Share
Many property owners believe their energy management is already under control: consumption is monitored, technical systems have been updated, and an energy certificate has been obtained. However, it is often unclear what the actual optimal level of energy consumption should be. As a result, there may still be significant untapped potential in the background—potential that could further optimize energy use, improve building conditions, and increase the value of the property.
The good news is that these challenges can be solved systematically. When energy management, data, and ESG reporting are professionally integrated, sustainability can become a powerful tool for supporting property strategy—rather than merely a regulatory obligation.
How Much Energy Should a Property Consume?
Let’s say a property’s energy consumption has been reduced by 20 percent. Does that mean energy management has been successful? Many would say yes—even though the building may still be far from its optimal performance level.
The first step is determining the property’s realistic energy consumption level, based on its technical systems and actual use. This cannot be established simply by reviewing energy bills; it requires energy certificates, technical baseline data, and systematic analytics. A building’s energy performance can be monitored and continuously adjusted—much like tracking a car’s fuel consumption. However, the process is rarely that simple.
“We define a realistic, data-based target level for the property. If the target is not reached, the reasons are not simply explained away by circumstances—we investigate the root causes and identify concrete corrective actions. An energy certificate provides guidance, but it cannot be relied upon alone. It may contain inaccuracies, and due to safety margins, the real target level should often be lower than what the certificate suggests,” says Ari Taiponen, Head of Sustainability Services at Retta Management.
The Unique Challenges of Buildings
In new buildings, building systems are often highly complex, and solutions can vary significantly from one property to another. Understanding the control interfaces may require the expertise of a building systems engineer—and even maintenance teams may find it difficult to make the necessary adjustments.
“Maintenance teams shouldn’t have to worry about whether a valve opening is correct. Our goal is that if we notice through our energy services that a building is not reaching its energy targets, we investigate the cause. We also manage maintenance contracts where responsibilities are clearly defined—for example, what temperature thermostats in common areas should be set to and how different control logics should be taken into account,” Taiponen explains.
Typical challenges in modern buildings include:
- Supply air temperature and control limits in ventilation systems. Ventilation is generally meant to refresh air—not to heat the space.
- Room control settings for heating and cooling that prevent simultaneous heating and cooling in the building.
- Efficiency and correct operation of heat recovery systems.
According to Taiponen, the most important thing is that buildings operate as they were designed to operate. Since every building is unique and building systems follow different logic, work must always be done on the building’s terms. This principle also guides Retta Management’s energy management services: rather than treating symptoms, the aim is to identify root causes and fix the underlying issues. Sometimes this requires additional work hours, user training, and even installing new physical measurement devices.
Connecting Energy Consumption to Business Performance
As part of its energy and sustainability services, Retta Management produces ESG reporting using its own tool, which means the process does not depend on the client’s internal systems. At the same time, consumption data can be compared against Retta’s extensive internal database.
“For example, we know the occupancy rate based on lease agreements and can understand why water consumption might have increased. We can connect consumption data with other data sources. This allows us to calculate the direct impact on cash flow and link energy consumption directly to business performance,” says Taiponen.
Significant savings—sometimes even hundreds of thousands of euros—can come from surprisingly ordinary issues, such as incorrectly installed electricity meters or incorrectly calculated water charges.
“Ultimately, energy efficiency and sustainability come down to getting the basics right first. After that, we assess the potential and make decisions about investments or other alternatives if investments are not viable. Certifications can be considered later—but they shouldn’t be the starting point,” Taiponen notes.
Tenant Experience Must Not Be Sacrificed for Energy Savings
Well-designed energy efficiency measures improve both building performance and the everyday experience of tenants. The goal is a balanced outcome where indoor conditions remain comfortable while consumption is kept under control: temperatures remain appropriate, and ventilation ensures fresh, healthy indoor air.
When tenants are listened to and their needs are taken into account, the solutions genuinely support better living and working environments.
Smart thermostats and control systems that adjust heating and ventilation in real time can simultaneously increase comfort and reduce consumption. Energy efficiency solutions that balance comfort, health, and well-being help create satisfied tenants.
“When buildings operate as they were designed to operate, they are good places to live and work. A building that consumes too much energy is often a sign of poor conditions—something is not working as it should,” Taiponen reminds.
An Investment Roadmap for Improving Energy Efficiency
An investment roadmap is a key tool for maximizing a property’s energy efficiency. It evaluates the current energy consumption of a property and calculates potential improvements, such as installing solar panels, sealing or replacing windows and doors, implementing heat recovery solutions, adding insulation to floors, roofs, and façades, or introducing geothermal heating.
The goal is to identify a combination of measures that are economically viable while also producing the greatest possible improvement in the property’s energy certificate rating and overall energy efficiency classification. While the energy efficiency class does not directly affect cash flow, it does improve the property’s valuation.
“The investment roadmap can be summarized like this: What should we do over the next 5–10 years if we want to ensure that none of the properties in our portfolio fall below energy class C? If this cannot be achieved through profitable investments, other measures—such as selling certain assets—must be considered. For example, if the portfolio must maintain a GRESB 5-star rating, continuing to operate as before is not enough. Operations must continuously improve, and the property portfolio must enable that within the required framework,” Taiponen explains.
Contact us
