{"id":90777,"date":"2026-06-25T15:14:28","date_gmt":"2026-06-25T13:14:28","guid":{"rendered":"https:\/\/www.gresb.com\/?p=90777"},"modified":"2026-06-25T15:14:29","modified_gmt":"2026-06-25T13:14:29","slug":"sustainable-affordable-housing-is-about-dignity-not-luxury","status":"publish","type":"post","link":"https:\/\/www.gresb.com\/sustainable-affordable-housing-is-about-dignity-not-luxury\/","title":{"rendered":"Sustainable affordable housing is about dignity, not luxury"},"content":{"rendered":"\n    <div class=\"advanced-content advanced-content__remove-mobile-spacing   advanced-content__white\" style=\"padding-block: 0px; margin-block: 0px;\">\n        <div class=\"container max-width-xl content\">\n            <div class=\"grid justify-content-center grid__equal-height\">\n                                                            \n                        \n                        <div class=\"col  col-12 advanced-content__col-light\">\n                                                                                                                                                                <div class=\"wysiwyg\"><p><em>Our industry is engaged in an important dialogue to improve the efficiency and resilience of real assets through transparency and industry collaboration. This article is a contribution to this larger conversation and does not necessarily reflect GRESB\u2019s position.<\/em><\/p>\n<\/div>\n                                                                \n                                                    <\/div>\n                                                                        <\/div>\n        <\/div>\n    <\/div>\n\n\n\n\n  <section style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container max-width-xl\">\n      <div class=\"textblock__grid textblock__grid--Left textblock__grid--single\">\n\n\n        \n                  <div class=\"textblock__col textblock__col--text\">\n            <div class=\"textblock__content\" >\n              \n              \n                              <div class=\"wysiwyg\" >\n                  <p>Sustainable affordable housing is about keeping homes efficient, healthy, and resilient without pricing people out.\u00a0And\u00a0it\u2019s\u00a0not just about design and construction.\u00a0It\u2019s\u00a0about practical outcomes: lower utility waste, fewer comfort complaints, and buildings that keep performing after\u00a0move-in.<\/p>\n<p aria-level=\"2\"><strong>Key takeaways\u00a0<\/strong><\/p>\n<ul>\n<li>Energy waste hits harder when residents\u00a0can\u2019t absorb surprise utility costs<\/li>\n<li>Design helps, but day-to-day operations decide what residents\u00a0actually experience<\/li>\n<li>High-performance social housing\u00a0exists at\u00a0scale, and\u00a0it\u2019s worth learning from<\/li>\n<li>In the U.S.,\u00a0LIHTC and state QAPs shape what gets built and what gets prioritized<\/li>\n<li>Benchmarking and routine tuning help prevent performance from slipping over time<\/li>\n<\/ul>\n                <\/div>\n              \n              \n<div class=\"author-small\">\n  \n  \n  <\/div>\n\n              \n              \n                          <\/div>\n          <\/div>\n        \n      <\/div>\n    <\/div>\n  <\/section>\n\n\n\n\n  <section style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container max-width-xl\">\n      <div class=\"textblock__grid textblock__grid--Left textblock__grid--single\">\n\n\n        \n                  <div class=\"textblock__col textblock__col--text\">\n            <div class=\"textblock__content\" >\n              \n                              <h2>\n                  When\u00a0sustainability\u00a0feels like a luxury,\u00a0it\u2019s\u00a0easy to miss the point\u00a0                <\/h2>\n              \n                              <div class=\"wysiwyg\" >\n                  <p>When people picture an efficient, healthy\u00a0building, they often picture a glass office tower. Or a high-end apartment with rooftop solar. But some of the strongest arguments for sustainability show up in a different place: affordable housing.<\/p>\n<p>Because the people who live there often feel the building the most. Drafty walls show up as utility bills that\u00a0don\u2019t\u00a0fit the month\u2019s budget. Poor ventilation shows\u00a0up\u00a0as\u00a0asthma, allergies, and missed work or school. Heat waves and flooding hit harder in older buildings that\u00a0haven\u2019t\u00a0been\u00a0maintained\u00a0the way they should be.<\/p>\n<p>For these residents, efficient and healthy housing\u00a0isn\u2019t\u00a0a\u00a0perk.\u00a0It\u2019s\u00a0stability.<\/p>\n                <\/div>\n              \n              \n<div class=\"author-small\">\n  \n  \n  <\/div>\n\n              \n              \n                          <\/div>\n          <\/div>\n        \n      <\/div>\n    <\/div>\n  <\/section>\n\n\n\n\n  <section style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container max-width-xl\">\n      <div class=\"textblock__grid textblock__grid--Left textblock__grid--single\">\n\n\n        \n                  <div class=\"textblock__col textblock__col--text\">\n            <div class=\"textblock__content\" >\n              \n                              <h2>\n                  What other countries can teach us                 <\/h2>\n              \n                              <div class=\"wysiwyg\" >\n                  <h3 aria-level=\"4\">Vienna: social housing at scale<\/h3>\n<p>Vienna is often cited because a large share of residents\u00a0live\u00a0in municipally owned or\u00a0publicly supported\u00a0housing. Depending on how\u00a0it\u2019s\u00a0defined, sources commonly cite about half to around 60% of residents.<\/p>\n<p>That scale gives the city leverage. It can bake long-term quality expectations into how housing gets funded and delivered, including energy performance and livability.<\/p>\n<h3 aria-level=\"4\">Seestadt\u00a0Aspern: building a new district with high-performance homes<\/h3>\n<p>Seestadt\u00a0Aspern is one of Europe\u2019s largest urban development projects. It includes multiple social and cooperative housing projects built to\u00a0very high\u00a0energy standards, including passive house-level approaches in some developments.<\/p>\n<p>Many projects also connect to low-carbon heat systems, such as district heating (sometimes paired with heat pumps), and the district is planned around transit and walkability.<\/p>\n<h3 aria-level=\"4\">Norwich: Goldsmith Street proves \u201caffordable\u201d can also mean \u201cultra-efficient\u201d<\/h3>\n<p>Goldsmith Street in Norwich is a council housing development designed\u00a0to\u00a0Passivhaus\u00a0standards. It includes 105 homes and won the RIBA Stirling Prize in 2019, the first social housing project to do so.<\/p>\n<p>Many reports cite estimated energy costs around 70% lower than average, driven by low heating demand by design.<\/p>\n<h3 aria-level=\"4\">The Netherlands:\u00a0Energiesprong\u00a0tackles the \u201cit worked on paper\u201d problem<\/h3>\n<p>Energiesprong\u00a0focuses on deep retrofits, often using prefabricated exterior panels and roof systems to cut disruption and speed installation. Many summaries describe\u00a0installs\u00a0in about a week to 10 days, depending on the building and scope.<\/p>\n<p>Accountability after handover\u00a0is prioritized.\u00a0Energiesprong\u00a0projects commonly include a long-term performance guarantee, often described as 30 years, and some programs tie underperformance to financial penalties.<\/p>\n<p>That\u2019s\u00a0the point. Performance\u00a0doesn\u2019t\u00a0end on opening day.<\/p>\n<h2 aria-level=\"2\">The lesson: this is where sustainability pays off fastest<\/h2>\n<p>Affordable housing\u00a0isn\u2019t\u00a0where sustainability ambitions should drop.\u00a0It\u2019s\u00a0where the benefits land most directly\u00a0for residents, owners, and public dollars.<\/p>\n<p>On the investment side, benchmarking\u00a0affordable housing impacts\u00a0is catching up.\u00a0In 2025, GRESB introduced a Residential Component designed to\u00a0provide\u00a0more tailored insights for residential portfolios, including considerations such as housing affordability, community safety, and access to infrastructure and amenities.<\/p>\n                <\/div>\n              \n              \n<div class=\"author-small\">\n  \n  \n  <\/div>\n\n              \n              \n                          <\/div>\n          <\/div>\n        \n      <\/div>\n    <\/div>\n  <\/section>\n\n\n\n\n  <section style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container max-width-xl\">\n      <div class=\"textblock__grid textblock__grid--Left textblock__grid--single\">\n\n\n        \n                  <div class=\"textblock__col textblock__col--text\">\n            <div class=\"textblock__content\" >\n              \n                              <h2>\n                  In the U.S., LIHTC is the main engine, and QAPs set the rules\u00a0                <\/h2>\n              \n                              <div class=\"wysiwyg\" >\n                  <p>In the U.S., the primary tool for producing affordable rental housing is the\u00a0Low\u00a0Income\u00a0Housing Tax Credit (LIHTC). It supports development by awarding tax credits that are typically sold to investors for upfront equity, in exchange for long-term income and rent restrictions.<\/p>\n<p>States\u00a0allocate\u00a0credits through a Qualified Allocation Plan (QAP), which lays out priorities and scoring for awarding credits.\u00a0More and more\u00a0QAPs also award points for sustainability features and green building standards.<\/p>\n<p>That\u00a0helps. But design-stage recognition can only take you so far. Buildings change. Settings get overridden. New teams inherit systems they\u00a0didn\u2019t\u00a0commission.<\/p>\n<p>That\u2019s\u00a0why operations matter. Every day.<\/p>\n<p>\u201cA building can be designed beautifully and still drift a few years in if no one is watching the data,\u201d says Karen\u00a0M. Esparza,\u00a0ARM\u00ae,\u00a0NPCC, HCCP, SHCM, Senior Vice President, Asset Management for BLDG Partners,\u00a0a real estate investment firm focused on infill development and the preservation of workforce and affordable housing. \u201cIn affordable housing, that drift tends to show up first as higher utility bills residents struggle with. The systems that protect against those surprises are operational systems. They belong\u00a0in\u00a0the management plan, not just the architect&#8217;s spec book.&#8221;<\/p>\n                <\/div>\n              \n              \n<div class=\"author-small\">\n  \n  \n  <\/div>\n\n              \n              \n                          <\/div>\n          <\/div>\n        \n      <\/div>\n    <\/div>\n  <\/section>\n\n\n\n\n  <section style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container max-width-xl\">\n      <div class=\"textblock__grid textblock__grid--Left textblock__grid--single\">\n\n\n        \n                  <div class=\"textblock__col textblock__col--text\">\n            <div class=\"textblock__content\" >\n              \n                              <h2>\n                  What \u201coperational sustainability\u201d looks like in real life                <\/h2>\n              \n                              <div class=\"wysiwyg\" >\n                  <p>If you manage affordable housing, you already know the playbook.\u00a0It\u2019s\u00a0the unglamorous\u00a0work that keeps residents comfortable and costs predictable.<\/p>\n<ul>\n<li>Benchmark energy and water. Then use the data<\/li>\n<li>Keep equipment tuned and schedules realistic<\/li>\n<li>Watch ventilation and moisture. Comfort complaints are data, too<\/li>\n<li>Share simple actions residents can actually use, without shifting the burden onto them<\/li>\n<\/ul>\n<p>This is the work that makes<strong>\u00a0\u2018efficient\u2019<\/strong> stick.<\/p>\n                <\/div>\n              \n              \n<div class=\"author-small\">\n  \n  \n  <\/div>\n\n              \n              \n                          <\/div>\n          <\/div>\n        \n      <\/div>\n    <\/div>\n  <\/section>\n\n\n\n\n  <section style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container max-width-xl\">\n      <div class=\"textblock__grid textblock__grid--Left textblock__grid--single\">\n\n\n        \n                  <div class=\"textblock__col textblock__col--text\">\n            <div class=\"textblock__content\" >\n              \n                              <h2>\n                  Where IREM\u00ae\u00a0fits                <\/h2>\n              \n                              <div class=\"wysiwyg\" >\n                  <p>About 30% of IREM members with the Certified Property Manager (CPM\u00ae) certification and about 30% with the Accredited Residential Manager (ARM\u00ae) certification include affordable housing units in their portfolios.\u00a0Leaning on this\u00a0expertise,\u00a0IREM is developing a version of\u00a0the\u00a0IREM\u00a0Certified Sustainable Property (CSP) certification tailored for LIHTC developments, with the goal of having it recognized in state\u00a0QAPs\u00a0as an approved green building\u00a0option\u00a0alongside existing programs.<\/p>\n<p>More than 3,000 properties already hold the CSP. The certification focuses on what\u00a0ultimately drives\u00a0performance over time: benchmarking and target-setting, energy and water management, indoor air quality, waste, day-to-day operating practices,\u00a0and targeted improvements. Properties recertify every three years to ensure those practices stay in place.<\/p>\n<p>What\u2019s\u00a0new for LIHTC is a two-phase structure. One set of requirements applies during development, and another carries forward into ongoing operations. Most certifications recognized by QAPs today focus on design and construction.\u00a0The CSP\u00a0extends accountability into the management phase, where long-term outcomes are\u00a0actually determined.<\/p>\n<p>In that way,\u00a0the CSP\u00a0addresses the same post-handover performance gap that programs like\u00a0Energiesprong\u00a0target through contractor guarantees. The difference is approach. CSP does it through\u00a0a framework of\u00a0best practices, targets, and\u00a0strategies for continuous improvement.<\/p>\n<p>To date, IREM has\u00a0engaged with state housing financing agencies\u00a0and\u00a0convened\u00a0a work group of LIHTC experts,\u00a0representing\u00a0different perspectives on the QAP process.<\/p>\n                <\/div>\n              \n              \n<div class=\"author-small\">\n  \n  \n  <\/div>\n\n              \n              \n                          <\/div>\n          <\/div>\n        \n      <\/div>\n    <\/div>\n  <\/section>\n\n\n\n\n  <section style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container max-width-xl\">\n      <div class=\"textblock__grid textblock__grid--Left textblock__grid--single\">\n\n\n        \n                  <div class=\"textblock__col textblock__col--text\">\n            <div class=\"textblock__content\" >\n              \n                              <h2>\n                  Bottom line\u00a0                <\/h2>\n              \n                              <div class=\"wysiwyg\" >\n                  <p>Once the financing closes and the building is occupied, the people inside deserve a home that:<\/p>\n<ul>\n<li>doesn\u2019t\u00a0cost too much to heat or cool<\/li>\n<li>supports health and comfort<\/li>\n<li>can handle a hotter, wetter, more volatile climate<\/li>\n<\/ul>\n<p>That\u2019s\u00a0baseline housing. Not luxury housing.<\/p>\n<h2 aria-level=\"2\">Sources<\/h2>\n<ul>\n<li>Vienna social housing overview (City of Vienna \/\u00a0Socialhousing\u00a0Wien): <a href=\"https:\/\/socialhousing.wien\/policy\/the-vienna-model\">https:\/\/socialhousing.wien\/policy\/the-vienna-model<\/a><\/li>\n<li>Vienna share cited in mainstream summary (ABC News,\u00a02023): <a href=\"https:\/\/www.abc.net.au\/news\/2023-08-04\/vienna-s-social-housing-and-low-rent-strategy\/102639674\">https:\/\/www.abc.net.au\/news\/2023-08-04\/vienna-s-social-housing-and-low-rent-strategy\/102639674\u00a0<\/a><\/li>\n<li>Goldsmith Street background + Passivhaus \/ Stirling Prize coverage (e-architect): <a href=\"https:\/\/www.e-architect.com\/england\/goldsmith-street-housing-in-norwich\">https:\/\/www.e-architect.com\/england\/goldsmith-street-housing-in-norwich\u00a0<\/a><\/li>\n<li>Goldsmith Street energy-cost estimate discussion (Architizer): <a href=\"https:\/\/architizer.com\/blog\/inspiration\/stories\/goldsmith-street-stirling-prize\/\">https:\/\/architizer.com\/blog\/inspiration\/stories\/goldsmith-street-stirling-prize\/<\/a><\/li>\n<li>Energiesprong\u00a0principles: <a href=\"https:\/\/en.wikipedia.org\/wiki\/Energiesprong\">https:\/\/en.wikipedia.org\/wiki\/Energiesprong\u00a0<\/a><\/li>\n<li>Energiesprong\u00a030-year warranty \/ financial penalty example (CIBSE Journal): <a href=\"https:\/\/www.cibsejournal.com\/case-studies\/a-forward-leap-how-dutch-housing-process-energiesprong-guarantees-performance\/\">https:\/\/www.cibsejournal.com\/case-studies\/a-forward-leap-how-dutch-housing-process-energiesprong-guarantees-performance\/<\/a><\/li>\n<li>GRESB Residential Component (GRESB,\u00a02025): <a href=\"https:\/\/www.gresb.com\/sustainable-leadership-in-residential-real-estate\/\">https:\/\/www.gresb.com\/sustainable-leadership-in-residential-real-estate\/<\/a><\/li>\n<li>LIHTC overview (Congressional Research Service, updated July 11,\u00a02025): <a href=\"https:\/\/www.congress.gov\/crs_external_products\/RS\/PDF\/RS22389\/RS22389.71.pdf\">https:\/\/www.congress.gov\/crs_external_products\/RS\/PDF\/RS22389\/RS22389.71.pdf<\/a><\/li>\n<li>LIHTC oversight + QAP role (GAO, Dec 14,\u00a02023): <a href=\"https:\/\/www.gao.gov\/products\/gao-24-107064\">https:\/\/www.gao.gov\/products\/gao-24-107064\u00a0<\/a><\/li>\n<li>IREM\u00a0CSP v.2025 Multifamily Guidebook: <a href=\"https:\/\/www.irem.org\/file%20library\/globalnavigation\/certifications\/forproperties\/csp\/csp-multifamily-guidebook-v2025_ed_11.14.25.pdf\">https:\/\/www.irem.org\/file%20library\/globalnavigation\/certifications\/forproperties\/csp\/csp-multifamily-guidebook-v2025_ed_11.14.25.pdf<\/a><\/li>\n<li>IREM Profile and Compensation Study (IREM,\u00a02024):<br \/>\n<a href=\"https:\/\/www.irem.org\/learning\/tools\/research-and-reports\/profile-and-compensation-study\">https:\/\/www.irem.org\/learning\/tools\/research-and-reports\/profile-and-compensation-study<\/a><\/li>\n<\/ul>\n                <\/div>\n              \n              \n<div class=\"author-small\">\n  \n  \n  <\/div>\n\n              \n              \n                          <\/div>\n          <\/div>\n        \n      <\/div>\n    <\/div>\n  <\/section>\n\n\n\n\n  <section style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container max-width-xl\">\n      <div class=\"textblock__grid textblock__grid--Left textblock__grid--single\">\n\n\n        \n                  <div class=\"textblock__col textblock__col--text\">\n            <div class=\"textblock__content\" >\n              \n              \n                              <div class=\"wysiwyg\" >\n                  <p><em>This article was written by <span class=\"TextRun SCXW166639633 BCX0\" lang=\"EN-US\" xml:lang=\"EN-US\" data-contrast=\"auto\"><span class=\"NormalTextRun SCXW166639633 BCX0\">Todd Feist<\/span><\/span>, <span class=\"TextRun SCXW23915200 BCX0\" lang=\"EN-US\" xml:lang=\"EN-US\" data-contrast=\"auto\"><span class=\"NormalTextRun SCXW23915200 BCX0\">Director, Sustainability Programs<\/span><\/span> at IREM.<\/em><em> Learn more about IREM <a href=\"https:\/\/www.gresb.com\/partners\/IREM\/\" target=\"_blank\" rel=\"noopener\">here<\/a>.<\/em><\/p>\n                <\/div>\n              \n              \n<div class=\"author-small\">\n  \n  \n  <\/div>\n\n              \n              \n                          <\/div>\n          <\/div>\n        \n      <\/div>\n    <\/div>\n  <\/section>\n\n\n\n    <style>\n      :root {\n        --cta-primary-color: #ff6d02      }\n    <\/style>\n\n  \n      <section class=\"position-relative\" style=\"padding-block: 0px; margin-block: 0px;\">\n    <div class=\"container overflow-hidden text-center max-width-sm text-component 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