reference point for national building regulations.
  • BREEAM (Building Research Establishment Environmental Assessment Method) - launched in 1990 as a tool to assess the environmental performance of offices. It has since progressed to cover a number of other building types such as schools, hospitals, retail and industry.

Europe

European Energy Performance Directive (EPBD)
In compliance with this directive, Energy Performance Certificates have been introduced in the UK with the objective of improving the energy efficiency of buildings. By law, residential and commercial buildings that are being bought or sold require a certificate as well as a report that suggests possible energy-efficiency improvements.


The Case Study House - Retrofitting existing homes for climate-change impacts

  • Recent leading research (PDF) was commissioned by the Three Regions Climate Change Group - made up of London, the East and the South East of England - and undertaken by Arup. The three UK regions referred to are projected to have the most severe climate-change impacts for buildings and their inhabitants.
  • The report focuses on retrofitting existing homes to ensure their resilience, resistance and long-term sustainability, and it includes a case study that looks at adaptation measures for three distinct types of houses: a 1930s house, a 1960s flat and an entire block of flats. These types of property together represent a majority of the homes in the three regions, and in the UK as a whole.
  • A range of adaptation measures was chosen for each of the three main predicted climate change impacts outlined in the briefing note, ie flooding, water scarcity and overheating. While it is important to note that each property has its own adaptive capacity and potential, we can learn valuable lessons in terms of what measures can really make a difference, and whether or not these measures are cost-effective.

A summary of the chosen measures to tackle the key climate-change risks can be found below:

1. Flood resistance:

  • Non-return valves on drains
  • Door guards
  • Raise door thresholds
  • Waterproof materials
  • Seal gaps around pipes, cables, windows and doors

Resistance measures need to be installed in an ‘all-or-nothing’ manner, since every entrance/water access needs to be blocked. The report’s main finding is that the cost of these measures is recuperated in one single flood event.

2. Flood resilience:

  • Raise boiler above flood level
  • Raise electrical outlets
  • Replace floors with waterproof materials
  • Adapted design for appliance installation

Resilience measures can be installed independently and each contributes towards the reduction of recovery costs following a flood.

3. Water scarcity:

  • Focus on improving water efficiency of kitchen and bathroom
  • Introduce low-flow toilet, taps, shower
  • Install water-efficient dishwashers and washing machines

Water-saving measures are cumulative but can be installed at the same time. The more changes you make, the more water you save. As well as saving water, you can save energy by using less hot water.

4. Overheating:

  • External solar control
  • Improved natural ventilation
  • Replace carpeted floors with wood
  • Improve insulation
  • Replace old windows with new, low e-coating windows

As far as measures to improve indoor temperature control are concerned, there is a clear distinction between expensive measures, which require physical work done on the building or its structure, and the more clearly cost-effective measures such as improved ventilation and blinds.

As well as setting out these retrofitting measures, the report also makes a number of suggestions about how to increase the uptake of adaptation measures in the property sector as a whole. Uptake is currently low due to a number of barriers, including incomplete information and a lack of awareness about options. For more information, view the full report.

The main findings from the case study

Flood resistance
Aim to prevent or minimize the entry of water into home, eg non-return valves, raised doors, waterproof walls

Water scarcity
Introduce technological solutions that restrict water flow, eg low-flow fittings and appliances

Flood resilience
Help reduce the time and cost of recovery from a flood, eg position sockets/appliances above flood level

Temperature control
Use passive measures (ie not using energy) to reduce heat and improve ventilation, eg blinds, insulation, air flow, shade and vegetation

A recent study quantified the importance of green roofs in reducing the urban heat island effect. Results suggest that adding 10 per cent green surface to town centres or densely populated residential areas keeps maximum surface temperatures stable, avoiding a potential rise of up to 7.6º C by 2080, as well as improving surface-water run-off. (Adapting cities for climate change: the role of the green infrastructure, Gill S, et al (2007))

Rising to the challenge: The Corporation of London’s Climate Change Adaptation Strategy

‘Adaptation retrofitting options are mostly common sense sustainability improvements.’ (Your home in a changing climate, Three Regions Climate Change Group 2008)

This strategy, launched in September 2008, is the first of its kind by a UK municipality and its objective is to identify and prioritise risks associated with climate change and make firm recommendations about what adaptation measures can be adopted to reduce the impact of these risks.

The strategy includes recommendations on flood resistance, reducing the urban heat island effect through ‘green’ roofs, and promoting sustainable urban drainage systems (SUDS).

For the City of London, the following climate-change-related risks were identified:

  • Hotter, dryer summers
  • Milder, wetter winters
  • Higher frequency of extreme high temperatures
  • Higher precipitation frequency and intensity
  • Sea level rise and associated storm surges
  • Higher average wind speeds.

Possible adaptation measures can be introduced to manage these risks:

  • Flood-risk management
  • Water-resource management
  • Ground-condition management
  • Heat management.

The City of London’s adaptation report does not focus specifically on the property sector, but also includes other sectors and cross-cutting issues such as urban planning, flood-risk management, emergency planning and transportation, all of which have a strong relationship with property.

The report made a number of practical recommendations relating to property.

  • Sustainable drainage systems offer an improved approach to managing water run-off from buildings. Measures include rainwater collection, green roofing, porous pavements and basins in which to collect water when there is excess rainfall.
  • Green roofs are one element of improved drainage systems. Green roofs can help reduce the storm-water run-off by absorbing and holding it. In the summer, they represent a measure to reduce the urban heat island effect by enhancing natural cooling in urban areas. This in turn reduces the energy consumption of building-cooling systems, improves the appearance of the building and creates natural green spaces in built-up areas.
  • Flood-resistance measures help reduce the vulnerability of a building to excess water. For instance, the use of simple solutions such as one-way valves on pipes and drainage prevent water back-up into buildings. Other simple and cost-effective measure includes flood barriers for homes and the use of waterproof materials in construction.

Produced in association with Ecofys UK Ltd