Energy transition in commercial buildings
The energy transition is emerging as a major strategic lever for the building sector, particularly for commercial buildings, which account for a significant share of energy consumption in France. Faced with climate, economic and regulatory challenges, public authorities have gradually strengthened the legislative and regulatory framework to guide and accelerate this phase.
In this context, managers and owners of commercial buildings must anticipate upcoming deadlines to ensure regulatory compliance and optimise the energy performance of their property portfolios. This article provides a comprehensive overview of the regulatory requirements for commercial buildings between now and 2030, with a focus on the Tertiary Decree and the BACS Decree
Why are commercial buildings at the heart of the energy transition?
Commercial buildings account for around 20% of final energy consumption in France. This considerable weight explains why they are particularly targeted by energy transition policies. Behind this requirement lie multiple challenges: environmental, of course, with the reduction of the carbon footprint, but also economic, since energy costs weigh heavily on operating expenses.
In addition, the tertiary sector has significant potential for energy savings. Thanks to automation, energy management and energy efficiency measures, it is possible to achieve much higher levels of energy performance while maintaining occupant comfort. This potential is all the more strategic as it is part of the overall greenhouse gas emission reduction trajectory adopted by France and the European Union.
"Tertiary buildings are at the heart of the energy transition because they present both major challenges and opportunities. Accounting for nearly 20% of final energy consumption in France, optimising them is a key lever for reducing CO₂ emissions and controlling operating costs. Thanks to energy management and automation, it is possible to significantly improve their performance while ensuring occupant comfort. The energy transition in the tertiary sector is not a constraint, but a strategic opportunity for a more sustainable and competitive future."
The tertiary decree: a performance obligation to reduce energy consumption
The tertiary decree, part of the ELAN law, requires owners and operators of tertiary buildings larger than 1,000 m² to gradually reduce their energy consumption. The aim is to achieve a 40% reduction by 2030, 50% by 2040 and 60% by 2050, compared to a reference year freely chosen between 2010 and 2019.
This obligation applies to a very wide range of buildings: offices, shops, hotels, healthcare and educational establishments, administrative buildings, logistics warehouses, etc. Each year, the energy consumption of the buildings concerned must be reported on the OPERAT platform, managed by ADEME. This platform automatically calculates the performance trajectory and alerts users in the event of non-compliance.
If the targets set by the tertiary decree are not met, managers are liable to receive a formal notice followed by the potential official publication of their name on a list of ‘bad performers’. While this ‘name and shame’ approach is the main penalty at this stage, it is likely that financial penalties will be added to this measure in the coming years.
The BACS decree: an obligation of means to manage energy performance
The BACS decree, published in 2020, introduces an additional obligation: to equip tertiary buildings with a Building Management System (BMS) enabling automated energy management. From 2025, this obligation will apply to buildings whose technical equipment (heating, air conditioning, ventilation) has a combined rated power of more than 290 kW, and from 2027, to those exceeding 70 kW. The BACS decree aims to standardise the installation of GTB systems capable of monitoring energy consumption in real time, analysing it and optimising the operation of equipment. The GTB must also compare the building's performance with reference values and automatically detect any deviations.
How do the tertiary decree and the BACS decree complement each other?
The tertiary decree sets performance targets for reducing energy consumption, while the BACS decree imposes the technical means necessary to achieve these results
In other words, without a high-performance BMS, it is virtually impossible to monitor consumption in detail and identify areas for energy savings. Building management systems are therefore becoming the backbone of energy management and an essential lever for staying on track with the Tertiary Decree. This link between the obligation of means and the obligation of results reinforces the need to adopt a comprehensive and structured approach to energy performance.
"The tertiary decree and the BACS decree form an inseparable duo for the successful energy transition of buildings. On the one hand, the tertiary decree sets ambitious energy consumption reduction targets; on the other, the BACS decree imposes the technical means to achieve them. Without a high-performance BMS, it is impossible to accurately analyse consumption and identify savings opportunities. Energy management then becomes essential to transform these obligations into concrete and sustainable results. Far from being a constraint, this complementarity offers a structured and effective approach to accelerating energy performance in the tertiary sector."
Key steps for full compliance by 2030
The first step is to carry out a comprehensive energy audit to identify consumption by use, detect deviations and map potential savings. On this basis, a BACS-compliant BMS capable of continuously collecting and analysing energy data should be installed or adapted.
The next step is to develop a comprehensive energy management strategy with quantified targets, precise KPIs and a clear organisational structure to ensure rigorous monitoring. It is essential to train technical teams so that they are proficient in using the BMS, know how to analyse consumption data and implement the necessary corrective actions. Finally, predictive maintenance is recommended to avoid any drift due to equipment malfunction.
We invite you to make an appointment with an Eficia expert to determine the energy needs of your commercial building and the solutions to be implemented.
Energy management: a lever for overall performance
Beyond simple regulatory compliance, effective energy management reduces operating costs, extends equipment life, improves occupant comfort and enhances property value.
Thanks to a connected building management system, enhanced by artificial intelligence and IoT sensors, commercial buildings can adjust their consumption in real time according to actual occupancy conditions or the weather. This intelligent management paves the way for dynamic energy management, capable of combining financial savings with a reduced carbon footprint.
What financing is available to support this transition?
Several schemes are available to help owners finance these investments. Energy Saving Certificates (CEE), for example, can be used to finance part of the work, in particular the installation of high-performance BMS. Certain regional subsidies supplement this scheme, particularly for comprehensive renovation projects.
Support from energy efficiency experts such as EFICIA also helps optimise the transition, ensure regulatory compliance and guarantee a rapid return on investment.
With deadlines looming in 2025, 2027 and 2030, the energy transition of commercial buildings can no longer be postponed. Between performance obligations and means obligations, managers must mobilise the right tools and best practices now to combine regulatory compliance, energy performance and asset value enhancement.
Rather than a constraint, this phase can become a tremendous opportunity for innovation and competitiveness. By relying on intelligent building management systems and rigorous energy management, it is possible to make commercial buildings key players in the ecological transition, while keeping their costs under control in the long term.
We invite you to contact one of our Eficia experts today, who will help you define the energy optimisation needs of your commercial building!