Written by Since the Green Building Council of Australia first launched its Green Star rating system in 2003, the property industry has witnessed a marked shift toward more sustainable development practices. Initially developed to evaluate the environmental performance of commercial offices, Green Star ratings have, over the past two decades, expanded dramatically in both scope and ambition. Today, they encompass not only commercial offices but also infrastructure commonly built and operated by hospitals, universities, and entire precincts. With this expansion has come a corresponding increase in expectations: the criteria required to achieve high Green Star ratings have become significantly more rigorous, reshaping the very notion of sustainable construction in Australia. The latest iteration of the rating system, Green Star Buildings v1.1, is due to take effect in 2025 and reflects this growing ambition. This new version of the tool sets a higher bar for sustainability, placing increased emphasis on carbon minimisation, whole-of-life thinking, environmental stewardship, and occupant wellbeing. Developers seeking certification must now prioritise the use of low carbon materials and refrigerants, as well as eliminate fossil fuels from all core building services, including heating, cooling, cooking and power supply. Furthermore, assessments will no longer be confined to a structure’s operational performance; they will extend to its entire life cycle, from the feasibility of adaptive reuse and disassembly, to the ecological footprint of its construction site and its relationship with the surrounding environment.
Importantly, the new Green Star tool does not view sustainability through a purely environmental lens. Human experience plays a crucial role. Rating assessments will now account for features that promote occupant health and comfort, including natural light, ventilation, low-emission materials, and the ability of individuals to control temperature and air quality in different zones of the building. In this sense, sustainability is understood as a holistic concept that integrates both planetary and personal wellbeing. However, while the v1.1 tool rightly concentrates on the environmental credentials of new builds, it also brings renewed attention to the impact of building use and tenancy decisions, particularly in the context of commercial leasing. Tenants are not passive occupants; they actively shape the sustainability profile of a space through choices made during fitouts, refurbishments, and terminations of lease. One area under increasing scrutiny is the environmental cost of ‘make good’ obligations—clauses in commercial leases that compel tenants to restore premises to their original condition upon vacating. Though intended to preserve property value, these clauses often result in widespread waste, as perfectly usable materials and furnishings are discarded in favour of reinstating outdated or unused interiors.