Miljöbyggnad and BREEAM are the two most common environmental certifications for office buildings in Sweden, and LEED appears in some internationally owned buildings. For you as a tenant, a certification says something about the building's energy use, indoor environment and materials, but not everything. Here we explain what each certification means, how they differ and which questions to ask the landlord, including about a green lease.
Why certified buildings matter to tenants
More and more companies have their own climate targets and report on their environmental impact. The office is part of that: the energy used in the premises, how people get there and what happens to materials when you refit. A certified building makes it easier to show that the premises meet a certain standard, and the certifications also set requirements for things you notice every day, such as ventilation, daylight and acoustics.
At the same time, a certification rates the building at a particular point in time. How the building is actually run, and how you use the space, decides the rest.
What is Miljöbyggnad?
Miljöbyggnad is a Swedish certification system owned and developed by the Sweden Green Building Council (SGBC). It is adapted to Swedish building regulations and practice.
- What it assesses: energy use, climate impact, indoor and outdoor environment and circularity, across fifteen indicators in the latest generation (Miljöbyggnad 4).
- Levels: Bronze, Silver and Gold (Brons, Silver, Guld). Bronze means the building meets legal requirements and basic sustainability requirements, Silver is the most common level and goes beyond legal requirements, and Gold is the highest.
- Review: every certification is reviewed by independent specialists, and the building is verified once it has been in operation for a while.
For existing buildings there is Miljöbyggnad iDrift, a separate system focused on management and operations. It is relevant to you as a tenant because it says something about how the building is run today, not only how it was built.
What is BREEAM?
BREEAM comes from the UK and is one of the most widely used building certification systems in the world. Sweden has BREEAM SE, a Swedish adaptation that SGBC has managed since 2013. It is used for new construction and major renovations.
- What it assesses: a broad range of areas, including energy, health and indoor environment, materials, water, transport, waste, land use and ecology, and project management.
- Levels: Pass, Good, Very Good, Excellent and Outstanding.
Existing buildings use BREEAM In-Use, which in Sweden is certified under the international manual. According to SGBC its purpose is to reduce the environmental impact of existing buildings, and it complements BREEAM SE.
BREEAM is common among larger property companies and international investors because it is comparable across countries.
LEED certification
LEED (Leadership in Energy and Environmental Design) is the US Green Building Council's system. It is points-based across areas such as energy, water, materials and indoor environment, and the levels are Certified, Silver, Gold and Platinum. In Sweden LEED is less common than Miljöbyggnad and BREEAM but is found in buildings with international owners or tenants that have global requirements for their offices.
Miljöbyggnad, BREEAM and LEED compared
| Miljöbyggnad | BREEAM SE / In-Use | LEED | |
|---|---|---|---|
| Origin | Sweden (SGBC) | UK, Swedish adaptation via SGBC | USA (USGBC) |
| Levels | Bronze, Silver, Gold | Pass to Outstanding | Certified to Platinum |
| Focus | Energy, indoor environment, climate, circularity | Broad: energy, health, materials, transport, ecology, management | Broad, points-based |
| Existing buildings | Miljöbyggnad iDrift | BREEAM In-Use | LEED for operations |
| Typical user | Swedish property owners | Larger companies, international investors | International owners and tenants |
There are other labels too. SGBC is also behind NollCO2, which focuses on a building's climate impact over its whole life cycle. Whatever the system, ask which level the building has, when it was certified and whether the certification is still valid.
What certification means for you as a tenant
A certification is a good sign, but it does not tell you everything about your particular premises:
- It applies to the building, not your space. Your layout, lighting and equipment affect energy use and indoor environment in your premises.
- It is a snapshot. A building certified ten years ago may have changed since. Operational certifications such as Miljöbyggnad iDrift and BREEAM In-Use say more about how the building is run today.
- It can affect your own fit-out. Certified buildings may have requirements for materials and for how tenant fit-outs are carried out.
- It says less about use. A certified office that mostly stands empty is not very resource-efficient. We develop that argument in our article on empty offices.
Green leases
A green lease is an addition to the commercial lease in which landlord and tenant agree how to reduce the premises' environmental impact together. Fastighetsägarna, the Swedish property owners' association, has a standardised green appendix to the commercial lease covering energy use, indoor environment, choice of materials and waste management, among other things. It sets out what the landlord is responsible for, what the tenant is responsible for and what you share.
Either party can initiate a green lease. For the tenant it provides a structure for following up energy and waste, and a way to get data you may need for your own sustainability reporting. What else the lease should contain is covered in our checklist for renting an office.
Questions to ask the landlord
- Which environmental certification does the building have, at what level and from which year?
- Is there an operational certification (Miljöbyggnad iDrift or BREEAM In-Use)?
- What energy class does the building have according to its energy performance certificate?
- Can we get data on our premises' energy use, for example through separate metering?
- Do you offer a green lease?
- What requirements apply to materials and building work in a tenant fit-out?
- How are ventilation, heating and lighting controlled, and can they follow when the space is actually used? More on that in our article on smart offices and buildings.
- How do you get there by public transport and bike, and is there bike storage and EV charging?
Frequently asked questions
What is the difference between Miljöbyggnad and BREEAM?
Miljöbyggnad is a Swedish system focused on energy, indoor environment, climate and circularity, with the levels Bronze, Silver and Gold. BREEAM is international and broader, covering transport, ecology and project management among other things, with levels from Pass to Outstanding. Both are managed in Sweden by the Sweden Green Building Council.
Which Miljöbyggnad level is good?
Silver is the most common level and means the building performs better than legal requirements. Gold is the highest level. Bronze corresponds to legal requirements and basic sustainability requirements.
Are certified offices more expensive to rent?
There is no simple rule. Certified buildings are often newer or recently renovated, which usually means higher rent, but energy-efficient buildings can also have lower operating costs. Compare the total cost, not just the rent per square metre.
What is a green lease?
An addition to the lease in which landlord and tenant agree on measures to reduce the premises' environmental impact, for example on energy, indoor environment, materials and waste. Fastighetsägarna has a standard appendix that many use.
Do you have requirements for certification or a green lease? Tell us what you need and we will match you with the right office within 24 hours.