Demolition v Refurbishment in Social Housing – What’s the Carbon Cost?

Simon Guy • 23 January 2023

With the growing focus on circular economy and embodied carbon, the social housing sector is increasingly recognising that site redevelopment decisions are extremely important for sustainability, especially for reducing carbon. Reclamation of building materials can significantly reduce the amount of embodied carbon in the new projects that utilise them. But how do you know the carbon cost of demolition, and the relative cost when compared to refurbishment?


Social housing providers are being driven towards enhanced measurement and reporting of circularity and carbon by a number of factors. Firstly, there has been policy development in several UK regions that calls for the measurement of reclamation and recovery potential and embodied carbon during projects. In London for instance, Circular Economy Statements must now be submitted for any referable projects (i.e. projects of a certain scale that must be approved by the Mayor’s office), requiring that a pre-demolition audit is undertaken.


These must be submitted alongside Whole Life Carbon Assessments, which may include the embodied carbon avoided through the reuse and recycling of demolition arisings. Moreover, there is a requirement for a pre-redevelopment audit whereby justification for demolition of buildings is required. In Wales, the draft Welsh Housing Quality Standard would require that “Landlords should… compare embodied and operational carbon in the proposal for retrofitting homes, as opposed to a proposal for demolishing and redeveloping homes”.


Many organisations, including social housing providers, have also now set targets relating to carbon, net zero and circular economy as part of their ESG efforts, often covering scope 3 emissions which includes the emissions through the value chain (and therefore associated with construction material usage, reclamation, waste, and disposal). Assessment and reporting standards are increasingly used by social housing providers to monitor performance, such as the Housing Quality Mark (HQM) at the level of individual projects and assets, or SHIFT and the Sustainability Reporting Standard for Social Housing (SRS) at the organisation level.


In general, therefore, the sector is moving towards increased reporting and transparency, requiring better and better tools for capturing, analysing, interpreting, and presenting data. However this is where a greater need arises to calculate a building's composition,  and its reclamation and recycling potential.


Without this information, a social housing provider’s performance (or potential performance) on carbon emissions and circular use of materials cannot be fully quantified, and ambitious targets cannot be set and monitored.


Reusefully, together with partners Sustenic, Salvo and Cambridge Sustainable Design, are working on an Innovate UK project entitled ‘PreaDeM – the Pre-Demolition Environmental Assessment and Decision Making Platform’. This project is funded by Innovate UK under the NICER programme, which aims to encourage innovation in circular economy thinking.


The PreaDeM team are currently developing a specification for a tool (or more likely a toolkit) which will provide a rapid assessment of the reuse potential in a dwelling, and the carbon impact of refurbishment as opposed to demolition.


The focus is on developing something that is easy-to-use, and begins with a desk-based study to make use of publicly available data, such as data from Ordnance Survey or Google Streetview for example. it also needs to make best use of information that is built in on typical building and social housing typologies. 


The project is looking to set out the specific data requirements and data capture methodologies to standardise the various stages (from desk study to site visit to analysis and reporting), and investigating the potential for innovative tools and technologies to streamline data capture, analysis and reporting. We are also looking at how a tool could be used by different ‘user groups’ such as the assessors who carry out pre-demolition audits on behalf of social housing providers. There could also be potential for housing providers themselves to use the tool for a quick circular economy and embodied carbon assessment of their assets.


The intention with this is to obtain a rapid and high-level insight, which in some cases might provide enough information to avoid a potentially time consuming and costly site visit and audit.



Data collection templates are currently being trialled on a number of ‘live’ projects of social housing projects up and down the UK. A basic data analysis protocol has been developed, which involves a standard method of aggregating data from the data collection template, carrying out analytics (including reclamation and recycling potential evaluation and embodied carbon analysis), and presenting the findings in an easy-to-interpret reporting format in the form of tables and graphs that can be inserted into a client report.


If you would like to find out more about the PreaDeM project, or are a social housing provider who would be interested in trialling the tool, please get in touch via the Contact form above.


by Gillian Hobbs 4 December 2025
How can planning policy positively advance the cause of circularity for the construction sector and what are leading municipalities doing to try to create an environment where reuse and circularity can thrive? Join us on January 29th 2026 for an online webinar principally aimed at planners and planning consultants that will delve into planning policy and explore how it can influence and support the development of a more circular construction sector.  You will hear from Hrabina Nikolova-Laxness of Westminster City Council , who are playing a prominent role driving sustainability standards for one of London’s largest boroughs, and from Pernille Kernel of the Capital Region of Denmark , who will be showcasing some of the construction circular economy interventions that now affecting more than 2 million Danes in Copenhagen and surrounding areas. This will be a great meeting of minds between the UK and Denmark, in an event chaired by our Gilli Hobbs , who chairs the British Standards committee for Circular Economy in Construction and is co-lead for the European Working Group considering standards for pre-deconstruction and pre-redevelopment audits and evaluation. For more information and to sign-up for the event register here on Eventbrite.
by Gillian Hobbs 21 November 2025
As COP30 closes today in Brazil, most headlines have centred on forests and energy. But there’s another critical question we must ask "where will people live in a climate-safe future? Gilli Hobbs of Reusefully and Ana Quintas of Sustenuto reflect on affordable housing, sustainability and quality. Affordable housing isn’t only a social priority, it’s a climate imperative. Sustainable development can only succeed if construction, housing, and social impact move forward together. Around 11 years ago, whilst at BRE, we were invited to a pan government and industry workshop to discuss affordable housing and priorities to improve sustainability and quality in the next (highly ambitious) phases of the Minha Casa Minha Vida programme. There had already been around 3 million homes built over 7 years. An impressive feat that resulted in millions of Brazilians having formal housing for the first time. However, there were issues arising from these developments that needed to be resolved prior to the next wave of developments. In 2015, we launched a programme with Caixa Econômica Federal and UNDP to strengthen sustainability in Brazil’s social housing sector - Advancing the Sustainability of Social Housing Developments in Brazil. The goal was to raise environmental performance and building quality in Brazil’s Minha Casa Minha Vida programme, which has provided millions of homes for low-income families. These earlier housing developments offer important lessons, while future programmes present opportunities to embed higher sustainability standards from the start. To support this evolution, our team and partners developed a set of tools and methodologies: Sustainability Standard for Social Housing : A framework to support governance, tools, training, and guidance to programme managers and operators. Balanced Scorecard : A holistic evaluation approach covering infrastructure, services, and the social, economic, and environmental sustainability of communities. Post-Occupancy Evaluation : A robust methodology adapted to the Brazilian context, enabling consistent data collection on housing performance and resident experience. Impact Assessment : Although data gaps limited a full evaluation, we provided strategic guidance to strengthen future assessments. Dissemination Phase : Workshops with industry, associations, and residents, supported by CAIXA, UNDP, and the Ministry of Cities, ensured wide engagement and knowledge sharing. This work marked the beginning of a long-term journey: embedding sustainability not just in buildings, but in governance, urban planning, and community development. Watch this short video on how Brazil approached sustainable housing challenges a decade ago. Why this matters today Buildings account for nearly 40% of global energy-related emissions. Every affordable home built without sustainability locks in decades of inefficiency, higher costs, and increased climate risk for families who can least afford it. As COP30 ends, the real work begins. Climate justice isn’t only about forests and energy transitions . It’s also about homes—where people live, raise families, and build their futures. Sustainable development only succeeds when housing, construction, climate resilience, and social impact move hand in hand. COP30 reminds us of a simple truth: climate justice starts at home. What did we learn? Our project was quite intense, involving many stakeholders from across Brazil. The level of collaboration and determination to provide more sustainable and resilient homes for the poorest segment of society was very impressive – for which it won an award as you can see below.
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There are lots of positive things happening in the world of circularity and sustainability; global risks for climate change are being recognised, there has been growth is renewables, embodied carbon legislation is improving, we are seeing successful reuse of numerous materials and products, and The International Court of Justice (ICJ) issued an advisory opinion that climate inaction can be a breach of international law, to name a short few. Potentially one of the most exciting things to see is that there is so much innovation in this space, many of the speakers spoke about the idea of ‘possibilism’ and these innovative projects are showcasing just that. At Euston Tower, Arup and 3XN GXN are extracting panels of the concrete floor for reuse in another structure. At the Brunswick Centre Hub, Heyne Tillett Steel are jacking and lowering floor slabs to increase floor to ceiling heights, and at Resource Rows, Lendager cut out and reassembled old cement-mortar brick facades into new facade modules. Reusefully were involved with one of these projects, proving the initial pre-demolition audit for Euston Tower. Unfortunately, I don’t have an answer to our question of what will drive change, but I can share with you some of the topics shared at the ASBP Reuse Summit. Salvatore Gangemi and Ivo Kolchev, sustainability managers at McLaren, spoke about some of the risks of inaction around sustainability and circularity that organisations may be facing now and in the future. These include regulatory, reputational, and operational risks and may be key drivers for those who I fear will otherwise make no attempt at change. Though risk is a big driver it is not ideal to force people into change, so how do we make them want to? Many of the speakers shared ways in which we might do so; we need to get them involved, we can challenge norms around procurement and business as usual, lead by example and share our successes and possibilities, share the benefits (like winning awards, professional pride, and faster planning processes), and one of my favourite suggestions, we can trick them! Well not really, but this idea stemmed from discussion around renaming reuse and shifting terminology to change perception, dubbed ‘sneaky reuse’. Some suggestions included renaming reused materials as ‘carbon free materials’, ‘pre-loved’, or ‘extended life products’. A great example of success is Durley Chine Environmental Hub, designed by Footprint Architects. It is an amazing building that has the power to get people excited about reuse. When Philip O’Leary, Director at Filros Timber Consultancy and Board Member of Woodknowlege Wales, shared this case study with the group you could hear the amazement at its beauty. Some may be surprised to know that it is partially constructed and clad with reclaimed timber. You may not think you’re interested in ‘timber reuse’ but I have no doubt that this building interests you, the reuse of the reclaimed timber alongside other sustainable elements don’t just make it beautiful, they give it a story. It is now an exemplar and award-winning building for sustainability. Though it may sometimes feel like it, most people aren’t actively trying to push against circularity and reuse. Ben Holmes Associate Director & Head of Sustainability at Elliott Wood, spoke about how giving people the tools to succeed is key. His implementation toolkit shows us that to be successful project teams need, capability, motivation, and opportunity. Capability can be built by providing tools that can be used to reduce the information gap. Opportunity can be created by processes such as getting an audit done as early as possible and following up through the project. Motivation can be sustained through storytelling, gamification, workshops and competitions. So, my main takeaways from this event are, to focus on the positives and the successes we have already seen, share the bright and beautiful side of reuse, remember to stay excited about progress and innovation, and base your world view around what is possible. Some further reading and information: Euston Tower , Arup and 3XN GXN Heyne Tillet Steel Lendager’s Resource Rows Durley Chine Environmental Hub , Footprint Architects ASBP’s Reuse Now campaign You can connect with Zoe Culverhouse on LinkedIn
by Katherine Adams 27 October 2025
We spend 80-90% of our time indoors, and the workplaces, leisure spaces and retail outlets we use are of fundamental importance to our lives, our health, wellbeing and our economy. However the market that supports the creation and management of interior spaces is highly wasteful and carbon heavy.
by Simon Guy 18 June 2025
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