Core Principles & Application
- Classification Framework Provides distinct matrices for evaluating New Developments (post-July 2019 DAs) and Existing Assets across Premium, A, B, and C grades.
- Voluntary Baseline This is a descriptive, market-driven framework rather than a statutory rating tool. Building codes and legal compliance universally supersede these guidelines.
- Holistic Evaluation Assets are not expected to meet every single metric rigidly; rather, a building must demonstrate an overwhelming alignment with a grade's criteria. Assessors should prioritize holistic quality over a "tick the box" mentality.
- Density & Performance Baseline density is modeled at 1:10 sqm (New) and 1:12 sqm (Existing). Accommodating higher densities significantly strains HVAC, electrical, and lift infrastructure, necessitating advanced planning for Premium and A Grade assets.
- True Value The ultimate indicator of an asset's quality grade is the financial premium that the commercial market is willing to pay for its services and amenities.
General Overview Matrix
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings |
|---|---|---|---|---|---|
| Descriptor | Presentation | A landmark office building located in major CBD office markets which is a trendsetter in establishing rents. Includes expansive views and outlook, ample natural light, prestige quality access from an attractive street setting, prestige lobby and lift finishes, premium quality lift ride, premium quality amenities, premium presentation and maintenance. | High-quality office building including high-quality views, outlook and natural light, high-quality access from an attractive street setting, high-quality lobby and lift finishes, high-quality lift ride, high-quality amenities, high-quality presentation and maintenance. | Good quality office building with a good standard of finish and maintenance. |
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings | Grade C Buildings |
|---|---|---|---|---|---|---|
| Descriptor | Presentation | A landmark office building located in major CBD office markets which is a trendsetter in establishing rents. Includes expansive views and outlook, ample natural light, prestige quality access from an attractive street setting, prestige lobby and lift finishes, premium quality lift ride, premium quality amenities, premium presentation and maintenance. | High-quality office building including high-quality views, outlook and natural light, high-quality access from an attractive street setting, high-quality lobby and lift finishes, high-quality lift ride, high-quality amenities, high-quality presentation and maintenance. | Good quality office building with a good standard of finish and maintenance. | Adequate quality office space. |
A. Environmental Parameters
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings |
|---|---|---|---|---|---|
| A1 | Environmental rating | Green Star – Design & As Built v1.2 | 6 Star | 5 Star | 4 Star |
| A2 | Energy (without green power) | NABERS Office Energy (Commitment) | 5.5 Star | 5.5 Star | 5.5 Star |
| A3 | Water | Number of water points under Green Star – Design & As Built v1.2 | 4 | 3 | 2 |
| A4 | Waste | Green Star – Design & As Built v1.2 'Operational Waste' credit | Yes | Yes | Yes |
| A5 | Indoor environment quality | Percentage of minimum Indoor Environmental Quality points under Green Star – Design & As Built v1.2 | Min 70% Including credits for thermal comfort | Min 60% Including credits for thermal comfort | Min 50% |
| A6 | Climate change adaptations and resilience | Green Star – Design & As Built v1.2 'Adaptation and Resilience' credit | Yes | Yes | - |
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings | Grade C Buildings |
|---|---|---|---|---|---|---|
| A1 | Environmental rating | Green Star – Performance v1.2 | 4 Star | 3 Star | 2 star | 2 star |
| A2 | Energy (without green power) | NABERS Office Energy | 5 Star | 4.5 Star | 4 Star | 3 Star |
| A3 | Water | NABERS Office Water | 4 Star | 3.5 Star | 3 Star | 3 Star |
| A4 | Waste | Green Star – Performance v1.2 'Operational Waste' credit | Yes | Yes | No | No |
| A5 | Indoor environment quality | NABERS IE Score (base building) | 5 Star | 4 Star | 3 Star | - |
| A6 | Climate change adaption and resilience | Capacity to adapt | Yes | Yes | - | - |
Environmental Rating
Establishes the minimum required formal certification using GBCA's Green Star framework (Design & As Built for new developments, Performance for existing properties).
Energy Base Loads
For new builds, mandates a NABERS Energy Commitment Agreement (or an accepted NCC 2019 JV1 verification). Existing assets must demonstrate a physically achieved NABERS Energy rating.
Water & Waste
Water requirements capture end-of-trip facility usage, assessed via Green Star points (new) or NABERS (existing). Waste targets require achieving specific Operational Waste Management Plan criteria.
Indoor Environment Quality
New builds require a specified threshold of Green Star IEQ points, specifically mandating thermal comfort credits (Premium builds require advanced thermal points). Existing buildings rely on base building NABERS IE scores.
Climate Resilience
Evaluates asset durability against climate shifts. New structures must attain the designated Green Star adaptation credit. Existing buildings must demonstrate a developed mitigation strategy inclusive of implementation cost estimates.
B. Configuration Parameters
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings |
|---|---|---|---|---|---|
| B1 | Building size | sqm NLA | Sydney/Melbourne CBDs > 30,000 Brisbane/Perth CBDs > 25,000 Other CBDs > 20,000 | Sydney/Melbourne CBDs > 10,000 Brisbane/Perth CBDs > 10,000 Other CBDs > 5,000 | Sydney/Melbourne CBDs > 5,000 Brisbane/Perth CBDs > 5,000 Other CBDs > 3,000 |
| B2 | Floor plate | sqm NLA | Sydney/Melbourne/Brisbane/Perth CBDs > 1,500 Other CBDs > 1,200 | Sydney/Melbourne/Brisbane/Perth CBDs > 1,000 Other CBDs > 800 | Sydney/Melbourne/Brisbane/Perth CBDs > 700 Other CBDs > 600 |
| B3 | Tenant service zone | mm | >= 150 | >= 125 | >= 100 |
| B4 | High loading | % of NLA | 5% > 7.5kPa | 5% > 7.5kPa | - |
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings | Grade C Buildings |
|---|---|---|---|---|---|---|
| B1 | Building size | sqm NLA | Sydney/Melbourne CBDs > 30,000 Other CBDs > 20,000 | Sydney/Melbourne CBDs > 10,000 Other CBDs > 5,000 | Sydney/Melbourne CBDs > 5,000 Other CBDs > 2,500 | - |
| B2 | Floor plate | sqm NLA | Sydney/Melbourne CBDs > 1,200 Other CBDs > 1,000 | Sydney/Melbourne CBDs > 900 Other CBDs > 800 | - | - |
| B3 | Tenant service zone | mm | >= 100 | - | - | - |
| B4 | High loading | % of NLA | 5% > 7.5kPa | 5% > 7.5kPa | - | - |
Building Size
The total required Net Lettable Area (NLA) for the property. Multi-building complexes held under single ownership may aggregate their spaces to meet this threshold.
Floor Plate
The minimum required NLA per individual office floor. To achieve compliance, a minimum of 75% of the asset's office floors must meet or exceed this physical size.
Tenant Service Zone
The continuous, unobstructed vertical clearance (either within the ceiling void or sub-floor space) reserved exclusively for tenant reticulation. This clearance must be maintained across at least 80% of every floor's NLA.
High Loading
Defines the localized structural capacity necessary for heavy tenant installations, required as a proportional percentage of each floor's NLA.
C. Mechanical Parameters
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings |
|---|---|---|---|---|---|
| C1 | Air conditioning – maximum zone size | sqm (perimeter / centre zone) | <= 75/100 | <= 85/120 | <= 100/150 |
| C2 | Chilled beam density – maximum area served per chilled beam | Watts per m² (perimeter / zone) | <= 15/25 | <= 20/35 | <= 25/50 |
| C3 | Tenant equipment | Watts per m² | >= 15 | >= 12 | >= 10 |
| C4 | Tenant supplementary loop | Watts per m² | >= 20 | >= 20 | >= 20 |
| C5 | After-hours operation |
Minimum zones per floor
Maximum zone size (sqm)
|
4
600
|
2
600
|
1
-
|
| C6 | Cooling / heating plant redundancy | % peak cooling / heating load | > 60% | > 50% | - |
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings | Grade C Buildings |
|---|---|---|---|---|---|---|
| C1 | Air conditioning – maximum zone size | sqm (perimeter / centre zone) | <= 75/100 | <= 85/120 | <= 100/150 | One per face / <= 200 |
| C2 | Chilled beam density – maximum area served per chilled beam | Watts per m² (perimeter / zone) | <= 15/25 | <= 20/35 | <= 25/50 | - |
| C3 | Tenant equipment | Watts per m² | >= 15 | >= 12 | >= 10 | >= 5 |
| C4 | Tenant supplementary loop | Watts per m² | >= 25 | >= 20 | - | - |
| C5 | After-hours operation |
Minimum zones per floor
Maximum zone size (sqm)
|
4
600
|
2
600
|
-
-
|
-
-
|
| C6 | Cooling / heating plant redundancy | % peak cooling / heating load | > 50% | > 40% | - | - |
Zonal Control Constraints
Establishes the maximum allowable area that a single thermostat-controlled device (like a VAV box) is permitted to regulate, subdivided into perimeter and internal core limits.
Chilled Beam Density
Dictates the maximum spatial footprint a single chilled beam can service, heavily interwoven with the localized thermostat requirements of parameter C1.
Supplementary Cooling
Base systems must possess an inherent cooling buffer specifically allocated for tenant power loads (C3). Furthermore, higher-grade assets require a secondary, 24/7 closed-loop condenser water riser (C4) with 100% standby backup, allowing tenants to tap in for their dedicated cooling packages. These take-offs must be oversized to 250% of the metric.
After-Hours HVAC
Requires physical isolation of mechanical zones out-of-hours, preventing the inefficient conditioning of an entire floor when only a small fraction is occupied.
Plant Redundancy
Ensures systematic resilience. Should a primary centralized asset fail (chiller, tower, or pump), the building must retain the capacity to deliver a mandated percentage of peak load conditioning.
D. Tenant Risers
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings |
|---|---|---|---|---|---|
| D1 | General exhaust | L/s/m² (m² capped to minimum floor plate size) | 0.25 | 0.15 | - |
| D2 | Commercial kitchen exhaust and commercial kitchen make up air | L/s Number | >= 3,000 1 per rise | >= 3,000 Minimum of 1 | - - |
| D3 | Supplementary toilet exhaust | L/s/m² (m² capped to minimum floor plate size) | 0.2 | 0.1 | - |
| D4 | Supplementary outside air | L/s/m² | 0.30 | 0.30 | 0.25 |
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings | Grade C Buildings |
|---|---|---|---|---|---|---|
| D1 | General exhaust | L/s/m² (m² capped to minimum floor plate size) | 0.2 | 0.1 | - | - |
| D2 | Commercial kitchen exhaust | Number | 1 per rise | - | - | - |
| D3 | Supplementary toilet exhaust | L/s/m² (m² capped to minimum floor plate size) | 0.2 | 0.1 | - | - |
| D4 | Supplementary outside air | L/s/m² | 0.3 | 0.3 | - | - |
Air Riser Capacities
These metrics dictate the auxiliary air handling volumes required for specialized tenant fit-outs. D1 covers general exhaust, D3 covers extra ablution loads, and D4 ensures access to supplementary fresh air. Crucially, the physical connection points (take-offs) on every floor must be engineered to handle 250% of these base metrics to support highly localized tenant demands.
Kitchen Exhaust
Mandates the inclusion of high-volume shafts or pathways specifically designed to vent commercial cooking facilities. In top-tier assets, complementary make-up air pathways must also be provided.
F. Electrical Parameters
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings |
|---|---|---|---|---|---|
| F1 | Light levels (in accordance with AS/NZS 1680.1:2006) | Lux | 320 for 90% NLA | 320 for 90% NLA | 320 for 90% NLA |
| F2 | Tenant equipment | VA/sqm | 15 | 15 | 15 |
| F3 | Lift power | Supported by generator | 100% | 1 car per rise | 1 car per rise |
| F4 | Tenant supplementary loop | Minimum load kW/floor | 25% tenant light and power | - | - |
| F5 | Space for tenant standby generator | Yes / No | Yes | - | - |
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings | Grade C Buildings |
|---|---|---|---|---|---|---|
| F1 | Light levels (in accordance with AS/NZS 1680.1:2006) | Lux | 320 for 90% NLA | 320 for 90% NLA | 320 for 90% NLA | 320 for 90% NLA |
| F2 | Tenant equipment | VA/sqm | 15 | 15 | 10 | 10 |
| F3 | Lift power | Supported by generator | 100% | 1 car per rise | 1 car per rise | - |
| F4 | Tenant supplementary loop | Minimum load kW/floor | - | - | - | - |
| F5 | Space for tenant standby generator | Yes / No | Yes | - | - | - |
Base Lighting Constraints
Establishes the minimum required lighting illuminance across the vast majority of the net lettable area, ensuring standard office tasks can be performed comfortably without straining eyes.
Tenant Equipment Capacity
Defines the base building electrical capacity allocated specifically for tenant power consumption (computers, monitors, and standard office equipment) per square meter.
Emergency Lift Backup
Specifies the emergency generator capacity mandated to maintain elevator service during a primary power failure, ranging from full fleet support in Premium builds to single-car operation in lower grades.
Tenant Resilience Installations
Premium buildings require built-in electrical buffers or physical footprints specifically designed to accommodate private tenant backup power generation, ensuring continuity for critical tenant operations.
G. Lifts / Vertical Transportation Parameters
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings |
|---|---|---|---|---|---|
| G1 | Waiting time (up peak) | seconds | <= 25 | <= 30 | <= 30 |
| G2 | Handling capacity (up peak) | % in 5 mins | >= 15% | >= 12% | >= 12% |
| G3 | Lift ride quality | Vibration (milli g) / Noise (dB(A)) | <= 12 / 50 | <= 15 / 55 | <= 20 / 55 |
| G4 | Goods lift | Size (kg) | 1 separate / 1500 | 1 separate / 1000 | shared / - |
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings | Grade C Buildings |
|---|---|---|---|---|---|---|
| G1 | Waiting time (up peak) | seconds | <= 25 | <= 30 | <= 30 | - |
| G2 | Handling capacity (up peak) | % in 5 mins | >= 15% | >= 12% | >= 12% | >= 10% |
| G3 | Lift ride quality | Vibration (milli g) / Noise (dB(A)) | <= 15 / 50 | <= 15 / 55 | <= 20 / 55 | - |
| G4 | Goods lift | Size (kg) | 1 separate / 1500 | 1 separate / 1000 | shared / - | - |
Peak Dispatch Efficiency
Defines the critical performance indicators for vertical transportation during morning peak hours, combining the maximum allowable wait time (G1) with the percentage of the building population that must be transported within a strict 5-minute window (G2).
Ride Comfort
Specifies the maximum allowable kinetic vibration (measured in milli-g) and the acoustic noise threshold (measured in decibels) inside the elevator cab to ensure a smooth, premium transit experience.
Goods Logistics
Dictates whether a building must provide a dedicated, isolated service elevator for freight and fit-out construction, alongside the minimum operational weight capacity required for that cab.
H. Building Management
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings |
|---|---|---|---|---|---|
| H1 | Management personnel | Level of service | Full management and operational onsite team, regular building management committee meetings, active environmental education, adoption of software-based facility management systems, including integration with building information management (BIM), where utilised. | Full management and operational onsite team for buildings greater than 30,000 sqm. Regular building management committee meetings, online tenant service request system, active environmental education, building user guides and risk management systems. | Remote monitoring with daily site attendance. |
| H2 | Courier coordination | Yes / No | Yes with space provided | Yes | Yes |
| H3 | Life cycle maintenance | Years | >= 15 | >= 10 | >= 5 |
| H4 | Energy and water submetering | Yes / No | Yes | Yes | Yes |
| H5 | IEQ monitoring | Yes / No | Yes - utilising IEQ monitors / loggers | Yes | No |
| Code | Parameter | Unit | Premium Buildings | Grade A Buildings | Grade B Buildings | Grade C Buildings |
|---|---|---|---|---|---|---|
| H1 | Management personnel | Level of service | Full management and operational onsite team, regular building management committee meetings, online tenant service request system, active environmental education, building user guides and risk management systems. | Full management and operational onsite team for buildings greater than 30,000 sqm. Regular building management committee meetings, online tenant service request system, active environmental education, building user guides and risk management systems. | Remote monitoring with daily site attendance. | - |
| H2 | Courier coordination | Yes / No | Yes | Yes | No | No |
| H3 | Life cycle maintenance | Years | >= 10 | >= 5 | - | - |
| H4 | Energy and water submetering | Yes / No | Yes | Yes | Yes | - |
| H5 | IEQ monitoring | Yes / No | Yes - utilising IEQ monitors / loggers | Yes | No | - |
Facilities Operations
Gauges the depth of the property management team, assessing their physical presence on-site and their integration with advanced technological management tools (like BIM or ticketing systems).
Courier Staging
Checks for managed logistics protocols—ensuring deliveries are received in a dedicated staging zone under management oversight, rather than causing lobby congestion.
Lifecycle Strategy
The required future-proofing timeframe. Management must have a formalized, funded capital expenditure plan predicting maintenance and replacement needs over this horizon to preserve the building's grade.
Granular Sub-metering
Demands isolated utility tracking aligned with Green Star standards. The data must be centrally aggregated into the BMCS, and in new developments, made dynamically accessible online.
Air Quality Logging
The requirement for active, real-time tracking of environmental parameters (like CO2) within the BMCS, with transparent access provided back to the building occupants.