When a building is described as green, the most useful question is what the claim rests on. A certificate from an independent body is a stronger answer than a brochure, but certificates come in stages. Two credentials you will see often in Indian commercial real estate are EDGE and LEED, and both can be held at a pre-certification stage before the building is complete.

Aurbis properties hold EDGE or LEED credentials at different stages, so it is worth being precise about what each one means. This article explains how the two systems work, what pre-certification does and does not tell a tenant, where each Aurbis property stands, and how to verify the status of any building you are considering.

What pre-certification means

Pre-certification is a recognition given at the design stage. An independent body reviews the project’s design and documentation against the standard and confirms that the design is on track to meet it. It is issued before construction is finished, which makes it useful for tenants choosing space in a building that is new or still being completed.

It is not the same as full certification. Full certification follows after construction, when the finished building is verified against the design. A pre-certified building has a credible, independently reviewed design target. It does not yet have a post-construction verdict, and its performance once occupied will still depend on how the building is operated.

How EDGE works

EDGE stands for Excellence in Design for Greater Efficiencies. It was developed by the International Finance Corporation, a member of the World Bank Group, for emerging markets including India. Its main features are:

• Three measured categories: energy use, water use and the embodied energy in construction materials.
• A local baseline: the building is compared with a typical local building of the same type and size, not with a global benchmark.
• A minimum threshold: at least 20% projected savings in each of the three categories.
• Three levels: EDGE Certified, EDGE Advanced (at least 40% energy savings alongside the water and materials thresholds) and EDGE Zero Carbon (net zero carbon).
• A free design tool: the project team models savings in the EDGE software while the building is still being designed, and adjusts insulation, glazing, cooling systems, fixtures and materials until the thresholds are met.

For pre-certification, an independent auditor reviews the design documents. After construction, a final audit checks that the building matches the design, and full EDGE Certification is issued if it does.

How LEED works

LEED stands for Leadership in Energy and Environmental Design and is administered by the US Green Building Council. It takes a wider view than EDGE:

• Broad scope: energy, water, materials, waste, transportation, carbon, indoor environmental quality and sustainable building practices are all assessed.
• A points system: projects earn points across categories, and the total decides the level.
• Four levels: Certified, Silver, Gold and Platinum, with Platinum the highest.
• International recognition: it is a familiar framework for multinational companies comparing offices across countries.

LEED pre-certification reflects the level a project is targeting, assessed on design information before the building is complete. A LEED Platinum Pre-Certified building is therefore designed to meet the Platinum standard, with final certification following the review of the finished project.

Pre-certified versus certified

Pre-certifiedCertified

StageDesign stage, before construction is completeAfter construction and verification

What it confirmsThe design is on track to meet the standardThe finished building has been verified against the design

Best read asA reviewed design targetA completed credential

Typical useChoosing space in a new or completing buildingCiting the building’s verified status

Where each Aurbis property stands

The table below shows the EDGE and LEED certifications across the Aurbis portfolio and the stage each has reached.

PropertyLocationCredentialStatus

Aurbis ConnectiveEPIP Zone, Whitefield, BengaluruEDGEPre-certified

Aurbis PrimeKoramangala, BengaluruEDGEPre-certified

Aurbis ORROuter Ring Road, BengaluruEDGECertified

Aurbis ConcordRichmond Road, BengaluruEDGECertified

Aurbis SummitNH8, GurugramLEED PlatinumPre-certified

Aurbis RenewSector 62, NoidaLEED PlatinumCertified

Three properties are fully certified and three are pre-certified, and each should be described that way.

The features behind the credentials

A certificate describes how a building was designed. What tenants experience day to day depends on how it is run. Alongside its certifications, Aurbis lists these sustainability initiatives:

• Smart energy management: Aurbis One combines IoT sensors with building management systems to monitor energy use and adjust building systems to actual conditions.
• Water management: systems to manage and monitor water use across the building.
• Air quality monitoring: indoor air conditions measured instead of assumed.
• Waste recycling and management: handled by the operator rather than by each tenant.
• Tech-enabled sustainability: sensor data, building controls and workflows brought into one platform, so performance is managed continuously and structured data is available.

Features vary by property, so ask for the specifics of the building you are considering.

What it means for tenants

For enterprises with sustainability reporting obligations, a green building credential is a useful input, because it provides independently reviewed information about the building. It does not make the tenant compliant on its own. Each organisation still needs its own consumption data, reporting boundaries and methodology, so the practical question is what documentation and data the operator can supply.

Neither EDGE nor LEED guarantees a particular utility bill. Actual performance depends on occupancy, operating hours, equipment and maintenance. Pre-certification does have a practical benefit, though. A tenant can assess the sustainability design of a building before it is complete, instead of waiting for occupancy to find out.

How to verify the status of any building

1. Which system and level does it hold? EDGE Certified, Advanced or Zero Carbon, or LEED Certified, Silver, Gold or Platinum.
2. Is the status pre-certified or certified?
3. Can the operator share the certificate or project registration details?
4. What does the credential cover: the whole property, a phase or only the common areas?
5. What is the certification date, and does any further verification apply?
6. What monitoring data can the building provide after you move in?

The same questions apply to any provider, including Aurbis.

Conclusion

Pre-certification is a meaningful, independently reviewed step, and describing it accurately is what makes a sustainability claim credible. At Aurbis, three properties are fully certified and three are pre-certified, and each is described that way. To discuss the credentials of a specific property, or to see one in person, contact the Aurbis team to schedule a tour.

FAQs

What is EDGE pre-certification?
It is a recognition given at the design stage, after an independent auditor reviews the project’s design and confirms it is on track to meet the EDGE thresholds. Full EDGE Certification follows once the finished building has been audited.

What is the difference between LEED pre-certification and LEED certification?
Pre-certification reflects the level a project is targeting, based on design information before completion. Certification follows the review of the finished project.

Is a pre-certified building less sustainable than a certified one?
Not necessarily. It means the final verification step is still to come. The design has been independently reviewed, but performance after construction is confirmed only through full certification.

Does EDGE or LEED certification lower a tenant’s utility bills?
Not automatically. The credentials show that a building meets defined efficiency criteria, but actual bills depend on occupancy, operating hours, equipment and how the building is maintained.

Can a tenant use the certification in ESG reporting?
It can support a tenant’s documentation, but it does not replace the tenant’s own data and methodology. Always cite the exact status, pre-certified or certified, as shown on the certificate.