Environmental Initiatives
- Basic Policy for Environment
- Environmental Performance Targets/Results
- Environmental Initiatives at HCM's Properties
- Environmental Initiatives at Warehousing Stage
- Improving resilience (adaptability to disasters, etc.)
- Use of Environmentally Friendly Materials
Basic Policy for Environment
Basic Policy for Reducing Environmental Burdens
- HCM &
HAM
Reducing Environmental Burdens
Healthcare & Medical Investment Corporation (hereinafter, “HCM”) strives for energy conservation and reduction of CO2 emissions by improving energy efficiency at its properties and introducing facilities that contribute to energy saving. Also, HCM aims for resource conservation and waste reduction with regard to capital expenditure of its properties and in the formulation and implementation of their repair plans.
Environmental Performance Targets/Results
Basic Targets:
Item | Target | Results | ||||
---|---|---|---|---|---|---|
2020 (standard year) |
2021 | 2022 | 2023 | Rate of change (Note3) |
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Total floor area |
- | 187,410.50 | 187,410.50 | 225,895.97 | 217,037.48 | 15.8% |
Energy | To make the total annual energy data capture rate (%) 100% across HCM’s real estate portfolio | 59.2% | 59.2% | 77.3% | 77.8% | 31.3% |
GHG(Note2) | To make the total annual GHG emission data capture rate (%) 100% across HCM’s real estate portfolio | 59.2% | 59.2% | 77.3% | 77.8% | 31.3% |
Water | To make the total annual water consumption data capture rate (%) 100% across HCM’s real estate portfolio | 76.7% | 76.7% | 74.6% | 74.0% | -3.4% |
Waste | To make the total annual waste emission data capture rate (%) 100% across HCM’s real estate portfolio | - | - | 18.2% | 24.1% | - |
(Note1) | The data capture rate is calculated based on floor area. |
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(Note2) | Abbreviation for Greenhouse Gas. Same below. |
(Note3) | The base year is 2020, the starting year for the effectiveness measurement is 2021, and the target year is 2025. |
Long-term Targets:
Item | Target | Unit | Results | ||||
---|---|---|---|---|---|---|---|
2020 (standard year) |
2021 | 2022 | 2023 | Rate of change (%) (Note) | |||
Total floor area |
- | ㎡ | 187,410.50 | 187,410.50 | 225,895.97 | 217,037.48 | 15.8% |
Energy | To achieve a 5% reduction in total annual energy consumption on an intensity basis across HCM’s real estate portfolio relative to the baseline year by the target year | Consumption (kWh) |
52,703,500 | 52,717,242 | 87,498,748 | 77,611,537 | 47.3% |
Intensity (kWh/㎡) |
475 | 475 | 501 | 460 | -3.2% | ||
GHG | To achieve a 5% reduction in total GHG emissions generated by energy consumption on an intensity basis across HCM’s real estate portfolio relative to the baseline year by the target year | Emissions (t-CO2e) |
9,176 | 8,906 | 14,386 | 13,011 | 41.8% |
Intensity (t-CO2e/㎡) |
0.083 | 0.08 | 0.082 | 0.077 | -6.8% | ||
Water | Not to increase annual water consumption on an intensity basis across HCM’s real estate portfolio relative to the baseline year by the target year | Consumption (㎥) |
430,434 | 433,241 | 500,774 | 474,193 | 10.2% |
Intensity (㎥/㎡) |
3.0 | 3.0 | 3.0 | 3.0 | -1.5% |
(Note) | The standard year is 2020, the starting year of the effect measurement period is 2021, and the target year is 2025. |
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Environmental Initiatives at HCM's Properties
Energy Saving Renovation Work
- HCM &
HAM
Implemented high-efficiency renovation work for airconditioning equipment at "GreenLife Moriguchi" (2018)
- ▪Replace the control board and compressor of the outdoor unit of the common area air conditioner with ones with high energy-saving performance.
- ▪Introduction of high-performance air conditioning management unit (collective management of air conditioning in the building, scheduled operation setting).
- ▪Utilize national subsidy
→ Investment amount 13.5 million yen (of which, the subsidy is 6.4 million yen)
Upgrades to energy-efficient equipment
- HCM &
HAM
HCM has sequentially upgraded to energy- and water-efficient equipment in the rooms at its properties for resident comfort.
Cumulative Upgrade Status by Equipment Type
(note) | Figures are as of the end of each fiscal period, except the figures of 18th fiscal period being as of November 30, 2023. |
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Regeneration of waste CFCs generated in connection with air conditioning equipment renewal work
- HCM &
HAM
HCM is working to reduce the environmental impact of waste CFCs generated in the replacement of air conditioning equipment by regenerating it so that it can be used as fluorocarbons again, whereas it would normally be destroyed.
Recycled recovered CFCs for the replacement of airconditioning equipment at Heartland Kawaguchi Meiseien (2023)
- ▪All 9.2 kg of recovered CFCs (R410ZA) from one system are recycled.
- ▪GHG emissions from the regenerated process are estimated to be about 1/7 of those from the destruction process, resulting in a reduction of about 100 kg of CO2 emissions when calculated based on the 9.2 kg recovered this time.
(Destructive process: 0.1297 tCO2-eq/t refrigerant,
Regenerated process: 0.0184tCO2-eq/t refrigerant)
Green Lease
- HCM &
HAM
HCM introduced the green lease agreement with the tenant that rent a whole building of “Kobe Gakuentoshi Building (Hapine Kobe Gakuentoshi)” (2021). This is truly a win-win initiative which enables both HCM and the tenant to receive economic benefits while reducing environmental burden.
- ▪As a result of performing work to convert the common-area lighting to LEDs, among the benefits that the tenant is expected to receive with LED lighting that has a rated life of 40,000 hours, including reduction of lighting equipment-related electricity fees and reduction of bulb replacement costs, a certain amount will be passed on to HCM in the form of a higher rent in the lease, based on a green lease fee.
Green lease: | Win-win action in which property owner and tenant work together to reduce environmental burdens such as energy saving of real estate and improve the working environment, and both sides can benefit from cost reductions, etc. |
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- ▪As a result of monitoring, electricity consumption was reduced by approximately 21,000 kwh (note) per month on average.
(note) | This figure is based on the average value measured using a watt-hour meter for common area lights over an 11-month period, excluding the month of installation, compared to the previous year. |
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Environmental Initiatives at Warehousing Stage
Introduction of Green Lease Clauses(Note) for Warehousing Properties
- Sponsors
For HAM and HCM, sponsors entered into green lease clauses in building lease agreements with operators at the warehousing stage.
Before fiscal 2020 |
Fiscal 2021 | Fiscal 2022 | Fiscal 2023 | ||
---|---|---|---|---|---|
Figures of Green Lease Agreements Executed | 4 | 1 | 3 | 2 | |
Cumulative total |
4 | 5 | 8 | 10 | |
Figures of green leases Implemented | 2 | 1 | 0 | 0 | |
Cumulative total |
2 | 3 | 3 | 3 |
(Note) | Standard lease agreement clauses plus clauses incorporating ESG-focused requirements. |
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Initiatives to Obtain Environmental Certifications for Warehousing Properties
- Sponsors
In development projects, HCM is working to obtain CASBEE, BELS and other environmental certifications with the cooperation of developers, design companies and other parties.
- Paid nursing home (to be developed)
-
【Sample of initiatives】
PD house Nishitokyo
(Pipeline property)
Before fiscal 2020 |
Fiscal 2021 | Fiscal 2022 | Fiscal 2023 | ||
---|---|---|---|---|---|
CASBEE | 1 | 1 | 1 | 3 | |
Cumulative total |
1 | 2 | 3 | 6 | |
BELS | 0 | 0 | 1 | 2 | |
Cumulative total |
0 | 0 | 1 | 3 |
Improving resilience (adaptability to disasters, etc.)
Landslide Prevention Measures Prior to Acquisition
- HCM &
Operators
Landslide Prevention Measures (Hanakotoba Oppama)
Part of the land of Hanakotoba Oppama, which HCM acquired on November 10, 2022, is within a landslide special warning zone and safety measures such as spraying mortar and installing a retaining wall were thus implemented between the steep east and south slopes. However, for the sake of long-term investment in the healthcare facility and based on a study on the impact of collapse of the slope, we decided to take additional prevention measures to improve resilience and ensure long-term safety.
The free frame method was chosen for its stability and safety, Keikyu Construction Co., Ltd., which had experience in landslide prevention in the neighborhood was hired to conduct the survey, planning and construction, HAM received a report on the adequacy of the measures from an independent third-party survey company, confirming that there were no problems, and made the decision that HCM would acquire the property.
In 2023, visual checks and status reports will be outsourced and conducted once a year after slope construction. There was no problem.


Stormwater countermeasure work at HCM's Properties
- HCM &
HAM
Implementing stormwater countermeasure work (Sawayaka Mekarikan)
At Sawayaka Mekarikan, which incurred damage due to indoor flooding above floor level during torrential rains in western Japan in July 2018, work was carried out to install new concrete-block walls and U-shaped gutters (2021).
This initiative will proactively prevent the spread of damage when a disaster occurs, as well as help to ensure the safety and peace of mind of tenants, employees, and the operator.
Execution of building impact study agreement for earthquake damage
In the event of an earthquake, an agreement was concluded with Tokio Marine dR Co., Ltd. to survey damage at an early stage.
Use of Environmentally Friendly Materials
Renovation Using Environmentally Friendly Flooring Materials
- HCM &
HAM
Environmentally friendly products were used when replacing the floors at GreenLife Moriguchi.
- ▪Environmentally friendly flooring materials: Loose Lay Tile LL Free 50NW-EX by TOLI Corporation
- ▪Half the amount of products weight consists of recycled materials, which reduced CO2 emissions (recycled from discarded agricultural vinyl and scrap materials generated during manufacturing).
- ▪Using durable UV resin coating to reduce staining eliminated the need for wax maintenance during use.
Facility Environment Improvement (Based on User Feedback)
- ▪Using easy-to-clean flooring improved sanitation and reduced cleaning work.
- ▪Using flooring that is better for wheelchairs increased activity in the facility.
- ▪The small step from the hallway to the day room has been eliminated.