Investis is committed to a dynamic multi-year renovation journey, aimed at enhancing sustainability, reducing energy consumption, and eliminating the CO₂ emissions across the property portfolio. This includes overhauling of facades, roofs, windows and heating systems, as well as interior renovations. In some cases, complete renovations of existing buildings are included as part of the ecological renovation strategy and the possibility of installing solar panels on the roofs is being closely examined. The planning of these environmental refurbishments aims to ensure maximum economic efficiency while minimising the environmental footprint.

At the heart of this initiative is a comprehensive audit of all buildings. The aim is to identify potential energy-saving opportunities through meticulous data collection, control and recalculations. Investis calculates, monitors, and manages reduction strategies by incorporating energy data, building conditions for sustainable planning of future measures and investments, at both property and portfolio levels. Beyond energy metrics, understanding a property’s condition and management is indispensable. With a robust data infrastructure, Investis paves the way for sustainable rolling planning and investments.

This thorough analysis not only enables Investis to identify opportunities for improving energy efficiency (reduction of carbon footprint and operating costs) during building renovations but also provides a framework to evaluate possibilities for urban densification, including strategies like increasing building height. By assessing sustainability at a granular level, property owners and investors gain valuable insights, enabling them to formulate well-structured renovation strategies and investment aimed at achieving higher sustainability standards. An integral part of this strategy includes the calculation of the Geneva heating expenditure index (IDC), which serves as a benchmark for sustainability. 

To develop its strategy, Investis is working in collaboration with Signa-Terre (data monitoring and analysis), the Services Industriels de Genève and SSREI (Swiss Sustainable Real Estate Index). To assess the sustainability and the environmental impact of its property portfolio, Investis commissioned Signa-Terre to carry out a comprehensive assessment and monitoring of its buildings. The assessment covers not only energy consumption but also greenhouse gas emissions of the portfolio. For buildings located in the canton of Geneva, Investis works with the Services Industriels de Genève, which has, in collaboration with the canton, set up the SIG-éco21 program, which covers a range of energy optimisation measures. For buildings in the canton of Vaud, Investis is already implementing similar measures while monitoring publications on new regulations.

Annual energy monitoring results

Investis annual energy monitoring results are based on the Rapport de Surveillance Énergétique 2023 from Signa-Terre. The indicators presented below are based on the conversion factors given by the KBOB 2024 standards (Coordination Conference for Public Sector Construction and Property Services).

The coverage rate for the 2023 period for all fluids considered is 84%, representing an Energy Reference Surface of 181,467 m² – excluded are buildings with hospitality, leisure and seasonal activities. For guidance, the yearly period indicated corresponds to the heating period, meaning from July to June of the following year.

The above results represent the Scope 1 and 2 consumption of the Investis portfolio. The notion of scope is used in most standards and benchmarks relating to CO₂ emissions. The definitions based on ISO 14064 and practical experience are the following:

• –Scope 1: Direct emissions generated at building level (e.g., emissions linked to on-site combustion of gas or fuel for building heating)
• –Scope 2: Upstream emissions resulting from the energy supplied to the building (e.g.,  production of district heating, electricity for common areas or heat pumps)
• –Scope 3: May include various emissions upstream and downstream of the building (e.g., electricity consumption by users, building construction and renovation, etc.).

All the figures and graphs presented in this report take Scope 1 and 2 into account.

The report focuses on four main performance indicators: the quantity of CO₂ emitted, electricity and water consumption as well as heating systems used. These metrics offer a transparent and quantifiable view of an organisation’s sustainability efforts.

co₂ and energy consumption

Total CO₂ emissions for the portfolio amount to 5,014 tons for the 2022/2023 analysis period corresponding to a total energy consumption of 23,051,410kWh. On a per m² Energy Reference Surface (ERS) basis, emissions amount to 27.63kgCO₂/m², a reduction of 17.32% compared to the 2021/2022 period. It is essential to recall that in 2021 and 2022, amidst the ongoing COVID-19 situation, partial lockdowns and the widespread adoption of remote work contributed to a general increase in energy consumption as the majority of the portfolio is made up of residential buildings.

POWER CONSUMPTION

Electricity consumption for the portfolio’s common areas amounts to 1,283,294kWh for the 2022/2023 period. On a per m² Energy Reference Surface (ERS) basis, consumption amounts to 6.23kWh/m², which represents a 3.29% reduction compared to the previous period.

Water consumption

Total net water consumption for the portfolio amounts to 303,260 m³ for the 2022/2023 period. On a per m² Energy Reference Surface (ERS) basis, consumption is 1.51 m³/m², up 3.82% on the 2021/2022 period.

Approximately one third of the energy consumed in residential buildings is used to heat water. When renovating homes, Investis installs water flow reducers on bathtubs and sinks to limit the amount of water used and therefore heated.

Heating energy mix

The below table presents the energy mix for the entire portfolio.  It demonstrates that most of the heating energy is sourced from fossil energy. 

However, there has been a significant reduction in oil-fired heating systems, which now account for 33%. Meanwhile, the number of gas heating systems has remained constant at 41%. Urban heating systems account for a smaller but growing share of 24%. Other sources, such as wood pellets heating systems,  account for the remaining 2%.

Investis’ objective of decarbonising its property portfolio also involves replacing heating systems that use fossil fuels with more environmentally friendly systems, such as urban heating systems or installing thermal or photovoltaic solar panels. Both solutions depend on technical feasibility, which is assessed when planning the renovation of buildings.

SIG-ECO21 Program in geneva

Investis has supported this initiative from the beginning and implemented a number of measures. The first concrete and immediate action taken to decarbonise the properties was to implement the measures of the SIG-éco21 programme, a series of technical solutions to reduce energy consumption. These measures can relate to the replacement of fossil fuel heating systems, technical systems, renewable energy production and aspects related to the building’s occupants.

Boiler

Energy consumption can be reduced by 10% and up to 30% through technical optimisation and adjustment of boiler settings and regular monitoring of indoor temperatures.
According to the recommendations of the Federal Office of Public Health, the ideal indoor temperature during the heating season should be between 18° and 21°, depending on the type of room.

In the Canton of Geneva, when considering all property owners collectively, energy consumption has fallen by an average of 16%, with savings of 75 GWh for the 2022/2023 period. Indeed, according to the application guide of the energy regulations of the canton of Geneva, a reduction of just 1° in the average heating temperature reduces the energy consumption of the building stock by around 7%.

Lighting for common areas

Lighting in common areas is often the most expensive item of electricity consumption in a building. Significant savings can easily be achieved by installing efficient lights equipped with presence detectors. The lighting solution offered by SIG-éco21 enables reducing the electricity consumption by up to 80% in the long term. Based on the data provided by the SIG-éco21 programme, this measure has been applied to most of the buildings, representing a substantial saving, corresponding to the yearly consumption of 35 households (based on an average annual consumption of a Swiss household of 5,000kWh).

Ventilation

Humidity-controlled ventilation systems allow air flows to be adapted to the needs of the occupants at any time. Conventional ventilation systems (single flow) are often oversized and controlled according to predefined schedules, which are not optimal from an energy and comfort point of view. Furthermore, ventilation systems in Geneva are often switched off at night. A properly sized humidity-sensitive ventilation system provides optimal airflow, prevents mould growth, ensures occupants comfort, and reduces energy consumption.

Heating circulators

Circulators are often oversized and do not consider the actual heating and hot water requirements of the building. As a result, the associated electricity consumption is too high. Old circulators operate at a fixed speed rather than according to the heating building’s needs, which vary according to the season and weather conditions. Preventive replacement of circulators also helps to avoid breakdowns and the resulting lack of heating and hot water. According to the SIG-éco21 programme, the circulators solution allows the equipment to be optimised and electricity consumption to be reduced by 60 to 90%.

Tenant’s education

The Eco-Housing Action Plan helps tenants to reduce electricity and water consumption by installing efficient appliances (light bulbs, flow reducers, etc.) and raising awareness of energy saving through eco-ambassadors’ visits. Tenant’s water consumption can be reduced by up to 20% and electricity consumption by up to 7%. Another benefit is lower costs for hot water and heating. For the building owner, a 15–20% reduction in CO₂ emissions is possible. These reductions are based on statistical data of the SIG-éco21 programme.

Investis is currently actively engaged in the process of implementing this solution, with an ambitious plan for a full-scale rollout scheduled for the year 2024. However, the company’s commitment to sustainability extends beyond the mere implementation of this solution. To truly amplify their environmental impact and underscore their dedication to eco-conscious practices, Investis is set to take their initiatives one step further. In a bid to educate and empower their tenants, Investis is developing an ecological action guide that will be thoughtfully distributed to all residents of its properties. The primary objective of this guide is not only to inform but also to inspire, serving as a valuable educational resource for residents. Through this carefully crafted guide, Investis aims to raise awareness and foster a deeper understanding of eco-friendly practices and sustainable living principles.

By providing their tenants with this educational resource, the company hopes to foster a sense of environmental responsibility, ultimately contributing to a more ecologically conscious and sustainable future for all parties involved. In doing so, Investis demonstrates not only a dedication to implementing innovative solutions but also a commitment to cultivating a community that actively participates in the global effort to protect the environment.

SSREI INDEX PARTICIPATION

Investis has been part of the SSREI index since 2022, with an aim to promote comparability in the Swiss real estate market. The SSREI, Swiss Sustainable Real Estate Index, serves as a reference point for assessing the sustainability profile of existing Swiss real estate properties.

The Swiss Sustainable Building Standard, a tool developed as part of the 2050 energy strategy, forms the basis of the index structure. Tailored for existing properties, this standard introduces a comprehensive auto-evaluation framework that covers three critical pillars: society, economy, and environment.

• –In assessing a building’s environmental impact, the SSREI index uses various criteria including heat emission, structural material quality, waste management practices, and available vehicle and bicycle parking spaces.
• –Economic sustainability is another essential facet considered by the SSREI index. It assesses factors such as operating and repair costs, value retention and maintenance, ownership and rights, natural hazards, renewable energy potential, and more.
• –The societal impact of a building and its contribution to the local community are meticulously examined through criteria encompassing town planning, architectural design, density of use, access to public spaces, safety, flexibility of use, or protection against noise.

To ensure the integrity of the data, the SSREI index undergoes annual verification by the SSREI control body, followed by certification from the Swiss Association for Quality and Management Systems (SQS).