Gurmit Singh Arora, Chairman of IGBC Marketing Outreach and Strategic Alliances, emphasizes that while new green buildings are a commendable step towards India’s sustainable future, retrofitting the nation’s vast existing structures is crucial, but, often overlooked.
Buildings account for nearly 40% of global carbon emissions. Of this, approximately 11% comes from embodied carbon (emissions from building materials and construction processes), while 28% is due to operational carbon from heating, cooling, lighting, and more. By retrofitting existing buildings into green buildings, we can cut up to 28% of these emissions, directly addressing operational carbon and contributing significantly to climate action.
As India accelerates towards a sustainable future, focusing on new green buildings is commendable but insufficient. A sizable portion of India’s built environment – residential, commercial, institutional, and industrial buildings – can adopt retrofitting as a vital strategy for reducing environmental impact, improving resource efficiency, and creating healthier living and working spaces.
Environmental and economic benefits
Retrofitting involves upgrading and modifying existing buildings, equipment, and building management systems to improve their performance. Unlike new construction, retrofitting can yield substantial environmental benefits while avoiding the costs and waste associated with demolition and rebuilding. IGBC encourages retrofits for HVAC systems, lighting, fresh air, and smart technologies for measurement and monitoring.
One of the primary advantages of retrofitting is the reduction in greenhouse gas emissions. According to the World Economic Forum (2024), deep retrofits can reduce building energy consumption by 30% to 50%. The International Energy Agency (IEA) reports that retrofitting existing buildings could cut emissions from the building sector by up to 60% by 2050. Energy consumption in buildings can be cut through targeted upgrades such as improved HVAC systems, insulation, energy-efficient lighting, and modern heating and ventilation systems. Integrating renewable energy sources like solar panels further decreases dependency on fossil fuels. Such measures collectively contribute to India’s climate goals and its commitment to net-zero emissions by 2070.
Economic incentives also make retrofitting an attractive proposition. While upfront investments are needed, the long-term savings from reduced energy and water bills often result in payback periods of just a few years. In addition to cost savings, retrofitting can enhance property values and improve occupant comfort, which is especially important for commercial and institutional buildings. Better air quality, natural daylighting, and thermal comfort have been linked to increased productivity and well-being, making retrofitting an investment in both assets and people.
Resource conservation and circular economy
Another critical benefit of retrofitting is resource conservation. Existing buildings already contain substantial embodied energy—the energy consumed during their initial construction. Retrofitting extends the life of these structures and reduces the need for new materials, helping conserve natural resources and minimize construction waste. This approach aligns well with the principles of circular economy and sustainable development.
Policy landscape and government initiatives
The policy environment in India has increasingly recognized the importance of retrofitting. Codes and standards such as the Energy Conservation Building Code (ECBC) and the Bureau of Energy Efficiency’s Perform, Achieve and Trade (PAT) scheme encourage energy efficiency improvements in buildings. However, more targeted incentives, such as subsidies for energy-efficient upgrades, tax rebates, and easier access to green financing, are needed to accelerate retrofitting at scale.
Successful Retrofit Projects in India:
Real-world examples demonstrate the potential of retrofitting. Major public and private buildings across India have undergone green upgrades with impressive results. For instance, retrofitting government office complexes, educational campuses, and commercial headquarters with energy-efficient technologies has led to reductions in energy use by nearly 40% and water consumption by more than 50%. These projects not only lower operating costs but also set benchmarks for sustainable practices that others can replicate.
Heritage buildings and older institutional facilities present unique challenges but also great opportunities. Careful retrofitting preserves their architectural and cultural value while upgrading performance. By combining traditional design wisdom with modern technology, these buildings can achieve sustainability goals without losing their identity.
| Case study: Bombay House, the iconic Tata Group headquarters in Mumbai, has become a benchmark for sustainable heritage retrofits by earning the prestigious IGBC Platinum certification under the Green Existing Buildings (Operations & Maintenance) Rating System. This Grade IIA heritage structure demonstrates how legacy buildings can integrate sustainability without compromising their architectural significance.Spanning over 10,800 sq. meters, it showcases significant improvements in energy performance—reducing its EPI from 172 to 110 kWh/m²/year—through efficient chillers, smart building management systems, LED retrofits, and more, achieving annual energy savings of 5,17,500 kWh and cutting 297 tons of CO₂ emissions.Beyond energy, Bombay House has adopted a comprehensive range of green features including solar PV systems, rainwater harvesting, composting, and water-efficient fixtures, setting a new standard for operational green buildings, especially those with heritage value. |
The road ahead: making retrofitting mainstream
India can prioritize retrofitting, considering the need of the hour. The country’s ambitious climate targets and urban growth plans depend heavily on the ability to transform existing assets. Along with building anew, a smarter and more sustainable approach is to also improve what is already there.
Collaboration among governments, corporates, builders and developers, financiers, and occupants will be key. Awareness campaigns and capacity-building initiatives are essential to educate stakeholders on the benefits and processes of retrofitting. Innovations in technology, such as smart building management systems, IoT-based monitoring, and advanced materials, can make retrofits more efficient and cost-effective.
Retrofitting as a key to sustainable growth
Retrofitting is an environmental necessity with economic and social opportunities. It contributes to job creation in green construction and energy services, enhances public health, and supports India’s net-zero goals. By investing in retrofitting, India can reduce emissions, conserve resources, and create comfortable, resilient buildings that serve generations to come.
Retrofitting India’s vast existing building stock is a crucial step in the country’s net-zero transition. It offers a practical pathway to lower emissions, reduce resource use, and improve occupant well-being without the environmental cost of new construction. Through energy efficiency and innovative solutions, India can embrace sustainability and enhance the health and well-being of occupants. Retrofitting must become a mainstream practice supported by strong policies, innovative technologies, and active stakeholder engagement.
The future of India’s cities and communities depends on what we build and how we improve what we already have.
