RE2020 for offices, RE2025 for workspaces: additional costs, material trade-offs and the impact on new build or renovation fit-out. Our 4-step, 12-week method.
"What does this change for us"
The strengthening of environmental requirements adds 4 to 8% to the building envelope and technical systems budget on new offices. On a 3000 m² programme, the bill rises by 150,000 to 300,000 euros if material trade-offs (low-carbon concrete, timber, bio-based insulation) are not settled at the earliest stage.
A poorly calibrated envelope degrades summer comfort: the DH indicator (degree-hours of discomfort), based on the 2003 heatwave weather file and the adaptive comfort principle, is now governed by the NF EN 16798-1 standard, which in May 2019 replaced the 2007 NF EN 15251 for indoor environment criteria (<a href="https://aicvf.org/" rel="nofollow">AICVF</a>). Beyond that, thermal complaints, a drop in productivity measured at 6% above 28 °C, and late air conditioning decisions that once again penalise the building's carbon footprint.
The tertiary decree requires a reduction in final energy consumption of at least 50% by 2040 compared to 2010 on offices of more than 1000 m². Combined with the requirements applicable to new builds, a non-compliant project is exposed to sanctions published on the dedicated platform, as well as to a property discount now well documented on brown assets.
Kytom works at the interface between the envelope (managed by the project management team) and the workplace fit-out (partitions, floors, ceilings, furniture). Our role: to secure the carbon consistency of the fit-out package with the environmental regulatory requirements carried by the permit. We work with thermal engineering firms, cross-reference the EPDs of the chosen materials, and make decisions on sustainable furniture technical references (Vitra, Herman Miller, Knoll). Since 2006, our 11 agencies have delivered more than 1200 projects, an increasing share of them under recognised environmental frameworks for buildings in operation and sustainable buildings. The promise: a defensible carbon file, without inflating the budget by more than 5% compared to a standard fit-out.
Audit of the real estate programme, review of the permit, identification of the applicable regulatory thresholds (Icconstruction, Icenergie, DH). Deliverable: a 4 to 6-page carbon framing note, with a list of critical EPDs and points of attention for the real estate department, within one to two weeks.
Decision-making workshop with the executive, project management team and facility manager. We cost three scenarios (standard, reinforced thermal requirements, reinforced thermal requirements with environmental certification), with budget gaps and expected green value. Deliverable: a validated decision matrix and a 12-week schedule.
Fit-out plans, choice of bio-based or low-carbon materials (Cradle to Cradle carpets, demountable partitions, refurbished furniture). Systematic cross-referencing with INIES EPDs and the reference carbon databases. Deliverable: a complete tender package, technical sheets and a projected carbon footprint for the fit-out package.
Site management, traceability of delivered materials, verification of compliance with carbon commitments. Final deliverable: a completion file with an EPD summary, kWh/m²/year measured over the first six months, and recommendations for the annual reporting of office energy consumption.
The 2020 environmental regulation seemed abstract at first. Kytom translated it into three concrete trade-offs: flooring, partitions, furniture. The permit went through without reservations and the carbon footprint holds up.
No, this regulation only concerns new builds and certain extensions of more than 150 m². For office renovation, the obligation to reduce energy consumption by -40% by 2030 compared to the reference year applies, supplemented by the office EPC, which has been enforceable since 2021.
RE2025 refers to the next stage of the regulatory trajectory, with an Icconstruction threshold lowered by around 15% compared to 2022. Three milestones are planned: 2025, 2028 and 2031, in line with the current timetable.
Between 4 and 8% additional cost is observed on the fit-out package. The main affected items: bio-based insulation, demountable partitions, low-emission carpets, refurbished or certified furniture (Vitra, Herman Miller, Knoll).
No, the 2020 environmental regulation sets a global carbon threshold, not a list of mandated materials. Bio-based materials (timber, hemp, cellulose wadding) are an effective lever for meeting the Icconstruction indicator, but low-carbon concrete and recycled steel remain alternatives validated by the environmental and health declaration sheets of the INIES database.
The environmental regulation is mandatory, whereas environmental certifications fall under a voluntary approach. A project compliant with the regulatory framework already covers 30 to 40% of the requirements expected for an Excellent level in sustainable building certification. The additional cost to move to certification remains limited, between 1.5 and 3% of the total budget.
Checks are carried out when the permit is filed (thermal attestation) and at completion (final attestation signed by an approved technical inspector). EPDs must be traced on the INIES database, the official reference for environmental and health data on construction products.