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Federated Hermes

We helped this commercial property group use energy data to improve building efficiency and comfort levels.

Supporting the company’s commitment to responsible property management and sustainability

tonnes of carbon emissions saved annually
reduction in carbon emissions by 2020

Sustainability gains for property

Hermes Investment Management is one of the largest real estate investment companies in the UK. Hermes’ Responsible Property Management (RPM) programme includes an objective to reduce absolute carbon emissions by 40% across its standing portfolio by 2020 versus 2006.

The Challenge

2 Cavendish Square and 8-10 Great George Street were identified as being higher energy users than their peers, according to the BBP Real Estate Environmental Benchmark (REEB). Whilst energy was already actively managed in both buildings through Hermes’ RPM programme, there was a clear opportunity to further improve performance.


Following site audits, Hermes partnered with Carbon Intelligence and managing agent JLL to implement the Smart Building Optimisation Programme in both buildings. This programme focuses on optimising technology and engaging with stakeholders to reduce energy use, costs and carbon emissions, at the same time as improving conditions for occupiers.

Process/key benefits

Building on the success of these two initial projects, Hermes has rolled out the smart building programme to 12 additional sites, including 33 Glasshouse Street, where it has been used to support BSRIA’s Soft Landings process on the newly refurbished office areas.



Full ROI within 10 months at 8-10 Great George Street based on electricity savings alone.


Over £30,000 annualised energy cost savings across both buildings.


Ongoing service funded through occupier service charges, with savings for occupiers greater than costs.

Key actions of the programme

Diagnostic: Data capture devices were installed on the Building Management System (BMS) in both buildings and on half-hourly meters and sub-meters for electricity and gas. The optimisation team and JLL engaged with the Facilities Management (FM) teams, Mechanical and Electrical (M&E) engineers and BMS engineers in both buildings to bring them on board. Data was visualised and analysed via algorithms that identify opportunities for performance improvement.

Implementation: The optimisation team engaged with the site teams on recommendations to deliver energy savings and improve conditions for occupiers. The BMS contractors updated the software and the M&E engineers validated and remedied faults. JLL oversaw the programme and signed off measures with the Hermes Director of Property Management. Building managers kept occupiers up to date with improvements and savings, and provided reports.


Monitoring and Control: The buildings continue to be monitored to ensure that they consistently perform to their best as changes occur over time, e.g. in response to seasonal variations in temperature, changes in occupancy and faults in equipment. Savings are maintained and verified to the international standard IPMVP.


Detailed BMS data monitoring raised the visibility of factors affecting the comfort and productivity of people at 2 Cavendish Square and 8-10 George Street. CO2 levels are now monitored and equipment managed effectively to ensure that levels do not rise to a point which affects productivity. In line with RESET standards, 600ppm is set as the performance benchmark and 1000ppm as the minimum standard. Temperature data is analysed to identify hot and cold zones, so measures can be put in place to eliminate these. However, more can be done around wellbeing.

Carbon Intelligence is, therefore, installing additional sensors and developing the smart building platform to increase visibility of indicators affecting occupier comfort, so building teams can make further improvements.

less electricity and 23% less natural gas
tonnes of carbon emissions saved annually

Services used in this case study