Decarbonising shopping centres: energy-efficient heating and cooling for better comfort and performance

Since its adoption in 2019, the French décret tertiaire has quietly but profoundly changed the way office buildings and other tertiary-use assets are managed. What initially appeared as another layer of regulatory constraint has, over time, revealed itself as a turning point for the real estate sector. The decree obliges owners, operators, and asset managers to measure, report, and reduce the energy consumption of buildings over 1,000 square metres. At first glance, the mechanism can seem complex, with its baselines, reporting requirements, and long-term targets stretching out to 2050. Yet behind the administrative framework lies a bigger picture: the chance to improve asset value, reduce operating costs, and align with tenants and investors who increasingly expect buildings to be efficient, responsible, and future-proof. In this sense, the décret tertiaire is not just a law; it is a lens through which the industry can rethink how it creates and sustains value.

Understanding and Managing the Obligation

The decree, officially known as the Eco-Energy Tertiary Scheme, sets ambitious objectives: a 40 percent reduction in energy consumption by 2030, 50 percent by 2040, and 60 percent by 2050, compared to a reference year chosen between 2010 and 2019. Once this reference year is selected and declared, it cannot be changed, making the decision itself strategic. For many operators, the smartest move has been to select a year of relatively high consumption, as this provides more room for measurable progress. But setting a baseline is only the beginning. Every year by September, operators must report their consumption figures on the official OPERAT platform, managed by ADEME. This obligation can easily be dismissed as administrative paperwork, but the most forward-thinking operators have turned it into a management tool, using OPERAT as a framework for continuous monitoring, identifying inefficiencies, and sharing progress with tenants and stakeholders. When treated this way, reporting ceases to be a burden and becomes instead an enabler of performance.

Office buildings are particularly impacted by the decree because of the sheer variety of systems that drive consumption. Heating, cooling, ventilation, lighting, and IT infrastructure all weigh heavily on annual energy use. Meeting the decree’s targets, therefore, requires more than isolated technical fixes. It calls for a multi-layered approach that combines energy renovation, smart digital tools, and changes in usage habits. Insulating façades and upgrading HVAC systems might deliver the biggest immediate savings, but smart building management systems can add a second layer of optimisation by tracking real-time performance, detecting waste, and adjusting consumption according to occupancy. At the same time, engaging tenants—through awareness campaigns, transparent data sharing, or the installation of individual meters—ensures that behavioural change supports technical investments. The regulation itself is structured to reward this gradual, step-by-step improvement, acknowledging that transformation is a process rather than an overnight shift.

From Constraint to Strategic Advantage

What makes the décret tertiaire so significant is not just the risk of non-compliance but the opportunities it creates for those who engage early and seriously. The risks are real: fines are possible, and non-compliant buildings can be publicly listed, which carries reputational damage at a time when the market is paying close attention to ESG performance. But the rewards are equally tangible. Energy-efficient offices benefit from reduced operating costs, more resilient performance, and higher attractiveness for both tenants and investors. In a market increasingly shaped by sustainability benchmarks, a building that can demonstrate compliance, or even outperform the targets, becomes a stronger, more competitive asset.

This is why expertise matters. Navigating the decree is not simply about filling in forms or installing a few upgrades. It is about developing a long-term vision for each building, backed by clear data and realistic action plans. Experienced partners can help operators assess their starting point, identify the most effective measures, and implement them with minimal disruption to tenants. They can also provide ongoing monitoring, ensuring that savings are not only achieved but sustained over time. With the right support, what begins as a regulatory requirement can evolve into a comprehensive energy strategy that safeguards compliance, strengthens brand image, and builds lasting value.

Looking Ahead

Ultimately, the décret tertiaire is best seen as a catalyst for transformation. It forces the industry to confront the energy performance of its assets, but it also provides a structure for action, encouraging continuous improvement and rewarding foresight. Those who treat it as a constraint will find themselves scrambling to catch up, while those who embrace it as an opportunity will build stronger, more attractive, and more resilient portfolios. The decree is not just about hitting percentages on a distant horizon; it is about reshaping how offices are conceived, managed, and experienced today. Acting now means not only staying ahead of the law but also ensuring that office buildings remain relevant, desirable, and competitive in a rapidly changing market.