Energy consumption in commercial buildings: challenges, obligations and levers for action

Tertiary buildings include office, retail, education and healthcare premises. These buildings consume energy for heating, air conditioning, lighting and equipment.

In France, the tertiary sector accounts for a large proportion of national energy consumption.

The Tertiary Energy Scheme calls for a 60% reduction in final consumption by 2050. Owners and tenants must declare their annual data on the OPERAT platform by September 30.

Administrative penalties apply in the event of non-compliance.

Defining and understanding energy consumption in the commercial sector

What is a commercial building?

According to ADEME, a tertiary building is dedicated to service activities. They include offices, schools, shops, hospitals, hotels and logistics warehouses. These buildings account for a significant proportion of France's real estate stock.

Their floor area must be greater than or equal to 1,000 m² to be covered by energy regulations.

This sector consumes a great deal of energy for heating, air conditioning and lighting. Existing buildings consume more energy than new constructions. Exemptions apply to places of worship, temporary constructions and buildings linked to defense or civil security.

What uses are affected by energy consumption?

Heating accounts for around 50% of energy consumption in commercial buildings. Domestic hot water (DHW) accounts for 10%. Ventilation and air-conditioning use 15%, while lighting accounts for 20%.

IT and office equipment add the remaining 5%. These uses vary according to the type of activity: offices, education or retail.

Final energy corresponds to that delivered to the building (natural gas, electricity). Primary energy includes production and transport losses. Useful energy is that actually consumed to heat, light or ventilate spaces.

Reducing consumption involves optimization to achieve greater energy efficiency.

💡 Read our full report on current energy schemes

Key figures for the tertiary sector in France

In 2020, tertiary buildings in France occupied a total surface area of 940 million m². These buildings consume an average of 240 kWh/m²/year. The tertiary sector accounts for around 40% of the building industry's energy consumption.

The main items include heating, air conditioning and lighting.

According to the French Ministry of Ecological Transition, the annual data update, carried out on December 24, 2021, illustrates a slight drop in greenhouse gas emissions.

The findings confirm the importance of energy renovations in achieving the climate targets set by the tertiary sector decree.

Identifying the most energy-intensive items

Heating is the main source of energy consumption in commercial buildings, accounting for up to 50%. Air conditioning and ventilation follow, especially in modern buildings.

Lighting can account for up to 20% of usage, particularly in offices and retail outlets. Office equipment, such as computers and printers, also increase energy consumption.

Activities influence this breakdown. Hospitals, for example, consume more for heating and domestic hot water. Commercial spaces require constant lighting.

In schools, usage patterns vary according to the season. Targeted energy renovation can reduce energy costs by up to 40%.

Each use has a specific impact. Identifying these areas is essential to optimize performance.

Breakdown of consumption: heating, air conditioning, lighting, ventilation, office equipment

Energy consumption in commercial buildings is broken down into several key areas. This breakdown varies according to the activity (e.g. offices, shops). Energy optimization can significantly reduce consumption.

Specific consumption by activity: offices, education, healthcare, retail

Tertiary activities present a variety of energy profiles. Each sector has specific uses that influence its consumption. Here's an overview of consumption by activity, in kWh/m²/year, and suggestions for improvement.

Average vs. optimized consumption

Energy consumption in commercial buildings can vary depending on a number of factors. Optimizing this consumption can generate significant gains, while complying with the targets set by the tertiary sector decree. Here's a visual comparison between average consumption and optimized consumption:

Regulatory framework: obligations and targets

The ELAN law sets out obligations for tertiary buildings. The Tertiary Eco Energy Scheme (DEET) imposes a 60% reduction in final energy consumption by 2050.

Owners and tenants must declare their annual consumption on the OPERAT platform, managed by ADEME, by September 30 each year. Penalties of between €1,500 and €7,500 apply in the event of non-compliance.

Reduction targets are based on an absolute or relative value, depending on the context. This obligation applies to public and private buildings over 1,000 m². Measures can be shared across several sites.

Adaptations are possible depending on the building's situation or financial constraints.

Presentation of the tertiary sector decree (tertiary sector eco-energy)

The tertiary sector decree, which stems from the ÉLAN law (article L111-10-3 of the CCH), imposes a gradual reduction in the energy consumption of tertiary sector buildings. It applies to buildings over 1,000 m², dedicated to uses such as retail, healthcare or education.

Since July 23, 2019, those subject to the law must achieve -40% by 2030, -50% by 2040 and -60% by 2050, compared with a reference year chosen between 2010 and 2019.

The scheme aims to reduce carbon footprints and encourage a sustainable energy transition. Energy consumption declarations must be made annually on a dedicated platform.

Implementation involves renovation work, such as insulation or optimization of heating and cooling. Failure to comply will result in administrative penalties, prompting companies and local authorities to take swift action.

Who is affected? What are the deadlines?

Commercial buildings must reduce their energy consumption. The ELAN law imposes very clear obligations for this sector.

1. All commercial buildings with a floor area of 1,000 m² or more are concerned.
2. Building owners are responsible for compliance.
3. Building managers and tenants must also get involved in energy-saving initiatives.
4. An initial declaration of consumption must be made by September 30, 2022.
5. Progressive reduction targets apply: 40% in 2030, 50% in 2040 and 60% in 2050, compared with a reference year chosen between 2010 and 2019.
6. Each building must track its energy data via the OPERAT platform, managed by ADEME.
7. Technical files such as an energy audit may be required to prove the efforts made.
8. In the event of non-compliance, financial or legal penalties may apply to the players concerned.

Reduction targets: absolute vs. relative

The targets set by the tertiary sector decree can be calculated in two ways: in relative or absolute terms. The relative value requires a reduction of 40% by 2030, 50% by 2040, and 60% by 2050. These figures are based on a reference year chosen after 2010. The absolute method sets an energy consumption threshold to be reached for each type of activity, such as offices or retail.

The relative approach is suitable if historical consumption is high and well documented. For example, a building consuming 300 kWh/m² in 2010 will have to reduce its consumption to 180 kWh/m² in 2030 (40% reduction). On the other hand, the absolute approach is useful for new buildings or those lacking reliable data. In this case, the threshold depends directly on the regulatory standards for each commercial use.

How to measure and monitor energy consumption in the commercial sector?

An energy audit enables you to assess your consumption and energy-intensive items. Smart meters and sub-metering help to collect accurate data. Monitoring can be done via the OPERAT platform, managed by ADEME.

Owners and tenants must declare their consumption data by September 30 each year.

Tools such as BMS (Building Management Systems) and IoT (Internet of Things) facilitate real-time monitoring. These solutions identify opportunities for optimization.

Non-declaration or non-compliance with obligations carries penalties, including fines.

Energy audit: mandatory or strategic?

Energy audits are now compulsory for commercial buildings over 1,000 m², in accordance with thermal regulations. This obligation aims to reduce France's energy consumption and emissions.

It helps identify the measures needed to meet reduction targets, such as the 40% by 2030. Sites with several buildings can pool this measure.

In the event of architectural constraints or disproportionate costs, adjustments can be made.

Even without obligation, the audit is strategic. It provides a detailed energy balance sheet and helps prioritize actions. The data collected enables rapid optimization of installations such as heating systems or intelligent lighting.

A good audit includes an analysis of current consumption levels, taking into account solar thermal energy or heating networks, and proposing an appropriate plan.

Metering, sub-metering, real-time monitoring

Commercial buildings need to monitor their energy consumption. This helps to reduce emissions and meet the targets set by the tertiary sector decree.

• A main meter measures the building's total energy consumption. It is mandatory to submit annual data by September 30.
• Sub-metering divides consumption by zone or use. For example, it can be used to differentiate between heating, lighting and office equipment.
• Real-time monitoring tracks instantaneous energy use. Tools such as Deepki or Ubigreen make this data readily available.
• Regular readings provide more information than one-off monitoring. They help to quickly adjust systems for better plant optimization.
• IoT-based connected solutions improve energy monitoring. They also enable precise monitoring of energy-hungry areas in a commercial building.

Introduction to BMS and IoT

Building Management Systems (BMS) monitor and control building systems. It centralizes data on equipment such as heating, lighting and ventilation.

With real-time alerts, it signals anomalies. The OPERAT platform can be used to monitor energy reduction targets. BMS also optimizes consumption to avoid waste and reduce energy bills.

The Internet of Things (IoT) complements BMS with intelligent sensors. These sensors measure temperature, consumption or air quality. They enable precise remote control via smartphone or computer.

Connected systems thus support local energy policy and promote sobriety. This helps to achieve targets such as the 40% reduction set by the tertiary sector decree.

Technical levers for reducing consumption

Insulating the building envelope improves energy performance. Good insulation reduces heating and cooling requirements. Energy-intensive buildings should prioritize these renovations to achieve a 40% reduction in emissions.

Installing modern heat pumps optimizes the heating system while using renewable energy.

Intelligent lighting limits unnecessary consumption. Efficient light bulbs and automated systems reduce energy use by up to 30%. Energy-saving office equipment, combined with precise monitoring via OPERAT, help to achieve the targets set by the Tertiary Energy Scheme by 2050.

Adjusting the HVAC (Heating, Ventilation, Air Conditioning) further reduces overall consumption.

Insulation and envelope renovation

Reinforcing roof and wall insulation improves energy performance. A poorly insulated roof can account for 30% of heat loss. Walls, in turn, account for around 20%.

Installing materials with high thermal resistance (R≥3.7 m².K/W for roofs) reduces these losses. This directly reduces thermal energy consumption and protects against climatic variations.

Good airtightness is essential. Thermal bridges, often found around windows or fittings, increase heat loss. Replacing joinery with double-glazed windows contributes to a more energy-efficient home.

These actions are in line with the reduction targets set by the green growth initiative, and are also in keeping with the internal energy security approach. Innovative solutions such as the Cool Roof effectively complement these measures by reducing air-conditioning requirements and improving thermal comfort in the building.

Optimizing HVAC systems

Improving HVAC systems reduces energy consumption in commercial buildings. Installing a heat pump (HP) optimizes heating and cooling. A condensing boiler increases energy efficiency.

Double-flow air handling units (AHUs) ensure better ventilation while recovering the heat produced.

Good temperature control prevents wastage. Between 2017 and 2020, new buildings are moving towards more efficient HVAC solutions. Regular maintenance of equipment prevents malfunctions and extends its lifespan.

Precise control with a BMS system enables real-time monitoring.

Intelligent, high-performance lighting

Lighting accounts for a significant proportion of energy consumption in commercial buildings. It accounts for up to 20% of energy costs. Poor lighting management increases bills and reduces energy efficiency.

Installing high-performance solutions reduces these costs. Owners can opt for LED lighting. These consume less energy and last longer than conventional bulbs.

Presence detectors limit unnecessary lighting. They automatically switch off lights in empty spaces. Zone control also improves energy management.

It turns on only the sections that are being used. These solutions comply with the energy reduction targets set by the French tertiary sector decree. They also increase comfort while reducing the overall energy consumption of the area.

Managing office equipment

Office equipment consumes a lot of energy. Standby power from computers, printers and other equipment adds to the bill. They account for up to 20% of office consumption.

Installing power strips with switches allows you to cut the power supply automatically at the end of the day.

Automatically switching off screens and devices reduces consumption. It's also a good idea to invest in energy-efficient equipment. These simple gestures offer rapid gains.

They contribute to the objective of reducing energy consumption while improving working conditions.

Behavioral and organizational actions

Raising occupant awareness can reduce energy consumption. Adjusting space usage schedules and grouping activities together limit waste. Maintenance teams need to get involved to monitor system efficiency.

Tracking usage helps identify excesses. Complying with the obligation to display energy data avoids penalties. These actions contribute to the reduction targets: -40% by 2030, -50% by 2040, and -60% by 2050.

Collective efforts boost energy savings in the commercial sector.

Raising occupant awareness

Involving occupants can reduce the overall energy consumption of a commercial building by up to 10%. Everyone can adopt simple eco-gestures. Turning off lights when you leave, unplugging unused office equipment and turning down the heating by one degree are powerful actions.

These measures reduce energy dependency and promote savings.

Tools such as posters or stickers near light switches remind us of these essential gestures. In-house guides explain the impact of responsible consumption. Organizing workshops or meetings raises awareness of energy-saving measures.

Involving everyone improves performance and promotes joint initiatives.

Adapting schedules and grouping spaces

Adapting schedules and grouping spaces together helps reduce energy consumption. This optimizes building use and reduces heating, lighting and air-conditioning costs.

1. Closing unused areas during off-peak hours reduces energy requirements. Low-traffic areas can be left idle to save on ventilation and lighting.
2. Reducing heating operating hours by adjusting to actual occupancy times improves energy efficiency. Targeting essential time slots avoids wastage
3. . Bringing several functions or teams together in common spaces can limit unnecessary energy consumption. Fewer active rooms mean less HVAC (heating, ventilation and air-conditioning) use.
4. Adjusting indoor lighting levels to match outdoor light levels helps reduce electricity consumption. Intelligent lighting makes an effective contribution in this respect.
5. Revising schedules to avoid fragmented use of several zones also avoids overall energy overconsumption
6. . Optimizing access to public services by centralizing certain spaces also meets these objectives, while maintaining optimum comfort for occupants.
7. Turning down or switching off heating at weekends in residential or commercial sectors brings a major reduction in energy costs over the long term.
8. Raising awareness of the financial benefits for occupants and lessees of business premises stimulates their active involvement in this eco-responsible approach.
9. Enhancing the value of a more functional real estate asset with these simple actions increases its value, while complying with the obligation to display energy performance as required by the tertiary sector decree.
10. Actively involving technical and maintenance teams ensures that these measures are properly monitored without exceeding the levels stipulated for each energy contract entered into.

Involvement of maintenance teams

Maintenance teams play a key role in reducing consumption. They monitor data from energy management tools such as meters or ISO 50001-certified systems.

These devices quickly identify any deviations and warn of anomalies. Real-time monitoring of electricity, gas and water optimizes corrective action.

Appointing an energy coordinator facilitates coordination. This specialist analyzes consumption and proposes concrete actions. In the event of discrepancies, he or she directly adjusts the parameters of HVAC systems or intelligent lighting.

Good technical management also enhances property value, while meeting the requirements of the tertiary sector.

Implement a global, progressive strategy

A progressive energy strategy is the key to reducing consumption in the commercial sector. It's all about planning clear actions and meeting regulatory targets.

• Analyze current energy consumption through mandatory annual reports. This data can be used to identify energy-hungry items and establish a starting point.
• Set realistic targets in line with the Tertiary Energy Scheme. The aim is a gradual reduction of up to 60% by 2050.
• Draw up an energy action plan including insulation, real-time monitoring and renovation of existing systems.
• Involve owners and tenants in the process. Everyone must report their consumption to monitor collective progress.
• Prioritize buildings subject to strict Building Code obligations via the ELAN law. This guarantees immediate legal compliance.
• Use tools such as BMS or IoT to effectively monitor consumption and avoid unnecessary overruns.
• Implement a strategic energy audit if mandatory. This diagnosis quickly identifies essential investments such as solar energy or efficient lighting.
• Monitor each key indicator to measure the direct impact on comfort, savings and even the property value of the building concerned.

Draw up an energy action plan

An energy action plan helps to reduce consumption in commercial buildings. It must be clear, structured and adapted to constraints.

1. Carry out a precise diagnosis to identify energy-hungry items such as heating and lighting.
2. Define measurable objectives, taking into account the tertiary sector decree and the reduction obligation.
3. List priority actions: insulation, optimization of HVAC systems, management of office equipment.
4. Establish a timetable with a clear deadline for each stage, so as to meet the six-month regulatory deadline if targets are not met.
5. Integrate shared governance by involving management, the technical team and occupants in energy monitoring.
6. Use tools such as BMS or IoT to measure and adjust energy performance in real time.
7. Adapt the plan according to constraints, while respecting the absolute or relative values imposed by the tertiary sector decree.

Track results: key indicators

Key indicators to monitor include kWh/m²/year, savings in euros and tons of CO₂ avoided. Managers must submit these data by September 30 each year.

They combine annual consumption by source, building surface area and tertiary activity. Modulations may apply depending on constraints.

By analyzing these results, you can adjust your actions to maximize the reduction in consumption. For example, compare current figures with targets. This helps you to identify discrepancies or prioritize certain work, such as insulation or intelligent lighting.

Modulate targets in the event of constraints

Targets can be adjusted to take account of technical, heritage or economic constraints. For example, disproportionate costs for renovations or limitations linked to the architecture of an old building may justify an adjustment.

In the event of cessation or change of activity in a tertiary or public service building, an adjustment of targets may also be requested.

For this, a detailed technical file must be submitted via the OPERAT platform. This file includes technical and financial argumentation, such as the original building permit or documents proving heritage preservation.

Without these documents, no application will be validated.

Financing energy efficiency projects

Certificats d'Économie d'Énergie (CEE - energy savings certificates) are used to finance part of the work. They encourage the reduction of energy consumption in the tertiary and residential sectors.

Companies receive these certificates in exchange for actions to improve energy efficiency. These CEE certificates reduce project costs.

Public grants, such as those from ADEME and regional authorities, also support these initiatives. Third-party financing, via specialized companies, facilitates projects with no initial capital outlay.

Energy Performance Contracts guarantee measurable savings. Calls for projects target buildings ready to become energy-positive.

Energy Savings Certificates (CEE)

CEEs encourage owners and tenants of commercial buildings to reduce their energy consumption. This scheme helps to finance work. Examples include insulation, installation of efficient HVAC systems and LED lighting.

The tertiary sector can benefit from subsidies by identifying potential savings. These actions must comply with defined standards.

To qualify for a CEE bonus, you need to carry out standardized operations. Insulating walls or replacing energy-guzzling equipment are common examples. The OPERAT platform enables consumption to be tracked and data transmitted by September 30.

Failure to comply may result in fines.

Public assistance: ADEME, regions, local authorities

Commercial buildings can reduce their energy consumption thanks to public assistance. These schemes support energy projects throughout France.

1. ADEME offers grants for energy renovation and insulation. Companies must present a clear project and demonstrate its environmental benefits.
2. The regions offer specific funds according to their priorities. Each region has its own criteria, such as local impact or the type of activity concerned.
3. Some local authorities offer direct grants. These often target small businesses or those in precarious situations.
4. Applications must meet strict conditions, such as compliance with the tertiary sector decree or other legal obligations.
5. Several schemes require a preliminary study to assess the feasibility of the work.

Third-party financing and Energy Performance Contracts

Third-party financing enables a company or local authority to carry out work without advancing the costs. A third party, often a specialized company, finances the project. This solution is well suited to the residential and commercial sectors.

It limits the initial financial burden on beneficiaries.

Energy Performance Contracts (CPE) guarantee energy savings. It commits the service provider to achieving targets over a defined period, often 5 to 15 years.

If results are not achieved, penalties apply. These contracts improve energy efficiency while complying with the obligation to display performance data.

Calls for projects in the commercial sector

Calls for projects (AAP) help commercial buildings reduce their energy consumption. They finance initiatives and encourage innovative solutions.

1. Search for AAPs on the websites of ADEME, FNCCR, regions or European programs. Check their platforms regularly for opportunities.
2. Recent AAPs have supported energy renovation via ADEME in 2023. Several regional projects have also been launched to improve energy efficiency.
3. Prepare a clear application with precise, quantified objectives. Show how the project meets the selection criteria set by the organization.
4. Involve all those involved in the building in the project. A coherent team strengthens the credibility of your application.
5. Scrupulously respect the deadlines and rules imposed by each AAP. Delays can disqualify a promising bid.
6. Highlight technological innovations such as BMS or IoT in your proposals if applicable to the specifications.
7. Support your application with a detailed financial analysis, including estimated ROI and expected energy impact.
8. Closely monitor the status of your application after submission, so that you can respond quickly to any requests for adjustments or missing information.

Measure energy ROI

Calculating energy ROI is based on comparing the savings achieved with the costs incurred. For example, insulating a building can reduce heating bills by 30%.

The initial outlay is then repaid more quickly through lower energy consumption.

Co-benefits also influence this return. Improving thermal comfort adds value to premises and attracts occupants. An improved ecological image can also boost profitability, especially in the commercial sector.

Calculate energy ROI

Energy ROI is calculated using a simple formula: (Savings made - Initial investment) / Initial investment. For example, if a project costs €50,000 and generates savings of €10,000/year, the ROI is reached in 5 years.

Over 10 years, the gains reach €100,000, i.e. a net profit of €50,000.

By optimizing insulation or installing intelligent lighting, savings increase. A poorly insulated building can reduce its heating consumption by 30%. Over a period of 5 to 10 years, these improvements offer lasting savings.

They also enhance the property's value and the comfort of its occupants.

Co-benefits: comfort, image, property value

An energy-efficient building improves occupant comfort. Better insulation and optimized heating management improve indoor air quality. Tenants and buyers prefer energy-efficient buildings.

This increases their attractiveness and property value.

Compliance with energy standards enhances a company's image. An ISO 50001 system testifies to a serious commitment. Transparent consumption data reassures investors and occupants.

These actions enhance the value of the property and increase the credibility of the owners.

Conclusion

Reducing energy consumption is crucial for the commercial sector. Complying with legal obligations avoids heavy penalties. Every action, whether technical or behavioral, counts.

Regular monitoring guarantees visible progress. Acting now paves the way for a more sustainable future.

FAQ

1. What is the energy consumption of commercial buildings?

Energy consumption in commercial buildings refers to the energy used to heat, light and operate these buildings.

2. What are the requirements for reducing energy consumption?

Obligations include compliance with the latest regulations and targets for improving energy efficiency.

3. What are the challenges associated with this consumption?

The challenges are to reduce environmental impact and control energy costs.

4. What levers of action can be used?

Levers include the installation of efficient equipment, building insulation and better management of energy consumption.

To find out more :

• What you need to know about the ELAN law and the tertiary sector decree
• Reduce the energy consumption of your company's buildings
  
  
• Carrying out and improving energy audits under the tertiary sector decree
  
  
• What are the risks of non-compliance with the tertiary sector decree?
  
  
• Energy performance in industry: the main factors having an impact

Source : All you need to know about the tertiary sector decree: obligations and solutions for reducing your energy consumption