Sustainability strategy | Ina Invest

To achieve our goals, we consistently follow our sustainability strategy.

Stakeholders

GRI 2-12, 2-29, 2-30

Sustainability is a shared goal. We therefore foster regular communication with our stakeholders and include their concerns and needs in both our business strategy and our everyday decisions. This communication plays an essential role in constantly improving how we deal with these issues as well as in addressing today’s needs and those of tomorrow with new solutions.

At the same time, we would like to make our stakeholders aware of vital social and environmental issues through our actions and decisions and, by doing so, also influence their own actions and deci-sions. To find out whom we view as our stakeholders, what their expectations are and how we foster communication, please refer to our Stakeholder Analysis and our Engagement Policy under Downloads.

Material topics

GRI 2-12, 2-14, 3-1, 3-2

A materiality analysis was carried out with twelve internal and external stakeholders at the end of 2020 to determine the material topics for strategy and reporting purposes. This took place in accordance with the GRI recommendations and was conducted virtually by the Sustainability Department at Implenia Switzerland Ltd. as external experts.

Following prior discussion, participants were asked, based on a list of potential material topics de-fined beforehand (see list on p. 8), to rate the respective topics from 1 (low) to 10 (high) according to the two following criteria:
• Strategic relevance: Extent of the negative or positive business impact
• Reporting relevance: Relevance of the topic for stakeholder assessments and decisions

In the follow-up to the materiality analysis, topics classified as material were identified and discussed with the Management Board of Ina Invest and given suitable objectives (see section ESG goals). Those topics that were classified as being of little relevance from a strategic perspective but were rated ma-terial for reporting purposes by the stakeholders, have been included in the present report.

Table Topics and Sub-topics

Topic	Nr.	Sub-topics
Building materials	1 2 3 4 5	Availability of raw materials: Readily available primary raw materials and high proportion of secondaryraw materials Environmental impact: Little environmental impact from production and operation Pollutants: Few pollutants in building materials Dismantling: Easily separable composite materials and structures Label strategy: Early definition of a label strategy for each project
Operating energy	6 7 8 9 10	Warmth / cold for indoor climate: Low levels of heating and heating energy consumption due to structural and technical measures Warmth for hot water: Low energy consumption for hot water Electricity consumption: Low electricity consumption due to conceptual and operational measures Self-sufficient energy supply: High proportion of renewable energies Waste heat utilisation: Optimal use of process and waste heat
Soil, landscape	11 12 13 14	Plot sizes: Lower requirement for plot size Open-air facilities: Significant biodiversity Landscape: Blends well with the local style and landscape Nocturnal light pollution: Little nocturnal light pollution
Infrastructure	15 16 17	Mobility: Environmentally compatible mobility management Waste from operation and utilisation: Good infrastructure for waste separation Water: Low consumption of drinking water and small volumes of waste water
Land use planning	18 19 20 21	Areas zoned for building: Avoidance of urban sprawl (regional coordination of areas zoned for buildingand commercial use) Protected areas: Preservation of protected areas Transport: Preventing congestion on modes of transport General principle: Coordination with the objectives of the municipality / city
Building stock	22 23 24 25	Location: Guarantee long-term economic use that is appropriate for the location Building structure: Ensure that it retains its value and quality over the life of the building Building structure development: High degree of flexibility to allow the space to be used in different ways Culture of innovation: Incorporate innovation in development, execution, and operation
Investment costs	26 27 28	Life cycle costs: Take account of life cycle costs when making investments Financing: Financing of investment, maintenance and dismantling costs secured long term External costs: Minimising external costs (costs that must be borne by the general public)
Operating and maintenance costs	29 30	Operation and maintenance: Maintenance costs kept low through early planning and continuous measures Maintenance: Maintenance costs kept low through guaranteeing good accessibility and quality
Community	31 32 33 34 35 36	Integration, mix: Good age and cultural mix Social contacts: Create meeting places that encourage communication Solidarity: Support disadvantaged individuals Participation: Acceptance and optimisation through participation Consideration: Take greatest possible consideration of users when selling, modernising and dismantling Child-friendly environment
Design	37 38 39	Spatial identity, recognition: Orientation and spatial identity through recognition (feeling of safety and security) Individual design: High levels of identification due to options for personal design Green spaces,“visible sustainability”
Use, access	40 41 42 43	Basic services, mix of uses: Short distances, attractive mix of uses in the neighbourhood Slow traffic and public transport: Easy, safe accessibility and network Accessibility and availability for all: Disability-friendly design of buildings, facilities, and surroundings Affordable housing
Well-being and health	44 45 46 47 48 49 50	Safety: Safety with regards to accidents, burglaries and natural hazards Light: Optimised natural light, good illumination Indoor air: Indoor air is not polluted by allergens and contaminants Radiation: Low levels of emissions from ionising and non-ionising radiation Protection from summer heat: High levels of comfort due to good protection from summer heat Noise, vibrations: Low levels of emissions from noise and vibrations Comfort: High degree of comfort in use

Table material topics

The following topics are material for our work:

GRI 2-12,3-1

Material topics	Description	Our contribution
Self-sufficient energy supply (9)	Increase the proportion of renewable energies within the framework of the Swiss Climate and Energy Strategy. Relieve pressure on the electricity network due to in-house use.	Ina Invest would like to contribute to achieving the strategy’s objectives and is seeking to achieve net zero or plus energy buildings.
Environmental impact (2)	Reduction and prevention of environmental emissions in execution and operation in the areas of air, water, soil, noise, and vibration.	Ina Invest demands that its partners develop and implement an environmental concept aimed at minimising emissions in the supply chain as well as on construction sites.
Mobility (15, 41)	Reduction in the substantial environmental impact from mobility in the form of CO 2 emissions, noise, or use of space. Promotion of slow traffic and public transport as alternatives to private vehicles.	When selecting projects, Ina Invest focuses solely on urban regions and selected agglomerations with good connections to public transport.
Label strategy (5)	Development and execution of buildings in accordance with the requirements of recognised labels.	Each project is certified in accordance with the requirements of an energy and/or sustainability certificate.
Pollutants (3)	Avoidance of pollutants in building materials that may have a negative impact on the environment and the health of users.	Ina Invest banks on structures, systems and building materials with low levels of grey energy and pollutants.
Energy requirement for warmth and cold (6)	Reduction in the energy consumption for warmth and cold thanks to implementing structural and technical measures and the use of renewable energies.	Ina Invest banks on renewable energies as well as compact structures and seeks to achieve net zero or energy plus buildings for new construction.
Location (22)	Avoidance of sealing, deterioration in land quality, loss of biodiversity and transport emissions.	When selecting projects, Ina Invest focuses solely on urban regions and selected agglomerations, compact structures, and high-density living.
Building materials and life cycle costs (23, 26)	Ensuring that buildings retain their value and quality over their lifetime by taking account of life cycle costs.	Ina Invest carries out a life cycle costs analysis for each project and takes account of the findings gleaned therefrom when deciding on its investments.
Building structure (24)	Guarantee a high degree of flexibility so that space can be used in different ways without any major structural measures being required.	Ina Invest is fully committed to flexible use and develops hybrid buildings for this purpose.
Integration and mix	Guarantee that there is a good mix of users, both in terms of age and culture, as a requirement for the social integration of minorities.	Ina Invest contributes to the sociocultural and demographic mix at the respective location.

ESG goals

We pursue the vision of maintaining and continuously developing the most sustainable real estate portfolio in Switzerland. To achieve this, we are seeking to realise the following goals in the area of the environment, society and corporate governance by 2025:

GRI 103-2

Each project is certified in accordance with the requirements of an energy and/or sustainability certificate. We seek to achieve a 5-star Green Star rating according to the GRESB Benchmark Assessment across the entire portfolio.

We will reduce our revenue-adjusted CO 2 emissions from our operations by at least 3% per year and will therefore be compatible with the 1.5 degree target of the IPCC.

Wherever possible, we bank on compact structures and renewable energies. We will cover the remaining amount required with green electricity.

In terms of emissions caused by materials (embodied emissions), we are aiming, in accordance with the decarbonisation strategy, to achieve net zero by 2040 for new buildings. To help us do this, we bank on systems and building materials with low levels of grey energy, grey emissions, and pollutants.

Not on target

At project level, we bank on measures to increase the resilience of buildings to future climate-induced risks.

In acquisition, planning and development, we focus fully on the separability of materials, flexible use and service life.

When selecting projects, we focus solely on urban regions and selected agglomerations with good connections to public transport (class A and B). Users are accordingly expected to be able to bank on slow traffic and public transport entirely.

We carry out a life cycle costs analysis for each project at the planning and development stage and take account of the findings with respect to long-term servicing and maintenance costs gleaned therefrom when deciding on our investments.

We use the BIM model to record all materials used and thus lay the foundations for closing material cycles and collecting the residual value of the material at the end of the real estate’s life.

In acquisition, planning and development, we also base our decisions on the criteria flexible use, separability and service life.

We work with partners that are committed to sustainability, and incorporate this requirement in the contracts awarded for projects. We also ask our partners to ensure their supply chains are sustainable.

With each project, we seek to achieve a high degree of comfort by banking on high standards in terms of daylight, air quality and thermal comfort.

Through our projects, we seek to contribute to the sociocultural and demographic mix at the respective location, and take account of the local municipalities’ relevant aims and strategies by participating in their processes.

We make users of our buildings aware of sustainability topics and encourage them to discuss these matters with each other.

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Sustainability organisation

GRI 2-13, 2-14, 2-17, 3-1, 3-2

Doing business sustainably is a cross-sectional task, which affects all operations along the value add-ed chain and requires the commitment of all a company’s employees and partners.

The Management Board of Ina Invest is responsible for these topics. In collaboration with selected investors, developers, operators, and tenants, it defines the sustainability strategy, targets and initia-tives and gives an annual status report to the Board of Directors.

Thanks to the close partnership with Implenia, the Management Board and Board of Directors of Ina Invest receives assistance from Implenia’s Sustainability Department. It has several years of experience in sustainable project development and execution and ensures that the sustainability requirements of Ina Invest are included correctly in development and execution by Implenia Ltd. This partnership en-sures that there is a constant transfer of know-how relating to relevant ESG topics across all phases of the project, as well as between Implenia and the Management Board and Board of Directors of Ina Invest, and that interfaces are efficiently bridged.

“Ina Invest consistently centres on people. We invest in a liveable, sustainable and inspiring future – and actively help shape it.”

Marc Pointet, CEO

Label strategy

of the development portfolio boasts a building or site label

Our goal

Each project is certified in accordance with the requirements of an energy and/or sustainability certificate. We seek to achieve a 5-star Green Star rating according to the GRESB Benchmark Assessment across the entire portfolio.

To reinforce the high sustainability value of each project and make it quantifiable, all Ina Invest projects are certified in accordance with a national or international sustainability label. The company seeks to achieve the Swiss SNBS standard as standard because its sustainability requirements are so compre-hensive, as are the methods used and the flexibility it offers. From acquisition to operation, all our projects undergo a standardised testing and implementation process. Depending on local circum-stances, other labels are also permissible provided that the reasons for choosing these labels are explained.

Pre-project and acquisition
Even before purchasing land or an existing property, each project is assessed using various environmental, social, and corporate governance-related criteria. The assessment is based on Implenia’s appraisal tool GeNaB® (for residential space) or the SNBS Pre-Check (for office and commercial buildings). We only pursue projects with a high sustainability value.

Development
At the pre-project stage and with the help of the development team, each project is assessed once more to decice whether SNSBS is the most appropriate label for the project-specific circumstances. Here, we focus particularly on grey energy and emissions, separability, and renewable energies and materials.

Implementation
The fulfilment of sustainability criteria is also the top priority in construction. Project-specific environ-mental concepts are defined and implemented to prevent or limit environmental emissions. Material approval procedures guarantee the use of safe and environmentally friendly materials. We will main-tain these procedures by training construction personnel and using a targeted partner selection pro-cess throughout the entire procurement process.

Operation
During operation, we ensure that each project is optimised with respect to energy consumption as well as water and waste management. The users benefit from activities relating to ESG (environmental, social and governance) topics that are designed to increase community involvement, social interaction, and health and comfort.

Dismantling

We set ourselves the goal of listing all building materials used in a database to be able to determine the material quantities used and their current market value at any time. By making this data transpar-ent, we aim to sell the materials on the secondary raw materials market prior to the actual dismantling phase, thus closing the material cycle.

More information on the sustainability requirements for projects can be found in this document on the website of Ina Invest.

Sustainable supply chain

Our goal:

We work with partners that are committed to sustainability, and incorporate this requirement in the contracts awarded. We also ask our partners to ensure that their supply chains are sustainable.

GRI 2-6

Ina Invest operates solely in Switzerland and purchases the majority of its external services from local providers (Zurich and Geneva metropolitan area). In awarding contracts, special attention is paid to the criteria of regionality, quality and sustainability. Accordingly, external service providers, suppliers and companies must guarantee that they also comply with high sustainability standards and assume their responsibility to their employees, society, and our environment. Ina Invest mainly purchases products and services from the following categories:

Operations

• Development and planning (including [interior] architect, engineer, planner)
• Project execution (including general and total contractor, master builder, wooden construction specialist, building services engineer, craftsman, electrician, plumbing specialist, landscape designer)
• Operational and facility management services (including security personnel, buildings maintenance, cleaning)

Support functions
• Professional services (such as consultancy services)
• Marketing and public relations
• Services (catering, electricity, gas etc.)
• Financial consulting, accounting, and audit
• Human Resources
• IT services and telecommunications
• IT software and IT hardware

In contracts with suppliers, service providers, and companies, we stipulate that partners must at a minimum comply with the standards listed below. In this connection, confirmations of ISO cer-tifications are requested, the validity of which is then verified and reports on the certifications are ex-amined.

Minimum requirements for our partners
• Compliance with legal requirements for working hours and making sure that working conditions safeguard employees’ health and safety.
• Ensuring that their employees work in a working environment that is free from discrimination based on race, gender, religion, origin, invalidity, age, sexual orientation, disability, or other characteristics.
• Comply with the applicable statutory provisions concerning wages, payment for overtime and disbursements.
• Respect employees’ right to freedom of association and collective bargaining.
• Desist from using child or forced labour, including within their supply chains.
• Comply with applicable environmental and climate protection standards and the principles forenvironmental protection defined on the Environment page.

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