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Disclaimer- Individual users are supposed to take full responsibility for the use of this manual and theassessment tool. The Japan Sustainable Building Consortium (JSBC) and the Institute for Building
Environment and Energy Conservation (IBEC) assume no responsibility whatsoever forassessment results based on this manual or the assessment tool, and for any damages resulting
from the utilization thereof, except for buildings that have obtained a certification in accordancewith the CASBEE for Market Promotion certifieation system.
- "CASBEE" is a registered Trademark owned by the IBEC. An application for a license is required
prior to using "CASBEE" in any advertising media, brochures, websites, goods and services.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Table of Contents
PART I. Outline of CASBEE for Market Promotion ................................................. 3
1. Background of study ............................................................................................................3
2. Basic policies for CASBEE for Market Promotion ..............................................................6
3. Dissemination to the international community ...................................................................7
3.1 Details of dissemination ..................................................................................................... 7
3.2 Response to dissemination ................................................................................................ 7
3.3 About GRESB .................................................................................................................... 9
4. Outline of Sustainable Building (SB) Index Proposed by UNEP-SBCI .............................9
5. Assessment Items of CASBEE for Market Promotion ......................................................10
5.1 Position of CASBEE for Market Promotion ...................................................................... 10
5.2 Weights in Assessment .................................................................................................... 11
5.3 Assessment Items ............................................................................................................ 13
5.4 Position of the assessment in the market ........................................................................ 17
5.5 Assessment Example ...................................................................................................... 18
5.6 Assessment Results Sheet .............................................................................................. 19
5.7 Basis of assessment form ................................................................................................ 22

PART II. Assessment standard ............................................................................... 27
1. Energy/GHG emissions ......................................................................................................28
1.1 Energy intensity/Carbon intensity (calculated) ................................................................. 29
1.2 Energy intensity/Carbon intensity (measured) ................................................................. 34
1.3 Natural energy ................................................................................................................. 42
2. Water use .............................................................................................................................43
2.1 Water consumption (calculated)....................................................................................... 43
2.2 Water consumption (measured) ....................................................................................... 47
3. Materials/Safety ...................................................................................................................52
3.1 High earthquake resistance, seismic isolation, etc........................................................... 53
3.2 Utilization of recycled materials/Control of waste disposal load ....................................... 55
3.3 Service life of structural materials .................................................................................... 60
3.4 Ease of MEP renewal/Self-sufficiency improvement of equipment/Maintenance ............. 61
4. Biodiversity/Site use ...........................................................................................................64
4.1 Enhancement of biodiversity ............................................................................................ 65
4.2 Soil environmental quality/Regeneration of brownfield sites ............................................ 67
4.3 Public transportation accessibility .................................................................................... 68
4.4 Natural disaster risk management ................................................................................... 69
5. Indoor environment.............................................................................................................71
5.1 Use of daylight ................................................................................................................. 72

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5.2 Natural ventilation performance....................................................................................... 75
5.3 View/Visual environment ................................................................................................. 77

References ...............................................................................................................79
1．Calculation method of "operational" CO2 emissions .................................................... 79
2．Primary energy equivalent .............................................................................................. 82

Afterword..................................................................................................................83CASBEE for Market Promotion (2014 Edition) For Offices and Retails

PART I. Outline of CASBEE for Market Promotion
1. Background of study
The Comprehensive Assessment System for Built Environment Efficiency (CASBEE) is an assessment
tool used in Japan. As of November 2013, CASBEE has been used by 24 local governments
nationwide to review application for building permits. More than 11,000 assessment results have been
submitted to local governments as of the end of March 2013. CASBEE for Building (New Construction)that covers new buildings has steadily become popular; however, CASBEE tools have not yet been
widely used in property appraisal in terms of existing buildings.
The "CASBEE Property Appraisal Manual" was released in February 2010 in order to address thisissue. The manual focuses on the relationship between the CASBEE assessment items and property
pricing factors and was designed to obtain reference data on property appraisals. However, someparties in the property appraisal field felt that this manual was too detailed for practical use. Improving
convenience in use was also another new issue.
We sometimes receive inquiries about the evaluation compatibility between CASBEE, LEED
(Leadership in Energy & Environmental Design), etc., when overseas investors and foreign tenants
examine Japanese property. Furthermore, the United Nations Environment Programme - Sustainable
Building and Climate Initiative (UNEP-SBCI) has been working to create world common indicators that
focus on items such as energy use, greenhouse gas (GHG) emissions, water use, resources, waste,indoor environment, biodiversity, and economics. Meanwhile, the United Nations Environment
Programme Finance Initiative Property Working Group (UNEP FI PWG) has proposed the creation of asimple and cost-free tool with high compatibility.
On the other hand, since environment efficiency items are usually included in the framework ofexisting laws and standards, such as the Energy Conservation Law, earthquake-resistance standards
for the Building Standard Law, and the Act on Maintenance of Sanitation in Buildings in Japan, utilizing
this framework is also considered effective, in terms of a simple and cost-free assessment ofenvironment efficiency.
In light of the above, in order to combine assessment factors associated with construction and site
in CASBEE, and to further illuminate the link with CASBEE's property appraisal for market players,"CASBEE for Market Promotion" was released in May 2012 for their use.
Further, upon revising the 2014 edition this time, the contents and assessment items have beenrevised to include retail stores in scope of the assessment.
Building environmental efficiency assessment tools may be used in various aspects as follows:- Design support tool
- Public administration support tool
- Real estate branding tool
- Check list (including a tool for what users noticed), etc.
While CASBEE for Building (New Construction) is mainly used as a design support tool and public
administration support tool, CASBEE for Market Promotion is mainly positioned as a real estate
branding tool and check list.
Figure I.1 shows the frequency distribution of buildings in the property market according toenvironmental efficiency. Buildings having a standard level of environmental efficiency are distributedin the center of the chart. Buildings with a higher level of performance are regarded as eco-buildings,
and those which may even create innovation come on top of all that.

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Figure I.1 Frequency distribution of building environmental efficiency in the real estate market (illustrative view)

As for buildings whose levels of environmental efficiency are below standard, laws and regulations
would be necessary since the minimum performance level has to be maintained. The guideline is toencourage an increase in the current level of performance. (Figure I.2)

Figure I.2 Building environmental efficiency, laws and regulations, guideline, and position of green buildings (illustrative view)

When utilizing other CASBEE tools such as CASBEE for Building as a public administration support
tool, any building should be covered in the assessment. When utilizing CASBEE for applications for
subsidies or some sort of incentives, for example, if B+ or over was required, CASBEE would bepositioned as a branding tool.
The U.S. LEED, which is a branding tool that covers only about the top 25% of superior buildings in
the scope of the certification, has a different purpose. As the performance level increases, the rating
progresses from the standard certification, silver prize, gold prize up to the platinum prize. (Figure I.3)

Figure I.3 Frequency distribution of building environmental efficiency in LEED (illustrative view)

Since CASBEE for Market Promotion only covers buildings that satisfy required items in the scope ofthe certification, it is positioned as a branding tool for real estate. It may also be used as a check list inwhich the environmental efficiency of existing buildings is evaluated in a simplified manner, prompting
its users to recognize new issues. The required items in CASBEE for Market Promotion are basicallyas follows:

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

1. Energy use/GHG emissions- Meeting the energy conservation standards (Level 3 or higher in any of the old standard, newstandard and actual values)- Setting target energy consumption and carrying out monitoring
2. Water- Setting target water consumption and carrying out monitoring
3. Materials/Safety- Complying with the new earthquake resistance standard (after the 1981 standard)- Buildings constructed before the Building Standard Law was revised in 1981, and seismic
renovations have been completed(The structural seismic index for seismic retrofitting Is value is 0.6 and over, or the collapse risk
index If value is 1.0 and under.)4. Biodiversity/Land use- Avoiding invasive alien species, uncategorized alien species and suspicious alien species rather
than introducing them voluntarily
5. Indoor environment- Complying with the management standard of environmental sanitation for buildings (in terms oftemperature, humidity, airflow, dust, carbon monoxide and carbon dioxide)- In cases where the gross floor area is less than 3,000 m2, an assessment based onquestionnaires would be appropriate.
In terms of buildings located across the country including small- and medium-sized ones, those which
satisfy all the required items in CASBEE for Market Promotion are positioned as illustrated in Figure
I.4.
We assume that buildings in compliance with requirements are in the top 30 to 40%, which is basedon the frequency of buildings across the nation that meet the legal standard of seismic capacity andhave a higher level of energy efficiency than the energy conservation standards. As the energy
efficiency increases, the rating proceeds from Certification B with 2 stars (the required items satisfied),
B+ with 3 stars (Good), A with 4 stars (Very good) and up to S with 5 stars (Excellent). Accordingly,
CASBEE for Market Promotion is positioned as a branding tool that certifies compliance with therequirements.

Figure I.4 Frequency distribution of building environmental efficiency
in CASBEE for Market Promotion (illustrative view)

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2. Basic policies for CASBEE for Market Promoton
In light of the background described above 1, CASBEE for Market Promotion was developed inaccordance with the following basic policies.
- Encompass items proposed by UNEP-SBCI and items which are compatible with CASBEE, LEED,and other rating systems.
- The number of assessment items is reduced as much as possible.
- By combination with a support tool, it establishes the linkage to property appraisal.
- It effectively utilizes the framework of existing laws and standards, such as building health standards,
housing performance indication system, and the Recycling Law.
- It establishes a mechanism (certification and training systems) which can widely be used by property
market players.
- CASBEE assessments provided by conventional CASBEE tools, including CASBEE for Building(New Construction) and CASBEE for Building (Existing Building), are not required.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

3. Dissemination to the international community
3.1 Details of dissemination
In view of the proposal by the UNEP FI PWG regarding the need of creating a simple, costless andhighly compatible tool described in 1, CASBEE Sub-Committee on Property Assessment Review
conducted a review on CASBEE for Market Promotion. This study is considered necessary for otheroverseas assessment tools. Therefore, as shown in the figure below, we have been introducing
CASBEE for Market Promotion at international conferences such as the UNEP FI PWG, since October2010 to stimulate discussion.
Ideally, in the future, all rating systems would share common metrics as illustrated in figure below
and also include each country's particular items, such as earthquake resistance in Japan. Everysystem could connect to property appraisal. Furthermore, rating systems for a Design for Environment(DfE) and for investors could coexist, as planners and contractors need elaborate systems, while
investors need simpler systems.

Figure I.5: Image of CASBEE for Market Promotion

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3.2 Response to dissemination
The report, "An Investor's Perspective on Environmental Metrics for Property", has been prepared by
the UNEP FI PWG and discusses matters, such as the dissemination of information, as describedabove. Initiation of a study on CASBEE for Market Promotion, as well as a study on the abridged
versions of LEED and BREEAM in the US and Europe, are introduced.

In Japan CASBEE has begun discussions with market participants
regarding an abridged version of CASBEE metric (the CASBEE for
Market Promotion tool.) In the US and Europe, LEED and BREEAM arealso beginning to relaease 'short-form' versions of their better known
measurement schemes, for existing stock.

Figure I.6 Excerpt from the UNEP FI PWG report

The study of CASBEE for Market Promotion has been well received by the UNEP FI PWG, which
supports the Responsible Property Investment (RPI), focusing on Environment/Society/Governance(ESG). The tentative version was given the subtitle "reflecting UNEP FI PWG's support for concise
metrics." The UNEP FI newsletter issued in November 2011 also features the English version of
CASBEE for Market Promotion (tentative version) published in October the same year. Information
dissemination like this is considered to be very important for an environment efficiency assessment
tool to become acceptable to investors worldwide.

Figure I.7 Excerpt from the UNEP FI website

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

3.3 About GRESB
There is an international benchmark in terms of individual estate agents and estate managers (on aportfolio basis) called the Global Real Estate Sustainability Benchmark (GRESB). "Green building
certification," one of the survey items in the GRESB, lists CASBEE for Building (New Construction),
CASBEE for Building (Existing Building) and CASBEE for Building (Renovation) as major certification
tools both for new construction and existing buildings, in which points are added in the assessment
through the survey. In the 2013 survey, CASBEE for Market Promotion was also approved as an official
tool.

4. Outline of Sustainable Building (SB) Index Proposed by UNEP-SBCIIn 2009 Common Carbon Metrics (CCM) was launched at COP15. Without global consensus, there isconfusion in the market, undermining efforts to fully implement promotion of sustainable buildings. In
creating the framework of CCM, UNEP-SBCI first focuses on climate change as its top priority. The
UNEP-SB Index will provide a globally consistent framework to understand, measure, report, and verify
actual building performance on core sustainability issues. The index is not intended to be a rating
system, but rather intended to steer and focus building industry stakeholders on the primary issues
agreed upon by the leaders and decision-makers of the sector.
The index is expected to focus on measurable, reportable and verifiable (MRV) indicators, and be
applicable to existing residential and non-residential buildings.
The index reportedly includes aspects of the buildings' impact and benefits in regard to the following six
issues. A review committee consists of a Steering Committee (SC) and Technical Advisory Committees(TACs) for each respective issue. In addition to the SC, TACs for Energy Use/GHG emissions, Water
use and Resources have thus far begun operating.
Table I.1 Items of UNEP SB Index
Issue
Energy use/GHG
emissions
Energy/ GHG
Water Use
Water
Resources
Materials
Indoor Environment
Quality (IEQ)
Indoor Environmental
Quality （IEQ）
Biodiversity and Land
Use
Economics

Indicator

Unit

Energy intensity
Carbon intensity

kWh/m2/yr
2
kg-CO2e/m /yr or kg-CO2e/person/yr

Rain and sanitary water harvested andtreated/used on and off site (recycling
water use)
Use of recycled materials in construction

mL/m2/yr

Indoor air pollutions level
Lighting for suitable tasks
Noise
Thermal comfort
Previously used site, avoiding green field
site, is selected

Pollutant level/m3
LuxdB
PMV index
Yes/No(Target: Zero or positive impacts on
biodiversity)
2
US$/m /yr (calculation)

Although including life cycle cost (LCC) asa criterion has been proposed, noagreement has been reached as towhether an economic indicator is to be
included in the index.

% by mass

Source: Briefing draft of SB index (excerpt from the material distributed at UNEP-SBCI SB symposium on May
19-20, 2010)

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5. Assessment Items of CASBEE for Market Promotion
5.1 Position of CASBEE for Market Promotion
The conventional CASBEE family is a group of tools that enable building designers and other relatedparties to evaluate accurately the building environmental efficiency, whereas CASBEE for Market
Promoton was developed as "a branding tool for real estate" that allows market players to conduct aquick and simple assessment in order to encourage broad use thereof in the real estate market. As aresult, both the new tool and those already on the market are designed to coexist and to be used or
executed selectively, depending on the purpose. On the other hand, buildings evaluated by CASBEE
for Market Promotion could also undergo the existing CASBEE assessments afterwards, which israther desirable.
The following figure shows the positioning of CASBEE for Market Promotion among other CASBEE
tools.
Unlike the existing design tools such as CASBEE for Building (New Construction), CASBEE for
Building (Existing Building) and CASBEE for Building (Renovation), "CASBEE for Market Promotion" isa simplified assessment tool intended for property market players. Property market players include
investors, financial institutions, real estate companies, building owners, brokers, tenants and licensed
real estate appraisers. The present tool has selectively incorporated the bare minimum, essential items
used in the current CASBEE tools for new construction, existing building, etc. Some items used in
CASBEE for Sustainable Site, which are considered important from the viewpoint of property appraisal,
have also been adopted.
We also plan to develop an "economic efficiency evaluation tool" as supplementary material toconnect environmental performance indicators to property value appraisal.

B: Branding tool for thereal estate market

Focus on essential items(under review)< Characteristics>- Condensed version- Assessment and indication of performance- Reflecting common indexes proposed by the UNEP
- Compatible with LEED and BREEAM

Figure I.8 Position of CASBEE for Market Promotion among CASBEE tools

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5.2 Weights in Assessment
Based on an exchange of opinions with The Real Estate Companies Association of Japan, Japan
Building Owners and Managers Association, Japan Association of Real Estate Appraisers andSustainable Property Study Group, as well as in consideration of balancing with the weights assigned
in other major foreign assessment tools, and the current CASBEE five-point scale evaluation method,
CASBEE for Market Promotion is designed to have a maximum score of 100 points as detailed below:[1] Consistency with the weights assigned in other major assessment tools throughout the world[2] Point scoring system (not BEE indication used in the existing CASBEE)[3] Five required items and 16 additional items for a total of 100 points[4] Mandatory required items (excluded from assessment if not satisfied)[5] UNEP-SBCI itemized system (not current CASBEE systems such as Q-1 to 3 and LR-1 to 3)[6] 60 points when standard score of 3 points is earned for all additional point items and 100 points
when 5 points are earned; 1 extra point for owner-tenant joint initiatives with rental buildings
The rating method is as follows:
Satisfying required items ★★ (equivalent to B- of the current CASBEE)
Points scored≧60★★★ (equivalent to B+ of the current CASBEE)

Points scored≧66★★★★ (equivalent to A of the current CASBEE)

Points scored≧78★★★★★ (equivalent to S of the current CASBEE)

Table I.2: Weights Assigned to Items of Major Assessment Tools in the World
LEED-NC(USA)

BREEAM(UK)

Green Star
(Australia)

Green Mark(Singapore)

CASBEE for Building(New Construction)(Japan)11 (Transport)
8 (Land use)
19 (Emissions)

7 (Transport)
8 (Greenery)
3 (Storm)

0.3(Q3)＋0.3×0.67(LR3)＝0.50 (25)

CASBEEfor Market
Promotion

Sustainable
site

26

8 (Transport)
10 (Land use& Ecology)
10 (Pollution)

Water use

10

6

12

17

0.3×0.15(LR2)＝0.045(2.25)

10(Water Use)

Energyuse/GHG
emissions

35

19

29

116

0.4(LR1)＋
0.3×0.33(LR3)＝0.50 (25)(Energy Use/GHG
emissions)

Material/Durability& Reliability

14

12.5
7.5 (Waste)

22

8 (Products)
2 (Refrigerants)

0.3×0.85(LR2)＋0.3(Q2)＝
0.555 (27.75)

IndoorEnvironment
Quality

15

15

27

8

0.4(Q1) ＝0.4(20)(Indoor Environment)

Management

N.A.

12

12

7

N.A.

N.A.

7 (Innovation)
5
10 (Construct)

N.A.

N.A.

20
(Biodiversity/Land use)

35

20
(Materials/Safety)

15

Innovation

6

10

Region

4

N.A.

N.A.

N.A.

N.A.

N.A.

110

110

145

190

2.0(100)

100

Total

N.A.: Not Applicable

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LEED‐NC /USABREEAM /UK
Innovation

Regional

6

Sustainable Site

4

Management

10

26

110
10

14

28

12

15
IndoorEnvironment
Quality

110

15

6

19

20

35

Energy use/GHG emissions

Material/Durability & Reliability

Green Star /Australia

12Green Mark /Singapore

5
17
38

18

7

17

8
27

10
145

190
12

22
29
116

CASBEEfor Building
CASBEE‐NC(New Construction) /Japan

20

CASBEE for Market Promotion
CASBEEマーケット普及版(Office edition) /Japan

15

25

100
（換算値）
(Region)

2.25

20

Water use

20

100

27.75
25
35

Figure I.9 Weights Assigned to Assessment Items per Tool (Pie Chart)

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5.3 Assessment Items
5.3.1 Principles for designing assessment items based on the basic principles
Among the basic principles described in Section 2, those which are related to the assessment items for
CASBEE for Market Promotion are listed as follows:- Items proposed by UNEP-SBCI and items which are compatible with CASBEE, LEED, and otherrating systems are extensively incorporated.
- Assessment items are narrowed down as much as possible.
- By combination with a support tool, it establishes the linkage to property appraisal.
- It effectively utilizes the framework of existing laws and standards, such as building healthstandards, housing performance indication system, and the Recycling Law.
According to the basic principles above, those for designing the assessment items are defined as follows.
Table I.3 Principles for designing assessment items
Basic principles

Principles for designing assessment items

Items proposed by UNEP-SBCI and
items which are compatible with
CASBEE, LEED, and other rating
systems are extensively incorporated.

 World's common items (Energy use/GHG emissions, Water use,
Resources, Biodiversity, Indoor environment) are set as main
assessment item categories. Assessment items underconsideration for the Sustainable Building Index proposed by the
UNEP-SBCI are respectively included in the above categories.
 Individual categories consist of "required items" and "additional
items" adopted in LEED and BREEAM.
 Balancing with the weights assigned in LEED and BREEAM is
considered (See 3.3 above) Regeneration of brownfield sites and public transportation
accessibility, valued in LEED and other tools, are included in theassessment items.

Assessment items are narrowed down
as much as possible.

 Limit the number of items to approximately 20 in total

By combination with a support tool, itestablishes the linkage to property
appraisal.

 In addition to world's common items, important environment
efficiency aspects which greatly impact the property value ofbuildings in Japan (Disaster prevention/Safety, Durability,
Self-sufficiency, Natural disaster risk management) are includedin the assessment items.
 Regarding Energy use and Water use, the "calculated value"
which indicates the original environment efficiency of buildings
and the "measured value" are combined and set as assessment
items.
 The weight of the "calculated value" is larger than that of the"measured value". (Though the measured value is weighedheavily as a world common metric, it largely depends on the user
characteristics and use method. Hence more importance isplaced on the calculated value based on building efficiency.)
 The assessment items for Indoor environment include items
relating to "natural symbiosis" (Use of daylight, Naturalventilation, View), the effect of intellectual productivity adjusted tobiodiversity has become increasingly important.

It effectively utilizes the framework ofexisting laws and standards, such asbuilding health standards, housing
performance indication system, and the
Recycling Law.

 Compliance with legal standards relating to the Energy
Conservation Law, new earthquake-resistance standards for the
Building Standard Law, the Invasive Alien Species Act, and the
Act on Maintenance of Sanitation in Buildings, is essential.
(Regardless of application or if there are punitive laws,
compliance with legal standards is required in the general sense.)

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5.3.2 List of assessment items
Table I.4 shows a list of assessment items for CASBEE for Market Promotion based on the principles
described in Section 5.3.1. Based on the world's common items and taking into account items
particularly important in Japan, five categories are established such as "Energy Use/GHG Emissions,""Water Use," " Materials/Safety," "Biodiversity/Land Use" and "Indoor Environment". Each has required
items to be satisfied. In the "Biodiversity/Land Use" category, "Soil environmental quality," "Public
transportation accessibility" and "Natural disaster risk management" have been added as land use
items.
This tool has two aspects: one to evaluate environmental performance and the other to disclose
environmental performance value (index). The real estate market needs clear indication ofenvironmental performance, and it is important to disseminate such idea.
In addition to the list of assessment items for office buildings, a separate list for stores is shown in
Tables I.5 and I.6. The list for stores allows an assessment of the actual energy consumption in
Energy/GHG emissions and that of the actual water consumption in stores in Water use. In
Materials/Safety, a new item concerning the waste disposal load control has been added. In Indoor
environment, standards for daylight use and natural ventilation have been modified for store use. The
assessment item View has been revised to View/Visual environment to fit stores, and its standard has
been reviewed.

5.3.3 Legality and required items
This tool has required items for each main category. It aims to verify that the legality of the important
items, and confirms their conformance to legal standards in a broad sense, in order to ensure therequired environmental performance (see below).
Table I.4 Legality and Required Item
Legal standards(mandatory for all)Category

Energy/GHG
Emissions-

Water use-

Legal standards
Legal standards(mandatory for concerned parties)(reasonable effort)
Energy Conservation Law(Energy conservation standards
Energy Conservation Law
for new construction)
Tokyo Metropolitan Ordinance on (Reduction in carbon intensity*)
Environmental Preservation(Reduction in total emissions*)
-

-

New
earthquake
resistance
Waste Disposal Law + regulations
standards
forthe
Building(proper
separation,
storage,Standard Law (reinforcement of Materials/Safetycollection, transport, recycling,earthquake resistance standards
disposal, etc.)
after 1981)"Request for understanding andInvasive Alien Species Act
cooperation in proper handling" by
Invasive Alien Species Act(prohibition on raising, planting,
Biodiversity/Land use(Registration of importation of the Ministry of the Environment
storing, carrying, and importing(MOE) (alien species requiring
uncategorized alien species)
specified alien species)
caution in handling)
Health Promotion Act (evaluation
standards regarding separate
Act on Maintenance of Sanitationsmoking area effect)
Industrial Safety and Health Act
Indoor Environment
in Buildings (Building environment
Act on Maintenance of Sanitation(office health standards)
and health control standards)
in Buildings (Building environmentand health control standards)* The reduction in total emissions or intensity differs in nature from responsibility for environmental performance.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Table I.5 CASBEE for Market Promotion (Office) Assessment Items

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Table I.6 CASBEE for Market Promotion (Store) Assessment Items

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5.4 Position of the assessment in the market
CASBEE for Market Promotion is positioned as a branding tool in the real estate market, which covers
any building across the country including small- and medium-sized ones in the assessment. Its positionis slightly different from design tools such as CASBEE for Building (Existing building) and the like. This
tool's primary requirement is to satisfy required items. As long as the requirement is met, a certain
certification rank is determined (For the required items, see PART II. Assessment standard). Whenpoints obtained increase as additional points are scored, a higher rank is appointed in the rating. The
assessment standard is as follows:

S: ★★★★★

Excellent

A: ★★★★

Very Good

B+: ★★★

Good

B: ★★

Required items satisfied≧78
points≧66
points≧60
points≧50
pointsFigure I.10 Rating of a building subject to the assessment in CASBEE for Market Promotion (illustrative view)

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5.5 Assessment Example
An assessment example is shown in Figure I.11. The required items must be satisfied, and additional
items are evaluated based on the points earned according to the criteria. The total additional points areshown in the upper column of the assessment sheet, and the number of stars (☆) indicates the rating.
In the right column, a cobweb chart displaying five categories, the position of measured energy
consumption in statistics, statistical data of potable water usage, and a summary of the characteristics
of environment efficiency, have been added. Use of the right column is optional, but it is recommended
so to offer market officials a more comprehensive and easy-to-understand presentation ofenvironmental information regarding the building.

Figure I.11 Assessment example of CASBEE for Market Promotion

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

19

5.6 Assessment Results Sheet
An example of an assessment results sheet is shown in Figure I.12. Points are filled in by the assessor.
The assessor gives an overview of the building and enters the score for each item, basis ofassessment, and values. The evaluation results are added up and a rating is indicated by the numberof stars (☆). The assessment result sheets for certified buildings are made available to the public by
the certification authority.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure I.12 Assessment result sheet for CASBEE for Market Promotion (Office building)CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure I.13 Assessment result sheet for CASBEE for Market Promotion (Retail)

21

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

5.7 Basis of assessment form
In addition to entering results in the assessment sheet, the items in the basis of assessment form mustbe filled out. The form also serves as a checklist for accompanying documents required forassessment applications and can be used in preparation for submission.

Figure I.14 Basis of Assessment Form (1 of 5)

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure I.15 Basis of Assessment Form (2 of 5)

23

24

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure I.16 Basis of Assessment Form (3 of 5)

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure I.17 Basis of Assessment Form (4 of 5)

25

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure I.18 Basis of Assessment Form (5 of 5)

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

27

PART II. Assessment standard
This assessment standard applies to existing offices and stores (more than 1 year after construction
was completed).
Offices can be evaluated separately based on [the Office Edition] as before, and retail stores aswell based on [the Retail Edition]. This manual is a combination of [the Office Edition] and [the Retail
Edition].
In cases of a multi-purpose building consisting of offices and retail stores, assessments are carriedout in terms of offices and retail stores, respectively, and a separate assessment result sheet isprepared for each of them. Finally, the total assessment score is calculated by dividing proportionallyby the floor space (see Table below).
Applications other than offices and retail stores (a data center, condominiums, a large-scale carpark, etc.) are included in the same building, and it would be desirable, if possible by means ofmeasurements and the like, to exclude the impact of energy or water consumption thereof (excluding
the floor space thereof at the same time). The certification is valid for 5 years; however, in cases when
tenants of the store space change, which would make a great impact on the assessment result, a
notification of change should be submitted.
Further, the assessment score is expressed to the first decimal place.
Table II.1 Calculation method for the total assessment score ofa multi-purpose building consisting of offices and retail stores
Application

Assessment result of
CASBEE for Market
Promotion (Score)

Floor space (m )Officexx.x

xxxxx.x

Store

xx.x

xxxx.x

Total(Score obtained by dividing
proportionally by the floor
space of offices and stores)(Total floor space)2* In the case of a large-scale building,the floor space for the car park is excluded.

28

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

1. Energy/GHG emissions[Prerequisite] All of the following [1] to [4] are satisfied.

[1] Meeting energy conservation standards- Confirm whether the energy conservation standards for houses and buildings specified under the
Energy Conservation Law (the Evaluation Standards for Clients and Owners of Specified
Buildings Concerning Rational Use of Energy) is met.
- It would be sufficient only if the standard at the time of construction was met. In cases where thecalculation is based on old standards such as the PAL and CEC, provide calculated values basedon the PAL and CEC, and indicate that the calculated values ≦ the standard values. Alternatively,"calculated value ≦ standard value" based on the point method can be indicated.
- In cases where the calculation is in accordance with the energy conservation standards revised in2013, provide the standard values and assessment values, and indicate that the assessment
values ≦ the standard values.
- Buildings, in which the PAL- and CEC-values are not calculated, are considered as equivalent tosatisfying the energy conservation standards, if the measured values of 1.2 meet Level 3 andabove.

[2] Setting energy consumption targets- The measured value and the targeted value for the following fiscal year (MJ/m2/yr) are entered.
Example: A 15% reduction over the previous year was targeted in 2013. Actual reduction achieved
was 17%. A further reduction of 1% from 2013 is set as the target in 2014.

[3] Implementation of monitoring- The annual energy consumption for each purpose in the building is determined and a benchmark
comparison is carried out using consumption output levels.
[Explanation]
Assessment is carried out on the implementation of measurements that lead to more efficient
operation, through the continuous understanding of the energy consumption required during theactual operation phase of the building after construction has been completed.

[4] Establishment of an operations management system- The organization, system and policies for operations management are planned. Then the operation
management system is organized and the manager is assigned.
- In cases where residents and tenants cooperate with the building owner to reduce operationalenergy consumption, an additional one point is given.
[Explanation]
This assessment focuses on the management system for systematic and organizational operation,
maintenance and preservation, as well as the subsequent implementation of the target managementplan.
In cases where residents and tenants cooperate with the building owner to reduce operationalenergy consumption, which is strongly desired these days, an additional one point is given.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

29[Additional point(s)] In addition to the required items, points are also given according to the following
1.1 to 1.3.

1.1 Energy intensity/Carbon intensity (calculated)
The assessment is based on a ratio (C/S) of the total annual consumption of the primary energy C of
the target building for 5 items, namely air-conditioning, lighting, ventilation, hot water supply andelevators, to the annual primary energy consumption S of the target building, using the energy-saving
plan that was developed at the time of construction. In cases where the energy saving plan is preparedbased on the BEI (Design value/Standard value) in accordance with the energy conservation
standards revised in 2013, the BEI shall be deemed equivalent to C/S.
In cases where the calculated value of the primary energy consumption is obtained based on theenergy conservation standards revised in 2013, identify the calculated value and standard value as C
and S, respectively, and calculate C/S (in other words, the BEI).
When the ERR value calculated as specified in the TMG Green Building Program is available,
1-ERR is regarded as being equivalent to C/S and can be used instead of C/S.
On-site natural energy, including photovoltaic power generation, may be subtracted from the annual
primary energy consumption.
When evaluating commercial buildings, additional points are calculated in the same manner as
offices by utilizing the primary energy consumption based on the energy conservation standards
applicable to retail stores and restaurants. In a commercial building that accommodates both retailstores and restaurants, the calculation result shall be divided proportionally by the floor space.
□Assessment standard

Relationship between C/S value and additional points

C／S

＞0.95

≦0.95

≦0.9

≦0.85

≦0.8

≦0.75

≦0.7

≦0.65

≦0.6

≦0.55

≦0.5

Points

15

16

17

18

19

20

21

22

23

24

25

□Explanation- Buildings for which PAL- and CEC-values are not calculated (those constructed before the Energy
Conservation Law was enacted), or buildings for which the calculation results are missing,calculation using tools such as BEST as described below may be used instead.
- In cases where no calculation is possible based on the above, the assessment shall be deemed
possible by utilizing the actual primary energy intensity and the statistical mean of the primaryenergy consumption (per floor space) by building scale listed in Table below. In such a case, thevalue obtained by dividing the measured primary energy consumption unit by the statistical
average value by building scale is considered to be C/S, which is applied to the above table toconduct a level evaluation.
- Secondary energy consumption values and CO2 emissions are shown in the assessment results
sheet for reference.
- Secondary energy consumption is obtained by dividing the primary energy consumption by the
primary energy conversion factor of the electricity.
[Secondary energy consumption (kWh) = primary energy consumption (MJ) / 9.76 (MJ/kWh)]- Energy consumption of individual energy sources including electricity and gas is converted into
CO2 emissions and are shown in the assessment results sheet for reference. In principle,
conversion of the energy consumption into CO2 emissions is carried out by referring to "1.
Calculation method for operational CO2 emissions" in Reference at the end of this manual.
Table II.2 Primary energy consumption per floor space (statistical average) [Office]Primary energy consumption per floor space
Building scale (Gross floor area)(Statistical average)
Less than 10,000 m2

1,676MJ/m2/yr

10,000 m2 or more and less than 30,000 m2

2,068MJ/m2/yr

30,000 m2 or more

2,526MJ/m2/yr

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Table II.3 Primary energy consumption per floor space (statistical average) [Retails]
Primary energy consumption per floor
Store typespace (Statistical average)(1) Retail stores

2,739 MJ/m2/yr(2) Restaurants

19,826 MJ/m2/yr(3) Department stores/Supermarkets (under
2,000 m2)
(3) Department stores/Supermarkets (2,000 m2
and over and under 10,000 m2)(3) Department stores/Supermarkets (10,000
m2 and over)

8,190 MJ/m2/yr
5,735 MJ/m2/yr
3,450 MJ/m2/yr(4) Home electronics mass retailers

3,140 MJ/m2/yr(5) Convenience stores

14,180 MJ/m2/yr(6) Office administration area in stores

Figures for offices apply.

- Calculation of C/S using the standard energy intensity, obtained by the Building-energy
Appraisement Management System (BAMS) provided by the Building-Energy Manager's
Association of Japan, is acceptable. In such a case, the value obtained by dividing the adjusted
energy intensity by the standard energy intensity as displayed on the assessment results screen,is regarded as C/S and is applied to the above table, in order to carry out the level evaluation.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

31(Reference 1) WEB calculation program of primary energy consumption
In order to more simply identify the energy saving performance of the entire building, the energy
conservation standards revised in 2013, which came into effect in April 2013, uses the primary energy
consumption as a benchmark. A WEB computing program for primary energy consumption (forbuildings) is provided by the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) via the
Building Research Institute to facilitate a quick calculation. While the program is designed to calculate
primary energy consumption and standard values based on building plan details at the time of
application of building certification, it is also considered applicable to existing buildings.
http://www.kenken.go.jp/becc/#EnergyProgramForHouses

Figure II.1 Sample screen of WEB calculation program of primary energy consumption (for buildings)

32

CASBEE for Market Promotion (2014 Edition) For Offices and Retails(Reference 2) BEST (Building Energy Simulation Tool)
This simulation tool was developed by the Japan Sustainable Building Consortium (JSBC) in order tocalculate the energy consumption of buildings. The tool consists of a simple version, professionalversion and energy conservation standards-support tool, according to the purpose of the user.
According to the notification concerning the 2013 energy conservation standards, a special method
is allowed in the calculation for preparing an energy saving plan. "BEST 2013 energy conservation
standards-support tool" is one of the approved calculation tools. Briefings regarding the BEST tool
have been held in individual municipalities in order to inform the public thereof.
http://www.ibec.or.jp/best/eco/index.html
Main features of the BEST 2013 energy conservation standards-support tool are as follows:
1) The computing engine utilizes the BEST Program Professional Edition in which the coupledcalculation is conducted between various elements such as construction and air-conditioning.
Therefore, even when multiple energy saving methods that mutually affect each other, the combined
effects would be accurately identified.
2) Constant maintenance and management allow examinations of energy saving effects of the latest
energy-efficient systems, equipment and building materials.
3) A User Interface (UI) that reduces the number of data entry steps and errors is developed in order toallow anyone to conduct an energy saving calculation fairly easily.
4) Weather data in 842 locations across the country is available.
5) It could be utilized not only as an application tool but also as a tool for studying, evaluating andvalidating the energy efficiency.
6) It allows a comprehensive study on renewable energy including the solar power generation and useof solar heat that is absolutely necessary for the smart energy infrastructure, and technologies for
reducing the peak load or peak power such as cogeneration and thermal storage.

Figure II.2 Sample screen of the annual simulation by BESTCASBEE for Market Promotion (2014 Edition) For Offices and Retails

33(Reference 3) BAMS (Building-energy Appraisement Management System)"Building-energy Appraisement Management System (BAMS)" is a system for offices developed as "ameasure of the energy-saving of buildings" by the Building-Energy Manager's Association of Japan in
2001.
BAMS determines the level of energy-saving performance, using the energy intensity (annual
energy consumption / gross floor area) as the basis of assessment, and excludes factors attributed tothe user, such as building scale, regional characteristics, conditions of use (occupancy and operating
hours of the building) and the level of office automation (number of computers). It also considers
factors attributed to the building itself such as building structure, specifications, facilities, the selectionof energy sources and the operation and management of the building equipment. The results are
expressed as primary energy consumption.

Figure II.3 Sample screens of Building-energy Appraisement Management System (BAMS)

34

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

1.2 Energy intensity/Carbon intensity (measured)[Office]This assessment focuses on the actual situation of the measured energy consumption, including thedaily operational conditions and improvements in the current operational method. The annual
measured electric power consumption and gas consumption are converted into primary energy
consumption, which is then divided by the gross floor area of the building, in order to obtain the primaryenergy intensity (MJ/m2/yr).
For conversion of electricity and gas consumption into primary energy consumption, please refer to"2. Primary energy corresponding value" in Reference at the end of this manual.
Assessment is carried out based on the standard shown below according to the calculated primaryenergy intensity, while referring to its position in the frequency distribution of the intensity by building
scale (see Figure II.4-6), based on the statistical survey nationwide.
□Assessment standard
Level 1High intensity range (between 0-10% from the bottom)

Level 2High intensity range (between 10-25% from the bottom)

Level 3

Average intensity range (between 25-50%)

Level 4

Low intensity range (between 25-50% from the top)

Level 5

Low intensity range (between 0-25% from the top)

- The energy consumption for computer rooms, company cafeteria kitchen, special use of officerooms and commercial purposes, may be excluded from assessment, if calculated individually. Insuch case, the floor space for these areas should be excluded from the total floor space.
- Similar to the calculation process described in 1.1, the corresponding values in the secondary
energy consumption (kWh/m2/yr) and CO2 emissions are obtained and displayed for reference.
□Explanation- In principle, the recently developed Data-base for Energy Consumption of Commercial building(DECC) is used as the standard value for assessment.
- Energy consumption in office buildings depends on various factors, including long operating hours,
high operating rate and high load density for information equipment. This assessment focuses onenergy usage efficiency according to the amount of activity, while considering the above factors asmuch as possible.
- The measured energy consumption data is organized into three categories; "Less than 10,000 m2,"
"10,000 m2 or more and less than 30,000 m2," and "30,000 m2 or more," according to theclassification of gross floor area in the DECC.
- As shown in Figure III.5, large-scaled buildings generally include buildings with large energy
consumption. Reasons for this may include the large carrier power required for multi-storied large
surface area buildings, or large retailers or an information center within the premises which requirelarge energy consumption. According to hearings conducted by persons in real estate, in manycases large-scaled buildings are likely to have along operating hours and advanced IT equipment.
- In view of the above, database for three categories is used for setting standard values based onclassification by building scale.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails
Level 41168 ≦< 1506

Level 31506 ≦≦ 1920Level 21920 <≦ 2503

Level 5
< 1168

Level 12503 <

Figure II.4: Ranking by primary energy intensity less than 10,000 m2

Level 5< 1778

Level 12927 <

Level 41448 ≦< 1794

Level 22275 <≦ 2927
Level 31794 ≦≦ 22752

Figure II.5: Ranking by primary energy intensity 10,000 m or more and less than 30,000 m

Level 5< 1776

Level 13528 <

Level 41776 ≦< 2178

Level 22721 <≦ 3528
Level 32178 ≦≦ 2721Figure II.6: Ranking by primary energy intensity 30,000 m2 and over

2

35

36

CASBEE for Market Promotion (2014 Edition) For Offices and Retails[Retails]
Regarding the assessment of actual consumption, in cases of a multi-purpose building that
accommodates stores, restaurants and office administration areas, actual values are evaluated, in theend, in terms of the following purposes and are divided proportionally by the floor space. The
assessment covers the gross floor area of the entire building excluding the car park, and is based on
the intensity per unit area. In order to clarify business categories of the classified stores, actual store
names are provided below. Note that the store names given are merely examples, which haveabsolutely no difference in terms of the performance from other stores whose names are notmentioned.
■Concept of target buildings regarding actual energy consumption(1) Retail stores:
A retail store consists of multiple tenant shops and common areas (communal corridors, entrance,
outdoor space, core portions including WC/EV and other facilities, back-office functions area, etc.).
Buildings subject to the assessment include the following. Shop windows are often used in theexterior of a building.
- Shop floors in a multi-purpose building (including in-shops of luxury brands)- Buildings containing fashion-related stores (PARCO, LUMINE, VIVRE, SPIRAL, Tokyu Plaza,
UNIQLO, etc.)- Street-level shops of luxury brands (HERMES, PRADA, Louis Vuitton, etc.)

Level 5
< 1538
Level 41538 ≦< 2251

Level 14273 <
Level 23227 <≦ 4273
Level 32251 ≦≦ 3227

Figure II.7 Rank classification of primary energy consumption intensity (Retail stores)(2) Restaurants:
A restaurant building consists of multiple tenant shops and common areas (communal corridors,
entrances, outdoor space, core portions including WC/EV and other facilities, back-office functions
areas, etc.). Buildings subject to the assessment include the following:- Restaurant floors in a multi-purpose building (basement, top floor, etc.)- Compound restaurant buildings- Restaurant floors in a shop building, food courts, and restaurants in shop buildings- Family restaurants, etc.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Level 5
< 10505

Level 315682 ≦
≦ 23969

Level 223969 <
≦ 32591

37

Level 132591 <

Level 410505 ≦
< 15682

Figure II.8 Rank classification of primary energy consumption intensity (Restaurants)(3) Department stores/Supermarkets (including food floors):
Department stores are usually located near stations in urban areas. Some of them are located as a large
tenant in a suburban shopping mall. Buildings subject to the assessment include the following:- Department stores (Mitsukoshi, Daimaru, Takashimaya, Sogo, Hankyu, PARCO, etc.)- Supermarkets (Ito Yokado, AEON, Daiei, Kinokuniya, SEIJO ISHII, Daimaru Peacock, etc.)
As the energy consumption greatly varies in department stores/supermarkets depending on the store size, the22assessment is carried out based on 3 size classifications (i.e., under 2,000 m , between 2,000 and 10,000 m ,and over 10,000 m2)

Figure II.9 Rank classification of primary energy consumption intensity (Department stores/Supermarkets)

38

CASBEE for Market Promotion (2014 Edition) For Offices and Retails(4) Home electronics mass retailers: Buildings subject to the assessment include the following:- Yamada Denki, Yodobashi Camera, etc.

Level 5
< 2312
Level 42312 ≦< 2729Level 23551 <≦ 4262

Level 14262 <

Level 32729 ≦≦ 3551Figure II.10 Rank classification of primary energy consumption intensity (Home electronics mass retailers)(5) Convenience stores: Buildings subject to the assessment include the following:- Seven Eleven, Lawson, FamilyMart, Circle K Sunkus, Ministop, etc.

Level 5
< 10968

Level 215686 <
≦ 17847

Level 1
17847 <

Level 410968 ≦
< 12673
Level 312673 ≦
≦ 15686

Figure II.11 Rank classification of primary energy consumption intensity (Convenience stores)

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

39(6) Office administration areas in stores: The assessment of office administration areas in stores iscarried out in the same manner as evaluating the actual energy consumption of offices.

Level 21920 <≦ 2503

Level 5
< 1168
Level 41168 ≦< 1506

Level 12503 <

Level 31506 ≦≦ 1920Figure II.12 Rank classification of primary energy consumption intensity
2(in cases where the office administration area in a store is from 2,000 to 10,000 m )(7) Suburban-style shopping facilities:
The assessment of suburban-style shopping facilities is carried out by proportionally dividing retailstores, restaurants, department stores/supermarkets, office administration areas in the building andothers by the floor space. Communal corridors are evaluated assuming their classification as retailstores. Buildings subject to the assessment of suburban-style shopping facilities include the following:- Shopping malls (AEON Mall, Ito Yokado, Lalaport, Mozo Wondercity, etc.)- Outlet malls (Outlet park, Premium Outlet, etc.)- Large-scale specialty stores (IKEA, MaxValu, Cainz, Kohnan, Tokyu Hands, Aoyama Trading, etc.)(8) Assessment of actual energy consumption of the entire building:In the assessment of actual energy consumption of the entire building, in cases where several storesclassified as business categories from (1) to (7) above are located in the same building, assessment
results of individual stores should be divided proportionally by their floor spaces, which would serve as
the assessment result of the entire building.
In order to simplify the calculation, the assessment software includes a work sheet in which theproportional division is conducted. There are 2 types of work sheets to be selected depending on theenergy measurement procedure. Figure II.13 on the next page shows one to be used when the energy
consumption is measured by business category. Figure II.14 shows the other to be used when theenergy consumption is measured in terms of the entire store portion.
The rater is allowed to select and use one from these 2 sheets at his/her discretion.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure II.13 Work sheet in which the proportional assessment in store portions is conducted([1] Retails score table)

Figure II.14 Work sheet in which the proportional assessment in store portions is conducted([2] Retails score table)

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

41(Reference 4) DECC (Database for Energy Consumption of Commercial building) (Japan Sustainable
Building Consortium (JSBC))
Regarding the energy consumption of non-residential buildings (the civilian sector), the 3-year survey
data from 2007 to 2009 are available to the public. The survey data were later organized and recently
updated, and have also been released as the 2013 edition. The survey classifies the whole nation into
8 regions, and is conducted based on cooperation among industry, government and academia
centering upon hub universities.

http://www.jsbc.or.jp/decc_download/outline.html

Figure II.15 DECC Website

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

1.3 Natural energy
This assessment focuses on the power output (kW) ratio of natural energy (indirect application),including the photovoltaic, wind and biomass power generation, to the maximum instantaneous
consumption of electricity (kW), and as with CASBEE for New Construction (2010 edition), targets
on-site natural energy utilization. Assessment on the off-site natural energy utilization is currently in atransitional period, and will be considered in view of future developments.
In cases where natural energy is converted into electric energy, assessment is carried out based on
the following assessment standard using the ratio of electric power supply by the natural energy tothe electric load of the entire building during peak hours.
□Assessment standard
Assessment standard when used as electric energy
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

(Ratio of Power supply by natural energy to Maximum instantaneous
consumption of electricity) < 1%

Level 4

(Ratio of Power supply by natural energy to Maximum instantaneous
consumption of electricity) ≧ 1%

Level 5

(Ratio of Power supply by natural energy to Maximum instantaneous
consumption of electricity) ≧ 5%

When using solar heat, well water, river water, geothermal heat and sewage water as thermal energy, it
is difficult to carry out assessment based solely on the electricity ratio during peak hours. As such, theannual natural energy application (the primary energy equivalent) may be evaluated based on its ratio
to the annual energy consumption of the entire building (the primary energy equivalent).
Assessment standard when used as thermal energy
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

(Ratio of Natural energy usage to Annual energy consumption of the entire
building) < 1%

Level 4

(Ratio of Natural energy usage to Annual energy consumption of the entire
building) ≧1%

Level 5

(Ratio of Natural energy usage to Annual energy consumption of the entire
building) ≧5%

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

2. Water use[Prerequisite] The following Items (1) and (2) are both satisfied.
(1) Target setting in water consumption- The measured water consumption and a target value for the next year (L/m2/yr) are established.
(2) Monitoring- The annual water consumption of the building is determined and a benchmark comparison may be
carried out based on the water intensity.

[Additional point(s)]In addition to the required items, points are given according to the following 2.1 to 2.2.

2.1 Water consumption (calculated)[Office]
The annual consumption of potable water of the entire building in the standard use conditions is
obtained in the calculation sheet of the assessment software (Figure II.16). Upon entering thenecessary data in the required fields (capacity, gross floor area, male-to-female ratio, water discharge
quantity of sanitary fixtures, business category and floor space of a restaurant, etc.), the annual water
consumption of the entire building in the standard use conditions is calculated. Reuse of rain water andgray water can be reflected in the potable water usage and the general service water consumption byentering the reuse rate. The cooling tower water for air-conditioning and the potable water or generalservice water used for sprinklers for plant-watering are excluded from the calculation.
The annual potable water intensity per floor space is obtained based on the calculated value, andevaluated according to the assessment standard provided below.
□Assessment standard
Level 1High intensity range (between 0-10% from the bottom)

Level 2High intensity range (between 10-25% from the bottom)

Level 3

Average intensity range (between 25-50% from the bottom)

Level 4

Low intensity range (between 25-50% from the top)

Level 5

Low intensity range (between 0-25% from the top)

□Explanation
This assessment is carried out in consideration of the frequency distribution of the annual potablewater consumption per floor space in office buildings nationwide (Figure II.18). According to thefrequency distribution, the statistics for the potable water usage provided by the DECC are classified
into five grades- bottom 10%, low-mid 15%, average 25%, upper-mid 25% and top 25%, and aredefined as Level 1 to 5, respectively, in the assessment.
When the amount of water discharge from sanitation fixtures cannot be determined, the values from
Table II.4 are used. If there are fixtures which were installed at different times, the amount of water
discharge is allotted in proportion to the number of fixtures.
Table II.4 Reference data for the amount of water discharge from sanitation fixtures
Purpose of fixture
Use frequency[times/day-person]
Amount of water
discharge from fixtures
1
Buildings constructedin the 1970s
2
Buildings constructedin the 1980s
3
Buildings constructedin the 1990s
4Standard buildings
5
Water-saving buildings
6
Super water-savingbuildings

Men's
toilet0.42

Men's
urinal2.88

Men's washbasin

Women's
toilet

Women's
wash basin

3.3

2.93

3.3

[L/time]PantryCleaning

Total[L/dayperson][L/dayperson][L/dayperson]

20.0

6.0

3.0

20.0

3.0

1.6

4.7

85.4

13.0

5.0

3.0

13.0

3.0

1.6

3.3

65.0

10.0

4.5

2.5

10.0

2.5

1.6

2.7

52.7

8.0
6.0
4.8

4.0
2.0
1.5

2.0
1.0
0.5

8.0
6.0
4.8

2.0
1.0
0.5

1.6
1.6
1.6

2.2
1.4
1.1

43.1
27.7
20.2

Source: Iwao Hasegawa et al., "Development of an Integrated Energy Simulation Tool for Buildings and MEP
Systems, the BEST (Part 87) A Study on the residence time of feed-water using a water supply program", theAcademic Lecture Papers 2011, the Society of Heating, Air-Conditioning and Sanitation Engineers of Japan.

44

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure II.16 Calculation software for water consumption in office buildings

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

45[Retails]
The annual consumption of potable water of the entire building in the standard use conditions is
obtained in the calculation sheet of the assessment software (Figure II.17). Upon entering thenecessary data in the required fields (capacity, gross floor area, male-to-female ratio, water discharge
quantity of sanitary fixtures, business category and floor space of a restaurant, etc.), the annual water
consumption of the entire building in the standard use conditions is calculated. Reuse of rain water andgray water can be reflected in the potable water usage and the general service water consumption byentering the reuse rate. The cooling tower water for air-conditioning and the potable water or generalservice water used for sprinklers for plant-watering are excluded from the calculation.
The annual potable water intensity per floor space is obtained based on the calculated value, andevaluated according to the assessment standard provided below.
□Explanation
The benchmark of potable water consumption is calculated based on the proportional division in termsof the floor spaces of individual tenants accommodated in the building, such as retail stores,
restaurants and department stores/supermarkets, in order to evaluate the ranking in the potable water
consumption intensity obtained by the special calculation software. According to the frequency
distribution, the statistics for the potable water usage provided by the DECC are classified into fivegrades- bottom 10%, low-mid 15%, average 25%, upper-mid 25% and top 25%, and are defined as
Level 1 to 5, respectively, in the assessment.
The water consumption of toilets is calculated based on the number of permanent employees andvisitors of the entire building. When the water discharge quantity of the sanitary fixtures of the entire
building is unavailable, enter the corresponding value in reference to Table II.4. If there are fixtures
which were installed at different times, the amount of water discharge is allotted in proportion to thenumber of fixtures.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure II.17 Software for calculating water consumption in store buildings

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

47

2.2 Water consumption (measured)
According to the measured potable water usage, the assessment is carried out based on the annual
potable water intensity per floor space.
As with the calculated water consumption, the potable water consumption should be obtained afterreflecting the potable water-saving effect of the reuse of rain water and gray water. The cooling towerwater for air-conditioning, the potable water or general service water used for sprinklers forplant-watering and for commercial purposes are excluded from the calculation. In such case, ensurethat the area for commercial purposes is excluded from the gross floor area.
The consumption of the regional reclaimed water and industrial water may be excluded from thepotable water usage.

□Assessment standard
Level 1High intensity range (between 0-10% from the bottom)

Level 2High intensity range (between 10-25% from the bottom)

Level 3

Average intensity range (between 25-50% from the bottom)

Level 4

Low intensity range (between 25-50% from the top)

Level 5

Low intensity range (between 0-25% from the top)

□Explanation[Office]This assessment is carried out in consideration of the frequency distribution of the annual potablewater usage per floor space in office buildings nationwide (Figure II.18). According to the frequency
distribution, the statistics for potable water usage provided by the DECC are classified into five grades
as bottom 10%, low-mid 15%, average 25%, upper-mid 25% and top 25%, and are defined as Levels 1
to 5, respectively, in the assessment.

Level 2975 <≦ 1293

Level 5
< 490

Level 4
490 ≦
< 693

Level 11293 <

Level 3
693 ≦
≦ 975

Figure II.18 Rank classification of water consumption intensity(Frequency distribution for office purposes nationwide by DECC)

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails[Retails]
The assessment of actual potable water consumption (excluding the amount of reused waste waterand rainwater consumed) is in reference to the following DECC statistical data.
In multi-purpose buildings, the assessment is carried out based on actual values in terms of thefollowing purposes, respectively, and by finally dividing proportionally by the floor space.
The floor space, excluding the car park portion from the gross floor area, is subject to theassessment, which is evaluated in terms of the intensity per unit floor space.
The amount of potable water used in the kitchen varies depending on the types of restaurants. At
the moment, no analysis classified based on the DECC actual values has been conducted. However,since the consumption in the kitchen is affected significantly, it is included in the assessment.
(1) Retail stores
Level 5
< 404

Level 4404 ≦< 1102

Level 31102 ≦≦ 1731

Level 21731 <≦ 3089Level 13089 <

Figure II.19 Rank classification of water consumption intensity (Retail stores)(2) Restaurants

Level 230404 <
≦ 36641

Level 5
< 14205
Level 414205 ≦
< 21053

Level 136641 <

Level 321053 ≦
≦ 30404

Figure II.20 Rank classification of water consumption intensity (Restaurants)

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

49(3) Department stores/Supermarkets

Level 5
< 1267
Level 41267 ≦< 1901

Level 22780 <≦ 3800Level 13800 <

Level 31901 ≦≦ 2780Figure II.21 Rank classification of water consumption intensity (Department stores/Supermarkets)(4) Home electronics mass retailers
The assessment of retail stores applies since the amount of water consumed is small.
(5) Convenience stores
There are very few statistical samples. As for retail stores, the distribution of 24-hour stores(distribution of large consumption establishments) is similar but there are also hardly any samples. In
light of these two factors, the assessment is based on the table below for the time being. As
convenience stores usually include kitchen facilities, refrigerating showcases and wet-cleaning of
kitchen floors, the water consumption tends to be higher than that of retail stores.
Level 1
Level 2
Level 3
Level 4
Level 5The potable water consumption intensity is 5,000 L/m2-yr or over
The potable water consumption intensity is 3,750 L/m2-yr or over andless than 5,000 L/m2
The potable water consumption intensity is 2,700 L/m2-yr or over andless than 3,750 L/m2
The potable water consumption intensity is 2,000 L/m2-yr or over andless than 2,700 L/m2
The potable water consumption intensity is less than 2,000 L/m2
Level 5< 2000Level 42000 ≦< 2700Level 32700 ≦≦ 3750Level 23750 <≦ 5000Level 1
5000 <

Figure II. 22 Frequency distribution of water consumption intensity (Convenience stores)

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails(6) Office administration area in store
The assessment of actual energy consumption in offices applies.

Level 2975 <≦ 1293

Level 5
< 490

Level 4
490 ≦
< 693

Level 11293 <

Level 3
693 ≦
≦ 975

Figure II.23 Rank classification of water consumption intensity (Office administration area in store)(7) Suburban-style shopping facilities
The assessment of suburban-style shopping facilities is carried out by proportionally dividing retailstores, restaurants, department stores/supermarkets, office administration areas, and others by thefloor space. Communal corridors are evaluated assuming the retail stores classification.
(8) Assessment of actual potable water consumption of the entire building
In the assessment of actual potable water consumption of the entire building, in cases where multiple
establishments falling into the above (1) to (7) business categories are located in the same building,the assessment result of each portion is proportionally divided by the floor space, the total of which
serves as the assessment of the entire building.
In order to simplify the calculation, the assessment software includes a work sheet in which theproportional division is conducted. There are 2 types of work sheets to be selected depending on theprocedure for potable water consumption measurements. Figure II.24 on the next page shows the one
to be used when the potable water consumption is measured by business category. Figure II.25 shows
the other to be used when the potable water consumption is measured in terms of the entire store
portion.
The rater is allowed to select and use one from these 2 sheets at his/her discretion.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Figure II.24 Work sheet in which the proportional assessment in store portions is conducted([1] Retails score table)

Figure II.25 Work sheet in which the proportional assessment in store portions is conducted([2] Retails score table)

51

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

3. Materials/Safety[Prerequisite] One of the following Items (1) to (3) is satisfied.
(1) Compliance with the new earthquake-resistance standards (applicable to buildings constructed
after the 1981 standards were introduced)(2) The seismic index of structure (Is-value) is 0.6 or more (applicable to buildings constructed
before the 1981 standards were introduced, and seismic renovation has been completed)(3) The index of falling (If-value) is 1.0 or less (applicable to buildings constructed before the 1981
standards were introduced, and seismic renovation has been completed)*Regarding the assessment of existing buildings constructed before the newearthquake-resistance standards were introduced, and seismic renovation for the entire
building has been determined, assessment may be carried out based on the renovation plan. If
the renovation plan has been already begun and can steadily be carried out without obstructing
occupancy by the tenants, assessment is carried out based on the final future performance tobe achieved after the renovation.
Evaluation of the above Items (1) to (3) is conducted based on the details of documentation used as
the basis of assessment.

□Explanation<Seismic index of structure: Is-value>
Is-value is an index of the earthquake-resistance of a building, and is used as a standard for
determining the need for anti-seismic reinforcement based on the seismic diagnosis.
The Is-value is determined depending on the level of earthquake-resistance strength and tenacity ofthe building. The higher the Is-value is, the higher the seismic capacity of the building. A value of 0.6 ormore indicates the required level of seismic capacity.
Even when the Is-value is more than 0.6, a building may collapse due to a high level of deformity.
The new earthquake-resistance standards require the examination of the structural property sub-index(SD) and cumulative strength index (CT).
<Index of falling: If-value>
If the If-value (=Axial force/Axial load capacity) exceeds 1.0, the axial force acting on the pillars andcolumns during an earthquake may exceed the axial load capacity, increasing the risk of building
collapse in the vertical direction. However, the If-value is not used in the new earthquake-resistancestandards.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

53[Additional point(s)]In addition to the required items, points are also given according to the following 3.1 to 3.4.

3.1 High earthquake resistance, seismic isolation, etc.
An assessment is carried out based on points for either of (1) Earthquake resistance or (2) Seismic
isolation and vibration damping system, whichever is higher, as described below.
* The assessment should be based on details of the basis of assessment form.

(1) Earthquake resistanceThis assessment focuses on the earthquake resistance of the entire building. The increase rate of theearthquake-resistance performance as required in the Building Standards Act is targeted by theassessment.
□Assessment standard
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3The earthquake resistance as specified in the Building Standards Act is confirmed.

Level 425% increase in the earthquake resistance as specified in the Building Standards Act isconfirmed.

Level 550% increase in the earthquake resistance as specified in the Building Standards Act isconfirmed or the damage control design is adopted.

□Explanation
Level 3 applies when the earthquake resistance is at the level as specified in the Building Standards
Act. Levels 1 and 2 are not applicable as all buildings must meet the legal standards. Levels 4 and 5
are defined in consideration of the Housing Quality Assurance Act. Compared to Level 3, whichmeets the requirements specified in the Building Standards Act, Level 4 requires a 25% increase or
more in the earthquake-resistance performance and Level 5 requires 50% increase or more.
Buildings which adopt a damage control design are considered to have a high level ofearthquake-resistance performance, and are classified as Level 5.
High-rise buildings 60 m or taller can be assumed to have the damage control design as
described in Level 5, as they must undergo an earthquake response analysis and obtain a structureevaluation.
Refer to the following references when determining the increase in seismic capacity in Levels 4
and 5.
1) Allowable stress
Determine based on importance factors and seismic story shear coefficients to verify theincrease in necessary horizontal strength.
2) Limit load-bearing calculation
Determine based on the increase in external force obtained at the structural calculation stage.
3) Time-history response calculation
Award Level 4 when the seismic ground motion value is 125% of the standard value (or theinter-story deformation angle is 1/1.25 or 80% of the standard value) and Level 5 when 150% (or1/1.5)

54

CASBEE for Market Promotion (2014 Edition) For Offices and Retails(2) Seismic isolation and vibration damping system
This assessment focuses on the presence or absence of seismic isolation and vibration damping
systems.
□Assessment standard
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

No seismic isolation and vibration damping systems are installed.

Level 4

A vibration damping system is installed.

Level 5

A seismic isolation system is installed.

□Explanation
This assessment item focuses on the vibration control performance of a building, which prevents or
reduces the impact of shaking due to strong winds or earthquakes. Specifically, the assessment iscarried out regarding the presence or absence of seismic isolation and vibration damping systems,
which aim to improve the interior comfort during strong winds or to protect interior facilities, furnitureand fixtures during an earthquake.
If a seismic isolation system is installed, the building is evaluated as Level 5, since it is expected to
be able to protect interior facilities. Vibration damping for the improvement of interior comfort duringstrong winds is set as Level 4. However, installment of an earthquake mitigation system, which alsofunctions to prevent shaking during strong winds, may be given Level 4, since it is considered to beequivalent to the installment of a vibration damping system.
Assessment of measures against long-period ground motion in high-rise buildings will be
discussed in the future.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

55

3.2 Utilization ratio of recycled materials/Control of waste disposal load
When evaluating stores, the assessment is carried out in terms of 3.2.1 and 3.2.2 below, respectively,
and the score is up to 5 points each (10 points in total).
As for offices, the 3.2.2 Control of waste disposal load is excluded from the assessment.

3.2.1 Utilization ratio of recycled materials
This assessment is carried out based on the number of recycled materials used for structural andnon-structural applications.
This assessment is based on the average level of (1) Use of recycled materials in structural
applications and (2) Use of recycled materials in non-structural applications.
For self-assessment (a certification system is not used), when it is difficult to inspect theconstruction materials required in this item, Level 3 for structural applications and Level 1 fornon-structural applications can be awarded.

(1) Use of recycled materials in structural applications
This assessment is carried out based on use of recycled materials in structural applications (the mainpart in the structural strength).
Items subject to the assessment are "Eco Mark-certified products" approved by the Japan
Environment Association, and structural applications of recycled materials out of "DesignatedProcurement Items" specified in "Law Concerning the Promotion of Procurement of Eco-friendly Goods
and Services by the State and Other Entities" (Act on Promoting Green Purchasing) enacted in May
2000 (note that only items recognized as recycled materials out of the specified procurement items andEco Mark-certified products are subject to the assessment).
□Assessment standard
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

No recycled materials are used in the principal structural part.

Level 4

(Not applicable)

Level 5

Recycled materials are used in the principal structural part.

□Explanation
Main sections of structural strength are defined according to Article 1-3 of the Building Standards Act.
(Applicable sections include the foundation, foundation piles, walls, columns, roof trusses, groundsills,
diagonal bracing, floor slabs, roof shingles and girders.)
Excluding cases where the amount of these parts used is minimal, when such parts are used, evenpartially, they are regarded as being used in the assessment.
[Example of recycled materials for assessment]
1) Designated Procurement Items of the Act on Promoting Green Purchasing (Public construction)
Blast-furnace slag aggregate, ferronickel slag aggregate, steel slag aggregate, electric arc furnaceoxidizing slag aggregate, portland blast-furnace cement (concrete), Fly Ash (FA) cement(concrete), eco-cement (concrete), lumber, recycled wooden boards
2) Eco Mark-certified "Boards using wooden materials" (Eco Mark Product Category No. 111)
3) Eco Mark-certified "Products using lumber from forest thinning and recycled or reused woodenmaterials" (Eco Mark Product Category No. 115)

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

The information regarding specified procurement items in the Act on Promoting Green Purchasing and
Eco Mark-certified items is constantly updated. As such, the following websites should be checked
when conducting an assessment:- Information service system for specified procurement items listed in the Act on Promoting Green
Purchasing (MOE; the service is currently suspended as of October 2013)
http://www.env.go.jp/policy/hozen/green/g-law/gpl-db/- Eco Product Net (Green Purchasing Network)
http://www.gpn.jp/econet/- Eco Mark product search site (the Japan Environment Association)
http://www.ecomark.jp/search/search.php

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

57(2) Use of recycled materials in non-structural applications
This assessment is carried out based on the use of recycled materials in non-structural applications.
Items targeted in the assessment include "Eco Mark-certified products" approved by the Japan
Environment Association and non-structural applications of recycled materials listed in the "DesignatedProcurement Items" as specified in "Law Concerning the Promotion of Procurement of Eco-friendly
Goods and Services by the State and Other Entities" (Act on Promoting Green Purchasing) enacted in
May 2000 (note that only items recognized as recycled materials out of the specified procurement items
and Eco Mark-certified products are targeted in the assessment).
□Assessment standard
Level 1

No recycled materials are used.

Level 2(Not applicable)

Level 3

1 item of recycled materials is used.

Level 42 items of recycled materials are used.

Level 53 or more items of recycled materials are used.

□Explanation
In cases where changes may occur due to requests from the tenants, an assessment may be carriedout based on the building's standard specifications.
The assessment is based on a number of items from recycled material examples listed below. If
multiple materials classified as a same item are used, the number of materials used is still counted asone, regardless of how many actual materials are used.
Excluding cases where the amount of these parts used is minimal, when such parts are used, evenpartially, they are regarded as being used in the assessment.
If one material is certified as both an "Eco Mark-certified product" and a "Designated Procurement
Item," the number of materials used is counted as one.
The information regarding specified procurement items in the Act on Promoting Green Purchasing and
Eco Mark-certified items is constantly updated. As such, the following websites should be checked
when conducting an assessment.
- Information service system for specified procurement items listed in the Act on Promoting Green
Purchasing (MOE; the service is currently suspended as of October 2013)
http://www.env.go.jp/policy/hozen/green/g-law/gpl-db/- Eco Product Net (Green Purchasing Network) http://www.gpn.jp/econet/- Eco Mark product search site (the Japan Environment Association)
http://www.ecomark.jp/search/search.php
Examples of recycled materials targeted in the assessment and a sample calculation are provided
below for reference.
[Examples of recycled materials]
Assessment subjects
Designatedprocurement
items
according to the Green Purchasing
Law

Material nameTreated soil from construction sludge
Granulated blast furnace slag for earth work
Caisson filling materials using copper slag
Caisson filling materials using ferronickel slag
Steel slag for Ground improvement
Recycled heated asphalt compound
Asphalt compound with steel slag
Subgrade material compound with steel slag
Steel slag blocks

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Assessment subjects

Eco Mark-certified tiles and blocks(Product category No. 109)
Eco Mark-certified boards using
wooden materials (Product categoryNo. 111)
Eco Mark-certified products using
lumber from thinning and recycled orreused materials (Product category No.
115)

Eco
Mark-certified
construction
products (Materials for interior finishwork) (Product category No. 123)

Eco
Mark-certified
construction
products (Materials for exterior finish
work and outdoor facilities) (Productcategory No. 137)
Eco
Mark-certified
construction
products (Ingredients and raw
materials) (Product category No.
138)

Material nameShotcrete using FA
Pavement blocks using recycled materials (Burnt)
Pavement blocks using recycled materials (Precast unreinforced
concrete products)
Porcelain tiles
LumberGlued laminated timber
Plywood
Laminated veneer lumber
Flooring
Plywood board
Laminated veneer lumber
Vinyl floor materials
Tiles
BlocksBricksBoardsOutdoor goods （ Civil engineering and construction equipment:
Small logs）
Outdoor goods （ Civil engineering and construction equipment:
Laminated wood）
Outdoor goods （ Civil engineering and construction equipment:
Plywood）
Outdoor goods (Exterior decoration)
Interior goods (Floor materials)
Interior goods (Wall materials)
Interior goods (Frames for fusuma doors)
Interior goods (Doors)
Activated carbon (Humidity control materials)
Soil improvement materials
Wood flooring
Shoji (sliding screen)/Fusuma (sliding door)
Shoji (sliding screen) paper/Fusuma (sliding door) paper
BoardsTatami (straw mat)
Wallpaper
Heat insulation materials
Acoustic absorption materials/Sound-proof and vibration-proof mats
Vinyl flooring
Antislip finishing for stairs
Braille studs
Free access floor
Accordion doors
Roofing
Roof materials
Exterior materials
Plastic deck materials
Wood plastic recycled composite
Architectural stone materials
Hard polyvinyl chloride pipes for water discharge and ventilation
Housing land basin[Example of calculation]
Products A and B designated as bricks (Eco Mark product category No. 109), and C
designated as porcelain tiles (Green procurement item) are used.
→ 1 brick item and 1 porcelain tile item, therefore 2 items in total are used (i.e. Level 4)

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

3.2.2 Control of waste disposal load
The maximum of 5 additional points is allowed in stores. The assessment covers efforts made inboth communal areas and the tenant space in the building. In cases where different efforts are made incommunal areas and the tenant space, the assessment focuses on common efforts made both incommunal areas and the tenant space (the consideration of which is given to tenancy conditions).
This item is excluded from the assessment of offices.
□Assessment standard
Level 1

The total points in the effort table subject to the assessment are less than 2.

Level 2The total points in the effort table subject to the assessment are 4.

Level 3
Level 4
Level 5The total points in the effort table subject to the assessment are 5.
(4 points are given when there is no restaurants and food floors in the building.)
The total points in the effort table subject to the assessment are 7.
(5 points are given when there is no restaurants and food floors in the building.)
The total points in the effort table subject to the assessment are more than 10.
(7 points are given when there is no restaurants and food floors in the building.)

Measures for assessment
Assessment Item
Description
I. Estimating the1) In order to develop measures for reducing the waste disposal
types and amountload, individual stores estimate the types and amount of waste
of waste
generated daily.
II. Securing space
2) A garbage dump is established inside the building or in theand installing
communal area, which enables separate collection of various
equipment for
types of garbage.
promoting garbage
3) Separate garbage collection containers/boxes are placed
separation
inside the building.
4) Scheduled collection of valuables is implemented. (i.e., Group
collection, etc.)
III. Installing5) Measures for reducing volume/quantity of garbage,equipment forcomposting it, converting it into livestock feed or fertilizer are
reducing
implemented. (Disposer, private processing of raw garbage,
volume/quantity ofcomposting, biomass application, etc.)
garbage or6) Measures for reducing volume/quantity of jars and cans arecomposting it
implemented.
IV. Recycling/Active 7) Efforts associated with packaging, returnable containers,
waste reduction
reusable hangers, etc.
8) Reduction of food waste (Extended best-before dates,
introduction of long-term storage containers, etc.)
9) Efforts made in recycling dishes (weight saving, introduction of
eco-trays, etc.)
10) Efforts made in reuse of cooking oil
V. Maintenance/11) Systematized maintenance/management and continuous
management andeducation regarding waste reduction are provided.
education

Point
1

1

1
1
1

1
1
1
1
1
1

[Reference] Waste Disposal Law, Waste Disposal & Public Cleaning Law
The Waste Management and Public Cleaning Law (Act No. 137 of December 25, 1970) is a law
designed to conserve the living environment and to improve the public health by controlling thedischarge of waste and implementation of proper treatment thereof, which is called the Waste Disposal
Law or the Waste Disposal & Public Cleaning Law for short, last amended as Act No. 28 of May 2,
2008.
The law classifies "Waste" broadly into industrial waste and general waste.
General waste is broadly classified into garbage (General household waste: Waste generated byindividual households and General waste from business activities: Waste generated by businesses
other than industrial waste) and human waste.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

3.3 Service life of structural materials
This assessment focuses on the durability of structural materials used for the entire building.
Levels in the assessment are determined according to the Housing Quality Assurance Act, anddepend on the grade of the building as defined in the Act. The housing performance indication system
based on the Act is essentially limited to application in housing purposes. However, in this item, thissystem is used for the assessment for office buildings.
□Assessment standard
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3Equivalent to Grade 1 in the assessment method standard for wooden, steel andconcrete buildings (Ministerial Notification No. 1 of CAA/MLIT, 2013) as specified in the
Housing Quality Assurance Act (3. Provisions for Reduction of deterioration, Japan
Housing Performance Indication Standards)

Level 4Equivalent to Grade 2 in the assessment method standard for wooden, steel andconcrete buildings (Ministerial Notification No. 1 of CAA/MLIT, 2013) as specified in the
Housing Quality Assurance Act (3. Provisions for Reduction of deterioration, Japan
Housing Performance Indication Standards)

Level 5Equivalent to Grade 3 in the assessment method standard for wooden, steel andconcrete buildings (Ministerial Notification No. 1 of CAA/MLIT, 2013) as specified in the
Housing Quality Assurance Act (3. Provisions for Reduction of deterioration, Japan
Housing Performance Indication Standards)□Explanation
This tool targets office buildings, which differs from the housing performance. However, theassessment covers office buildings which require measures to extend the period of duration specified
in the Japan Housing Performance Indication Standards provided below.
Regarding existing buildings, the number of years since construction completion is added to theprojected service life in the assessment.
Fiber reinforcement is excluded from the assessment in this item, since its major purpose is toprevent collapse due to explosion during a fire.
[Reference] Japan Housing Performance Indication Standards 3-1. Grades in measures against
deterioration (structures, etc.)
Grades for measuresagainst deterioration(structures, etc.)

Degree of measures required to extend the period of duration before a building
needs a major renovation, such as replacement of materials used for structuresand other parts.

Grade 3

Under the average natural environment, and maintenance conditions within thescope of the assumption, measures necessary to extend the interval before abuilding requires a major renovation large-scale renovation to three generations(approximately for 75 to 90 years) have been taken.

Grade 2

Under the average natural environment, and maintenance conditions within thescope of the assumption, measures necessary to extend the interval before abuilding requires a major renovation to two generations (approximately for 50 to
60 years), have been taken.

Grade 1

Measures specified in the Building Standards Act have been taken.

For details of individual measures, please refer to the assessment method standard provided in theJapan Housing Performance Indication Standards (Ministerial Notification No. 1 of CAA/MLIT, 2013).

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

61

3.4 Ease of MEP renewal/Self-sufficiency improvement of building services /MaintenanceThis assessment is carried out based on the average level of (1) Required renewal interval for the mainequipment, (2) Self-sufficiency improvement of the building services, and (3) Maintenance, described
below (assessment is based on values to one decimal place).

(1) Required renewal interval for the main equipment
The assessment in this item focuses on the required interval until update and replacement of the mainequipment. It also includes an evaluation of the management system regarding a long-term repair plan.
Main equipment includes the main facilities vital to the functioning of a building. Specifically, theassessment covers the power receiving and substation equipment, power generators, boilers,
refrigerators, air-conditioners, water tanks, and pump units.
When renewal intervals differ depending on the type of main equipment, the average value of all theequipment is used in the assessment. For example, when the expected renewal interval for the powerreceiving and substation equipment is 30 years or more, and that for the heat source equipment is 20
years or more, the average is determined as (Level 4 + Level 5)/2 = 4.5.
□Assessment standard
Level 1Less than 7 years

Level 2

Between 7-15 years

Level 315 years

Level 4

Between 16-30 years

Level 530 years or more

□Explanation
Level 3 is set at a legal service life of 15 years. Buildings with a renewal interval of 16-30 years are
Level 4 and 30 years or more Level 5.
The availability of applicable documents, such as a long-term maintenance plan, should beindicated in the "Basis of assessment" form.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails(2) Self-sufficiency improvement of building services (electric power, etc.)
In an effort to enhance reliability during disaster, this assessment focuses on the basic stance ofimproving the self-sufficiency rate of the building services to the energy consumption.
Actions targeted by the assessment are described in the table below. Points are earned by counting
the number of actions taken, and the total number of points are used for the assessment.

□Assessment standard
Level 1

No measure to improve self-sufficiency of the building services

Level 2

One measure to improve self-sufficiency of the building services taken

Level 3

Two measures to improve self-sufficiency of the building services taken

Level 4Three measures to improve self-sufficiency of the building services taken

Level 5

Four or more measures to improve self-sufficiency of the building services taken

Measures for assessment
Measure to improve self-sufficiency of the building services
1) Electric power is supplied from emergency generators to the necessary loadother than the load for disaster prevention purposes*.
2) The emergency generator is designed to operate for 24 hours or more.
3) Measures in case of a communication blackout during an emergency are taken.
4) Energy supply from a natural energy source is available.
5) Highly reliable and full-time power generating facilities are installed.

Point
1
1
1
1
1

* The necessary load other than the load for disaster prevention purposes includes drain pumps, a communication
network power source, power supply to the disaster response headquarters and network servers.

□Explanation
The assessment in this item focuses on the self-sufficiency rate and the continuous operating capacityof the building services during an emergency. In connection with 4.4 Natural disaster risk management,
the assessment covers conditions of the target building where the continuous operating capacity ofrelated important facilities is secured in case of flooding or earthquake vibration, and the improved
self-sufficiency rate based these conditions. The assessment in this item focuses on the basic stancerather than the details, examples of which are provided as follows.
[1] Confirmation whether measures are taken in order to for the emergency generator to operate for along time, such as specifications of a long-running power generator and fuel stock[2] Confirmation of measures for a communication blackout, such as emergency power supplies andthe installment of multiple communication facilities[3] Consideration of long-running power generators and power generation by medium-pressuregases as highly reliable and full-time power generating facilities[4] Evaluation of measures for the use of natural energy (photovoltaic power generation, wind-power
generation and biomass power generation) and the energy supply from full-time power generating
facilities during a power outage[5] When applying for a certification system, if improvement of the energy self-sufficiency rate of theentire building, including the tenants, is planned, submission of the Material which forms the basis(entry column) is required.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails(3) MaintenanceThis item addresses maintenance within the scope of the cleaning management (cleaning of the insideand outside of the building) and the sanitation management (air quality, water supply, water discharge,
pest control, and waste disposal), subject to the Sanitation Management Standards for Building.
□Assessment standard
Level 1

No environmental measures in maintenance (Assessment points: 2 or less)Level 2Insufficient environmental measures in maintenance (Assessment points: 3 to 5)

Level 3Standard environmental measures in maintenance (Assessment points: 6 to 8)

Level 4

Above-average environmental measures in maintenance (Assessment points: 9 to 11)

Level 5Extensive environmental measures in maintenance (Assessment points: 12 or more)

Measures for assessment
I. Specified buildings in the Act on Maintenance of Sanitation in Buildings
Assessment Item

Description

Point1) Businessspecifications

Environmental consideration is stated in the basic policy ofspecifications for the cleaning and facility management.

32) Contract style

In order to maintain a certain level of quality, the term of theservice contract is for 2 years or more.

13) Operational
process

An operational standard manual for the cleaning and facility
management has been prepared.

34) Inspection

Inspection documents on the maintenance conditions of thecleaning and facility management are available.

25) Planning

A written plan covering the cleaning of the glass and lighting
exposed to the air, has been prepared.

16) Staff education

Training plans and records on environmental issues, which areconducted more than once a year, are available.

27) EMS

The administrator has acquired the certification of theEnvironmental Management System (EMS) of an external
assessment authority.

1

II. Non-specified buildings in the Act on Maintenance of Sanitation in Buildings
Assessment Item
Description

Point1) Frequency

Frequency of facility cleaning and equipment inspection/cleaning is set for each area.

32) RolesA person in charge and a contracting company for facility
cleaning and equipment inspection/cleaning are designated.

33) Operational
process

Operational procedures and manuals for facility cleaning andequipment inspection/cleaning have been prepared.

34) Inspection

Inspection records of facility
inspection/cleaning are available.

25) Implementation

Implementation records of facility cleaning and equipment
inspection/cleaning are available.

16) Sharing

Opportunities to share inspection results of facility cleaning andequipment inspection/cleaning are provided.

1

cleaning

andequipment

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

4. Biodiversity/Site use[Prerequisite] Appropriate actions are taken for the following matters:
Avoidance of immigrant fauna and flora (specified, unclassified, and caution required) is confirmed
based on the following standards. Even in cases where the building has very few outdoor facilities,
such avoidance should still be ensured on the premises, rooftop, and inside the building.
(1) Specified alien species defined in the Invasive Alien Species Act- Confirm that no alien species is introduced due to building-related reasons (those whichcurrently exist on the premises due to natural causes are excluded).
(2) Unclassified alien species defined in the Invasive Alien Species Act- Confirm that no alien species is introduced due to building-related reasons (those whichcurrently exist on the premises due to natural causes are excluded).
(3) Alien Species requiring caution (based on the Request for Cooperation and Understanding of
the Proper Handling of Alien Species by the Environment Ministry)- Confirm that no alien species is introduced due to building-related reasons (those whichcurrently exist on the premises, even if they were brought in in the past, are excluded).
Progress of actions taken should be entered in the basis of assessment form when conducting theassessment.
□Explanation
Specified alien species are alien organisms (foreign species), which are harmful or likely to cause
damage to the ecosystem, human life, human body, or the forestry and fisheries industries. Breeding,cultivation, preservation, distribution and import of specified alien species are generally prohibited, as
well as the release or outdoor planting of such species.
Apart from the specified alien species, foreign species which may cause damage to the ecosystem,
human life, human body, and the forestry and fisheries industries, or of which there is little information,
are designated as unclassified alien species. When importing an unclassified alien species, one must
notify the minister in charge in advance.
Breeding of alien species requiring caution is not regulated under the Invasive Alien Species Act.
However, as such species may have an adverse impact on the ecosystem, the Environment Ministryasks for cooperation regarding the proper handling by individuals and companies involved in theutilization of those species.
(Refer to MOE website "Invasive Alien Species Act" for more details:
http://www.env.go.jp/nature/intro/index.html)

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65[Additional point(s)]In addition to the required items, points are also given according to the following 4.1 to 4.4.

4.1 Enhancement of biodiversity
This assessment is carried out based on the following Items (1) or (2) regarding efforts to improvebiodiversity on the premises.

(1) Conducting assessment of biodiversity and obtaining certification
This assessment focuses on efforts to improve biodiversity by utilizing certification tools including
JHEP and JBIB. Buildings where efforts are made are evaluated as Level 4. Those which haveobtained the certification and are rated as above a certain rank, are evaluated as Level 5.
□Assessment standard
Level 1

(Not applicable)

Level 2

No biodiversity measure taken

Level 3

(Not applicable)

Level 4

Some biodiversity measures taken (e.g. use of assessment tools such as JHEP andJBIB)

Level 5

A high level of biodiversity measures taken and verified by a third party by way ofcertification, etc. (e.g. JHEP Rank A or higher)□Explanation<JHEP (Japan Habitat Evaluation and Certification Program)>
JEHP is a certification system for quantitative assessment of efforts made for the preservation andrestoration of biodiversity. Buildings are rated based on the increase of the habitat value over the next
50 years through business implementation over the standard assessment value (habitat value 30
years prior to benchmark year) and other factors (habitat quality, non-use of specified alien species,etc.), on a scale of one to ten (AAA, AA+, AA, A+, A, B, B-, C, C-, D). Rank A and higher require a
positive increase of the habitat value.
Buildings which biodiversity initiatives based on the JHEP system are implemented earn Level 4.
JHEP-certified buildings with Rank A and higher are awarded Level 5. For details, please see the
Ecosystem Conservation Society website.
http://www.ecosys.or.jp/eco-japan/activity/JHEP/index.html<JBIB (Japan Business Initiative for Biodiversity): Land Use Report Card>
The JBIB Land Use Report Card is designed to evaluate biodiversity preservation efforts implemented
in company-owned lands such as office buildings and factories based on 17 items in 3 categories on a
100-point scale. The tool has been co-developed by the Japan Business Initiative for Biodiversity(JBIB), a group of proactive companies aimed to preserve biodiversity, and Tohoku University. The tool
adopts a point system with focus on creation of environment which satisfies wildlife habitat
requirements in green space or waterfront within business premises, maintenance, and its use. The
land use report card is one of the three tools to promote coexistence between business and wildlife.
Combined with the other two tools, the promotion guidelines and the wildlife survey sheet, employeeswith no expertise in this field can also participate in the continuous improvement of the land.
For details, please refer to the Japan Business Initiative for Biodiversity (JBIB) website.
http://www.jbib.org/

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails(2) Assessment using list of measures
This assessment is carried out based on the total points calculated according to the following list ofmeasures.
□Assessment standard
Level 1

(Not applicable)

Level 2

No measure taken (Assessment point: 0)

Level 3

One measure taken (Assessment point: 1)

Level 4

Two measures taken (Assessment points: 2)

Level 5Three or more measures taken (Assessment points: 3)

Measures for assessment
Item1) Conservation of natural resources(Counted as 1 point, if no natural
resources to be conserved is determined)
2) Creation and preservation of
biodiversity
3) Creation of environment with consideration
to natural vegetation in surrounding area
4) Total green space(including green spaces on therooftops, walls and water surfaces,
contributing to the ecosystem)
5) Management and utilization of
biological resources

Content
The vegetation of the existing forests is taken
into consideration and a certain amount of thenatural resources are conserved.
Biodiversity is taken into consideration.

Point
1

Greenery plan developed with consideration
to vegetation in surrounding area.
The ratio of greening in the land use plan is
20% or more. (In the overall assessment, theratio between the green area and the sitearea is determined to be sufficient.)
Facilities required for the maintenance ofgreen areas during operation of the building
are installed, and management policies arepresented. Alternatively, an environment or
facility which the users of the building andlocal residents can come into contact withliving creatures and nature, are secured.

1

1

1

1

□Explanation
1) Conservation of natural resources
This assessment focuses on efforts to conserve green spaces, including forests and tree lines on
the premises existed prior to development.
2) Creation and preservation of biodiversity
The assessment focuses on a plan, in which natural environment such as sanctuaries and biotopes
are secured or established as areas to be inhabited by various species of birds and insects.
3) Creation of environment with consideration to natural vegetation in surrounding area
The assessment focuses on an open space planning, based on native plant species which canadapt to the climate characteristics of the target area. The exclusion of specified alien species is arequirement.
4) Total green space
This assessment focuses on a plan where a certain amount of green spaces is secured over theentire premises, taking the ecosystem into consideration.
The assessment is carried out based on the ratio of greening, using the following equation.
Ratio of greening = <Green area on the premises> / <Site area>* The green area of the premises may include green spaces on the rooftops, walls and water
surfaces, which are regarded as being beneficial to the ecosystem. Pallet- and sheet-style green
spaces on the rooftops are excluded from the calculation of the green area.

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67

4.2 Soil environmental quality/Regeneration of brownfield sites
This assessment focuses on application status of the target site with regards to the Soil Contamination
Countermeasures Act, from the viewpoint of utilization of brownfield sites.
When sites are not designated as areas requiring action such as decontamination according to theSoil Contamination Countermeasures Act, assessment for this item is not applicable. In such a case,the point(s) scored in 4.1 Enhancement of biodiversity can be doubled (max. 10 points).
□Assessment standard
Level 1
(Not applicable)
Level 2(Not applicable)

Level 3

(Not applicable)

Level 4Sites which have been designated as areas requiring an application for land characterchange as a result of a legal or voluntary survey, and for which a non-proliferation plan
has been submitted at the time of development and specific measures based on theplan have been taken

Level 5

Cases where the area designation has been legally is cancelled as a result ofvoluntarily carrying out measures to remove pollution□Explanation
Sites which require survey based on the Soil Contamination Countermeasures Act include, (1) cases
where a specified facility using hazardous substances has become obsolete (for which notice has
been filed) (Article 3), (2) application for land character change for a site 3000 m2 or more (Excavationand filling of 3000 m2 or more) and the local government has determined that soil contamination may
have occurred (Article 4), and (3) when the local government determines, as a result of groundwater
surveys and other studies, that there is a cause for health risks (Article 5).
If the site is designated as an area requiring application for land character change as a result oflegal survey, due to soil contamination exceeding the designated standard, and a non-proliferation planis submitted at the time of development (at the time of land character change), and specific measures
based on the plan have been taken, the site is evaluated as Level 4.
If the site is designated as an area requiring measures, as a result of legal survey, due to soil
contamination exceeding the designated standard, and is then later designated as an area requiring
application for land character change after blocking the flow of pollution, and a non-proliferation plan issubmitted at the time of development and specific measures based on such plan are taken, the site isalso evaluated as Level 4.
Furthermore, if the site is voluntarily designated as a contaminated area, due to the soil
contamination detected as a result of a voluntary survey, and development is carried out according to
the above described process, the site is evaluated as Level 4.
Even when a site is designated as an area requiring measures or an application for land characterchange as a result of legal survey or voluntary survey, if the area designation is cancelled after taking
the measures to remove pollution voluntarily, this is regarded as proactive proper utilization of thebrownfield site, and the site is evaluated as Level 5.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

4.3 Public transportation accessibility
This assessment focuses on the reduction of GHG emissions through the use of public transportation
instead of driving by the building users. Such accessibility helps the conservation of greenfield sites
through increased urban concentration.
□Assessment standard
Level 1

Level 3 is not satisfied

Level 2(Not applicable)

Level 3Standard level of train station within 15 minutes of walk or bus stop within 5 minutes ofwalkLevel 4

(Not applicable)

Level 5

Standard level of train station within 8 minutes of walk or bus stop within 3 minutes ofwalk□Explanation
A standard level of train stations and bus stops are those which provide transportation services thatsufficiently meet transportation demands of commuters in the area (including shuttle buses).
Minutes are calculated by walking at 80 m/minute pursuant to the Fair Competition Codes
Regarding the Description of Real Estate.

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69

4.4 Natural disaster risk management
This assessment focuses on the details of various disaster hazard maps and corresponding
disaster-prevention measures incorporated in a land use plan. Such disasters include flood,liquefaction, tsunami, seismic movement, slope disaster and others at the target site. The assessment
is based on the total number of risks identified using the following natural disaster list andimplementation of risk management measures.
□Assessment standard
Level 1

No disaster information verified or total of 5 risk types or more

Level 2

Total of 4 risk types or less and no special disaster-prevention measures in place

Level 3

Total of 3 or 4 risk types and effective disaster-prevention measures in place

Level 4

Total of 2 risk types and effective disaster-prevention measures in place

Level 5

Zero or 1 risk type and effective disaster-prevention measures in place□Explanation
The table below shows items related to natural disaster risks which should be confirmed and handled.
When the disaster risks are low, the site "foundation" is evaluated as high quality. On the other hand,the standards in the assessment are designed to provide a fair assessment even of sites where risks
are detected and the necessary measures are taken. Levels 3 and 4 are only applicable to cases
where the number of risk types without any countermeasures is one or none.
Items for natural disaster risks requiring confirmation and countermeasures

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

The assessment process is as follows.
Step 1: Confirmation of natural disaster risks- Based on the above-mentioned natural disaster risks, verify whether the target site has suchrisks.
- When no disaster information is available online, contact a municipal government in charge.
Step 2: Confirmation of disaster-prevention countermeasures (examples)- If the target site has risks, verify whether effective disaster-prevention measures are in place.
- Measures such as establishment of evacuation routes are excluded.
- Examples of effective disaster-prevention measures:(1) Flood
Installation of waterproof boards or sandbags, living space is not located underground or
on lower floors, emergency power generation devices, etc.
(2) Liquefaction
Foundation reinforcement, ground improvement, etc.
(3) Tsunami
Living space is not located underground or on lower floors, main devices are installed on
rooftop, etc.
(4) Seismic movement
Vibration damping devices, seismic isolation devices, appropriate seismic upgraderenovations, etc.
(5) Slope disasterHorizontal drainage drilling, ground anchors, grating crib works, etc.
(6) Lightning strike
Lightning rods, current overload protection facilities, intensive grounding, etc.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

71

5. Indoor environment[Prerequisite] One of the conditions of (1) or (2) below is satisfied (Apply to Office/Retails)(1) Compliance with the management standard of environmental sanitation for buildings
The management standard of environmental sanitation for buildings is satisfied (with a few exceptionsin terms of measurement locations). Compliance is confirmed based on the maintenance reportsubmitted to the local government in accordance with the Act on Maintenance of Sanitation in Buildings(a.k.a. Building Health Law).
Submission of formaldehyde data is not required if recent measurements are not available.
[Reference] Air quality standard for buildings where air-conditioners are installed (Management
Standard of Environmental Sanitation for Buildings)
Management item

Management standard
3

Amount of airborne dust

0.15 mg/m or lessContent rate of carbon
monoxide

10 ppm or less (20 ppm or less if carbon monoxide level in the outside air is
too high)

Content rate of carbon
dioxide1,000 ppm or lessTemperature

17°C or more to 28°C or lessRelative humidity

40％ or more to 70％ or less

Airflow

0.5 m/s or less

Amount of formaldehyde

0.1 mg/m3 or less

(2) Assessment using questionnaire
If the target building is not a specified building (gross floor area is 3000 m2 or more) in the Act on
Maintenance of Sanitation in Buildings, an assessment based on Item (1) is difficult. Alternatively, theassessment can be carried out based on questionnaires listed below. In principle, appropriate actions
must be taken for all items in order to satisfy the requirements.
Sanitation management questionnaire
Questions

Answers3

1-1. Is fresh air properly circulated at a rate greater than 20m /hour
according to the number of persons in the office?
1-2. Does the exhaust provide sufficient ventilation in the office?
1-3. Are filters installed in the air-conditioners?
1-4. Are filters in the air-conditioners cleaned regularly?
2. Is the temperature maintained within 17-28°C?
3. Is the relative humidity maintained within 40-70%?
4. Is the airflow maintained at 0.5 m/s or less?
5. Are the interior materials and furniture selected with a view of
reducing formaldehyde generation?
6. Is the ventilation in the parking lot sufficient?
7. Has someone been appointed to manage the sanitation standards?

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails[Additional point(s)]In addition to the required items, points are also given according to the following Items 5.1 to 5.3.

5.1 Use of daylight
Levels in the following Items [1] and [2] are calculated by multiplying by a weighing factor of 2/3 and 1/3,
respectively.

[1] Natural daylight[Office]
For simplicity, the assessment is carried out according to the ratio of effective aperture area for natural
daylight (window ratio) and the floor space of a representative living area.
□Assessment standard
Level 1[Window ratio] < 10%

Level 2(Not applicable)

Level 310%≦[Window ratio] < 15%

Level 415%≦[Window ratio] < 20%

Level 520%≦[Window ratio]□Explanation
Window ratio is used to carry out a simplified assessment to indicate the possible introduction of naturallight from openings, using "Aperture area/Floor space (%)." The higher the value, the higher the target
building is rated. However, as aperture area increases, the need to control heat (solar radiation) anddizziness (glare) also increases. Therefore, aperture areas should be designed in consideration ofadjustment functions for heat and dizziness.
In the Daylight of an living area section in the Building Standards Act, the minimum ratio of window
space is set at 1/10 in buildings other than residential houses. Although this rule does not apply to living
areas in office buildings, the assessment is carried out based on this concept.
[Reference] Use of daylight and ventilation in a living area specified in the Building Standards Act
Article 28 In living areas of houses, schools, hospitals, clinics, dormitories, boarding houses andother similar kinds of buildings specified in the government regulation (residential spaces ofhouses, classrooms in schools, patients' rooms in hospitals, and other similar spaces specified in
the government regulation), windows and other open spaces for daylight shall be provided. The
ratio of areas for effective use of daylight shall be one-seventh or more of the floor space of theliving area in a residential house, and more than one-tenth to one-fifth in other buildings as
specified in the government regulation. However, this shall not apply to living areas locatedunderground, in an underground structure, or a similar structure, or to rooms etc. where workrequires adjustment in temperature and humidity, according to the function of the building.
When calculating the window ratio, mullions of sash windows and sash bars may be ignored in theaperture area.
For example, in the case of a 20 m long office building with a ribbon window (windows in a continuous
horizontal band), the window height required for effective use of daylight is defined as H, and Levels 1,
3, 4 and 5 are expressed as H＜2 m, 2 m≦H＜3 m, 3 m≦H＜4 m and 4 m≦H, respectively.
In the case of a 15 m long office building with a ribbon window, the window height required for
effective daylight is defined as H, and Levels 1, 3, 4 and 5 are expressed as H＜1.5 m, 1.5 m≦H＜2.25m, 2.25 m≦H＜3 m and 3 m≦H, respectively.

CASBEE for Market Promotion (2014 Edition) For Offices and Retails

73[Retails]- In order to simplify the procedure, the assessment is based on the percentage of effective opening
area for natural lighting to the floor space (Aperture ratio) in a representative of target rooms indicatedbelow.
- The assessment is carried out in terms of individual applicable purposes, the values of which areproportionally divided by the floor space. The assessment of suburban-style shopping facilities isbased on the individual purposes divided proportionally by the floor space.
- The aperture ratio is the percentage of the total area, including glass openings on outer walls and at
the entrance, skylight, high-side light and the like, to the floor space.
(1) Retail stores: The assessment is based on a representative room on a representative floor in thesales area or a representative zone of communal areas. In cases where inner walls are installed tocover windows in order to protect goods from sun damage, the assessment is carried out in terms ofouter windows.
□Assessment standard
Level 1
[Aperture ratio] < 5%
Level 25% ≦ [Aperture ratio] < 10%
Level 3
10% ≦ [Aperture ratio]
Level 410% ≦ [Aperture ratio]
And, there is an open mall, outdoor terrace or the like on the ground floor, intermediate
floor or the rooftop.
* An open mall is a row of shops facing an open-air communal street.

(2) Restaurants: The assessment is based on a representative zone on a representative floor of arestaurant building or a representative zone of communal areas. (Restaurant district, food court, etc.)□Assessment standard
Level 1
[Aperture ratio] < 5%
Level 25% ≦ [Aperture ratio] < 10%
Level 3
10% ≦ [Aperture ratio]
Level 410% ≦ [Aperture ratio]
And, there is an open mall, outdoor terrace or the like on the ground floor, intermediate
floor or the rooftop.
(3) Department stores/Supermarkets (including the food floor): The assessment is based on arepresentative zone on a representative floor of a restaurant building or a representative zone ofcommunal areas. When there is no applicable zone, the building is excluded from the assessment(fixed at Level 1).
□Assessment standard
Level 1
[Aperture ratio] < 5%
Level 25% ≦ [Aperture ratio] < 10%
Level 3
10% ≦ [Aperture ratio]
Level 410% ≦ [Aperture ratio]
And, there is an open mall, outdoor terrace or the like on the ground floor, intermediate
floor or the rooftop.
(4) Home electronics mass retailers: The assessment is based on a representative zone on restaurant
floors or that of communal areas. When there is no applicable zone, the building is excluded from theassessment (fixed at Level 1).
□Assessment standard
Level 1
Level 2
Level 3
Level 4

There is no window for natural lighting, an open mall or outdoor terrace.
(No applicable level)
There is at least a window for natural lighting.
There is an open mall, outdoor terrace or the like on the ground floor, intermediate flooror the rooftop.

74

CASBEE for Market Promotion (2014 Edition) For Offices and Retails(5) Convenience stores: The assessment is carried out in terms of the entire building.
□Assessment standard
Level 1

[Aperture ratio] < 10%

Level 2

(No applicable level)

Level 3

10% ≦ [Aperture ratio] < 15%

Level 415% ≦ [Aperture ratio](6) Office administration area: The office administration area of stores falls into the back-office category,
which is excluded from the assessment.
(7) Suburban-style shopping facilities: The assessment is based on the above purposes proportionallydivided by the floor space.

□Explanation
Window ratio is used to carry out a simplified assessment to indicate the possible introduction of naturallight from openings, using "Aperture area/Floor space (%)." The higher the value, the higher the target
building is rated. However, as aperture area increases, the need to control heat (solar radiation) anddizziness (glare) also increases. Therefore, aperture areas should be designed in consideration ofadjustment functions for heat and dizziness.
On sales floors of a shop building, it is important to secure walls that protect goods from sun
damage and serve as store shelves. Therefore, the assessment of the entire building needs to be
adjusted according to the business category of the store and purpose of the room. The aperture ratio
has also a relaxed standard compared to that of offices. On the other hand, reduced power
consumption for lighting due to natural lighting from openings shall be highly evaluated.
When calculating the window ratio, mullions of sash windows and sash bars may be ignored in theaperture area.

[2] Building services using daylight
The assessment is based on the number of building services using daylight that are installed anywherein the building.
□Assessment standard
Level 1

(Not applicable)

Level 2(Not applicable)

Level 3

No building services using daylight

Level 4

One type of building services using daylight

Level 5

Two or more types of building services using daylight or with high-functioning facility□Explanation
Building services using daylight is defined as equipment installed to proactively utilize daylight, isaddition to regular windows installed in the outer walls of a building. Specifically speaking, daylightdevices include light condensing apparatuses such as a skylight, high-side light, light shelf, light duct,
beam-condensing unit and optical fiber, or an apparatus that induces light to the back of a room.
Facilities having advanced functions include, for example, an apparatus in which a bean-condensing
unit and optical fibers are combined, which has both the functions of light condensing and leading lightto the back of a room. Use of daylight devices in stores is mainly for the increased visibility both insideand outside the building, which would also contribute to the reduced power consumption for lighting.

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75

5.2 Natural ventilation performance[Office]This assessment focuses on whether openable windows (those which facilitate natural ventilation) aresufficiently located in a representative room of an office building.
The assessment is carried out based on the ratio of effective aperture area for natural ventilation to
the floor space of a living area, as targeted in the assessment described in 5.1.
Rooms with mechanical ventilation, fixed windows, and no effective aperture for natural ventilation
are rated as Level 3.
□Assessment standard
Level 1

Level 3 is not satisfied

Level 2(Not applicable)

Level 3

Effective aperture for natural ventilation is less than 25 cm2/m2 in room with fixed windows
or 1/50 or larger in proportion to floor space of the room

Level 4

Effective aperture for natural ventilation is 25 cm2/m2 or larger in room with fixed windows
or 1/30 or larger in proportion to floor space of the room. Alternatively, improvement of
indoor air quality via outdoor air cooling (that produces more than twice the amount of
required outer air) is reasonably expected

Level 5

Effective aperture for natural ventilation is 50 cm2/m2 or larger in room with fixed windows
or 1/15 or larger in proportion to floor space of the room. Alternatively, Level 4 is satisfied
while improvement of indoor air quality via outdoor air cooling (that produces more than
twice the amount of required outer air) is reasonably expected□Explanation
This assessment is generally based on the precondition that the required amount of outer air is securedby air-conditioning and ventilation equipment. However, in some cases, emissions of pollutants
temporarily exceed the estimated maximum depending on how the living area is used, or improvementof air quality by the temporary introduction of outside air is desirable, according to the individual
physical conditions or other reasons, even though the density of pollutants is not harmful. The
introduction of natural air through open windows is significant since this can be controlled voluntarily asnecessary.
Smoke-control windows designed for natural ventilation, which can be easily opened or closed andused according to the request from residents, may be regarded as natural ventilation apertures.
Outer air cooling mainly focuses on energy-saving. However, since it is expected to improve theindoor air quality in a practical sense, if the ventilation volume uses more than twice the amount of
required outer air, the office room is rated as Level 4 or Level 5, depending on the conditions.
For example, for a 15 m-long office room, the window opening required for Level 3 is equivalent to a
30-centimeter-high openable ribbon window. The height of the ribbon window for Level 4 and Level 5
corresponds to 50 cm and 100 cm, respectively.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails[Retails]
The assessment is carried out regarding a representative of target rooms in terms of each applicablepurpose, which is proportionally divided by the floor space. The maximum additional points allowed forstores are up to 4 points.
(1) Retail stores: The assessment is based on a representative room on a representative floor in sales
areas, or a representative zone of communal areas.
(2) Restaurants: The assessment is based on a representative zone on a representative floor in a
restaurant building, or a representative zone of communal areas. (Restaurant district, food court,etc.)(3) Department stores/Supermarkets (including the food floor): The assessment is based on arepresentative zone on restaurant floors, or a representative zone of communal areas.
(4) Home electronics mass retailers: The assessment is based on a representative zone on restaurant
floors, or a representative zone of communal areas.
(5) Convenience stores: Excluded from the assessment. The maximum points allocated in 5.1 Use of
daylight are up to 8 points, and the assessment level is doubled.
(6) Office administration area: The assessment is based on a representative room on a representative
floor.
(7) Suburban-style shopping facilities: The assessment is based on the above purposes proportionallydivided by the floor space.
The assessment is carried out based on whether there are effective openings for natural ventilationnecessary for the floor space of the room specified above. Additionally, open malls and outdoor
terraces are also included in the assessment. In cases where the duration of time openings are
effective is limited in order to protect goods from sun damage or dust, the assessment is carried out as
to whether openable and closable openings are provided.
□Assessment standard
Level 1

There is no effective opening for ventilation on sales floors.

Level 2

There are effective openings for ventilation on sales floors.

Level 3

There is an open mall, outdoor terrace or the like on the ground floor, intermediate floor or
the rooftop.

Level 4

There are effective openings for natural ventilation on sales floors; and there is an open
mall, outdoor terrace or the like on the ground floor, intermediate floor or the rooftop.

* An open mall is a row of shops facing an open-air communal street.

□Explanation
This assessment is generally based on the precondition that the required amount of outer air issecured by air-conditioning and ventilation equipment. However, in some cases, emissions ofpollutants temporarily exceed the estimated maximum depending on how the living area is used, or
improvement of air quality by the temporary introduction of outside air is desirable, according to theindividual physical conditions or other reasons, even though the density of pollutants is not harmful.
The introduction of natural air through open windows is significant since this can be controlled
voluntarily as necessary.
Smoke-control windows designed for natural ventilation, which can be easily opened or closed andused according to the request from residents, may be regarded as natural ventilation apertures.

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77

5.3 View[Office]This assessment focuses on ceiling height and windows in a representative office room.
The average ceiling height of the target office room is considered to be the ceiling height used in theassessment.
□Assessment standard
Level 1

Level 3 is not satisfied

Level 2(Not applicable)

Level 3Ceiling height of office room 2.5 m or higher and windows offering all occupantssufficient awareness of outside environment installed

Level 4

Ceiling height of office room 2.7 m or higher and windows offering all occupantssufficient awareness of outside environment installed

Level 5

Ceiling height of office room 2.9 m or higher and windows offering all occupantssufficient awareness of outside environment installed□Explanation
Areas which give an effect of spaciousness and provide a view for the building users, should be valued
highly from the psychological and comfort viewpoint. The assessment is carried out based on the
average ceiling height, taking the shape of beams into consideration. Ceiling height discussed here
does not necessarily give a direct explanation of comfort. However, the effect of ceiling height is
expected to bring various benefits, including a feeling of spaciousness and openness.
Buildings, which barely satisfy related laws and regulations, or which meet the standard normallyrequired at this time are assessed as Level 3. Buildings which are highly rated in view of past cases areassessed as Level 5.
The above "windows offering all occupants sufficient awareness of outside environment" describe
windows that have no obstacles that interrupt the occupants' view and are equipped with glass clear
enough to provide visual information of the outside.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

5.3 View/Visual environment[Retails]
Apart from the view, stores have openings for purposes associated with visibility regarding the situation
inside and outside the building and security functions, regarding which the assessment is carried out.
The maximum additional points allowed are up to 2 points in stores.
The assessment is carried out as to whether there is sufficient ceiling height and windows in a
representative of the target rooms as indicated below.
The ceiling height shall be the average ceiling height in the area concerned.
(1) Retail stores: The assessment is based on a representative room on a representative floor in sales
areas or a representative zone of communal areas. In cases where inner walls are installed tocover windows in order to protect goods from sun damage, the assessment is carried out in termsof outer windows.
(2) Restaurants: The assessment is based on a representative zone on a representative floor in a
restaurant building. (Restaurant district, food court, etc.)(3) Department stores/Supermarkets (including the food floor): The assessment is based on arepresentative zone on a representative floor in a restaurant building.
(4) Home electronics mass retailers: The assessment is based on a representative zone on restaurant
floors.
(5) Convenience stores: The assessment is based on the entire building.
(6) Suburban-style shopping facilities: The assessment is based on communal corridors on theentrance floor or the entrance.
□Assessment standard
Level 1Requirements for Level 2 are not satisfied.

Level 2The ceiling height is more than 3.0 m, and there are windows from which visitors areable to obtain sufficient information from outside.

* The standard ceiling height for convenience stores shall be 2.5m or over (equivalent to Level 3 foroffices).
□Explanation
Areas which give an effect of spaciousness and provide a view for the building users, should be valued
highly from the psychological and comfort viewpoint. The assessment is carried out based on the
average ceiling height, taking the shape of beams into consideration. Ceiling height discussed here
does not necessarily give a direct explanation of comfort. However, the effect of ceiling height is
expected to bring various benefits, including a feeling of spaciousness and openness.
Buildings, which barely satisfy related laws and regulations, or which meet the standard normallyrequired at this time are assessed as Level 3. Buildings which are highly rated in view of past cases areassessed as Level 5.
The above "windows offering all occupants sufficient awareness of outside environment" describe
windows that have no obstacles that interrupt the occupants' view and are equipped with glass clear
enough to provide visual information of the outside.

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79

References
1．Calculation method of "operational" CO2 emissions (excerpt from current CASBEE tool*)* CASBEE for Building (Existing Building) (2014 edition) Pt.3
(1) Basic principles and key points(1) Basic principles and key points
Key points in the calculation method for CO2 emissions in the operational phase (standard calculation) are as
follows.
[1] Based on the assessment result of medium items evaluated in "LR1 Energy", the calculation of CO2 emissions
is carried out.
[2] The assessor selects the appropriate values for the emissions coefficients of electricity used for the calculationof CO2 emissions, according to the assessment purpose. The assessment tool allows the use of the latest
values for actual emissions coefficients and substitute values at the time of updating CASBEE 2014 edition(measured values in 2012 and published values in December 2013), as well as other values which the assessor
arbitrarily selects as appropriate emissions coefficients, based on the provisions of Article 2, paragraph 4 of the
Ministerial Ordinance regarding the calculation of GHG emissions caused by business activities of specified
emitters.
[3] In the calculation of CO2 emissions in the operational phase, for the sake of simplicity, the primary energy
consumption shall be converted into the CO2 emissions.
[4] In the assessment, energy consumption at the time of assessment is regarded as that of the operational phase.
Since data collection and input for different energy purposes of each building by the assessor is considered tobe very difficult, actual repairs, renovations, and changes due to the age-related deterioration, are excluded
from the calculation.
(2) Buildings other than housing complexes
In addition to the key points listed in (1),[1] CO2 emissions of the target building are calculated based on measured consumption of various energy types.
[2] Calculation of CO2 emissions in a reference building is carried out using the estimated consumption ratios foreach energy type and the corresponding intensity derived from estimates and emissions coefficients.
Notes) In terms of factories (including car park), the energy consumption associated with production facilities is
excluded from the assessment. In other words, the assessment focuses on facilities subject to the energy
saving plan, the energy consumption for which is measured separately or estimated, and is converted into theCO2 emissions. The CO2 emissions in a reference building (per floor space) shall be assumed equal to the CO2
emissions that are estimated based on the actual statistical average of the energy consumption.
A. CO2 emissions in a building targeted in the assessment[1] Estimated CO2 emissions of the target building
CO2 emissions of the target building are calculated by multiplying the measured consumption of each energy types
by the CO2 emission intensity of each energy type, and then adding their products.
The CO2 emissions coefficients used in the standard calculation are provided in Table III.1.
CO2 emissions of the target building [kg-CO2/yr]= Σ （Primary energy consumption of the target building [MJ/yr]
x Component ratio of the primary energy of energy type i in the target buildingx CO2 emissions coefficients of energy type i [kg-CO2/MJ]）
Table III.1 CO2 emissions coefficients by energy type used in the assessment
TypeCO2 emissions coefficients

Electricity*

kg-CO2/MJ

City gas
Kerosene
A Heavy oil
LPG

0.04990.06780.06930.0590kg-CO2/MJ
kg-CO2/MJ
kg-CO2/MJ
kg-CO2/MJ

Others

0.0686kg-CO2/MJ

Note* A value selected by the assessor (kg-CO2/kWh)which is calculated at 9.76MJ/kWh (2013 all-day
average conversion factor of Energy Conservation
Law)

Used for residential purposes in the standard
calculation(Average of kerosene + A heavy oil)

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails(2) Calculation of CO2 emissions using on-site method
As of the 2010 edition, the assessment results of LCCO2 when using the renewable energy and other types ofenergy on the premises as the on-site method, are displayed separately from efforts made in the main part of thebuilding, such as eco-materials, long life buildings and energy saving. Buildings, such as detached houses where
activities requiring a large energy consumption rarely occur, may be able to achieve a significant energy saving and
CO2 reduction at the operational phase, if only a photovoltaic power system is installed. However, adopting otherenergy-saving and CO2 reduction methods is also important. Hence, considering these separately is considerednecessary in order to express the effect of each. While buildings subject to CASBEE for Building (NewConstruction) are unlikely to have this problem, utilization of renewable energy for buildings is expected to increasein the future. Consequently, CASBEE for Building (New Construction) has begun to adopting this method as of the2010 edition.
Currently, in order to promote the photovoltaic power generation, surplus electricity generated by the photovoltaic
power system, which is not consumed within the building, may be sold to energy companies. A system, in whichenergy companies buy the surplus electricity at a higher price than a unit selling price, is also applied. In the buying
and selling of electricity, the environmental value (the CO2 reduction effect) added by the photovoltaic power
generation is also included. From this viewpoint, the CO2 reduction effect by the surplus electricity generated by aphotovoltaic power system which is sold to energy companies cannot be included in the environmental assessmentof the target building.
On the other hand, even if the surplus electricity is sold along with the environmental value, if the physicalperformance of a building (or a site) which has solar panels installed can show a contribution to CO2 reduction in
Japan, it will promote photovoltaic power generation in Japan. In the CASBEE assessment, this is considered
important in order to establish a low-carbon society. Accordingly, the CO2 reduction effect of the electricity
generated by a photovoltaic power system, which is sold to another entity is added to the calculation in the on-sitemethod. In this regard, however, the amount sold to others through the Feed-in Tariff system is excluded from theassessment. Regarding the environmental value of the electricity generated by a photovoltaic power system,
various systems are currently being discussed by the central and prefectural governments. It should be noted that
this method may be subject to review according to progress in the development of these systems in the future.

(3) Calculation of CO2 emissions using the off-site method
As part of the countermeasures for global warming, the Renewable Energy Certificates and the Carbon Offset
method, in which carbon credits are obtained, are promoted. These methods may not always focus on theenvironmental performance of the building itself, but they are effective in terms of the national effort against global
warming, and therefore, should be promoted. From the CASBEE 2010 edition, these efforts made outside thepremises were classified as off-site methods, which were added to the assessment of LCCO2.
Specifically, the following actions are evaluated as off-site methods.
[1] The following efforts made by the building owner and users- Renewable Energy Certificates and Renewable Heat Certificates- Kyoto Credit- J-Credit System, etc.
[2] Efforts regarding carbon offsets made by energy suppliers
Regarding efforts by building owners or users, the purchase of credits, etc., or to promise to buy them, is requiredin the assessment by CASBEE for Building (Existing Building) valid for three years after the completion of
construction.
Regarding the effect of "[2] Efforts regarding carbon offsets made by energy suppliers," the assessment can be
carried out, for example, by obtaining the product of the difference between the latest measured emissions
coefficients*１ at the time of assessment and the adjusted emissions coefficients*2, and the amount of electricity
bought from the energy supplier. (see Figure III.2)*1 Based on the provisions of Article 2, paragraph 4 of the Ministerial Ordinance (MOE, etc.) regarding the
calculation of GHG emissions resulting from business activities of specified emitters*2 Based on the provisions of Article 20, paragraph 2 of the order on reporting the appropriate calculation ofcarbon dioxide equivalent GHG emissions and sinks (MOE, etc.)*3 Government-certified emission coefficients (measured and adjusted) and substitute values by electric power
supplier are published every year. Confirm any updates of the CASBEE assessment manual and software. In
cases where the assessment manual and software do not support the updates, the latest values are available
on the website of MOE.

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

Table III.2 Measured CO2 emissions coefficients and adjusted CO2 emissions coefficients by an electric power
supplier
General PPS
Hokkaido ElectricPower Co., Inc.
Tohoku ElectricPower Co., Inc.
Tokyo ElectricPower Co., Ltd.
Chubu ElectricPower Co., Inc.
Hokuriku ElectricPower Company
Kansai ElectricPower Co., Inc.
Chugoku ElectricPower Co., Inc.
Shikoku ElectricPower Co., Inc.
Kyushu ElectricPower Co. Inc.
Okinawa ElectricPower Co., Inc.

Alternative value

Actualemissionscoefficient(t-CO2/kWh)

Adjustedemissioncoefficient(t-CO2/kWh)

0.000688

0.000680

eREX Co., Ltd.

0.000600

0.000560

Idemitsu Green Power Co.,
Ltd.

0.000086

0.0001060.000525

0.000406

Itochu Enex Co., Ltd.

0.000676

0.000293

0.000516

0.000373

Eneserve Corp.

0.000616

0.000482

0.000663

0.000494

Ebara Environmental Plant
Co., Ltd.

0.000456

0.000456

0.000514

0.000475

Oji Paper Co., Ltd.

0.000475

0.000471

0.000738

0.000672

ORIX Corp.

0.000762

0.000700

0.000656

e-sell Co.,Ltd.

0.000000

0.000612

0.000599

Ennet Corp.

0.000903

0.000692

F-Power Co., Ltd.

0.000550 (t-CO2/kWh)Specified PPS

Actualemissionscoefficient(t-CO2/kWh)

Adjustedemissioncoefficient(t-CO2/kWh)Specified PPS

Actualemissionscoefficient(t-CO2/kWh)

Adjustedemissioncoefficient(t-CO2/kWh)

0.000603

0.000428

Showa Shell Sekiyu K.K.

0.000367

0.000364

0.000655

0.000654

0.000388

0.000385

Diamond Power Corp.

0.000431

0.000427

Tess Engineering Co.,Ltd.

0.000494

0.000490

Tokyo Eco Service Co., Ltd.

0.000092

0.000091

0.000757

Nihon Techno Co., Ltd.

0.000508

0.000509

0.000000

Japan Logistic Coop.

0.000486

0.0002560.000429

0.000427

Panasonic Corp.

0.000498

0.000492

0.000525

0.000445

Premium Green Power Corp.

0.000018

0.000022

Marubeni Corp.
Mitsuuroko Green Energy Co.,Ltd.
Les Power Co.,Ltd.

0.000378

0.000324

0.000366

0.000445

0.000420

0.000000

G-Power Co., Ltd.

0.000441

0.000000

Nihon Ceremony Corp.

0.000797

0.000789

Summit Energy Corp.
JX Nippon Oil & Energy
Corp.
JEN Holdings Co., Ltd.
Shigakogen Resort
Kaihatsu Corp.

0.000438

0.000259

0.000367

0.000364

0.000494

0.000490

0.0003120.000309

Nippon Steel & Sumikin
Engineering Co, Ltd.
Senboku Natural Gas Power
Generation Co., Ltd.

(2012 actual data published on December 19, 2013)

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

2. Primary energy equivalent (Ministerial Notification No. 1 of METI/MLIT, 2013)
The following values are used to convert the amount of energy into the amount of heat (primary energy
equivalent) according to Evaluation Standards for Clients and Owners of Specified Buildings
Concerning Rational Use of Energy in Housing (Ministerial Notification No. 1 of METI/MLIT, 2013).
Table IV.3 Primary Energy Equivalent
Heavy oil
Kerosene
Liquefied petroleum gas
City gas
Heat supplied by otherentities(steam, hot water, andcold water)
Electricity

41,000 kJ/l
37,000 kJ/l
50,000 kJ/kg
45,000 kJ/m3
1.36 kJ/kJ(applicable when appropriate to convert the amount of energy into theamount of heat using sources supplied by other entities)

9,760 kJ/kWh (the amount of electric power consumption whenpurchasing daytime power was 9,970 kJ/kWh, and the amount ofelectric power consumption when purchasing nighttime power was
9,280 kJ/kWh)Nighttime power purchased means the supply of electric power by ageneral electric utility as stipulated in Paragraph 2 of Section 1 of Article
2 of the Electricity Enterprises Law (Law No. 170, 1964) from 22:00 until
8:00 the following day. Daytime power purchased means the supply ofelectric power by a general electric utility as stipulated in the same
paragraph from 8:00 until 22:00.
6Source: Attached Table 6 of the Evaluation Standards for Clients and Owners of Specified
Buildings Concerning Rational Use of Energy in Housing (Ministerial Notification No. 1 of METI/MLIT,
2013)

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83

Afterword
This manual is part of the activity achievements by CASBEE Board of the Stakeholders (chaired by
Shuzo Murakami) under Japan Sustainable Building Consortium (JSBC) and Sub-committee on
CASBEE Property Assessment Review. We would like to extend our sincere appreciation to all those
who provided their cooperation.
List of members (as of November 2014)<Sub-committee on CASBEE Property Assessment Review>
Chairman: Shuzo Murakami (President, Institute for Building Environment and Energy Conservation)
Chief: Masato Ito (Chief of Environmental Properties Promotion Team, Deputy Director General of Property Consulting, Sumitomo Mitsui Trust Bank)
Chief: Hiroaki Takai (Specialist, Environment and Facility, Design Management Division, Takenaka Corporation)
Member: Toshiharu Ikaga (Professor, Department of System Design, Faculty of Science and Technology, Keio University)
Member: Hidemitsu Negishi (Deputy Secretary General, the Real Estate Companies Association of Japan)
Member: Kazuo Iwamura (President, Iwamura Atelier Co., Ltd., and Professor Emeritus at Tokyo City University)
Member: Teruaki Uchida (Chief Specialist, Environment Office, Asset Solution Department, Japan Real Estate Institute)Member: Mamoru Kaneko (Deputy Manager of Administration, Japan Building Owners and Managers Association)
Member: Masaaki Sato (Specialist, Architectural Design Division, Kajima Corporation)
Member: Hiroyuki Deguchi (Group Chief, CRE Solutions, Development and Promotion Headquarters/Construction Headquarters, Shimizu Corporation)
Member: Naoki Nakamura (General Manager of Engineering, Executive Vice President, Engineering and Risk Services Corporation)
Member: Hiroki Hiramatsu (President, Woonerf Inc.)
Member: Koichi Matsunaga (Associate Director, Consulting Headquarters, CB Richard Ellis)
Member: Atsushi Yoshida (Principal Researcher, Director, Xymax Corporation)
Associate Member: Harunobu Murakami (Planning Officer, Building Environment Planning Office, Housing Production Division, Housing Bureau, MLIT)
Associate Member: Sawako Tada (Assistant Director, Real Estate Market Division, Land Economy and Construction and Engineering Industry Bureau, MLIT)
Secretariat: Junko Endo (Fellow Researcher, IBEC)
Secretariat: Kiyohisa Oine (JSBC)
Secretariat: Shigeo Kita (JSBC)
Secretariat: Nobufusa Yoshizawa (JSBC)<Working Group on CASBEE for Market Promotion Institutionalization>
Chairman: Masato Ito (Chief of Environmental Properties Promotion Team, Deputy Director General of Property Consulting, Sumitomo Mitsui Trust Bank)
Member: Hidemitsu Negishi (Deputy Secretary General, the Real Estate Companies Association of Japan)
Member: Teruaki Uchida (Chief Specialist, Environment Office, Asset Solution Department, Japan Real Estate Institute)Member: Mamoru Kaneko (Deputy Manager, Japan Building Owners and Managers Association)
Member: Hiroaki Takai (Specialist, Environment and Facility, Design Management Division, Takenaka Corporation)
Associate Member: Harunobu Murakami (Planning Officer, Building Environment Planning Office, Housing Production Division, Housing Bureau, MLIT)
Associate Member: Sawako Tada (Assistant Director, Real Estate Market Division, Land Economy and Construction and Engineering Industry Bureau, MLIT)
Secretariat: Kiyohisa Oine (JSBC)
Secretariat: Shigeo Kita (JSBC)
Secretariat: Nobufusa Yoshizawa (JSBC)<Others who provided their cooperation>
Masayuki Oguro : Deputy Director, Environment Research Office, Building Engineering Research Institute, Taisei Corporation(member of Sub-Committee on Indoor Environment Review, CASBEE Research and Development
Committee)

Shinichi Kaburagi : General Manager, Environmental Design Office, Design Division, Taisei Corporation (member of CASBEE
for Site Review)

Iwao Hasegawa : General Manager, Facility Design Division, Facility Design Department, Nikken Sekkei Ltd. (Water
consumption)

Tatsuya Hayashi : Associate Professor, Division of Architecture and Urban Science, Graduate School of Engineering, Chiba
University (member of CASBEE Research and Development Committee)

Takashi Yanai : Chief of Structural Engineering Division, Executive Officer, Nihon Sekkei, Inc. (member of Sub-Committee on
Energy Review, CASBEE Research and Development Committee)

Nobuhaya Yamaguchi : Managing Director, Polytech Add, Inc. (member of CASBEE for Site Review)
Hideki Yuzawa : Principle Consultant, Nikken Sekkei Research Institute (DECC Data Analysis)

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CASBEE for Market Promotion (2014 Edition) For Offices and Retails

CASBEE for Market Promotion●Assessment Manual (2014 Edition) [For Offices and Retails]

Not for Sale

Issued on

February 20, 2015

Editorial AssistanceJapan Sustainable Building Consortium (JSBC)

Published by

Institute for Building Environment and Energy Conservation (IBEC)
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