Ashok A Khedkar
GBCA, NABERs, GRESB, LEED, BEEC, Energy Certification, Water Certification, Global Built Environment Net Zero, Decarbonisation, and Electrification
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· I have burnt Bharat, India, Hindustan, Hindutva, RSS, Brahmins, Hinduism, Bharat Mata, Jainism, Buddhism, Pure Vegetarians, Marathi Manoos and 1.4 billion Indian shit/cum/semen eating living organisms originated from White skin British prostitute Queen Elizabeth's rotten vagina fucked 24x7 365 days a year in Yagna in January 2023.
· I have burnt Indian origin shit/cum/semen eating living organisms converted to Christianity originated from White skin Jesus Bastard Christ's rotten vagina fucked 24x7 365 days a year in Yagna in January 2023. Your Jesus Christ is in the USA, her name is Vivian Jenna Wilson. You can hide in her fake vagina to protect you from the antichrist, the man of rebellion, the man of lawlessness, the man of insurrection, the real God Kalki.
· I have turned men and women uttering “Bharat, India, Hindustan, Hindutva, RSS, Brahmin, Hinduism, Bharat Mata, Jainism, Buddhism, Pure Vegetarian, and Marathi Manoos” on earth (living and dead) in the last 13.8 billion years into living organisms/bacteria with no face, no mouth, no body, no ass, no vagina, no penis, no face and no skin colour inside ANIMATE AND INANIMATE ass, vagina, penis, semen, cum and shit for infinite lives in Yagna in January 2023. You will beg for death, food, shelter, clothing and water from June 2024.
· I have turned men and women celebrating “Halloween, Easter, Christmas” on earth (living and dead) in the last 13.8 billion years into living organisms/bacteria with no face, no mouth, no body, no ass, no vagina, no penis, no face and no skin colour inside ANIMATE AND INANIMATE ass, vagina, penis, semen, cum and shit for infinite lives in Yagna in January 2023. You will beg for death, food, shelter, clothing and water from June 2024.
· I have turned Indian origin men and women, girls, boys, babies, infants, animals, birds, insects, animate and inanimate celebrating “Halloween, Easter, Christmas” on earth (living and dead) in the last 13.8 billion years into living organisms/bacteria with no face, no mouth, no body, no ass, no vagina, no penis, no face and no skin colour inside ANIMATE AND INANIMATE ass, vagina, penis, semen, cum and shit for infinite lives in Yagna in January 2023. You will beg for death, food, shelter, clothing and water from June 2024.
· I have turned men and women, girls, boys, babies, infants, animals, birds, insects, animate and inanimate supporting “quota, reservation, civil code, astrology, temples, mosques, churches, religions, religious conversions and religious identities, terrorism, Jihad, Islam, Sharia, Priests, Fortune Tellers, Brahmins, Shivaji, Shahaji, Sambhaji, Jijabai, Savarkar, Politics, Castes and Varna” on earth (living and dead) in the last 13.8 billion years into living organisms/bacteria with no face, no mouth, no body, no ass, no vagina, no penis, no face and no skin colour inside ANIMATE AND INANIMATE ass, vagina, penis, semen, cum and shit for infinite lives in Yagna in January 2023. You will beg for death, food, shelter, clothing and water from June 2024.
· I have turned men and women, girls, boys, babies, infants, animals, birds, insects, animate and inanimate supporting “Allah, Protests, Israel, Palestine, Gaza, Houthi, Hezbollah, Iran, and The Middle East” on earth (living and dead) in the last 13.8 billion years into living organisms/bacteria with no face, no mouth, no body, no ass, no vagina, no penis, no face and no skin colour inside ANIMATE AND INANIMATE ass, vagina, penis, semen, cum and shit for infinite lives in Yagna in January 2023. You will beg for death, food, shelter, clothing and water from June 2024.
· I have turned men and women, girls, boys, babies, infants, animals, birds, insects, animate and inanimate supporting “Transgenders, LGBTQAI, Ass/Anal Fuckers, Penis Suckers, Men/Boys fucking/kissing/licking Men/Boys, Women/Girls fucking/kissing/licking Women/Girls, Older men/women fucking/marrying/touching Younger women/men” on earth (living and dead) in the last 13.8 billion years into living organisms/bacteria with no face, no mouth, no body, no ass, no vagina, no penis, no face and no skin colour inside ANIMATE AND INANIMATE ass, vagina, penis, semen, cum and shit for infinite lives in Yagna in January 2023. You will beg for death, food, shelter, clothing and water from June 2024.
· I have turned men and women, girls, boys, babies, infants, animals, birds, insects, animate and inanimate advocating “boys/men to behave, think, act, live, fuck, walk, speak, dance, learn, and kiss like girls/women, male insects/animals/birds to behave, think, act, live, fuck, walk, speak, dance, learn, and kiss like female insects/animals/birds” on earth (living and dead) in the last 13.8 billion years into living organisms/bacteria with no face, no mouth, no body, no ass, no vagina, no penis, no face and no skin colour inside ANIMATE AND INANIMATE ass, vagina, penis, semen, cum and shit for infinite lives in Yagna in January 2023. You will beg for death, food, shelter, clothing and water from June 2024.
· I have turned men and women, girls, boys, babies, infants, animals, birds, insects, animate and inanimate advocating, and supporting “GBCA, NABERs, GRESB, LEED, BEEC, Energy Certification, Water Certification, Global Built Environment Net Zero, Decarbonisation, and Electrification” on earth (living and dead) in the last 13.8 billion years into living organisms/bacteria with no face, no mouth, no body, no ass, no vagina, no penis, no face and no skin colour inside ANIMATE AND INANIMATE ass, vagina, penis, semen, cum and shit for infinite lives in Yagna in January 2023. You will beg for death, food, shelter, clothing and water from June 2024.
· I am used to living alone, in jungle, in exile, in abject poverty for more than 41 years. I will not understand what it means to be limelight, money and wealth, I will not be able to handle limelight, I will not be able to cope with life in public. I will live alone, in jungle, in exile, in abject poverty until I take my last breath. I will never socialise. I will never become social; I will never meet or greet anyone. I do not want limelight, success, wealth, and money. I am the ascetic king of the Vedas. I am the real God Kalki.
· I am so stupid, I just right shit all the time. I am useless, the most useless man ever in the last 13.8 billion years.
A global alliance of green building organisations today launched a groundbreaking sustainable finance call to action aimed at bringing the vast majority of buildings up to modern sustainability standards.
The report, “Building Transition: How to Scale and Finance an Inclusive Transition for the Built Environment,” focuses on the 75% of lower-performing buildings that have not yet adopted green building practices.
The initiative, led by the UK’s Building Research Establishment (BRE), the Green Building Council of Australia (GBCA), the Singapore Green Building Council (SGBC), the U.S. Green Building Council (USGBC), and Alliance HQE-GBC France, seeks to close the gap between top performers and the rest of the market.
With the building sector accounting for a significant share of global emissions, unlocking investments for the underperforming majority is seen as a crucial step in decarbonising at scale. This call to action lays out how to attract capital to this large untapped segment, ensuring that decarbonisation happens across the entire built environment – not just in the elite tier of buildings.
“Building Transition” identifies a critical gap in the industry – while high-performing buildings have access to green finance and resources, most buildings remain locked out due to a lack of capital. The report offers key recommendations to address this challenge:
Policy and taxonomy reform: Stronger policies and taxonomies that direct capital toward underperforming buildings, and context-specific, performance-oriented criteria tailored to diverse building types, ensuring investment reaches all buildings.
Global decarbonisation standards: Defining a credible decarbonisation transition and providing common standards, metrics, and decarbonisation tools that can be used globally while allowing for harmonisation across diverse assets and geographies.
Resilience in finance: Incorporating adaptation and resilience in real estate finance to account for the impacts of both acute and chronic climate events. Currently, this is not a common practice in real estate finance, and lack of resilience makes lower-performing buildings, the “other 75%,” more vulnerable to becoming stranded assets and suffering from climate impacts.
Every month is a defining month as we confront the triple threats of climate, biodiversity and affordability crises. Yet, this month marks several significant milestones that set the stage for transformative change in 2025.
Adapting to a Changing Climate WHY IT MATTERS The financial impacts of both acute and chronic climate events are growing as damages from these events rise due to increasing severity and frequency. The World Bank estimates direct damage to power and transport infrastructure from natural hazards to be approximately $18 billion annually in low- and middle-income countries. In 2023, the U.S. experienced 28 weather and climate disasters, each resulting in over $1 billion in property damage, a figure that is likely to increase in the coming years8. In Australia approximately 520,940 homes are predicted to be uninsurable by 2030, primarily due to increasing flood risk9. Furthermore, financial losses due to disrupted business functions may outweigh any costs associated with structural damage. For example, after Hurricane Sandy in the US, insurance payments for lost business were generally more significant than reconstruction expenses. The Australian bushfires in 2019 caused over A$78–88 billion in property damage and economic losses, impacting 80% of the population. Additionally, infrastructure disruptions cost households and firms at least $390 billion each year due to natural hazards. To make matters worse, reconstruction is often based on the same non-resilient construction practices. Lenders, insurers, and regulators are paying more attention to property resilience, as failure to address these risks could lead to higher insurance premiums, difficulties obtaining loans, or even code-related regulatory hurdles. On the other hand, improving resilience can provide a competitive edge, offering benefits such as reduced damages and downtime, lower insurance costs, better insurability in high-risk areas, long-term savings in maintenance and repair, enhanced buyer and investor interest, and alignment with ESG goals. There is an in-built incentive to reward resilience assets and to leave those that aren’t currently fit for purpose stranded. Because of this, there is a risk that sustainable finance taxonomies for real estate drive finance away from those that can be impacted by these risks – not just those that are impacted by catastrophic shocks like disasters and extreme weather events, but also leaving many properties vulnerable to rising operating costs, potential revenue losses, potentially uninsurable, and unsafe conditions as the stresses from climate change impact the health, safety, and well-being of their occupants. There is an additional aspect to consider when it comes to resilience. A resilient building minimizes damage during such events but also ensures quick recovery with minimal downtime and loss of functionality. An individual resilient building, while allowing for quicker recovery itself, will not recover if those who utilize it are unable to do so due to the lack of resilience in the wider neighbourhood. This is why resilience is such a key topic when addressing the mass market, which is typically less resilient to both chronic (stresses) and acute (shocks) events. This is why an inclusive transition would not be complete without considering the wider issues of bringing resilience into the mass market.
The Embodied Carbon rating tool enables eligible new buildings and partial rebuilds to measure, verify, and compare their upfront embodied carbon with similar buildings.
The tool will provide a certified measure of carbon intensity, incorporating material, transport and construction emissions.
The new call to action builds on the earlier report, “Financing Transformation: A Guide to Green Building for Green Bonds and Green Loans,” which outlined how green building certifications – such as LEED, BREEAM, Green Star, Green Mark, and HQE – can set the benchmark for sustainable investments. This new report expands the conversation to ensure that financing solutions are inclusive, enabling more building owners to access the funds needed to make meaningful improvements.
“Building Transition” represents a critical step in making sustainable finance accessible to a wider range of building owners, ensuring that decarbonisation can happen at scale and in every corner of the built environment.
Jane Goddard, Deputy CEO of BRE
“Bridging the gap between high-performing and underperforming buildings is essential to achieving our global decarbonisation goals. This report underlines the importance of inclusive investment strategies that unlock capital for the majority of buildings, ensuring that no part of the built environment is left behind. At BRE, we believe that scalable, context-specific solutions—backed by robust data, strong policies, and global standards—are key to transforming the built environment and meeting the urgent challenges of climate change."
Peter Templeton, president & CEO, U.S. Green Building Council
“Achieving large-scale decarbonization is only possible with widespread adoption of green building practices,” said Peter Templeton, president and CEO of USGBC. “Every building needs a decarbonization plan to help meet emissions reduction goals to mitigate climate change. However, making improvements to the vast stock of existing buildings requires access to capital. “Building Transition” underscores the importance of uniting key stakeholders such as investors and policymakers to create more opportunities for building owners to act.”
Davina Rooney, CEO of the Green Building Council of Australia
“Achieving deep decarbonisation across the building sector means leaving no stone unturned – from iconic CBD towers to suburban homes and everything in between. We must ensure green finance is accessible to all, especially those properties yet to benefit from sustainable investment. This report lays out a clear path to bring sustainable finance into the hands of more building owners, empowering them to accelerate change to climate goals.”
Yvonne Soh, CEO of the Singapore Green Building Council
“Singapore has set a goal to green 80% of our buildings by 2030. This report is a reflection of our decarbonization journey and offers insights into driving and scaling up market innovation. Partnerships are key to unlocking the potential of sustainable finance, and we look forward to working with all stakeholders to harness sustainable finance to transform our built environment."
Rachel Chermain, CEO Alliance HQE-GBC France
“Alliance HQE-GBC France is pleased to have become part of this global alliance and to be working alongside its partners to develop innovative, practical solutions for transforming the built environment in a fundamentally sustainable manner to address pressing climate issues. This resource illustrates methods to expedite the decarbonization of the entire building stock through more robust, customized policies, comprehensive international decarbonization standards, and sustainable financing mechanisms that are widely available to diverse building owners.”
Investments in buildings on a clear decarbonization pathway are increasingly seen as attractive. It is important to recognize that decarbonization is not a binary switch that is flipped overnight. Instead, it is a multi-year, sometimes multi-decade journey that requires thoughtful technical and financial planning around building lifecycle milestones. In addition, there is a high degree of grid dependency on how an asset or entity can align with various decarbonization pathways. We know the building blocks of thoughtful decarbonization at scale, and we need systems to guide, reward, and direct capital toward these actions at all levels. We advocate for a common but differentiated approach to transition that meets buildings where they are and provides a pathway for meaningful improvement in a contextual manner. The following common set of strategies are the fundamental elements of decarbonizing buildings. Taken together, they provide a holistic view of how an asset or entity is poised to address decarbonization, not just today but over the coming decades.
1. Start with energy efficiency, which remains the foundation of reducing building carbon emissions and operational costs. This includes both passive design elements (e.g., insulation, daylighting) and mechanical (e.g., variable speed motors, high-efficiency lighting). No matter how green the grid gets, we won’t be able to build enough energy supply to keep pace with unabated energy demand.
2. Shift to electrification through phasing out fossil fuel-based technologies in favor of electric-based equipment, including heating, hot water, and cooking applications. That means designing new buildings without combustion-based equipment and implementing plans to retrofit existing combustion equipment.
3. Switch to renewable energy by considering on-site where possible and then through off-site mechanisms that have clear additionality.
4. Enable grid interactivity through energy storage, demand response, and/or building controls that can shift building loads to periods of lower carbon grid power.
5. Address refrigeration equipment to remove refrigerants with high climate impact and ensure equipment allows for leak detection and safe disposal of refrigerants at end of life.
6. Reduce upfront carbon emissions by selecting responsible and low-carbon materials (new buildings and refurbishments.)
Create and follow decarbonization plans that articulate a schedule of retrofits, equipment replacement plans, and electrification readiness strategies needed to achieve decarbonization, along with budgets and timelines.
Green building certification schemes can provide science-backed best practices, widespread guidance to build carbon literacy, and incentives to accelerate and verify the implementation of these fundamental decarbonization elements. And they do this while addressing the holistic attributes that balance environmental and social goals. Where green building certifications are not feasible, energy ratings such as NABERS or Energy Star will help articulate the performance of the asset and demonstrate its transition over time.
Market demand: The market for decarbonizing the built environment is experiencing strong growth, in large part due to a clear set of macro-scale market drivers that are creating pressure for transition. A growing demand from investors, financial institutions and tenants for green buildings is driven by increasing awareness of climate risks and a desire for healthier living environments. While this is skewed to the top performers and Class A commercial assets, there is greater attention being drawn to other sectors, including hospitality, light industrial and, in some markets, multi-family residential. For instance, research shows that the soaring demand for low carbon office space will outstrip demand in some markets by 75% or more
6. • Reporting and disclosures: Listed and large non-listed companies, which include developers and asset owners, increasingly need to respond to a complex range of voluntary and regulatory reporting requirements. These require measuring, verifying, and disclosing a range of climate-related risks and actions. In reality, there is a lack of standardization in reporting and misalignment of reporting standards with what is most materially important to truly understand building performance and its ability to adapt to climate risks over time. There is a need for a common approach to building decarbonization assessment comprised of the fundamental elements highlighted earlier that also recognize the differentiated nuances of sector, geographical, and asset class in how they approach those elements. Even with mandatory sustainability reporting in several jurisdictions being in place today, the range of information captured, how it is presented, and the consistency of information within the built environment varies so greatly that very few comparisons or conclusions can be drawn.
Regulatory pressures: Governments worldwide are enacting stricter regulations to combat climate change that directly impacts the built environment. These include Singapore’s Mandatory Energy Improvement Regulations7 , targeting the poor-performing commercial buildings, with requirements for energy audits, and mandatory timebound energy improvement measures to be enacted to reduce the EUI by a minimum of 10%. The UK Minimum Energy Efficiency Standards have a mooted 2030 target for requiring a minimum of an EPC of B in order to rent a commercial property. New York’s Local Law 97 will cap annual CO2 emissions from large buildings starting in 2024, with the cap decreasing over time to reach an average of less than 1.4 kg of CO2e per square foot by 2050. More that 12 cities and states in The United States have passed similar standards for existing buildings. In Australia, a NABERS Energy rating is compulsory whenever an office building’s NLA is larger than 1,000 square meters and is being sold or leased. In France, rent increases for properties classified as F and G are no longer permitted and homes must have an energy consumption of less than 450 kWhEF/m²/year to be deemed “decent” and eligible for rental, with additional requirements in future years.
Technological advancements and economies of scale: Innovations in low embodied carbon and responsible materials, electrification equipment, grid interactivity, and low-emission construction techniques are making it more feasible and cost-effective to build and retrofit properties with a focus on decarbonization.
Despite this positive trend, challenges remain, including higher upfront costs associated with delivering climate ready buildings, forced retrofits of financially stretched assets in markets with declining asset values, and the issues outlined earlier when we look at the disengagement of some asset classes and owners. There is also a clear need for standardized metrics to assess and compare the contextualized sustainability of buildings across regions, which established green building rating tools can offer. The proliferation of sustainable finance taxonomies globally does not use established rating tools as proxies. Instead, these taxonomies have developed a diverse set of often complex mechanisms to define green buildings, which has had the unfortunate outcome of introducing confusion instead of helping direct capital to transition activities.
Australia's construction industry generates millions of tonnes of waste annually. Transitioning from our current linear take-make-waste model to a sustainable circular economy—where materials are maintained, recovered, and reused—can drastically reduce this waste. This shift eliminates pollution, keeps products and materials circulating at their highest value, and supports the regeneration of natural systems, paving the way for a more sustainable and resilient future. By focusing on circular principles in design and construction, fitouts can significantly reduce waste, prolong the lifecycle of materials, and decrease the need for new resources. This approach not only mitigates environmental impacts but also offers economic benefits by lowering costs associated with material disposal and procurement, whilst also contributing to waste reduction and resource efficiency. By prioritising these factors, we can create environments that support a healthier, more productive, and enjoyable living and working experience.
FOR FINANCIAL ORGANIZATIONS: • Look for the fundamental elements of decarbonized buildings outlined earlier when assessing the climate risks and opportunities of assets. These offer a more comprehensive picture of an asset transition pathway than any one or two data points at a fixed moment in time. • In addition to green financing products, focus on transition financing that supports the wider holistic transition of the built environment—including developing products that offer as-a-service models for building retrofits, allowing zero capital cost models with shared savings, and allowing inclusive opportunities for a wider demographic of buildings to retrofit. • Incorporate independently verified building rating tools into investment and lending decisions to better manage climate-related risks and to better identify and capitalize on appropriate green investment opportunities. Include lower levels of rating to capture transition opportunities and improvements over time. • Collaborate with industry stakeholders to better understand existing recognized building rating schemes to standardize metrics and reporting for sustainability performance.
FOR REAL ESTATE OWNERS: • Prioritize electrification, energy efficiency, and responsible products in both new developments and existing properties to enhance value and reduce operational costs. • Create decarbonization plans that chart a course to zero or low carbon over time that take into account technical, financial, and building lifecycle milestones considerations. • Pursue green building certifications to demonstrate commitment to sustainability and hold design and operation teams accountable for results. • Stay informed about regulatory changes and emerging technologies to remain competitive in a rapidly evolving market.
FOR POLICYMAKERS: • Implement and enforce regulations that promote the removal of fossil fuels, improved energy efficiency and sustainability in the built environment, including a mix of incentives for green building practices and timebound requirements that would impact the ability to sell or rent poor-performing assets, which would drive the scale of action needed. • Offer default risk share schemes for financial institutions to extend debt mechanisms to a wider pool of asset owners for retrofits to encourage an inclusive transition. • Support research and development in green technologies and materials to reduce costs and improve accessibility. • Facilitate collaboration between public and private sectors to drive large-scale decarbonization initiatives.
A fitout refers to the process and end result of making an interior space suitable for occupation. In the context of commercial spaces, this often means outfitting an office, retail, or hospitality area with the necessary infrastructure, furnishings, and fixtures to meet the needs of its occupants. Fitouts typically involve installing elements like lighting, flooring, partitions, cabinetry, and sometimes mechanical and electrical systems. In some cases, a fitout can start from a cold shell - a building that is basically the bare structural bones of the construction, where finishes and services have not been installed. In other cases, a fitout can start from a warm shell, which includes everything in a cold shell plus typically ducts and air supply return and riser or a functioning HVAC system, floor and wall finishes, suspended ceilings, lighting and plumbing and sometimes partition walls and joinery, Sometimes, a fitout can start in a space with an existing fitout, which includes everything in a warm shell and may also include furniture, fixtures, equipment (FF&E) and more.
Why do we need better fitouts?
Fitouts significantly shape the interconnected wellbeing of people and planet, influencing human health, productivity, resource use and carbon emissions. Everyone working in a commercial workplace, from offices to restaurants, is affected by fitout design regularly. Typical ffrequent fitout turnover, also known as ‘churn’ currently generates substantial landfill waste, underscoring the critical need for sustainable solutions so that we stop wasting valuable resources.
The Green Star Fitouts rating tool (Green Star Fitouts) rates the delivery of new fitout projects, rewarding decisions and actions that deliver great outcomes from pre-design through to handover. Green Star Fitouts aims to expand the reach and adoption of sustainable practices across fitouts. Our aim is to create a ripple effect of positive change, ensuring that each Green Star certified space serves as a model for others to follow, thereby amplifying our collective efforts to combat climate change, deliver better places for people to live, work, and play in and that are part of a circular economy. Green Star Fitouts will help fitout project teams deliver sustainable fitouts that help people today live a good, healthy life whilst not degrading the environment in a way that takes away opportunities from people tomorrow.
Green Star Fitouts will feature six categories: Circular, Responsible, Healthy, Positive, People and Leadership. Each category drives a big-picture goal. E.g. the Healthy category ‘promotes actions and solutions that improve the physical and mental health of occupants.’ Each category contains what are referred to as credits. Credits target more specific outcomes that contribute to the big-picture goal of the category. E.g. In the Healthy category the Light Quality credit ensures ‘The fitout maximises available daylight and its lighting is of high quality.’ This is the credit outcome. These credits contain a set of criteria used to assess how well a project is meeting the credit outcome. A project is considered to have met the credit outcome when it complies with all criteria requirements in the credit. E.g. In the Light Quality credit, an example of a criteria is: Lighting Comfort | Lighting within the fitout meets minimum comfort requirements.
Criteria are organised into performance levels within the credit. To achieve higher performance levels, projects are required to achieve the performance levels that precede it. Not every credit contains every performance level. The three performance levels in Green Star Fitouts are: Minimum Expectation (ME) – Meeting the requirements in Minimum Expectation performance levels (often referred to as Minimum Expectations) is mandatory for a fitout project to achieve any rating. The Minimum Expectations aim to ensure all Green Star rated fitouts meet a basic definition of a good fitout. No points are assigned for achieving these. Credit Achievement (CA) – Credit Achievement outlines the criteria that the fitout must meet to be awarded at least one point. One to three points are available, depending on the credit. Exceptional Performance (EP) – Exceptional Performance is the highest performance level. Meeting this and the preceding performance levels indicates that the fitout has met the overall outcome of the credit. One to three points are available, depending on the credit.