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The built environment has high potential to reduce overall greenhouse gas emissions and with around 1‐2 per cent of new buildings added to the total stock annually, the scope for reductions lies with adaptation of existing stock. Existing buildings comprise a variety of attributes and present challenges and opportunities with regards to adaptation and sustainability, and integrating retrofit measures that lessen energy, water and resource consumption.

Through a quantitative analysis of a Building Adaptation database, this paper addresses the questions; what is the nature of adaptations in relation to Premium quality office building stock in the Central Business District (CBD) and, what is the extent and scope for sustainable retrofits to Premium grade office buildings.

The nature and extent of adaptations to Premium office buildings are identified and quantified in respect of attributes such as adaptation level, building age, location, construction form, envelope, shape and height and operating costs.

The findings provide an insight for policy makers and others in respect of the nature and type of adaptations typically undertaken in Premium office buildings. The research identifies the typical attributes found in buildings undergoing adaptation and specifies the type of sustainable retrofit measures particularly suited to buildings with those attributes.

The research is based on an analysis of “all” office building adaptations from 1998 to 2008, which facilitates a unique study of what has occurred with regards to adaptation practices. From this starting point it is possible to determine where opportunities lie to capitalise on work being undertaken.

The City of Melbourne seeks to retrofit 1,200 CBD properties by 2020 as part of the strategy to become carbon neutral, whilst Amsterdam aims to cut CO₂ emissions 40 per cent by 2025. Oversupply in the Amsterdam office market makes conversion to residential use viable. In examining converted buildings in Amsterdam and the Melbourne CBD typical attributes of converted stock can be identified to target retrofit measures. This paper seeks to focus on these initiatives.

In Amsterdam five case studies were undertaken to reveal and define building attributes that explain the viability of these conversions. On the other hand, the Melbourne study was based on a database assembled containing all Melbourne CBD office building adaptations carried out between 1998 and 2008. The research analysed the conversion of office buildings and the scope for sustainable retrofit evaluating a limited number of attributes known to be important in adaptation.

The outcomes of this research showed similarities and differences in scope, which are relevant to all urban areas where adaptation of office buildings can mitigate the impacts of climate change and enhance a city for another generation of citizens and users.

The outcomes highlight the property attributes that explain conversion viability and that are most strongly associated with conversions. In addition the research identifies some sustainability measures that are possible with this type of stock.

The paper compares and contrasts qualitative data from a small sample of buildings in Amsterdam with quantitative data from a census of all change of use adaptations in Melbourne from 1998 to 2008. The contrasting approaches make it possible both to explain the driving forces of adaptations and to deliver statistical evidence of what is described in the case studies. Despite the differing approaches it is possible to compare and contrast the attributes of properties from both cities.

This paper aims to study the adaptation of low grade commercial buildings for sustainability in Melbourne. Informed adaptation of existing stock is imperative because the challenge of attaining sustainable development in the 21st century will be won or lost in urban areas. Local authorities promote adaptation to reduce building related energy consumption and greenhouse gas emissions. The City of Melbourne aims to retrofit 1,200 central business district (CBD) properties before 2020 as part of their carbon-neutral city strategy. Australian cities date from the early 1800s to the present day and the concepts of adaptation and evolution of buildings and suburbs is not as well-developed or entrenched as in other continents. As such, there is a pressing need for greater knowledge and awareness of what happens to buildings over time.

This research examines all building adaptation from 1998 to 2008 within the Melbourne CBD. This paper concentrates on the question: what is the pattern of adaptation within low grade office buildings over time? Using the Melbourne CBD as a case study, the research analysed all commercial building adaptations in Melbourne. Here a range of office building types are selected and profiled to discover what happened to them during the period and to ascertain what may be learned as a result to inform future adaptation strategies and policies.

Adaptation of existing buildings is vital to deliver the emission reductions required to transition to carbon-neutral urban settlements. In the short-term, it is opportune to capitalise on existing behaviour patterns in respect of adaptation and to “learn how buildings learn”, rather than seek to instigate major changes in behaviour.

The researcher acknowledges that the depth of analysis for each individual case does not attain levels achieved through a purely qualitative approach to data collection and that this is a limitation of this method of data collection.

Examination of adaptation patterns showed that the events were similar regardless of age or location and typically involved multiple adaptations to separate areas within buildings such as office floors, lobbies and foyers. Such a pattern misses the opportunity to benefit from economies of scale or to incorporate more extensive adaptations to reduce environmental impact of the building as a whole.

The patterns of ownership and relatively short-term multiple tenancies compound the piecemeal approach to adaptations in this sector of the market. Moving forward, a more holistic approach is required to optimise adaptation and sustainability benefits and to minimise unnecessary waste.

A real danger is that numerous adaptations over time which may seem “sustainable” within the context of the one adaptation may not be sustainable in the context of the entire building over the whole lifecycle or the city over the long–term, and this is a challenge we must attend to.

Achieving sustainable development in the twenty‐first century will be won or lost in the world's urban settlements, informed adaptation of existing stock is vital. Local Authorities are encouraging adaptation to reduce building related carbon emissions. The City of Melbourne aims to retrofit 1,200 central business district (CBD) properties by 2020 to become carbon neutral. As Australian cities date from the early 1800s and the adaptation of buildings is not as entrenched as in Europe, there is a pressing need for greater knowledge of what happens to buildings over time. The purpose of this study is to examine building adaptation from 1998 to 2008. This paper concentrates on the question; what is the pattern of adaptation within premium grade office buildings over time?

Using the Melbourne CBD as a case study, the research analysed all commercial building adaptations. After a uni‐variate statistical analysis of all premium office adaptations, two case studies were selected and profiled to discover what happened to them during the period and to ascertain what may be learned as a result to inform future adaptation strategies and policies.

This research has established that there is a high rate of adaptations to existing commercial buildings which leads to the disposal of functional and serviceable fixtures and fittings to landfill sites. This practice results in the unnecessary loss of embodied carbon which compromises efforts to deliver carbon neutrality in its widest sense. In the short term we need to learn to take advantage of existing behaviour patterns in respect of adaptation and to learn how buildings adapt and to incentivise the needed behavioural changes.

The selection of case studies allowed an examination of the data at a deeper level, though it is acknowledged that the depth does not equal that achieved in a purely qualitative approach whereby stakeholders are interviewed or surveyed directly and this is a limitation of the approach.

This research is based on an analysis of all adaptation activity within a distinct geographical area over an extended period of time. The analysis shows what does happen to a defined sector of the stock; in this case premium office property and highlights the types and patterns of adaptation as buildings evolve through their lifecycles.

The purpose of this study was to investigated the importance of environmental attributes for office building adaptation and whether the importance of environmental attributes for adaptation has changed over time from 1998-2008 to 2009-2011. With 1-2 per cent added to the total stock of buildings each year and the need to take action to mitigate the impacts of predicted climate change (IPCC, 2013), it is necessary to focus efforts on adaptation of existing buildings.

This research adopted a quantitative approach, using a database of office building attributes and applying principal component analysis to ascertain the respective importance of various building attributes in adaptation. Using two databases; the first dating from 1998 to 2008 and comprising 5,290 adaptation events and the second covering the period 2009 to 2011 and comprising 1,272 adaptation events, a comparison of results was undertaken.

The findings indicate the importance of some environmental attributes in building adaptation has changed and that legislation and changes market perceptions towards to promote built environment sustainability may be having a positive impact. The research demonstrates that different property attributes vary in importance over time and used existing buildings in an international city to confirm application to urban settlements elsewhere where existing buildings can be adapted to reduce the effect of climate change.

The databases are limited to Melbourne, Australia and to these specific points in time. It is possible that other cities are seeing changes in adaptation practices to accommodate increased awareness and the growing importance attributed to environmental issues; however, additional studies would be required to ascertain whether the level of importance was stronger or weaker than that found in Melbourne.

The impacts of the mandatory The National Australian Built Environment Rating System energy rating tool and the Green Star voluntary tool provide actionable data for property stakeholders and the academic community. Policy-makers can see that building owners are integrating environmental attributes into their stock and that the market is shifting towards increased sustainability. This study uses real world data to feed the scholarship process, with real economic and commercial impacts. New buildings account for about 1-2 per cent of the total building stock annually and existing buildings must be adapted, and thus the questions of the success of voluntary or mandatory measures are essential to future environmental decision-making.

This research reports on data covering all office building adaptation conducted from 1998 to 2011 in the Melbourne CBD. As such, it is a comprehensive analysis of all works undertaken and how the significance of different physical, social, economic and environmental attributes is changing over time.

The purpose of this paper is to illustrate the potential for green roof retrofit to commercial buildings in a city centre to property managers and other property professionals.

This paper addresses the research question: what is the potential of existing buildings in the CBD to accommodate a retrofitted green roof? Furthermore, it questions how many buildings are suitable for green roofs? The researchers compile a unique building database incorporating information about 536 commercial buidings and evaluate the potential suitability of each building to undergo a green roof retrofit. Assisted by other commercially available databases and software, the researchers are able to assess each roof based on criteria derived from an extensive literature review.

A relatively small proportion of roofs are found to be suitable, partly a result of local climate conditions and rainfall patterns, and the physical property stock. On a purely physical assessment, only a very small proportion of CBD stock is found to be suited. These buildings are most likely to be in low secondary locations, ungraded or B grade buildings, privately owned, concrete framed and not overshadowed by adjoining properties.

Property managers and other property professionals can now determine the potential of their portfolio stock for green roof retrofit based on the review of building attributes required for success adaptation in this paper. It possible that greater potential for green roof retrofit exists in the suburbs or regional towns where lower rise buildings may reduce the amount of overshadowing found in city centres. Follow‐up research could focus on a comparison of regional and suburban developments.

This is the first study of its kind and has assessed such a large number of buildings for their suitability for green roof retrofit; the findings provide a reliable guide for policymakers regarding the potential number of city centre buildings which would be possible to retrofit. Such findings should influence policymaking and incentives to target effective sustainability policies with regards to existing buildings.

The purpose of this paper is to quantify and profile the indicative amount of retrofits in office buildings as a necessary step in quantifying the recurring embodied energy in office buildings. Buildings are a major source of energy usage and emissions, and office buildings are a significant contributor to this situation. Life cycle assessments in this area have tended to neglect the potentially large impact arising from recurring embodied energy associated with office fit-out – which is often akin to a short-term consumable rather than a long-term durable in many multi-storey buildings.

This study used building permit data from the Melbourne Central Business District (n = 986) over the period 2006-2010 (inclusive) to quantify the number of retrofits and related trends. Building on this, a small number of targeted case study buildings were used to probe specific issues in profiling trends associated with high-frequency trends arising from the main sample.

The data show that the number of retrofits varies according to location, grade, size and the age of buildings. Using the case study data, there is initial evidence to suggest that between 46 and 70 per cent of the floors in a high-rise office building will undergo retrofit in a five-year period. Further research should apply these data to recurring energy modelling for office buildings.

One limitation which applies to this study is that the research is limited to a defined geographical area in one Australian city, Melbourne. Secondly the study covers a specific period, and the number of retrofits may be affected negatively or positively depending on the prevailing market conditions.

This paper raises important questions in respect of life cycle carbon emissions in the context of prevailing trends to shorter lease terms and practices around fit-out.

The retrofit of office buildings tends to go unnoticed and unmeasured in the debate about sustainable buildings. The paper provides original thought development and important measurement input which will assist in providing a more accurate and meaningful life cycle assessment of office buildings.

Buildings, which account for approximately half of all annual energy and greenhouse gas emissions, are an important target area for any strategy addressing climate change. Whilst new commercial buildings increasingly address sustainability considerations, incorporating green technology in the refurbishment process of older buildings presents many technical, financial and social challenges. This paper aims to explore the social dimension, focusing on the perspectives of commercial office building tenants.

Semi‐structured in‐depth interviews were conducted with seven residents and neighbours of the case‐study building undergoing green refurbishment in Melbourne, Australia. Responses were analysed using a thematic approach, identifying categories, themes and patterns.

Commercial property tenants are on a journey to sustainability. Tenants are interested and willing to engage in discussions about sustainability initiatives, but the process, costs and benefits need to be clear.

The findings, while limited by non‐random sampling and small sample size, highlight that the commercial property market is interested in learning about sustainability in the built environment.

The findings highlight the importance of developing a strong business case and transition plan for sustainability in commercial buildings. As sustainable buildings become mainstream, tenants predicted the emergence of a “non‐sustainability discount” for residing in buildings without sustainable features.

This research offers a beginning point for understanding the difficulty of integrating green technology in older commercial buildings. Tenants currently have limited understandings of technology and potential building performance outcomes, which ultimately could impede the implementation of sustainable initiatives in older buildings.

The purpose of this paper is to explore the barriers preventing investment in the re-use of low-grade multi-storey building stock in order to identify attributes that determine whether an existing building is suitable for retrofitting.

Semi-structured interviews were undertaken with key industry practitioners to investigate existing practices and barriers facing low-grade building retrofits and what “ideal” multi-storey building features represent a successful investment opportunity.

The findings showed that tenant commitment is necessary before any project goes ahead and that there exist many barriers influencing the investment decision. These include: high levels of asbestos found in existing buildings; changes in the National Construction Code necessitating enhanced fire safety and disability access; heritage listing; lack of awareness; overestimation of costs involved on simple and effective energy efficiency upgrades and change in tenant demands towards modern and efficient open plan offices. Many low-grade structures are privately owned inherited assets where the owners lack the expertise and capital to undertake retrofitting effectively.

The study is focused on the Adelaide CBD in South Australia but the findings are relevant to other Australian cities.

There is room in the market for more positive and influential schemes such as the Green Building Fund that encourage more energy efficiency upgrading of these buildings.

The greater occurrence of retrofitting and re-use of older buildings, rather than demolition and rebuilding, has advantages with regard to reducing the impact of buildings on the environment and promoting sustainability.

The research has indicated certain features of older buildings which render them as suitable candidates for retrofitting and refurbishment.

The purpose of this paper is to ascertain whether energy retrofits need to be directed by public policy intervention or can be encouraged through tax relief that harnesses profit incentives. Existing office space potentially has an economic life of 25 to 40 years. It may be operating inefficiently compared to newer buildings for many years. Designing a market-based incentive system that encourages periodic remodeling which lowers energy usage and carbon emissions would have social benefits.

An owner/user case study is developed to test financial feasibility. The empirical study uses publicly available information to examine whether the variables modeled react as anticipated. The regression model incorporates variables of importance to an owner/user. Tax credits and energy deductions, interest rates associated with borrowing and likely electricity and natural gas rate changes are independent variables used to predict the dependent variable new non-residential private construction spending.

Investment tax credits (ITCs) coupled with lending has a positive impact on new non-residential commercial construction spending. The value of these benefits is not sufficient to encourage total building energy retrofits, but would encourage low-cost system upgrades. The interest rates associated with borrowing and the debt-service coverage ratio need to be kept low for existing building energy retrofits to be stimulated.

The case study provides a template that a business can use to determine the financial feasibility of a proposed energy upgrade. It enables the comparison of the marginal cost associated with an update to the present value of the financial benefits likely to be generated. Local real estate tax reductions linked to specific energy upgrades offered by many municipalities can be added to the expected energy savings generated by doing the retrofit.

Tax systems designed to solve environmental pollution problems do not require regulators, inspections or court case decisions and are inherently less intrusive to businesses. Coupling private financial incentives with public policy goals cause energy-saving technologies to be adopted more quickly and with less public outcry.

The paper specifically considers the factors that influence an owner/user of the property. Rental rates and vacancy losses do not influence a property owner/user. Prior studies looked at revenue enhancements and lower-vacancy rates possibly associated with a green compared to a non-green office building. These studies did not focus on the owner/user paradigm. They reported financial benefits accruing to property owners who lease the office building. Many retrofit studies tended to use CoStar Group’s data, which are collected by a for-profit company and sold to users. The data used in this study come from survey data collected by the Federal Government of the United States of America (USA). It is publicly available to all researchers.