A Review on Critical Success Factors of Sustainable Retrofitting Implementation

Authors

  • Rehmaashini Jagarajan Fakulti Geoinformasi dan Harta Tanah, Universiti Teknologi Malaysia, 81310 UTM Johor Bahru, Johor, Malaysia
  • Mat Naim Abdullah @ Mohd Asmoni Fakulti Geoinformasi dan Harta Tanah, Universiti Teknologi Malaysia, 81310 UTM Johor Bahru, Johor, Malaysia
  • Janice Lee Yim Mei Fakulti Geoinformasi dan Harta Tanah, Universiti Teknologi Malaysia, 81310 UTM Johor Bahru, Johor, Malaysia
  • Mohd Saidin Misnan Fakulti Geoinformasi dan Harta Tanah, Universiti Teknologi Malaysia, 81310 UTM Johor Bahru, Johor, Malaysia
  • Mohd Nadzri Jaafar Fakulti Geoinformasi dan Harta Tanah, Universiti Teknologi Malaysia, 81310 UTM Johor Bahru, Johor, Malaysia
  • Abdul Hakim Mohammed Fakulti Geoinformasi dan Harta Tanah, Universiti Teknologi Malaysia, 81310 UTM Johor Bahru, Johor, Malaysia

DOI:

https://doi.org/10.11113/jt.v74.4530

Keywords:

Sustainable retrofitting, CSFs, stakeholders’ perspectives, content analysis, inductive coding approach

Abstract

Sustainable retrofitting has been one of the alternate solutions to mitigate greenhouse gas emissions and climate change. However, it is apparent that limited existing buildings are being sustainably retrofitted and the reason lies within the influential forces which contribute to the failure of the sustainable retrofitting project. Thus, this study aims investigates the current literature based on critical success factors (CSFs) for sustainable retrofitting and to identify any gap that might exists. Journals were searched using the key words identified from the preliminary literature review. Successive round of article abstract reviews resulted in 59 articles being selected for compilation purpose. The CSF constructs were then identified using content analysis and inductive coding approach. Critical analysis of the literature revealed gaps in the literature. The most significant findings was the lack of research on CSFs for sustainable retrofitting from the stakeholders’ perspective. This research provides a comprehensive compilation of all previously identified CSFs for project purpose. 

References

USGBC. 2003. The Costs and Financial Benefits of Green Buildings: A Report to California’s Sustainable Building Task Force, USGBC, San Francisco, CA; Available at: www.usgbc.org.

Commission for Architecture and The Built Environment. 2007. Sustainable Design, Climate change and the Built Environment.

Miller, E. and L. Buys 2008. Retrofitting Commercial Office Buildings for Sustainability: Tenants’ Perspectives. Journal of Property Investment and Finance. 26(6): 552–561.

Pedini, A. D. and B. Ashuri. 2010. An Overview of the Benefits and Risk Factors of Going Green in Existing Buildings. International Journal of Facility Management. 1(1).

Reed, R. G. and S. Wilkinson 2007. Sustainability and the Value of Office Buildings: Will the Market Pay for Green Buildings? 12th annual Asian Real Estate Society (AsRES) Conference.

Menassa, C. C., Baer, B. 2014. A Framework to Assess the Role of Stakeholders in Sustainable Building Retrofit Decisions. Sustainable Cities and Society. 10: 207–221.

Wilkinson, S. J., James, K., Reed, R. 2009. Using Building Adaptation to Deliver Sustainability in Australia. Structural Survey. 27(1): 46–61.

Olgyay, V., Seruto, C. 2010. Whole Building Retrofits: A Gateway to Climate Stabilization. ASHRAE Transactions (Part 2). 116: 244–251.

Pivo, G., McNamara, P. 2005. Responsible Property Investing. International Real Estate Review. 8(1): 26–42.

Cox, J., Cadman, D. 2010. Commercial Property Markets in a Sustainable Economy, School of Public Policy and Jackson Environment Institute, UCL, London.

Brownhill, D., Yates, A. 2001. Environmental Benchmarking for Property Portfolio Managers, BRE Centre for Sustainable Construction, Watford.

Wilkinson, S. 2012. Analysing Sustainable Retrofit Potential in Premium Office Buildings. Structural Survey. 30(5): 398–410.

Sustainable Construction Task Group. 2000. Reputation, Risk and Reward: The Business Case for Sustainability in the UK Property Sector, BRE, Watford.

Cox, J., Cadman, D. 2000. Commercial Property Markets in a Sustainable Economy, School of Public Policy and Jackson Environment Institute, UCL, London.

Chidiac, S. E., Catania, E. J. C., Morofsky, E., Foo, S. 2011. Effectiveness of Single and Multiple Energy Retrofit Measures on the Energy Consumption of Office Buildings. Energy. 36: 5037–5052.

Entrop, A. G., Brouwers, H. J. H., Reinders, A. H. M. E. 2010. Evaluation of Energy Performance Indicators and Financial Aspects of Energy Saving techniques in Residential Real Estate. Energy and Buildings. 42(5): 618–629.

Gaterell, M. R., McEvoy, M. E. 2005. The Impact of Energy Externalities on the Cost Effectiveness of Energy Efficiency Measures Applied to Dwellings. Energy and Buildings. 37(10): 1017–1027.

Gluch, P., Baumann, H. 2004. The Life Cycle Costing (LCC) Approach: A Conceptual Discussion of its Usefulness for Environmental Decision Making. Building and Environment. 39(5): 571–580.

Juan, Y. K., Gao, P., Wang, J. A. 2010. Hybrid Decision Support System for Sustainable Office Building Renovation and Energy Performance Improvement. Energy and Buildings. 42: 290–297.

Nemry, F., Uihlein, A., Colodel, C. M., Wetzel, C., Braune, A., Wittstock, B. et al. 2010. Options to Reduce the Environmental Impacts of Residential Buildings in the European Union–Potential and Costs. Energy and Buildings. 42(7): 976–984.

Papadopoulos, A. M., Theodosiou, T. h. G., Karatzas, K. D. 2002. Feasibility of Energy Saving Renovation Measures in Urban Buildings: The Impact of Energy Prices and Acceptable Payback Time Criterion. Energy and Buildings. 34(5): 455–466.

Poel, B., Van Cruchten, G., Balaras, C. A. 2007. Energy Performance Assessment of Existing Dwellings. Energy and Buildings. 39(4): 393–403.

Yudelson, J. 2010. Greening Existing Buildings. New York: McGraw Hill–A Green Source Book.

Fuerst, F. and P. McAllister. 2009. An Investigation of the Effect of Eco-Labeling on Office Occupancy Rates. Journal of Sustainable Real Estate. 1(1).

Rockart, J. F. 1979. Chief Executive Define Their Own Data Needs. Harvard Business Review. 57(2): 81–93.

Miles, M. B. and A. M. Huberman. 1994. Qualitative Data Analysis. Sage, Thousand Oaks, CA.

Strauss A. and J. Corbin. 1990a. Basic of Qualitative Research: Grounded Theory Procedures and Techniques. Sage, Newbury Park, CA.

Silverman, D. 2000. Doing Qualitative Research: A Practical Handbook. Sage, Thousand Oaks, CA.

Carley, K. 1992. Coding Choices for Textual Analysis: A Comparison of Content Analysis and Map Analysis. Unpublished Working Paper.

Berg, B. L. 2004. Qualitative Research Methods for the Social Sciences. Pearson, Boston, MA.

Williams, J. J., Ramaprasad, A. 1996. A Taxonomy of Critical Success Factors. European Journal of Information Systems. 5: 250–260.

Sood, S. M., Dr. K. H. Chua, Dr. L. Y. Peng. 2011. Sustainable Development in the Building Sector: Green Building Framework in Malaysia. Best Practices and Sustainable Development in Construction.

Bloom, B., M. C. Nobe, and M. D. Nobe. 2011. Valuing Green Home Designs: A Study of ENERGY STAR Homes. Journal of Sustainable Real Estate. 3(1).

Blumberg, D. 2012. LEED in the U.S. Commercial Office Market: Market Effects and the Emergence of LEED for Existing Buildings. Journal of Sustainable Real Estate. 4(1).

Bond, S. and G. Perrett. 2012. The Key Drivers and Barriers to the Sustainable Development of Commercial Property in New Zealand.

Boron S. and K. Murray. 2004. Bridging the Unsustainability Gap: A Framework For Sustainable Development. Sustainable Development. 12: 65–73.

Brown, M. and F. Southworth. 2006. Mitigating Climate Change Through Green Buildings and Smart Growth. Georgia Institute of Technology.

Brown, Z., R. J. Cole, J. Robinson and H. Dowlatabadi. 2010. Evaluating User Experience in Green Buildings in Relation to Workplace Culture and Context. Facilities. 3(4): 225–238.

Bullen, P. A. 2007. Adaptive Reuse and Sustainability of Commercial Buildings. Facilities. 25(1/2): 20–31.

Cajias, M. and S. Bienert. 2011. Does Sustainability Pay Off for European Listed Real Estate Companies? The Dynamics between Risk and Provision of Responsible Information. Journal of Sustainable Real Estate. 3(1).

Choi, C. 2009. Removing Market Barriers to Green Development: Principles and Action Projects to Promote Widespread Adoption of Green Development Practices. Journal of Sustainable Real Estate. 1(1).

Choi, E. 2010. Green on Buildings: The Effects of Municipal Policy on Green Building Designations in America’s Central Cities. Journal of Sustainable Real Estate. 2(1).

Choi, E. and N. G. Miller. 2011. Explaining LEED Concentration: Effects of Public Policy and Political Party. Journal of Sustainable Real Estate. 3(1).

Christensen, P. and E. Worzala. 2010. Teaching Sustainability: Applying Studio Pedagogy to Develop an Alternative Post-Hurricane Housing Solution Using Surplus Shipping Containers. Journal of Sustainable Real Estate. 3(1).

Ciegis, R., J. Ramanauskiene and G. Startiene. 2009. Theoretical Reasoning of the Use of Indicators and Indices for Sustainable Development Assessment. The Economic Conditions of the Enterprise Functioning.

Clayton, B. D. and S. Bass. 2000. National Strategies for Sustainable Development: The Challenge Ahead. Environmental Planning Issues. 25.

Dan, M. D. B. 2004. Multi-criteria Decision Model for Retrofitting Existing Buildings. Natural Hazards and Earth System Sciences. 4: 485–499.

Dapaah, K. A. and S. J. Chieh. 2011. Green Mark Certification: Does the Market Understand? Journal of Sustainable Real Estate. 3(1).

Dapaah, K. A., L. K. Hiang, N. Y. Shi and Sharon. 2009. Sustainability of Sustainable Real Property Development. Journal of Sustainable Real Estate. 1(1).

Das, P., A. Tidwell, and A. Ziobrowski. 2011. Dynamics of Green Rentals over Market Cycles: Evidence from Commercial Office Properties in San Francisco and Washington DC. Journal of Sustainable Real Estate. 3(1).

Dascalaki, E. and C. A. Balaras. 2004. XENIOS: A Methodology for Assessing Refurbishment Scenarios and the Potential of Application of RES and RUE in Hotels. Energy and Buildings. 36: 1091–1105.

Dermisi, S. V. 2009. Effect of LEED Ratings and Levels on Office Property Assessed and Market Values. Journal of Sustainable Real Estate. 1(1).

Dong, B., C. A. Kennedy, K. Pressnail. 2002. To Retrofit Or Rebuild, That Is The Question: Using Life-Cycle Energy Performance For Comparing Construction Options. Annual Conference of the Canadian Society for Civil Engineering.

Eichholtz, P., N. Kok and J. M. Quigley. 2009. Doing Well By Doing Good? Green Office Buildings. Recent Work, Center for the Study of Energy Markets, University of California Energy Institute, UC Berkeley.

Eichholtz, P., N. Kok and J. M. Quigley. 2010. The Economics of Green Building. Berkeley Program on Housing and Urban Policy, Institute of Business and Economic Research, UC Berkeley.

Esa, M. R., M. A. Marhani, R. Yaman, A. A. Hassan, N. H. N. Rashid and H. Adnan. 2011. Obstacles in Implementing Green Building Projects in Malaysia. Australian Journal of Basic and Applied Sciences. 5(12): 1806–1812.

Ferrante, A., G. Mochi, R. Gulli and E. Cattani. 2011. Retrofitting and Adaptability in Urban Areas. Procedia Engineering. 21: 795–804.

Fuerst, F. and P. McAllister. 2009. An Investigation of the Effect of Eco-Labeling on Office Occupancy Rates. Journal of Sustainable Real Estate. 1(1).

Galuppo, L. A. and C. Tu. 2010. Capital Markets and Sustainable Real Estate What Are the Perceived Risks and Barriers? Journal of Sustainable Real Estate. 2(1).

Goering, J. 2009. Sustainable Real Estate Development: The Dynamics of Market Penetration. Journal of Sustainable Real Estate. 1(1).

Gohardani, N. and F. Bjork. 2012. Sustainable refurbishment in building technology. Smart and Sustainable Built Environment. 1(3): 241–252.

Goodwin, K. R. 2011. The Demand f o r Green Housing Amenities. Journal of Sustainable Real Estate. 3(1).

Gripne S., J.C. Martel, and B. Lewandowski. 2012. A Market Evaluation of Colorado’s High-performance Commercial Buildings. Journal of Sustainable Real Estate. 4(1).

Haapio, A. 2011. Towards Sustainable Urban Communities. Environmental Impact Assessment Review. 32: 165–169.

Harrison, D. M. and M. J. Seiler. 2011. The Political Economy of Green Industrial Warehouses. Journal of Sustainable Real Estate. 3(1).

Hezri, A. A. and M. N. Hasan. 2006. Towards Sustainable Development? The Evolution of Environmental Policy in Malaysia. Natural Resources Forum. 30: 37–50.

Hodges, C. P. 2005. A Facility Manager’s Approach to Sustainability. Journal of Facilities Management. 3(4): 312–324.

Kaklauskas, A., E. K. Zavadskas, S. Raslanas. 2005. Multivariant Design and Multiple Criteria Analysis of Building Refurbishments. Energy and Buildings. 37: 361–372.

Kastenhofer, K. and C. Rammel. 2005. Obstacles to and Potentials of the Societal Implementation of Sustainable Development: a Comparative Analysis of Two Case Studies. Sustainability: Science, Practice, & Policy. 1(2).

Kato, H., L. Too and A. Rask. 2009. Occupier Perceptions of Green Workplace Environment: The Australian Experience. Journal of Corporate Real Estate. 11(3): 183–195.

Kok, N., N. G. Miller, and P. Morris. 2012. The Economics of Green Retrofits. Journal of Sustainable Real Estate. 4(1).

Kontokosta, C. E. 2011. Greening the Regulator y Landscape: The Spatial and Temporal Diffusion of Green Building Policiesin U.S. Cities. Journal of Sustainable Real Estate. 3(1).

Further Reading

Lam, K. C. 2008. Design for Maintenance from the Viewpoint of Sustainable Hospital Buildings.

Lam, P. T. I., E. H.W. Chan, C.K. Chau and C.S. Poon. 2010. A Sustainable Framework of “Green†Specification For Construction in Hong Kong. Journal of Facilities Management. 9(1), 16-33.

Leaman, A. and B. Bordass. 2007. Are Usersmore Tolerant of ‘Green’buildings? Building Reseach and Information. 35(6): 662–673.

Liu, J. Y., S. P. Low and X. He. 2012. Green Practices in the Chinese Building Industry: Drivers and Impediments. Journal of Technology Management in China. 7(1), 50-63.

Lockwood, C. 2006. Building the Green Way. Harvard Business Review.

Ma, Z., P. Cooper, D. Daly, L. Ledo. 2012. Existing Building Retrofits: Methodology And State Of The Art. Energy and Buildings. 55: 889–902.

Mapp, C., M. C. Nobe, and B. Dunbar. 2011. The Cost of LEED—An Analysis of the Construction Costs of LEED and Non-LEED Banks. Journal of Sustainable Real Estate. 3(1).

McDonald, C., S. Ivery and C. M. Gagne. 2008. ACEEE Summer Study on Energy Efficiency in Buildings.

Mickaitytë A., E. K. Zavadskas, A. Kaklauskas and L. Tupënaitë 2008. The Concept Model of Sustainable Buildings Refurbishment. International Journal of Strategic Property Management. 12: 53–68.

Mickaitytë, A., E. K. Zavadskas, A. Kaklauskas And L. Tupënaitë.2008. The Concept Model Of Sustainable Buildings Refurbishment. International Journal of Strategic Property Management.12, 53–68.

Midilli, A., I. Dincer and M. Ay 2006. Green Energy Strategies For Sustainable Development. Energy Policy. 3(4): 3623–3633.

Miller, N. G, D. Pogue, J. Saville, and C. Tu. 2010. The Operations and Management of Green Buildings in the United States. Journal of Sustainable Real Estate. 2(1).

Miller, N. G., D. Pogue, J. Saville, and C. Tu. 2010. The Operations and Management of Green Buildings in the United States. Journal of Sustainable Real Estate. 2(1).

Miller, N. G., D. Pogue, Q. D. Gough, and S. M. Davis. 2009. Green Buildings and Productivity. Journal of Sustainable Real Estate. 1(1).

Myers, G. W. 2011. Sustainability: The Crucial Challenge for the Valuation Profession. Pacific Rim Property Research Journal. 17(4).

Myers, G. W. 2012. Sustainable Management of Real Estate: Is It Really Sustainability? Journal of Sustainable Real Estate. 4(1).

Myers, G. W. and R. Reed. 2010. The Challenges of Identifying and Examining Links between Sustainability and Value: Evidence from Australia and New Zealand. Journal of Sustainable Real Estate. 2(1).

Omer, A. M. 2008. Energy, Environment and Sustainable Development. Renewable and Sustainable Energy Reviews. 12: 2265–2300.

Owens, K. A. and A. H. Hitchcock. 2006. As Green as We Think? The Case of the College of Charleston Green Building Initiative. International Journal of Sustainability in Higher Education. 7(2): 114–128.

Patra, R. 2009. Vaastu Shastra: Towards Sustainable Development. Sustainable Development. 17: 244–256.

Paumgartten, P. V. 2003. The Business Case for High Performance Green Buildings: Sustainability and Its Financial Impact. Journal of Facility Management. 2(1): 26–34.

Phdungsilp, A. and I. Martinac. 2004. A Multi-Criteria Decision-Making Method for the Retrofitting of Designated Buildings in Thailand. Conference on Passive and Low Energy Architecture.

Pivo, G. 2010. Owner-Tenant Engagement in Sustainable Property Investing. Journal of Sustainable Real Estate. 2(1).

Potbhare, V., M. Syal, M. Arif, M. M.A. Khalfan and C. Egbu. 2009. Emergence of Green Building Guidelines in Developed Countries and Their Impact on India. Journal of Engineering, Design and Technology. 7(1): 99–121.

Quental, N., J. M. Lourenço and F. N. D. Silva. 2011. Sustainable Development Policy: Goals, Targets and Political Cycles. Sustainable Development. 19: 15–-29.

Reed, R., A. Bilos, S. Wilkinson, and K. W. Schulte. 2009. International Comparison of Sustainable Rating Tools. Journal of Sustainable Real Estate. 1(1).

Richardson, G. R. A. and J. K. Lynes. 2007. Institutional Motivations and Barriers to the Construction of Green Buildings on Campus: A Case Study of the University of Waterloo, Ontario. International Journal of Sustainability in Higher Education. 8(3): 339–354.

Riley, D. R., C. E. Thatcher and E. A. Workman. 2006. Developing and Applying Green Building Technology in an Indigenous Community: An Engaged Approach to Sustainability Education. International Journal of Sustainability in Higher Education. 7(2): 142–157.

Robert, K. H. 2000. Tools and Concepts for Sustainable Development, How Do They Relate to a General Framework For Sustainable Development, and to Each Other? Journal of Cleaner Production. 8: 243–254.

Roper, K. O. and J. L. Beard. 2006. Justifying Sustainable Buildings: Championing Green Operations. Journal of Corporate Real Estate. 8(2): 91–103.

Runde, T. P. and S. Thoyre. 2010. Integrating Sustainability and Green Building into the Appraisal Process. Journal of Sustainable Real Estate. 2(1).

Ryghaug, M. 2011. Obstacles to Sustainable Development: the Destabilization of Climate Change Knowledge. Sustainable Development. 19: 157–166.

Salvi, M. and J. Syz. 2011. What Drives “Green Housing†Construction? Evidence from Switzerland. Journal of Financial Economic Policy. 3(1): 86–102.

Sathaye, J., P. R. Shukla and N. H. Ravindranath. 2006. Climate Change, Sustainable Development and India: Global and National Concerns. Current Science. 90(3).

Shiers, D. E. 2000. Green' Developments: Environmentally Responsible Buildings in the UK Commercial Property Sector. Property Management. 18(5): 352–365.

Simons, R. A., E. Choi, and D. M. Simons. 2009. The Effect of State and City Green Policies on the Market Penetration of Green Commercial Buildings. Journal of Sustainable Real Estate. 1(1).

Skills and Occupational Needs in Green Building. 2011. International Labour Office.

Strauss, A. L. and J. M. Corbin. 1990b. Basic of Qualitative Research: Grounded Theory Procedures and Techniques. Sage, Newbury Park, CA.

Sveiby, K. E. 2009. Aboriginal Principles for Sustainable Development As Told in Traditional Law Stories. Sustainable Development. 17: 341–356.

Swart, R., J. Robinson and S. Cohen. 2003. Climate Change and Sustainable Development: Expanding the Options. Climate Policy. 3(1): 19–40.

Tam, V. W. Y., J. L. Hao and S. X. Zeng. 2011. What Affects Implementation of Green Buildings? An Empirical Study in Hong Kong. International Journal of Strategic Property Management. 16(2): 115–125.

Veron, R. 2001. The “New†Kerala Model: Lessons for Sustainable Development. World Development. 29(4): 601–617.

Wetering, J. V. D. and P. Wyatt. 2011. Office Sustainability: Occupier Perceptions and Implementation of Policy. Journal of European Real Estate Research. 4(1): 29–47.

Wolf, A. T. 2011. Sustainable Renovation of Buildings: A Model Applicable to China? International Journal of Energy Science. 1(1): 58–61.

Xinga, Y., N. Hewitt, P. Griffiths. 2011. Zero Carbon Buildings Refurbishment: A Hierarchical Pathway. Renewable and Sustainable Energy Reviews. 15: 3229– 3236.

Downloads

Published

2015-05-13

Issue

Section

Science and Engineering

How to Cite

A Review on Critical Success Factors of Sustainable Retrofitting Implementation. (2015). Jurnal Teknologi (Sciences & Engineering), 74(2). https://doi.org/10.11113/jt.v74.4530