Allocating climate impacts to facility management services

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IN THE FIELD OF TECHNOLOGY DEGREE PROJECT

ENERGY AND ENVIRONMENT AND THE MAIN FIELD OF STUDY ENVIRONMENTAL ENGINEERING, SECOND CYCLE, 30 CREDITS STOCKHOLM SWEDEN 2021,

Allocating climate impacts to facility management services

A case study of Riksbyggen

KELLY BRANDT JULIA WALDHAGEN

KTH ROYAL INSTITUTE OF TECHNOLOGY

SCHOOL OF ARCHITECTURE AND THE BUILT ENVIRONMENT

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Allocating climate impacts to facility management services

A case study of Riksbyggen

KELLY BRANDT AND JULIA WALDHAGEN

Supervisor

TOVE MALMQVIST STIGELL

Examiner

CECILIA HÅKANSSON

Supervisor at RIKSBYGGEN KAROLINA BRICK

Degree Project in Environmental Engineering and Sustainable Infrastructure KTH Royal Institute of Technology

School of Architecture and Built Environment

Department of Sustainable Development, Environmental Science and Engineering SE-100 44 Stockholm, Sweden

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TRITA-ABE-MBT-21307

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Summary in Swedish

Med klimatförändringarnas framfart är det allt viktigare att minska klimatpåverkan i alla delar av samhället för att möjliggöra en hållbar utveckling. Byggsektorn står idag för en markant del av de globala koldioxidutsläppen, och i Sverige härstammar en femtedel av de nationella

växthusgasutsläppen från olika delar av byggskedet. I nuläget finns det lagkrav kring hur företag inom sektorn ska rapportera sin klimatpåverkan från dess övergripande verksamhet i

hållbarhetsredovisningar, och det är även vanligt med beräkningar av klimatpåverkan från

nyproduktioner och byggmaterial. För förvaltningstjänster, som inkluderar exempelvis service och administration kopplat till fastigheter, finns däremot inget systematiskt tillvägagångssätt att beräkna klimatpåverkan på detaljnivå.

Riksbyggen är ett svenskt kooperativt företag som arbetar inom byggsektorn och bland annat erbjuder förvaltningstjänster till bostadsrättsföreningar samt kommersiella kunder. De rapporterar sin

klimatpåverkan i årliga hållbarhetsredovisningar, men har ännu inte en metod för att beräkna klimatpåverkan för varje förvaltningstjänst. Målet med denna studie är därför att bygga en modell för att beräkna och allokera klimatpåverkan från Riksbyggens förvaltningstjänster. Genom att tillämpa en kombination av kvalitativa och kvantitativa metoder, såsom litteraturstudie, intervjuer samt

datainsamling, föreslås en modell för att allokera klimatpåverkan. Modellstrukturen innehåller tre steg; sammanställning av klimatdata, kartläggning av förvaltningstjänster samt ett allokeringssteg.

Genom att applicera modellen på Riksbyggen klimatdata från 2019 visar denna studie att tre tjänster från utbudet av förvaltningstjänster (Regelmässig städning, Avhjälpande underhåll och Bonum) har särskilt hög klimatpåverkan. Under projektets gång publicerade Riksbyggen sin klimatdata från 2020.

Därmed appliceras modellen även på 2020 och tyder på skillnader i distributionen av klimatpåverkan mellan de två åren. Studien visar även att transporter har en betydande roll för hur klimatpåverkan varierar mellan de olika tjänsterna. Därför genomförs en känslighetsanalys samt två scenarion relaterade till transporter, som stärker slutsatsen att transporter spelar en stor roll för respektive tjänsts klimatpåverkan.

Framtida tillämpningsområden för modellen inkluderar att använda siffrorna för klimatpåverkan per förvaltningstjänst i underhållsplaner, årsredovisningar samt produktblad, både för fallstudien Riksbyggen men även för andra organisationer som arbetar med fastighetsförvaltning. Utöver detta kan modellen potentiellt fungera som ett stöd för att mäta framstegen inom The Science Based Targets initative (SBTi). Till sist adresseras möjliga osäkerheter i modellen, samt relevanta tillägg för att i framtiden kunna förbättra noggrannheten av resultaten.

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Abstract

With the acceleration of climate change, mitigating climate impacts in all aspects of society is key to ensuring a sustainable development. The building sector is responsible for a major share of global carbon emissions, and in Sweden about a fifth of national greenhouse gas emissions derive from the different stages of building operations. Currently, there are legal requirements concerning

sustainability reports for organisations’ overall operations within the sector, and climate impact calculations for new productions and building materials are also common. However, for facility management services, which include for example service and administration connected to properties, there are no systematic methods for calculating the climate impacts in detail.

Riksbyggen is a Swedish cooperative company operating within the building sector and provides, amongst other things, facility management services to tenant-owned cooperatives and commercial customers. They conduct sustainability reports annually but have not yet evaluated the climate impacts from facility management services. The aim of this study is therefore to construct a model for calculating and allocating climate impacts to Riksbyggen’s facility management service supply.

Employing a mixed-method approach, including a literature review, interviews and data collection, a model for allocating climate impacts is proposed. The model design consists of three steps:

compilation of climate impact data, mapping of facility management services as well as an allocation procedure.

Applying the model to Riksbyggen’s climate impact figures in 2019, this study finds three facility management services (Regularly cleaning, Remedial maintenance and Bonum) with significantly large climate impacts. With the climate impact figures from 2020 published during the process of this study, the model is once again applied and provides a comparison between the two years, showcasing a slight difference in the distribution across the service supply. The findings further show that transports play a central part in how the climate impacts per service vary. Therefore, one sensitivity analysis and two scenarios relating to transport activities are conducted, corroborating the significant influence of transports on the climate impact figures per service.

Future applications of the model include incorporating the modelling results into maintenance planning, annual reports and product sheets, both for the case of Riksbyggen as well as other

organisations. Furthermore, the climate impact figures can possibly work as a supporting element for tracking the progress of the SBTi within facility management organisations. Finally, potential

uncertainties with the model design are addressed, as well as relevant future additions to improve the accuracy of the results.

Key words

Facility management services, GHG emissions, climate modelling, allocation

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Acknowledgements

This master thesis is written as the final part of the Degree Programme in Energy and Environment at KTH Royal Institute of Technology, as well as the master programme Environmental Engineering and Sustainable Infrastructure at the School of Architecture and the Built Environment (ABE). The work was carried out in collaboration with the company Riksbyggen together with a supervisor at KTH. We hope that the results from this study will be useful for Riksbyggen and other organisations in their future sustainability work.

First of all, we would like to thank our supervisor Karolina Brick at Riksbyggen for her unlimited support throughout this project. With your many ideas and consistent encouragement, you have guided our work and let us shape the progress of this thesis into something we can be proud of.

Further thanks to our supervisor Tove Malmqvist Stigell from the Department of Sustainable Development, Environmental Science and Engineering at KTH. You have provided us with valuable input and feedback, and your expert knowledge has helped us understand the bigger picture of our work. We would also like to thank everyone at Riksbyggen who has been kind enough to take the time to provide us with data, both in formal interviews and personal communication.

A final thanks to our friends and families for your enthusiasm and always believing in whatever we commit to. We could not have done this without your support. You know who you are.

Kelly Brandt Julia Waldhagen

Stockholm, May 2021 Stockholm, May 2021

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List of Figures

Figure 1. An overview of the scopes and emission in the value chain. Figure from WRI/WBCSD (2013).

... 4

Figure 2. Organisational scheme of Riksbyggen. ... 7

Figure 3. General methodology of the study. ... 11

Figure 4. Flowchart of the model structure. ... 18

Figure 5. Climate impacts of the ten activities in 2019. ... 20

Figure 6. Climate impacts in 2019 divided into GHG scope 1-3. ... 21

Figure 7. Shares of climate impacts from activities in Facility Management, in relation to the business unit’s share of total climate impacts. ... 27

Figure 8. Climate impacts per facility management service category and package in 2019 for one customer. The lighter parts of the bars represent additional services, while the darker refer to the basic package of services. ...28

Figure 9. Climate impacts per technical service in 2019 for one customer, divided into activities. ... 29

Figure 10. Climate impacts per financial service in 2019 for one customer, divided into activities. ... 29

Figure 11. Climate impacts per property service in 2019 for one customer, divided into activities. ... 30

Figure 12. Climate impacts per organisational service in 2019 for one customer, divided into activities. ... 30

Figure 13. Climate impacts per cleaning service in 2019 for one customer, divided into activities. ... 31

Figure 14. Climate impacts per outdoor environment service in 2019 for one customer, divided into activities. ... 31

Figure 15. Climate impacts per service category in 2019 and 2020 for one customer, divided into activities. ... 32

Figure 16. Climate impacts per service category in 2019 for one customer, based on distance variations in the use of service cars. ... 33

Figure 17. Climate impacts per service category in 2019 for one customer, based on distance variations in the use of private cars. ... 34

Figure 18. Climate impacts between 2019-2026 from the average distance travelled with service cars, based on projections of the service car fleet and divided into fuel types. ... 35

Figure 19. Climate impacts in 2019, 2023 and 2026 per service category for one customer, based on projections of the service car fleet and divided into activities. ... 36

Figure 20. Climate impacts in 2019 and 2026 per service category, based on projections of the service car fleet and divided into the activities. ... 37

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List of Tables

Table 1. List of documents reviewed. ... 8 Table 2. The emissions derived from Riksbyggen’s reported activities according to the scopes from the GHG Protocol. ... 11 Table 3. Overview of the planned shift in Riksbyggen’s service vehicle fleet between 2019-2026 based on the termination date of current leasing contracts. ... 13 Table 4. Summary and description of interviewees. ... 16 Table 5. Activities included in the allocation procedure and their respective assumptions. ... 18 Table 6. Mapping of Riksbyggen’s financial services according to number of services sold, transport frequency and joint travels... 24 Table 7. Mapping of Riksbyggen’s technical services according to number of services sold and

transport frequency... 25 Table 8. Mapping of Riksbyggen’s property services according to number of services sold,

subcontractors, transport frequency and joint travels. ... 26 Table 9. Mapping of Riksbyggen’s organisational services according to number of services sold, transport frequency and joint travels... 28 Table 10. Mapping of Riksbyggen’s cleaning services according number of services sold,

subcontractors, transport frequency and joint travels. ... 28 Table 11. Mapping of Riksbyggen’s outdoor environment services according to number of services sold, subcontractors, transport frequency, intensity of machine use and joint travels. ... 29

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Translation of key terminology

English terms or phrases

Swedish translation

Facility management services

Förvaltningstjänster

Business units Affärsområden

Basic package of services Grundtjänster

Additional services Tilläggstjänster

Financial services Ekonomiska förvaltningstjänster

Fees Arvoden

Financial statement and annual report Bokslut och årsredovisning

Budgeting Budgetering

Financial administration Ekonomiadministration

Financial guidance Ekonomisk rådgivning

Lease- and fee administration Hyres- och avgiftsadministration

Liquidity positioning Likviditetsplacering

Loan management Lånehantering

Prognosis and follow-up Prognos och uppföljning

Taxes and tax returns Skatter och deklarationer

Transfer administration Överlåtelsehantering

Housing administrative additions Boendeadministrativa tillägg Individual measuring and debiting Individuell mätning

Debt collection Inkasso

Administration of contracts and leasing Kontraktshantering

Queue administration Köhantering

Payments Löner

Technical services Tekniska förvaltningstjänster

Administration of contracts Administration avtalsdokument Overall manager supervision Förvaltarens övergripande tillsyn Insurance- and damage administration Försäkrings- och skadeadministration Disturbances and negligence Störningar och försumlighet

Technical guidance Teknisk rådgivning

Maintenance planning Underhållsplanering

Procurement of materials and services Upphandling av material och tjänster Annual planning and governmental regulations Årsplanering och myndighetskrav Administration of apartment maintenance Administration av lägenhetsunderhåll

External communication Extern kommunikation

Inspection by the property manager Fastighetsägarens egenkontroll

Moving control In- och avflyttning

Key- and passage administration Nyckel- och passageadministration Project- and maintenance planning Projekt- och underhållsadminstration Apartment status control Statuskontroll av lägenhet

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Subletting Uthyrning

Property services Fastighetsdrift

Remedial maintenance Avhjälpande underhåll

Operation of installations Drift av installationer

Error report Felanmälan

Meter reading and statistics Mätaravläsning och statistik Communication with the residents Boende och hyresgästkontakter

Operation of building Drift av byggnader

Energy management Energiförvaltning

Riksbyggen Connect Fastighetsuppkoppling

Indoor climate Inomhustemperatur

Jour Jour

Alarm management 24/7 Larmhantering 24/7

Organisational services Verksamhetsservice

Administrative support Administrativt stöd

Bonum Bonum

Coordination of cooperative Föreningssamordning

Legal support Juridiskt stöd

Board work and meetings Styrelsearbete och sammanträdanden Business-related services Verksamhetsanknutna tjänster

Cleaning services Lokalvård

Regularly cleaning Regelmässig städning

Periodic cleaning Periodisk städning

Outdoor environment services Utemiljö Supervision and management of outdoor

environment

Tillsyn och skötsel av utemiljö

Snow management Snöröjning och halkbekämpning

Special vegetation and additional equipment Specialvegetation och övrig utrustning

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1. Introduction

Buildings, along with new constructions, are large sources of greenhouse gas emissions with an extensive impact on the environment. The building and construction sector is currently responsible for 39% of the carbon emissions emitted globally (World Green Building Council, 2019), as well as 50% of all materials extracted from earth (Gervasio & Dimova, 2018). According to the United Nations Environment

Programme (2013), the built environment will increase with 60% by 2050, to be able to meet the demand of new infrastructure required to accommodate a growing population. The importance of reducing emissions connected to the built environment is clear, and it is key to achieving the climate change mitigation goals agreed upon in the Paris Agreement (UNFCCC, 2020).

Within the Swedish context, buildings stand for about 20% of the total national greenhouse gas emissions, considering a life cycle perspective (Naturvårdsverket, 2021). In the life cycle perspective, buildings can be divided into different stages, corresponding to the activities throughout its lifespan. These stages can be summarised as the construction stage, the operational or use stage, and the end-of-life stage (Boverket, 2019b). When it comes to a building’s overall environmental performance, a significant part of the

impacts can be derived from the use stage (Balslev Nielsen et al., 2016). This stage includes operational energy and water use, replacements, renovations, repairs, maintenance and use (ibid.). In 2016, facility management stood for about 15% of all greenhouse gas emissions from the building and construction sector in Sweden (Naturvårdsverket & Boverket, 2019). This further highlights how operation and use of buildings are central elements in the strive towards decreasing the overall climate impact within the sector.

According to IBM (2020), facility management can be defined as a merging of several different services to provide safe, efficient and functional buildings. This includes property management, as well as for

example operation and maintenance, communication and project management. These services are all connected to the use stage of buildings and moreover the people or organisations residing in them. Hence, sustainable and effective facility management could therefore play an important role for the use stage and consequently the overall impact of a building.

Furthermore, a natural step for mitigating climate impacts is to be aware of current impacts and knowledge about environmental effects of an organisation’s operations. Today, there are several standards for calculating and reporting environmental performance, particularly in relation to CO2

emissions, such as the Global Reporting Initiative (GRI), the Greenhouse Gas Protocol (GHG Protocol) and the Science Based Targets initiative (SBTi). Furthermore, the finance sector has picked up on the significance of sustainability issues within real assets such as real estate, and GRESB (2021) provides a way for organisations to benchmark their Environmental, Social and Governance performances aligned with several international reporting frameworks. Although these standards provide a uniform and structured way of measuring and presenting total CO2 emissions for an entire organisation, they typically do not address emissions per product or service.

1.1 Aim and objectives

Riksbyggen is a Swedish cooperative company dealing specifically with facility management (Riksbyggen, 2020b). In their annual sustainability reports, they follow the standards of GRI and the GHG Protocol when reporting the total climate impacts of their operations. However, there is no detailed data on climate impacts from individual facility management services. The aim of this thesis is therefore to construct a model for calculating and allocating these climate impacts to Riksbyggen’s facility management services in

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2 terms of CO2-eq per service performed for one year and one customer. This model will furthermore be applied to climate impact data in 2019, to highlight how the impacts are distributed throughout the organisation. Additionally, the paper intends to analyse the future applications of the model, both for the specific case of Riksbyggen and the generalisability of the model to other organisations.

To achieve the aim of the paper, the following objectives have been formulated:

1. Assess previous studies and common best practices of climate impact reporting as a base for the model framework.

2. Analyse climate impacts from Riksbyggen’s facility management services based on key figures from internal reports and interviews.

3. Create a systematic model in Excel and apply the model to allocate Riksbyggen’s climate impact figures in year 2019.

4. Identify activities, connected to facility management services, with significant climate impacts and evaluate these in order to suggest possible measures for improvement.

5. Put forward recommendations for future applications of the model and the modelling results.

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2. Background

In this section, the theoretical basis for the study will be introduced. It aims to serve as a foundation for the case as well as the modelling framework, presenting current and relevant literature on the subject. It is the result of both the literature review and case study findings, of which the methodology is further explained in section 4. The initial section of the theoretical background focuses on common frameworks for sustainability reporting and climate impact calculations. Secondly, literature on climate impacts within facility management will be presented, as well as the concept of tenant-owned cooperatives.

2.1 Conventional frameworks for climate impact reporting

A growing number of businesses and organisations are inclined towards reporting their sustainability performances, as the awareness on sustainability issues of the general public increases (Ehnert et al., 2015). Showcasing sustainability dimensions of business contributions could also be argued to be a strengthening factor for long term competitive advantage (Nidumolu et al., 2009). In light of this, organisations have started using a variation of voluntary reporting structures, demonstrating different sustainability aspects to increase transparency (Ehnert et al., 2015). However, the Global Reporting Initiative (GRI) set the first standardized guidelines on sustainability reporting, which facilitates comparison, and is now frequently used by leading companies globally and practitioners in the field (ibid.). According to KPMG, a company which has been regularly publishing surveys on sustainability reporting since 1993 (Bini & Bellucci, 2020), 80% of companies worldwide report on sustainability annually and GRI remains the dominant standard for these companies in their latest survey (KPMG, 2020).

2.1.1 Sustainability reporting in Sweden

In Sweden, sustainability reporting is required by law for organisations under specific conditions (10 § kap 6. § Årsredovisningslagen). These three conditions are defined as: having an average employment number of 250 during the last two financial years, a total balance of over 175 million SEK during the last two financial years and net sales over 350 million SEK during the last two financial years (ibid.). If an organisation fulfils more than one of these conditions, they are obligated to provide a sustainability report as a part of their annual report or as a separate document. Furthermore, there are explicit requirements on what the sustainability report should entail. The law specifies business model, policy and policy results, material topics and risks of the organisation’s operations and how they are handled, as well as main result indicators relevant for the organisation as essential requirements (ibid.). However, the law does not specify in detail how these issues should be presented.

2.1.2 Global Reporting Initiative

As previously stated, GRI is currently the most common standard for sustainability reports. The GRI Sustainability Reporting Standard offers a standardised procedure for organisations and stakeholders in which economic, social and environmental impacts can be communicated and interpreted (GRI, 2020).

The structure consists of the Universal Standards 100 series which entails GRI 101: Foundation, GRI 102:

General Disclosures and GRI 103: Management Approach. The 101 standard is the overall starting point, which defines content and quality of the report, as well as requirements for preparing a report in

accordance with GRI (GRI, 2020). GRI 102 defines other specific information about the organisation, such as strategy, governance and profile. Finally, the 103 standard defines the report structure on material topics of the organisation. This is done together with the topic-specific standards consisting of the 200, 300 and 400 series, defining economic, environmental and social topics respectively (ibid.).

Organisations can choose to include these topic-specific standards depending on what topics are

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4 considered material, which means not every sustainability report will include the same standards (GRI, 2016).

Furthermore, all GRI standards are structured with requirements (mandatory instructions),

recommendations (encouraged courses of action) and guidelines (background information and examples).

Only the requirements are mandatory in order to declare that a report has been done in accordance with the standard (GRI, 2020). For climate impacts in particular, the standard GRI 305: Emissions (GRI, 2020) refers to the topic of greenhouse gas (GHG) emissions from an organisation’s operations. In this standard, the reporting requirements are based on the requirements from the GHG Protocol Corporate Standard and the GHG Protocol Corporate Value Chain Standard (ibid.). These standards refer to the GHG Protocol, which is further described in section 2.1.3.

2.1.3 Greenhouse Gas Protocol

In 1998, the World Resources Institute (WRI) and the World Business Council for Sustainable

Development (WBCSD) launched the GHG protocol initiative as a framework to develop international accounting and reporting standards for GHG emissions (WRI/WBCSD, 2004). For organisations preparing a GHG emission inventory, the standards can be applied as a basis, and it comprises the

accounting and reporting of the six greenhouse gases covered by the first commitment period of the Kyoto Protocol (ibid.). This period lasted between 2008-2012 with targets covering the emissions of carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons and sulphur hexafluoride (UNFCCC, 2008). The GHG protocol initiative includes documents with a step-by-step guide to quantifying and reporting the GHG emissions, along with the guidance on quantifying reductions from GHG mitigation projects (ibid.).

In order to evaluate GHG risks and opportunities, operational boundaries including direct and indirect emissions are set (WRI/WBCSD, 2004). Direct GHG emissions occur at sources owned and controlled by the company (ibid.). Indirect GHG emissions on the other hand are consequences of the activities of a company, but the emissions arise at sources owned or controlled by another company (ibid.). Three scopes have been defined to outline the direct and indirect emissions and improve the transparency for GHG accounting and reporting, and the minimum requirement for reporting in accordance with the GHG Protocol is for companies to report on scopes 1 and 2 (ibid.). Furthermore, these scopes can be divided into upstream and downstream activities, which specifies whether the emissions occur before or after the reporting companies’ operations in the value chain (Fig. 1). Scope 1 includes direct GHG emissions, for example emissions from combustion in owned or controlled furnaces and vehicles (ibid.). In scope 2, indirect emissions from purchased electricity and heat arising at the generating facility are included (ibid.). Scope 3 accounts for other indirect emissions from the upstream and downstream activities.

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Figure 1. An overview of the scopes and emission in the value chain. Figure from WRI/WBCSD (2013).

The GHG Protocol acts as a guide on how to calculate GHG emissions, and there are several methods that can be applied to calculate a total emission in accordance with the guidelines presented in the protocol (WRI, 2015). To calculate the GHG emissions arising from electricity and heat production, two methods can be applied, the location-based method and the market-based method (ibid). The location-based method bases calculations on average energy generation emissions factors that are set for defined locations. The market-based method on the other hand quantifies the scope 2 emissions based on GHG emissions arising from the generators, from which the electricity is purchased (ibid).

Based on the guidelines provided in the GHG protocol, GHG emissions emitted from transportation can be calculated based on three methods (WRI/WBCSD, 2013). The fuel-based method considers the amount of fuel consumed, and then applies an appropriate emission factor for that fuel. The distance-based method determines the mass, mode and distance, and then applies an appropriate emission factor to the used vehicle. Depending on the amount of spent money, the spend-based method uses the reported amount and multiplies the value with a secondary emission factor (ibid).

2.1.4 Science Based Targets initiative

The Science Based Targets initiative (SBTi) was founded in 2015 and is a partnership between the Carbon Disclosure Program (CDP), WRI, World Wide Fund for Nature (WWF) and the United Nations Global Compact (SBTi, 2020). The SBTi was put in place the same year as the Paris Agreement was adopted during the United Nations Framework Convention on Climate Change’s (UNFCCC) 21st Conference of the Parties (COP21), with the aim to maintain the global average temperature rise below 2 °C and efforts to limit warming to 1,5 °C above pre-industrial levels (UNFCCC, 2020). The initiative aligns with the aims of the Paris Agreement as well as the GHG Protocol Corporate Standard (SBTi, 2021a), and helps companies in the private sector set targets for emission reduction. When committing to a Science Based Target the long-term target is to reach net-zero emissions by no later than 2050, and annual disclosures in for example sustainability reports or on company websites should include monitoring of the target progress

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6 (SBTi, 2021b). Over 1000 companies are currently working with the SBTi and are dedicated to reducing their emissions (UNFCCC, 2020).

Looking at the results so far from a typical SBTi company since setting their targets, the emissions from scope 1 and 2 have been reduced at a rate of 6,5 % a year (UNFCCC, 2020). While an annual reduction of 4,2 % is required to reach the targets aligned with the 1,5 °C set in the Paris Agreement, the actual reduction indicates the effectiveness of the SBTi (ibid.). For a majority of companies, the largest number of emissions belong to scope 3, and 94 % of the companies with approved Science Based Targets have set targets for their scope 3 emissions (ibid.). Further, several companies require that their suppliers set their own Science Based Targets which in turn could become an incentive for more companies to join the initiative.

2.2 Climate impacts of facility management services

Although carbon footprints and climate impacts of products and companies nowadays are commonplace phrases both within the commercial sector and for the public, little research can still be found on carbon emissions from services. However, as Pelzeter & Sigg (2017) state, services are gradually playing a more important role for society. In relation to the built environment, facility management services are important for the operating stage of a single building and consequently the building sector as a whole (Balslev Nielsen et al., 2016). Several other authors also highlight the importance of facility management in relation to reporting, and decreasing, organisation’s climate impacts (Dixit et a., 2016; Elmualim &

Kwawu, 2012; Pelzeter et al., 2020).

Throughout the literature review, only one example of an evaluation method for climate impacts from facility management services could be found. In Pelzeter & Sigg’s study from 2017, a general methodology for calculating CO2 emissions from facility management services is proposed in accordance with ISO 14067, based on common procedures from the Life Cycle Assessments approach. Using modules containing four different groups - equipment (e.g., vehicles, clothing), supplies (e.g., energy, consumables), transportation (e.g., for personnel, material) and overhead (e.g., office spaces), and

subsequent average values for CO2 emissions, a model concept could be generated to provide guidance for calculating carbon footprints from this type of service (Pelzeter & Sigg, 2017). Pelzeter et al. (2020) also produced a web-based IT tool in relation to this methodology.

Research on other sustainability perspectives within facility management, although not directly focused on climate impact calculations and methodology, can be found throughout literature to a higher extent. In the UK, one audit was made that showcased key issues within carbon footprint reporting among facility managers (Elmualim & Kwawu, 2012). The study found that consumption of energy, waste disposal and water consumption are amongst the most popular issues to address within environmental impact reporting of facilities. In contrast, commuter travel and supply chain GHG emissions seemed to be generally identified as uncommon issues to address within carbon footprint management strategies (ibid.). The authors point out that this could be due to commuting and its subsequent impact often being overlooked by businesses, while issues on reporting supply chain emissions could be a result of

complicated supply chain structures.

Balslev Nielsen et al. (2016) further expands on sustainability within facilities management as a research field. Through an extensive and systematic literature review, a multitude of relevant scientific journals and articles concerning sustainability and use, operation and management of buildings were screened, evaluated and categorised according to topic. Here too, the largest group of articles were focused on energy performance in terms of the building’s energy consumption and CO2 emissions. The second largest

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7 category of studies focused on sustainability tools, such as building certifications, with specific attention to either developing tools and measurement systems, or analysing their performance. Highlighted by the authors is also the lack of current longitudinal research on effects of facility management interventions in the long-term perspective (ibid.).

2.3 Tenant-owned cooperatives

At the end of 2018, Sweden had close to 5 million residential apartments (Boverket, 2019a). Out of this housing stock about 24% were so-called tenant-owned (ibid.). This form of housing means that the individual or group owns their own apartment in the building, but are also a member of the tenant-owner association which together owns the whole property with apartments (Boverket, 2015). More simplified, members own a share of the housing association, which in turn owns all the housing (Riksbyggen, 2020c).

Selling the tenant-owned apartment consequently means selling the tenantship rights and the share in the association (ibid.).

A tenant-owned cooperative is a type of economic association which in Sweden needs to be registered at the Swedish Companies Registration Office as a legal entity (Bolagsverket, 2016). Furthermore, the association needs to have at least three members, a board of at least three individuals, an auditor and statues (Bolagsverket, 2016; Riksbyggen, 2020d). Unlike a common tenancy, a resident in a tenant-owned cooperative is responsible for everything within the apartment itself - for example floors, roofs and appliances (Riksbyggen, 2020d). However, the management of the property lies with the association. This entails, other than financial management, technical administration and facility services (ibid.).

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3. The case of Riksbyggen

In this section of the study, the case of Riksbyggen will be presented. It serves to introduce the overall organisation, the supply of facility management services as well as current initiatives for sustainability work. The following subsections rely on both official website information as well as a review of internal documents provided by Riksbyggen (Table 1). In section 4, the methodology procedure for this part of the study is explained in more detail.

Table 1. List of documents reviewed.

Name Medium Date Short description Type of document

Förvaltningsbroschyr PDF 2020 List of available facility management services with a short description of each subsection.

Public

Antal kunder per tjänst Excel 2020 Summary of the amounts of facility management services bought by housing

cooperatives and commercial customers.

Internal

Total CO2 utsläpp + uppströms

2019 Excel 2019 The basis for the sustainability

reporting figures for 2019.

Subsequent calculations on transport and vehicles, heat and electricity, owned properties as well as flight and additional travels.

Internal

Organisation och ansvarsfördelning inom Riksbyggen

Word 2018 General definition of Riksbyggen’s business organisation, with descriptions of mission and responsibilities for each business area.

Internal

Emissionsfaktorer - användning Excel 2019 Collection of emission factors

for fuels, electricity and heat. Internal Emissionsfaktorer - produktion

och distribution Excel 2019 Summary of the emission

factors used for climate impact calculations between 2012- 2019.

Internal

Specific product sheets on facility

management services 20 PDFs 2020 Information sheets on

individual facility

management services, with details on the work performed by Riksbyggen.

Public

Mappning tjänsteutbud och

hållbarhetsprofil Excel 2019 Summary of qualitative

analysis on environmental and climate benefits from

Riksbyggen’s service supply.

Internal

Kopia av vägen till fossilfria bilar Excel 2020 A document mapping Riksbyggen’s current distribution of vehicles based on fuel types, containing a future plan for phasing out fossil fuels with annual goals.

Internal

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Miljöutredning Excel 2018 Environmental review based

on climate figures in 2018 highlighting key areas for improvement.

Public

Tjänstebilsutmaningen PowerPoint 2019 Presentation of the Transport Challenge established by Fossilfritt Sverige, aiming at shifting Riksbyggen’s vehicle fleet to only contain gas, electric and hybrid electric vehicles. The challenge applies to all new leasing contracts signed as from January 1st, 2020.

Internal

Antal bilar 2020 Word 2020 Number of service cars in

2020 and the share of vehicles by fuel type.

Internal

Värdesnurra Sälj Excel 2020 Evaluation of climate benefits

from the facility management service categories. Presented in potential savings of SEK and kg CO2 equivalents, during five years.

Public

3.1 The organisation of Riksbyggen

Riksbyggen is a Swedish cooperative economic association, meaning the majority of the owners are concurrently also customers (Riksbyggen, 2020b). Their operations involve developing as well as managing facilities, wherein management includes commercial and public customers (ibid.). In total, Riksbyggen manages over 200 000 tenant-owned apartments and 100 000 rented housings all across Sweden (Riksbyggen, 2020a). The organisation currently has 2708 active employees. Out of those, an estimate of 80% work with facility management services (Riksbyggen, 2020c).

Riksbyggen’s organisational structure can be summarised in three operative business units with additional supporting functions. The first unit is called Residence and mainly deals with exploitation of new land for housing and management of the existing land owned by Riksbyggen, as well as developing and offering newly produced housing to customers. The second business unit relates to Facility

Management and is responsible for developing and delivering these services to tenant-owned cooperatives and other commercial customers. Lastly, the business unit Property handles Riksbyggen’s own supply of properties and development of newly produced tenancies in partly owned companies. However, in conversations with the Riksbyggen supervisor, it was disclosed that the Property unit will be turned into its own company and no longer be a part of Riksbyggen from 2021 and onwards. Apart from this, additional supporting functions include the HR department, sustainable development unit,

communications and marketing, economy and finance, coordinators, an IT unit as well as the CEO (Fig. 2).

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Figure 2. Organisational scheme of Riksbyggen.

3.1 Facility management services

When it comes to facility management, Riksbyggen has a wide range of services aimed at tenant-owned cooperatives and commercial customers, divided into six categories. These categories include financial services, technical services, property services, organisational services, cleaning services and outdoor environment services (Riksbyggen, 2021a). The last four categories are services that can be bought as a complement to either financial or technical management. There is also a grouping in some of the

categories that differentiates a basic package of services, and additional services that can be added only if the basic package is already bought.

A total of 17 individual financial services can be identified at Riksbyggen. Financial management from Riksbyggen mainly consists of different types of accounting and bookkeeping, as well as handling governmental regulations and legal matters (Riksbyggen, 2020c). A customer, like a tenant-owned cooperative, can either buy the basic package alone or add on additional services if they have further needs or requirements. Technical management on the other hand consists of 16 services with a selection of administrative work, such as liaison with the housing board, insurance, technical support, procurement and maintenance planning (Riksbyggen, 2020e). Similarly to the financial services, customers can either choose the basic package alone, or add one or more additional services.

Riksbyggen offers eleven property services, of which four constitute the basic package, and the others can be bought as additional services. The basic services include ongoing operations of the property and effective management of installations (Riksbyggen, 2020f). Riksbyggen offers to handle the entire property management by managing all of these services, but it is also possible to add the additional services separately. Organisational services are more connected to long-term development of the housing (Riksbyggen, 2021b). These six services include for example further administrative and legal support and board meetings (ibid.). In this category however there is no basic package, but the services can be bought either individually or with a selection if the customer already has financial, technical or property

management.

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11 Riksbyggen additionally offers two cleaning services, aimed to increase the well-being of the residents and the experience of the housing (Riksbyggen, 2020g). Customers can either purchase regular cleaning as a basic service, which includes cleaning of most common areas such as corridors and stairs, or add on a periodic cleaning which is adjusted for their specific needs (ibid.). This could mean for example polishing of floors or carpet cleaning. Furthermore, Riksbyggen offers services connected to the outdoor

environment. There are three services possible to buy, of which one is a basic service, and two are

additional services. The basic service includes different types of maintenance used to improve the outdoor environment during the whole year (Riksbyggen, 2020h). The additional services are more particular and include snow management and specific needs of the customers. A detailed mapping of all the facility management services is presented in section 5.2.

3.2 Sustainability reporting at Riksbyggen

As previously mentioned, Riksbyggen reports their sustainability performance according to GRI, with the Standard Core version 2016 (Riksbyggen, 2019). This entails calculating climate impacts with regards to the GHG Protocol (GRI, 2016). The reporting is furthermore in accordance with the Swedish law on annual reporting (Riksbyggen, 2019). The calculations that form the key figures are structured using the activity categories in Table 2.

Table 2. The emissions derived from Riksbyggen’s reported activities according to the scopes from the GHG Protocol.

Activities Direct emissions Upstream emissions

Use of service cars Scope 1 Scope 3

Use of private cars Scope 1 Scope 3

Electricity use in offices Scope 2 Scope 3

Heating for offices Scope 2 Scope 3

Heating and electricity use in properties Scope 2 Scope 3

Flight travels Scope 3 Scope 3

Additional travels Scope 3 Scope 3

New productions Scope 3 Scope 3

Currently, the total climate impact of Riksbyggen is calculated as the sum of the impacts from all the activity categories (Table 2). In the calculations, there is also a distinction between direct and upstream emissions which both contribute to the final figure. However, the review of the sustainability report showcased different approaches in how the numbers are acquired. For service cars, the total consumption

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12 of different fuels is reported using tanking cards and the climate impacts are then calculated by

multiplying an emission factor for each fuel respectively, similarly to the fuel-based method of the GHG Protocol mentioned in section 2.1.3. The fleet of 727 service cars is owned by Riksbyggen and includes a majority of regular service cars used by facility managers, and 24 company cars and necessity cars. The last two categories refer to cars with different benefits, mainly used by the company board as well as some of the business unit directors. Moreover, for some of the facility management services requiring on-site supervision and care, subcontractors are hired to perform the maintenance. The vehicles used for these transportations are not accounted for in the sustainability report, and are consequently not included in the total reported climate impact.

Private cars refer to cars that are owned by employees, but used within Riksbyggen’s operations during working hours. These cars are not equipped with tanking cards, but the transports are instead reported using the total distance travelled, employing a similar approach to the distance-based method of the GHG Protocol (section 2.1.3). The total distance is divided into fuel types, petrol and diesel, using an estimate based on the average vehicle type in Sweden. These numbers are then subsequently used to obtain the climate impacts with emissions factors similarly to the service cars. Similarly to the use of service cars, some services are performed using subcontractors, which are not included in the sustainability report.

Furthermore, personal correspondence with Riksbyggen highlighted that 84 percent of private cars are used within the business unit Facility Management, and the rest within the Property unit.

Within scope 2, office heat and electricity are both attributed to the use of energy within Riksbyggen’s office spaces. Climate impacts from office heat and electricity have previously been reported using costs, but for the last three years Riksbyggen instead have based the calculations directly on reported energy use (in MWh). The impact from owned properties is likewise derived from heat and electricity use. Owned properties are not to be associated with Riksbyggen’s offices, but refer to buildings within the property portfolio of the former Property business unit, which from 2021 is categorised as its own company.

Finally, the scope 3 emissions from flight travels and additional travels are spend-based in their calculations. Additional travels refer exclusively to travels that are not by plane, so other modes of transportation such as taxi, boat or train. The cost of these travels is used together with a secondary emission factor to calculate their respective climate impacts. The upstream emissions from all activities are also included into scope 3, using emission factors specifically for the upstream production and transportation of the fuels as well as for heating and electricity sources. Furthermore, the climate impacts from new productions are included into scope 3, but are categorised under the business unit Residence.

3.3 Sustainability targets at Riksbyggen

With the aim to reduce the climate impacts arising from operations and business-related activities, Riksbyggen continually tries to set aims and find new, more sustainable solutions. Riksbyggen is currently working to set their Science Based Targets, which will guide the business and help make the decisions needed to reach the set targets. A potential target, mentioned by the supervisor from Riksbyggen, could be a 50% decrease of their climate impacts stemming from scope 1 and 2 until 2030. Furthermore, additional activities concerning scope 3 that are currently not disclosed in the sustainability report, could be

included in the SBTi project.

Furthermore, Riksbyggen has since 2020 been a part of the Transport Challenge initiated by Fossilfritt Sverige, agreed upon by Swedish politicians (Fossilfritt Sverige, 2021). The aim with the challenge is to shift the current vehicle fleet, including service cars driven by diesel, petrol, gas and electricity, to only contain gas, electric and hybrid electric vehicles. The challenge applies to all leasing contracts signed from

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13 January 1st, 2020, with an exception for the necessity cars, for which it is possible to sign a leasing

contract for an alternative diesel vehicle. An overview of the shift in the vehicle fleet between 2019-2026, based on the date of termination of current leasing contracts, is presented in Table 3.

Table 3. Overview of the planned shift in Riksbyggen’s service vehicle fleet between 2019-2026 based on the termination date of current leasing contracts.

2019 2020 2021 2022 2023 2024 2025 2026

Diesel: 43% 43% 39% 37% 31% 29% 26% 14%

Petrol/E85: 8% 8%

Gas: 41% 41% 44% 44% 44% 43% 42% 39%

Electricity: 8% 8% 17% 19% 25% 28% 32% 47%

In addition to the service vehicle fleet owned and controlled by Riksbyggen, some of the transports required for the business are made with either private cars or by subcontractors. In continuous

discussions with the supervisor, private cars were highlighted as a further focus area to reduce the climate impacts. There is currently no strategy to control or regulate the cars used privately, and this complicates Rikbyggen’s measures to reduce the climate impacts from the use of private cars. Furthermore, there is presently no general structure to coordinate joint travels within the business operations to further reduce the climate impacts stemming from cars.

Besides setting their Science Based Targets and being part of the Transport Challenge established by Fossilfritt Sverige, Riksbyggen is trying to evaluate the climate and environmental benefits from the facility management service supply. The potential climate benefits are partly described in a qualitative manner, and for some of the services there are calculations expressing the possible savings in SEK and kg CO2 equivalents during five years.

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4. Methodology

For the methodology of this study, a mixed method approach was employed to fulfil the objectives. The work was divided into several phases, the first being a literature review to form a basis for the theoretical background and to answer the first objective. This review is presented in section 2. The second part of the study concerned the context of Riksbyggen, the case study phase, and integrates three specific

methodology procedures - a review of Riksbyggen’s internal documents, interviews with selected process managers within the company as well as the actual modelling. The goal with the review and interviews was to create a basis for the model, and support the allocation procedure with relevant data. This phase intended to meet the second and third objective, in which the review is presented in section 3. Finally, objective 4 and 5 are met together through analysis of the model results with regards to conventional climate reporting frameworks and Riksbyggen’s internal work on sustainability. Consequently, this is not a method on its own but presented here for the benefit of an overview of the approach. Figure 3 illustrates how the methodology procedure is structured in relation to the study’s objectives.

Figure 3. General methodology of the study.

4.1 Literature review

In order to achieve the first objective of the study and to form a base for the model framework in which to allocate data, a literature review was conducted. First and secondary data was gathered and reviewed to find general information about sustainability reporting, and attain guidance on GRI standards, the Greenhouse Gas Protocol (GHG protocol) and The Science Based Targets initiative (SBTi). Moreover, first and secondary data was obtained to find previous studies and to assess common best practices of climate impact reporting, with the intention to conclude on suitable practices for the framework of the model.

Several search engines were used to gather previous research and find relevant literature. A combination of keywords in phrases, as well as full sentences were used to obtain literature in Google Scholar, KTH Primo and DiVA Portal. Keywords entered in the search engines were combinations of facility

management, property management, climate impacts, carbon footprints, allocation, sustainability reporting, CO2e emission modelling, LCA and buildings. The results of the literature review are presented in section 2, the theoretical background.

4.2 Case study of Riksbyggen

In this section of the methodology, the case study phase of Riksbyggen will be presented. This part of the study outlines the important information which forms the assumptions needed for the later allocation procedure of the climate impact modelling. A case study is usually employed when a real-time

phenomenon needs to be analysed, with the basic assumption that its context will impact the situation (Rashid et al., 2019). The aim of this study is to construct a model to allocate climate impacts within a company, and while the modelling will touch base on conventional frameworks for emission allocation and reporting, the context of Riksbyggen’s organisational structure and their services will impact how the

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15 model is structured. Therefore, the basis of the methodology in this part will be an instrumental case study. An instrumental case study can be used in research to promote understanding of a problem using the case as a supporting element (Baxter & Jack, 2010). A commonplace trademark for case studies is also the use of several data sources (ibid.). In section 4.2.1 and 4.2.2 the different qualitative approaches to data collection within the case of Riksbyggen are presented.

4.2.1 Review of internal documents

To form a general understanding of Riksbyggen’s organisation as well as collecting essential data for the modelling, a review of internal documents was done. Both the Riksbyggen website, which provides overall information about the company, and documents including public reports and internal data sheets

provided by the Riksbyggen supervisor were studied. This also encompassed sustainability reports and subsequent emission data, out of which this study focuses on the year 2019, as well as the company’s environmental review and mapping of climate benefits of their services. Furthermore, service information and brochures on facility management services were examined to help with the systematic mapping of each service. The data gaps discovered during the review were filled using interviews with individuals within the company, which is further explained in section 4.2.2. The result of the review is presented in section 3 along with the reviewed documents (Table 1) and serves as a general introduction to the specific case of Riksbyggen and the facility management services later assessed in the model.

4.2.2 Interviews

When reviewing the internal documents, it became apparent that there was a gap in the data required to carry out the allocation in the model. The data not given in the internal documents mainly involved information about the operations connected to the facility management services. To fill in this gap, semi- structured interviews were conducted with process managers within Riksbyggen. Semi-structured interviews apply a blend of closed- and open-ended questions, that often lead to why or how questions as a follow-up (Adams, 2015). Moreover, in mixed method research, semi-structured interviews can be practical as an adjunct to supplement and gain knowledge (ibid).

Three individuals at Riksbyggen, who were recommended by the supervisor, were contacted for interviews based on their respective knowledge about the business areas connected to facility management. Since the purpose of the interviews was to attain specific information about the facility management services and not to make an in-depth qualitative analysis of the responses, transcribing the interviews was not considered necessary. The interviews were conducted in Swedish, and the original structure of the interviews can be found in Appendix A, as well as an English translation in Appendix B. The interviewees and their positions within Riksbyggen are summarised in Table 4. Interviewee 3 was interviewed on two different occasions, due to some data gaps that came up after the first interview. This was mainly due to the fact that the interviews and the review of internal documents were done simultaneously. Any additional questions that arose after the interviews were conducted, were addressed in personal communication via email. Apart from the interviews, continuous discussions with the supervisor from Riksbyggen have been held to provide further insights on operations and reporting practices (Table 4).

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Table 4. Summary and description of interviewees.

Interviewees Role Relevancy for the study Date of interview or interaction Interviewee 1 Process manager Responsible for the facility

management services connected to outdoor climate and cleaning.

2021-03-17

Interviewee 2 Process manager Responsible for facility management services connected to energy as well as general property management.

2021-03-18

Interviewee 3 Business developer Overall responsibility for the supply of facility management services, with a particular knowledge on economic and technical management.

2021-03-17 2021-03-18

Supervisor Environmental

manager Responsible for Riksbyggen’s

sustainable development unit. Continuous

4.4 Modelling

For the modelling part of the study, no single conventional method was found to fit the aim of allocating a total climate impact of a company onto different services within it. However, some theoretical concepts were still possible to adapt to the purpose of the study. Since the modelling derives from a total impact of Riksbyggen’s operations, it takes on the top-down perspective of a GHG inventory. A top-down GHG inventory is done when top-down data is summarised, calculated and analysed at the headquarters level (Nicholls et al., 2015). As a result, the modelling was done with an allocation approach rather than measuring data from the bottom-up. Furthermore, since the aim of the model is an output of CO2

emission per facility management service, the model procedure was based on the concept of emission intensity. This often refers to CO2 emission per unit of GDP or physical product (Zhou & Wang, 2016), while in this case it was applied as CO2 equivalents per physical service.

The main stance of the modelling procedure could be described as a proportional distribution of

calculated climate impacts based on use of activities within each facility management service. This entails use of service and private cars, heat and electricity for office spaces as well as flight and additional travels, since this is what Riksbyggen reports in their annual sustainability report, as presented in Table 2.

However, the activity for heating and electricity use in properties was not considered for the allocation procedure, since the activity belongs to the former business unit Property. Likewise, the activity new productions was not included in the allocation since it relates to the business unit Residence.

The modelling was divided into three parts. The initial step was to review the internal documents with reported emissions, emission factors and calculations, and to gather the data in one file. At this stage, two new activities were added to the eight already existing activities in Table 2. A mapping was then carried out in the second part to create a list of the facility management services and relevant variables for the activities within each service, for example transport frequencies and intensity of machine use. In the third part, climate impacts were allocated to each service based on the results from the mapping and the assumptions generated from the review and the interviews. In section 4.4.1, 4.4.2 and 4.4.3 the three steps are explained in more detail.

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17 4.4.1 Step 1: Compilation and analysis of total climate impacts

Since one aim with the model was to evaluate activities with significant climate impacts to find measures of improvement, all activities that influence the final climate impact figure were relevant to outline. This laid the foundation for the modelling procedure and the ability to change certain parameters to explore future patterns. Using the provided documents in Table 1, the sustainability report, and its subsequent files on emission factors and transports, were analysed for a general understanding of Riksbyggen’s reporting procedure. The structure was then compiled in a new file, adding or redesigning some elements that were relevant for the study’s objectives.

Since Riksbyggen had not yet separated electricity for cars from office electricity, this was done by subtracting a certain amount of energy from the office electricity activity. The calculation was based on the current ratio of electric vehicles in the vehicle fleet, 8% (Table 3), and an assumed charging

distribution where 50% of the charging takes place at Riksbyggen’s offices. The ratio of 8% was applied to the total distance travelled with all service cars, and then converted to kWh using an average consumption of 15 kWh per 100 km (Sibelga, 2021). The location-based method, presented in section 2.1.3, was then applied to calculate the climate impacts from the used electricity.

Furthermore, snow ploughs and regular machines that were currently included into the fuel pool of service cars were separated into their own activities. From the interviews, it was concluded that the ratio of fuels for snow ploughs was 95% diesel and 5% petrol. Therefore, the use of petrol for snow ploughs was assumed to be negligible. Further, the snow ploughs were assumed to employ the same amount of fuel per transport as diesel-driven service cars. Based on the ratio between total travels and travels with snow ploughs, 10% of the climate impact from diesel-driven service cars were then categorised as an exclusive activity referring to the use of snow ploughs. Moreover, the interviews raised that alkylate petrol is exclusively used to power machines, and not vehicles. The climate impact arising from the use of alkylate petrol in the machines was therefore removed from the use of service cars, and categorised as its own activity.

4.4.2 Step 2: Mapping

To carry out the allocation of climate impacts to the facility management services, a systematic mapping of the services was required. To perform the mapping, the internal documents in Table 1 were reviewed, and interviews with employees responsible for certain services were conducted. The intention with the mapping was to create a list with the services, a short description of each service, the number of sold services and relevant variables needed to carry out each service. For the case of Riksbyggen, transport frequency, ratio of subcontractors and joint travels were identified to be relevant variables within the activities use of service cars, use of private cars and use of snow ploughs. Furthermore, another relevant activity connected to the operation of some of the facility management services at Riksbyggen was the use of machines, with the intensity of use as the relevant variable.

4.4.3 Step 3: Allocation

The main part of the modelling was dedicated to the allocation, where the total climate impact was distributed onto the supply of facility management services. As previously mentioned, the allocation was based on proportional distribution of activity use. Based on the mapping of the services, ratios of these different activities could be obtained and applied to the total climate impact figure to get a representative distribution. Several assumptions, based on the review of internal documents, the interviews and in collaboration with the Riksbyggen supervisor, were also made in order to perform the allocation.

Allocating climate impacts to facility management services

Allocating climate impacts to facility management services

A case study of Riksbyggen

KELLY BRANDT JULIA WALDHAGEN

Allocating climate impacts to facility management services

A case study of Riksbyggen

KELLY BRANDT AND JULIA WALDHAGEN

Supervisor

TOVE MALMQVIST STIGELL

Examiner

CECILIA HÅKANSSON

Supervisor at RIKSBYGGEN KAROLINA BRICK

Summary in Swedish

Abstract

Key words

Acknowledgements

Kelly Brandt Julia Waldhagen

Stockholm, May 2021 Stockholm, May 2021

Table of Contents

List of Figures

List of Tables

Translation of key terminology

1. Introduction

2. Background

3. The case of Riksbyggen

4. Methodology