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Universities Superannuation Scheme - USS

PRI reporting framework 2018

Export Public Responses

You are in Direct - Property » Post-investment (monitoring and active ownership)



PR 08. ESG issues in post-investment activities


08.1. 組織の不動産資産に関連する投資後の活動において、組織やプロパティマネジメント会社がESG問題を考慮しているかどうかを記載してください。

08.2. 組織の不動産資産に関連する投資後の活動において、組織やプロパティマネジメント会社が以下のESG問題を考慮しているかどうかを記載してください。

08.3. 組織の不動産資産に関連する投資後の活動において、組織やプロパティマネジメント会社がESG問題をどのように考慮しているかを説明してください。

Both USS and our Property managers consider ESG issues to be extremely important, hence monthly meetings are held where such issues are discussed, actioned and resolved.

We operate an active ESG post-acquisition programme whereby the asset's waste, water and energy consumption (if there are common parts) are monitored.  An action plan is put in place to address any potential improvements raised during the due diligence process.

The asset is also immediately monitored for Health and Safety purposes by our Property Managers.  This includes ensuring all Health and Safety compliance requirements are being adhered to.

We also look at what socio-economic, biodiversity and community initiatives the asset can support e.g. supporting local charities and installing bug hotels.



PR 09. Proportion of assets with ESG targets that were set and monitored



09.1. 報告年度において組織またはプロパティマネジメント会社が管理する不動産資産のうち、ESGの目標(KPIなど)を設定し、モニタリングした不動産資産の割合を示してください。


09.2. 組織やプロパティマネジメント会社では、主として、どのESG問題を対象にどのような目標(KPIなど)を設定のうえ進捗をモニタリングしているのか明示してください

          Reduction of energy consumption of 30% between 2010 and 2020.
          Monitor of water consumption.
          Diversion of waste from landfill across the whole portfolio.
          We are currently on track having reduced by 23% so far.
          Where viable we are installing waterless urinals, sensors on basins and dual flush toilets.
          96% of waste is currently diverted from landfill.
          To encourage charities to raise money in our shopping centres.
          Encourage our tenants to not drive but cycle.
          We now have dedicated charities across the portfolio which we support.
          In the past year we have installed new cycle stores into three of our office multi let buildings.
          To communicate with our tenants more frequently in order to improve communications and inform decision making.
          We have dedicated monthly meetings, attended by the tenants, Building Manager and Property Manager at all our multi let assets, improving governance and communications.

09.3. 補足情報 [任意]

We closely monitor material ESG issues post acquisition.  As part of our contractual agreement with our Property Managers, they support us in implementing ESG improvements.  This may include the monitoring of waste, water and energy consumption data, comparing this against performance targets, and rolling out actions, where considered necessary, across the portfolio.

PR 10. Certification schemes, ratings and benchmarks

10.1. 不動産資産が認証スキーム、格付、ベンチマークと比較して評価されているかどうかを示して下さい。

10.2. 不動産資産を評価する認証スキーム、格付やベンチマークを挙げ、それらを適用する不動産資産の割合を示してください。


10.3. 不動産投資のESGパフォーマンスに関連する情報を開示するため、不動産別報告基準を組織が使用しているか、示してください。

10.4. 補足情報 [任意]

We ensure all purchased assets include an Energy Performance Certificate (EPC).  We have reviewed our EPCs across the whole portfolio against tenant leases and expires, and have set out an action plan for improvements. Where a property refurbishment or fit out occurs we ensure the works are undertaken in consideration of achieving as high an EPC grade as possible.  We will be entering the whole portfolio within the GRESB assessment in 2018.


PR 11. Proportion of developments and refurbishments where ESG issues were considered


11.1. 実施中の不動産開発および大規模改築の中で、ESG問題が考慮されている割合を示してください。


11.2. 組織の不動産の開発および大規模改築において、以下のESGが通常検討され、モニタリングされているかを明示してください。

11.3. 補足情報 [任意]

All our developments and refurbishments aim to improve their ESG performance, this is mainly focused around the EPC rating where we aim to ensure the grade achieved is no worse than a ‘D’.

We are currently trialling ESG standards for our contractors on larger builds and refurbishments.  This includes providing to them a fit-out guide which recommends sustainable elements to be considered during the preparation of the specification for any alterations, for example:

- Low energy lighting fittings, including LEDs.

- Lighting controls, such as sensors (Passive Infrared) or timers, to optimise energy use in areas that are used less frequently or when the premises are unoccupied.

- The inclusion of low energy plant, such as boilers and cooling equipment.

- Specification of sustainable materials, such as timber from sustainably managed woodland, locally sourced goods, reused or recycled materials, and materials with a lower environmental impact including flooring, walls, windows, paints and insulation.

- Renewable energy sources such as Photovoltaic cells (solar ‘PV’ panels).

- Low flush or dual flush WCs or waterless urinals.

- Flow regulators to taps and shower heads, spray or aerator taps.


PR 12. Proportion of property occupiers that were engaged with


12.1. 報告年度において組織やプロパティマネジメント会社がESG問題についてエンゲージメントを行った不動産入居者の割合を明示してください。


12.2. 以下の実務および分野の内、組織やロパティマネジメント会社にとって入居者とのエンゲージメント活動の一部となっている主なものを明示してください。

12.3. 補足情報 [任意]

We communicate ESG matters with our tenants across all of our multi-let offices and retail schemes.

This programme includes presenting to our tenants quarterly waste, water and energy consumption data (common parts only).

We also chair a Green Building Forum at a shopping centre, where the meeting agenda is based solely on environmental and sustainability matters.

PR 13. Proportion of green leases or MOUs referencing ESG issues

13.1. 報告年度におけるグリーンリースを使用した賃貸契約の割合、またはESG問題に言及した覚書(MoU)の割合を記載してください。


13.2. 補足情報 [任意]

We have been rolling out green leases across the direct property portfolio since 2012.

The green lease for each asset sets out within a clause that the tenant and landlord commit to (i) promoting the reduction of energy emissions and water consumption, and (ii) reducing and/or recycling waste.


PR 14. Proportion of assets engaged with on community issues

14.1. 報告年度において、組織やプロパティマネジメント会社がESG問題についてコミュニティとエンゲージメントを行った不動産資産はどのくらいの割合であるかを明示してください。


14.2. 組織やプロパティマネジメント会社は以下の分野や活動において、通常はコミュニティとエンゲージメントを行っているかどうかを記載してください。

14.3. 補足情報 [任意]

We actively encourage nominated charities to promote their organisations within our shopping centres, taking full advantage of the high levels of footfall.