Royal London Asset Management Property

What did the client need?

Royal London Asset Management Property (RLAMP) was looking for a consultant service that could help them deliver net zero carbon assessments for 16 office buildings. This marked the second phase of audits aimed at achieving full coverage for all their managed offices. In preparation for their 2040 target, the programme also encompassed a number of indirectly managed offices with upcoming lease breaks or potential for interventions.

As part of the RLAMP’s net zero commitments, they had set a target to align with the UKGBC Paris-proof pathway Energy Use Intensity target of 70 kWh/m2 by 2030 for directly managed offices.

Decarbonising their managed properties and aligning them to the anticipated standards for net zero carbon buildings was central to their decarbonisation strategy, so they needed a skilled and collaborative partner to help them plan for net zero carbon emissions and avoid property obsolescence.

How did Verco support the client?

Verco provided in-depth analysis of the existing assets, produced digital energy models, and assessed a range of energy and carbon reduction opportunities. This information was detailed in an audit report, which set out the potential opportunities for each asset, the steps needed to implement them, the associated costs, and the savings achievable for each improvement.

The identified opportunities were prioritised clearly, with indicative timing of measures taking into account lease dates and existing plant life. Where relevant, packages of measures were also recommended for maximum efficiency and minimal disruption.

What was the result?

Achievability against UKGBC, CRREM energy, CRREM GHG and RLAMP’s own targets was evaluated for each asset. The majority of assets were able to fully meet the CRREM energy pathway, and significant performance improvements were identified for those that were not within the target pathway. The Verco team also set out the nuances of each asset’s potential, considering occupant usage and future plans for the asset.

The team at RLAM are now well equipped to work towards significant savings including:

• degasification of all assets

• maximising renewables

• improving metering and monitoring

• optimising controls

In total, the audits conducted identified 170 net zero measures.

As the programme progressed, further opportunities were identified for Verco’s support. Therefore for selected assets, we also delivered:

• NABERS rateability survey – used to help asset managers understand if a building meets the needs of the scheme, using a gap analysis to understand remedial works required, together with estimated ratings both based on recent performance and a predicted rating following the implementation of the recommended NZ interventions. This provides a lower cost informative first view on NABERS allowing asset managers to take informed action to improve performance before committing to a full rating.

• Full NABERS assessment – more detail below.

• Net zero implementation partner support – tailored depending on site specific needs, this support ranged from considering a multi-building whole site Net Zero strategy to more detailed follow up support on specific recommendations and associated feasibility.

Further support Verco is currently providing includes development of a decision tree for understanding priorities pre- and post-audits for asset managers, and a NABERS measurement and verification project in which we are monitoring building performance to verify savings on optimisation measures to ultimately achieve a higher NABERS rating.

Follow on Deep Dive: NABERS Certification for RLAMP’s No. 1 & No. 2 The Distillery, Bristol

Verco recently supported RLAMP in achieving NABERS base building certifications for No. 1 & No. 2 The Distillery, two multi-let office buildings in Bristol. Both assets, constructed in 2021 with a combined GIA of approximately 10,000m², have now secured 3-star NABERS base building ratings, marking a significant milestone in their sustainability journey. Their ratings can be found on CIBSE’s NABERS Building Register here: NABERS UK Building Ratings

The project began with a Net Zero Audit, which highlighted the buildings as strong NABERS candidates. This led to additional NABERS rateability surveys being conducted to assess the metering infrastructure and identify documentation gaps. The surveys provided estimated ratings for each building, while also highlighting the need for additional meter validation documentation, and the potential challenges in excluding certain energy uses. Following this, Verco conducted the official NABERS assessments where additional factors led to some adjustments in the final ratings. In the end, No. 1 & No. 2 The Distillery achieved 3 stars each.

This case study showcases Verco’s structured approach to NABERS certification—combining rateability surveys, official ratings, and ongoing annual renewals—to help continuously improve energy performance.