{"id":4736,"date":"2025-11-14T13:56:11","date_gmt":"2025-11-14T02:56:11","guid":{"rendered":"https:\/\/buenoanalytics.com\/?p=4736"},"modified":"2025-11-17T14:25:10","modified_gmt":"2025-11-17T03:25:10","slug":"nabers-performance-improvement-program","status":"publish","type":"post","link":"https:\/\/buenoanalytics.com\/us\/news\/nabers-performance-improvement-program\/","title":{"rendered":"3 lessons from running a 5 year NABERS performance improvement program"},"content":{"rendered":"<div data-elementor-type=\"wp-post\" data-elementor-id=\"4736\" class=\"elementor elementor-4736\" data-elementor-post-type=\"post\">\n\t\t\t\t<div class=\"elementor-element elementor-element-8217a60 e-flex e-con-boxed e-con e-parent\" data-id=\"8217a60\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-9715abd elementor-widget elementor-widget-text-editor\" data-id=\"9715abd\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p>By Leon Wurfel \u2013 Founder, Bueno Analytics<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-36c8dcb e-flex e-con-boxed e-con e-parent\" data-id=\"36c8dcb\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-1cbf29b elementor-widget elementor-widget-text-editor\" data-id=\"1cbf29b\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p><span style=\"font-weight: 400;\">I like to joke that I only ever had one job before starting Bueno. This is true if you exclude working cafes, bars, delivering flyers, but my real professional history prior to starting Bueno was in energy efficiency consulting.<\/span><\/p><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">I was lucky to start working for a company called Exergy Australia (which out of you nerds gets the thermodynamics joke?) who\u2019s founder Paul Bannister was the technical author of Australia\u2019s Building Performance Standard NABERS (National Australian Built Environmental rating system). At the time Exergy was considered to be the leading authority on NABERS in Australia and they went on to be the technical authors of the NABERS Energy and Water schemes for Offices, Hotels, Shopping Centres and Data centres.<\/span><\/p><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">One year into my career there I was given a client to work with who were a company called \u201cColonial First State\u201d. They were a REIT owned by the Commonwealth Bank in Australia. I went on a 5 year journey working with that client on their NABERS journey where they had set a goal of achieving a 4.5 star NABERS Energy target which they wanted to hit for the rating year 2012. We successfully hit that target and as part of that journey I got a lot of first hand experience as to what works, what doesn\u2019t work and am writing this article to share some tips that I think will be helpful to anyone who is looking at NABERS across their assets.<\/span><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-fa81ad0 elementor-widget elementor-widget-image\" data-id=\"fa81ad0\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"image.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<img fetchpriority=\"high\" decoding=\"async\" width=\"800\" height=\"235\" src=\"https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/03\/nabers-logo.png.webp\" class=\"attachment-large size-large wp-image-2933\" alt=\"Bueno Nabers\" srcset=\"https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/03\/nabers-logo.png.webp 832w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/03\/nabers-logo-300x88.png.webp 300w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/03\/nabers-logo-768x225.png.webp 768w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/03\/nabers-logo-18x5.png.webp 18w\" sizes=\"(max-width: 800px) 100vw, 800px\" title=\"Bueno Analytics\">\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-82dc631 elementor-widget elementor-widget-heading\" data-id=\"82dc631\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">Tip #1: Rate early\n<\/h2>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-ed4d8d2 elementor-widget elementor-widget-text-editor\" data-id=\"ed4d8d2\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p><span style=\"font-weight: 400;\">NABERS can be tough if you don\u2019t have the right documentation in place. Without documentation or data the rating rules tend to force you to take a position that at least errs on the side of being punitive meaning that your building gets a rating that is worse than its actual performance.<\/span><\/p><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">Examples of these kinds of issues from my experience with the Australian scheme were:<\/span><\/p><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Getting to the end of the rating period and realising that you have a year\u2019s worth of estimated gas bills<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Poor record keeping around after hours air conditioning calls or exclusion sub-metering<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Unclear lease clauses e.g. around service hours<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Exclusion sub-meters without verification certificates.\u00a0<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Meter data gaps. NABERS now requires hourly trends for thermal exclusions. Sites with metering system issues have not been able to exclude the whole amount so its imperative to catch these early.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Tenant early access documentation: Some landlords give tenants 3-6 months of early access, but if they don&#8217;t have the right documentation the assessors haven&#8217;t been able to include those periods in the NLA.<\/span><\/li><\/ul><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">So one improvement that we made early on in the NABERS program was to start the rating process early and do the site visit 6 months into the rating period. This allowed us to get ahead of any documentation concerns as well as do a spot check on the rating performance of the buildings. This was a little bit of extra cost but was considered to be well worth it given that we had performance milestones to hit.<\/span><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-8fe0320 elementor-widget elementor-widget-heading\" data-id=\"8fe0320\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">Tip #2: Get smart with your documentation\n<\/h2>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-48d70d4 elementor-widget elementor-widget-text-editor\" data-id=\"48d70d4\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p><span style=\"font-weight: 400;\">If you start rating your buildings and build NABERS into your sustainability program then you are usually making a commitment to follow up and re-rate the buildings on an ongoing annual basis. Probably about 80% of the work\/cost involved with these ratings is in collating and reviewing the rating documentation to verify the site\u2019s rating. This is a non-trivial amount of work for the NABERS Assessor as well as for the property management staff to respond to the documentation requests.<\/span><\/p><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">So my best advice is to build a register of NABERS relevant documentation. This will be a little bit of extra work in the first year but will make your assessor\u2019s and your own staff\u2019s lives so much easier in the long run. Build it into your NABERS ratings scopes for your assessors to update the register each year as they do their ratings. The benefits extend beyond efficiency but also give you a lot more procurement flexibility if you decide to change assessors at some point in the future.<\/span><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-fad068a elementor-widget elementor-widget-spacer\" data-id=\"fad068a\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"spacer.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t<div class=\"elementor-spacer\">\n\t\t\t<div class=\"elementor-spacer-inner\"><\/div>\n\t\t<\/div>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-756c201 elementor-widget elementor-widget-text-editor\" data-id=\"756c201\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p>NABERS celebrated 25 years of driving building optimisation in 2024.<\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-b7ca5c9 e-con-full e-grid e-con e-child\" data-id=\"b7ca5c9\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t<div class=\"elementor-element elementor-element-e345017 elementor-widget elementor-widget-image\" data-id=\"e345017\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"image.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<img decoding=\"async\" width=\"723\" height=\"1024\" src=\"https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.09\u202fpm-723x1024.png.webp\" class=\"attachment-large size-large wp-image-4740\" alt=\"NABERS TURNS 25 IN 2024\" srcset=\"https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.09\u202fpm-723x1024.png.webp 723w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.09\u202fpm-212x300.png.webp 212w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.09\u202fpm-768x1088.png.webp 768w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.09\u202fpm-8x12.png.webp 8w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.09\u202fpm.png.webp 789w\" sizes=\"(max-width: 723px) 100vw, 723px\" title=\"Bueno Analytics\" loading=\"lazy\">\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-9f7edb2 elementor-widget elementor-widget-image\" data-id=\"9f7edb2\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"image.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<img decoding=\"async\" width=\"788\" height=\"1024\" src=\"https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.30\u202fpm-788x1024.png.webp\" class=\"attachment-large size-large wp-image-4739\" alt=\"Nabers 25 year timeline\" srcset=\"https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.30\u202fpm-788x1024.png.webp 788w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.30\u202fpm-231x300.png.webp 231w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.30\u202fpm-768x998.png.webp 768w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.30\u202fpm-9x12.png.webp 9w, https:\/\/buenoanalytics.com\/wp-content\/smush-webp\/2025\/11\/Screenshot-2025-11-14-at-1.52.30\u202fpm.png.webp 831w\" sizes=\"(max-width: 788px) 100vw, 788px\" title=\"Bueno Analytics\" loading=\"lazy\">\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-f20c35a elementor-widget elementor-widget-heading\" data-id=\"f20c35a\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">Tip #3: Make the most of what you\u2019ve got\n<\/h2>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-84acca6 elementor-widget elementor-widget-text-editor\" data-id=\"84acca6\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p><span style=\"font-weight: 400;\">We took the Colonial First State CPA portfolio from 2.6 stars to 4.5 stars over 5 years. The performance improvement broke down to:<\/span><\/p><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">~45% from capital works or churn of newer buildings into (and older buildings out of) the portfolio<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">~45% from operational improvements such as optimising BMS controls strategies and fixing maintenance items that were causing energy waste<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">~10% from addressing NABERS rating compliance issues.<\/span><\/li><\/ul><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">The key takeaway is that more than half of the improvement came from high impact, low cost improvements to just getting the most out of what was already there. These were all items with &lt;2 year paybacks that are no-brainers to do. If you don\u2019t have an immediate performance target you can still get those capital works benefits but patiently through your regular capital lifecycle improvements over time.<\/span><\/p><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">This is of course the part of the article that is a shameless plug for Bueno. The whole reason that I started Bueno was because I saw the value of this stream of work first hand. Bueno\u2019s software is effectively an automated team of Leon\u2019s looking at your BMS data 24\/7 catching things that are broken and looking for things to improve.<\/span><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-d4b3d3a elementor-widget elementor-widget-heading\" data-id=\"d4b3d3a\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">How did it end?\n<\/h2>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-254f4a0 elementor-widget elementor-widget-text-editor\" data-id=\"254f4a0\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p><span style=\"font-weight: 400;\">The portfolio achieved its 4.5 star NABERS energy rating 3 months ahead of schedule. This was a satisfying outcome that created real business value:<\/span><\/p><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">$12M in energy savings<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">$500k in water savings<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Most importantly it protected the marketability of the assets to tenants who at the time were starting to demand a 4 or 4.5 star energy rating as their minimum requirement for occupying new leases.<\/span><\/li><\/ul>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-8ada111 elementor-widget elementor-widget-text-editor\" data-id=\"8ada111\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<p><span style=\"font-weight: 400;\">Any questions, feel free to message me on linkedIn or use our contact form:<\/span><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-2123455 e-grid e-con-full e-con e-child\" data-id=\"2123455\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t<div class=\"elementor-element elementor-element-27470b3 elementor-widget elementor-widget-link-in-bio\" data-id=\"27470b3\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"link-in-bio.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t<div class=\"e-link-in-bio e-link-in-bio\">\n\t\t\t<div class=\"e-link-in-bio__content\">\n\n\t\t\t\t\t\t<div class=\"e-link-in-bio__identity\">\n\t\t\t\t\t\t\t\t\t<div class=\"e-link-in-bio__identity-image e-link-in-bio__identity-image-profile has-border has-style-circle\">\n\t\t\t\t\t\t\t<img loading=\"lazy\" decoding=\"async\" width=\"300\" height=\"300\" src=\"https:\/\/buenoanalytics.com\/wp-content\/uploads\/2025\/08\/leon-300x300.png\" class=\"e-link-in-bio__identity-image-element\" alt=\"Leon Wurfel Bueno Founder\" srcset=\"https:\/\/buenoanalytics.com\/wp-content\/uploads\/2025\/08\/leon-300x300.png 300w, https:\/\/buenoanalytics.com\/wp-content\/uploads\/2025\/08\/leon-150x150.png 150w, https:\/\/buenoanalytics.com\/wp-content\/uploads\/2025\/08\/leon.png 400w\" sizes=\"(max-width: 300px) 100vw, 300px\" title=\"Bueno Analytics\">\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<div class=\"e-link-in-bio__bio\">\n\t\t\t\t<h6 class=\"e-link-in-bio__heading\">Leon Wurfel<\/h6>\t\t\t\t<h6 class=\"e-link-in-bio__title\">Founder, Bueno Analytics<\/h6>\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<div class=\"e-link-in-bio__icons has-size-small\">\n\t\t\t\t\t\t\t<div class=\"e-link-in-bio__icon is-size-small\">\n\t\t\t\t\t<a href=\"https:\/\/www.linkedin.com\/in\/leon-wurfel-5b838331\/\" target=\"_blank\" rel=\"noopener \" aria-label=\"LinkedIn\" class=\"e-link-in-bio__icon-link\">\n\t\t\t\t\t\t<span class=\"e-link-in-bio__icon-svg\">\n\t\t\t\t\t\t\t<i aria-hidden=\"true\" class=\"fab fa-linkedin-in\"><\/i>\t\t\t\t\t\t<\/span>\n\t\t\t\t\t\t\t\t\t\t\t<\/a>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\n\t\t<div class=\"e-link-in-bio__ctas has-type-button\">\n\t\t\t\t\t\t\t<a href=\"https:\/\/buenoanalytics.com\/us\/contact\/\" target=\"_blank\" rel=\"noopener \" class=\"e-link-in-bio__cta is-type-button has-corners-rounded\">\n\t\t\t\t\t\t\t\t\t\t<span class=\"e-link-in-bio__cta-text\">\n\t\t\t\t\t\tContact Us\t\t\t\t\t<\/span>\n\t\t\t\t<\/a>\n\t\t\t\t\t<\/div>\n\t\t\n\t\t\t<\/div>\n\t\t\t<div class=\"e-link-in-bio__bg\">\n\t\t\t\t<div class=\"e-link-in-bio__bg-overlay\"><\/div>\n\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>","protected":false},"excerpt":{"rendered":"<p>Leon Wurfel shares three key lessons from delivering a five-year NABERS performance improvement program\u2014from rating early to smart documentation and unlocking major operational 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