Tag: SB 253

There is no industry standard for how a restoration contractor should calculate, document, and report the carbon emissions from their work. Not from IICRC. Not from RIA. Not from any trade association or certifying body in the restoration industry.

That absence is becoming a problem. Commercial property managers are facing mandatory Scope 3 emissions disclosures — and restoration contractor activity is squarely in their value chain. Insurance carriers are building ESG criteria into preferred vendor programs. FEMA and federal contracting bodies are increasingly asking about emissions documentation for large-scale disaster response contracts.

When your clients need Scope 3 data from you and there’s no standard for what that data should include or how it should be calculated, everyone loses. The property manager files an inaccurate disclosure. The contractor gets treated as a data gap. The auditor flags the methodology. Nobody benefits.

The Restoration Carbon Protocol exists to fix that.

What the Restoration Carbon Protocol Is

The Restoration Carbon Protocol (RCP) is an industry self-standard for Scope 3 emissions calculation, documentation, and reporting specific to property restoration work. It is built on the GHG Protocol Corporate Value Chain Standard — the globally accepted framework for Scope 3 accounting — and adapted to the specific job types, material categories, waste streams, and operational patterns of the restoration industry.

RCP v1.0 will cover five core restoration job types: water damage mitigation, fire and smoke restoration, mold remediation, asbestos and hazmat abatement, and biohazard cleanup. For each job type, the protocol defines:

• Which GHG Protocol Scope 3 categories are relevant
• What data points need to be captured per job
• What calculation methodology to use for each emissions source
• What emission factors apply, sourced from EPA, DEFRA, and ecoinvent databases
• What the output format looks like for client delivery

The output is a per-job carbon report — a standardized one-page document any restoration contractor can complete and provide to their commercial clients for their GRESB, CDP, or SB 253 disclosure.

Why a Self-Standard and Not a Trade Association Standard

Trade association standards take years to develop through committee processes. The 2027 deadline doesn’t allow for that timeline. Commercial property managers need something workable now — in 2025 and 2026, as they build their data collection infrastructure ahead of the first required filings.

A published, rigorous, publicly available self-standard that is built on GHG Protocol methodology and uses credible emission factors is more useful to the market right now than a committee process that might produce something better in 2028. The goal of RCP is not to be the final word — it’s to be the first rigorous word, and to create the foundation that a trade association standard can build on when the bandwidth exists.

Self-published standards have established category leadership in other industries. The GHG Protocol itself started as a self-published standard by the World Resources Institute and the World Business Council for Sustainable Development before becoming the global norm. The precedent for rigorous self-published standards setting the terms of an industry conversation is well-established.

The 30-Day Build

RCP v1.0 is being built over 30 days through a structured series of knowledge nodes — each one establishing a piece of the technical framework, validated against GHG Protocol methodology, and published here on Tygart Media as it’s completed.

The publication sequence runs from foundation (what Scope 3 is and why it matters for restoration) through technical framework (job-type-specific calculation methodologies) to commercial application (how to use the framework with clients and in RFP responses) to the full framework document publication.

The Restoration Golf League network of independent restoration contractors will serve as the pilot cohort — providing feedback on the calculation methodology, testing the per-job carbon report format against their actual job data, and validating that the framework is workable for contractors who are running businesses, not sustainability departments.

How to Get Involved

If you are a restoration contractor who wants to be involved in the RCP pilot, a commercial property manager looking for Scope 3 data from your restoration vendor network, an ESG consultant working with commercial real estate clients, or an insurance carrier building ESG criteria into your preferred vendor program — this standard is being built with your needs in mind.

The RCP framework will be published open-access. The knowledge nodes building toward it are published here as they’re completed. Follow along, contribute feedback, and contact Tygart Media if you want to be part of the pilot cohort that validates the framework before v1.0 publication.

California Senate Bill 253 — the Climate Corporate Data Accountability Act — is the most significant climate disclosure law in US history. It applies to public and private companies with over $1 billion in annual revenue that do business in California. It requires them to disclose Scope 1 and 2 emissions starting in 2026 and Scope 3 emissions starting in 2027. More than 5,000 companies fall within its scope.

Those companies include most of the institutional property owners, REITs, hospital systems, hotel chains, university systems, and commercial real estate operators that hire restoration contractors for their facilities. When they disclose their Scope 3 emissions in 2027, your work will be part of what they’re accounting for.

What SB 253 Actually Requires

SB 253 requires covered companies to publish annual GHG emissions reports, verified by an independent third party, using the GHG Protocol Corporate Standard methodology. The Scope 3 reporting requirement — which takes effect for the 2027 reporting year — means companies must inventory and disclose emissions across all relevant value chain categories, including emissions from their contractors and suppliers.

The California Air Resources Board (CARB) is developing implementing regulations that will specify the exact requirements. What’s already clear from the statute is that companies cannot simply exclude contractor emissions because data is hard to collect — they must make good-faith efforts to obtain primary data from their supply chain, and where primary data isn’t available, they must use approved estimation methodologies.

The third-party verification requirement is significant. Unlike voluntary ESG reporting where companies self-certify their numbers, SB 253 disclosures will be reviewed by independent auditors. That means the quality of the underlying data — including contractor-provided emissions data — will be scrutinized in a way it hasn’t been before.

The Timeline That Matters for Contractors

The 2027 reporting year means companies will begin collecting 2027 emissions data in early 2027 and filing reports by the deadline established in CARB regulations. To provide verified, primary-data emissions figures from their restoration contractors, property managers need to have data collection processes in place before the jobs happen — not after.

That means the real action window for restoration contractors is now. Property managers who are serious about their SB 253 compliance are already building vendor data collection systems and ESG questionnaires. Contractors who can respond to those questionnaires with actual per-job emissions data will be in a materially different position than contractors who can’t.

The companies that are largest in terms of SB 253 coverage — large REITs, national property management companies, institutional operators — are the ones most likely to make ESG data capability a formal criterion in vendor selection. They’re also the clients where losing a preferred vendor designation costs the most.

What SB 253 Means Beyond California

California’s disclosure laws have historically set national standards. SB 253 applies to companies “doing business in California” — which includes companies headquartered elsewhere that have California operations or customers. Many of the large commercial real estate operators that SB 253 covers operate nationally, which means their vendor data requirements will apply nationally even if the law itself is California-specific.

The EU’s Corporate Sustainability Reporting Directive (CSRD) is already in effect and is pulling US companies with European operations into Scope 3 reporting as well. The direction of travel is global and accelerating regardless of what happens with US federal climate policy.

For restoration contractors that do any commercial work with institutional property owners, the 2027 deadline should be on their planning horizon now — not in 2026 when their largest clients are scrambling to collect data before the filing deadline.

The GHG Protocol Corporate Value Chain Standard — the framework that governs Scope 3 emissions accounting globally — defines 15 categories of indirect emissions across the upstream and downstream value chain. Understanding which of these categories apply to restoration work is the first step in building a calculation methodology that ESG auditors will accept.

Restoration work is unusual in that it touches multiple categories simultaneously. A single significant job can generate measurable emissions across four or more categories — which is exactly why restoration needs its own calculation framework rather than a generic contractor template.

The Four Primary Categories for Restoration Work

Category 1 — Purchased Goods and Services

This category covers the emissions associated with producing the goods and services a company purchases. For a commercial property manager hiring a restoration contractor, this means the emissions embedded in everything the contractor uses on the job: antimicrobial treatments, drying agents, HEPA filters, packaging materials, replacement drywall, subflooring materials.

In practice, Category 1 is the hardest to calculate precisely because it requires knowing the embodied carbon of specific materials. The Restoration Carbon Protocol approach uses established emission factor databases (EPA, ecoinvent) to assign representative values to the most common restoration material categories, allowing contractors to calculate Category 1 contributions from their materials list without commissioning a lifecycle assessment.

Category 4 — Upstream Transportation and Distribution

This category covers transportation emissions upstream of the reporting company — meaning the emissions from moving goods and equipment to the job site. For restoration contractors, this primarily means vehicle fleet emissions: the fuel burned driving trucks, vans, and equipment trailers to the loss site and back.

Category 4 is typically the easiest restoration emissions category to calculate. Vehicle emissions can be calculated from fuel consumption records or from mileage multiplied by vehicle-type emission factors. Most fleet management systems already capture this data.

Category 5 — Waste Generated in Operations

This category covers emissions from waste generated during the contractor’s service delivery — the debris, damaged materials, contaminated water, and hazardous materials that restoration work produces and that are disposed of on behalf of the property owner.

Category 5 is highly variable by job type. A Category 3 water loss with sewage contamination generates different waste streams than a Category 1 clean water extraction. A fire loss generates smoke-contaminated debris with different disposal requirements than mold remediation waste. The Restoration Carbon Protocol maps waste types by job category to appropriate disposal emission factors from EPA and industry waste management data.

Category 12 — End-of-Life Treatment of Sold Products

This category applies when restoration work involves removing and disposing of building components — flooring, drywall, insulation, ceiling tiles, cabinetry — that are treated as end-of-life materials. The emissions from disposing of these materials are counted here rather than in Category 5 when the materials originated as “sold products” rather than process waste.

For large reconstruction-phase restoration projects, Category 12 can be a significant emissions source. The distinction between Category 5 and Category 12 matters for accurate reporting; the Restoration Carbon Protocol provides decision criteria for classifying demolition debris correctly.

Two Secondary Categories That Apply in Specific Situations

Category 2 — Capital Goods

Relevant when restoration work involves the purchase and installation of new equipment on behalf of the property — replacement HVAC components, new water heaters, emergency generators. The embodied carbon of newly installed capital equipment counts under this category for the property manager’s disclosure.

Category 13 — Downstream Leased Assets

Relevant for property management companies that own the buildings being restored. When restoration work affects leased spaces and the property manager is accounting for emissions from tenant operations, the restoration work’s contribution to improving (or temporarily worsening) building energy performance can affect Category 13 calculations.

The Practical Implication for Contractors

The four primary categories — 1, 4, 5, and 12 — are present in virtually every significant restoration job. A contractor who can calculate and report emissions in these four categories for each job has 85 to 90 percent of what most commercial property managers need for their Scope 3 disclosure.

The Restoration Carbon Protocol v1.0 focuses exclusively on these four categories, with secondary categories addressed in supplemental guidance. The goal is a framework that produces defensible, auditor-acceptable numbers from data that restoration contractors already capture in their job management systems.

When a commercial property manager reports their Scope 3 emissions to GRESB, CDP, or their California SB 253 auditor, they need to account for the emissions from every significant supplier and contractor in their value chain. That includes their restoration contractors.

The problem: most restoration contractors don’t track or report their emissions. So property managers are using a fallback method that produces high-uncertainty estimates — and that method systematically misrepresents what restoration work actually emits.

The Spend-Based Estimation Method

When primary data — actual measured emissions from a specific supplier — isn’t available, the GHG Protocol allows companies to use a spend-based estimation method. The formula is simple: multiply what you paid a supplier by an industry-average emissions intensity factor (measured in kilograms of CO2 equivalent per dollar spent in that industry), and that becomes your estimate of that supplier’s contribution to your Scope 3.

For example: a property manager paid a restoration contractor $85,000 for a water damage remediation. Using the EPA’s industry-average emissions factor for “services to buildings and dwellings,” they estimate the Scope 3 emissions from that engagement as approximately 8.5 metric tons of CO2 equivalent.

That number may be wildly inaccurate. It might be double the actual emissions. It might be half. The spend-based method doesn’t account for job type, geographic location, crew size, equipment used, materials consumed, or waste generated. It treats a $85,000 carpet cleaning the same as an $85,000 Category 3 sewage backup remediation with hazmat disposal — because both cost $85,000.

Why Property Managers Are Stuck With This Method

The GHG Protocol is explicit that primary data — actual emissions data provided by the supplier — is preferred over spend-based estimates. Primary data produces more accurate disclosures, reduces auditor scrutiny, and demonstrates genuine supply chain engagement to investors and regulators.

But primary data requires the contractor to track and report their emissions per job. Almost no restoration contractors do this. So property managers default to spend-based estimates not because they prefer them, but because they have no alternative.

This creates a specific problem for restoration contractors who want to compete for commercial work: the property manager’s ESG team sees your company as an uncontrolled data gap in their Scope 3 inventory. That’s not a comfortable position to occupy when they’re selecting preferred vendors for their next contract cycle.

What Happens When You Provide Primary Data

When a restoration contractor provides actual emissions data per job — even a simple calculation using documented emission factors for their equipment, vehicles, and materials — several things change for the property manager:

Their Scope 3 disclosure becomes more accurate and more defensible to auditors. Their ESG report can distinguish between a high-emissions fire restoration project and a low-emissions water extraction job, rather than treating them identically based on invoice amount. They can demonstrate to investors and regulators that they have active supply chain engagement on emissions — one of the specific data quality improvements that frameworks like GRESB reward.

From the contractor’s perspective, providing primary data changes the relationship. You’re no longer a vendor they’re estimating around — you’re a supply chain partner who is actively contributing to the accuracy of their ESG disclosure. That’s a different conversation in a contract renewal discussion.

The Standard That Doesn’t Exist Yet

The missing piece is a standardized methodology for calculating restoration-specific emissions per job — one that is rigorous enough for ESG auditors to accept, simple enough for restoration contractors to actually use, and consistent enough that a property manager with multiple restoration vendors can aggregate data from all of them in a compatible format.

The Restoration Carbon Protocol is being built to be that standard. The goal is a per-job carbon report that any restoration contractor can complete using data they already capture in their job management systems — and that any commercial property manager can plug directly into their GRESB or CDP disclosure without additional processing.

If you run a restoration company and nobody has mentioned Scope 3 emissions to you yet, that’s about to change. Commercial property managers, REITs, hospital systems, and institutional facility directors are all facing mandatory ESG reporting deadlines — and the emissions from the contractors they hire count toward their numbers.

Your restoration work is in their Scope 3. Whether you know it or not, whether you track it or not, your clients are being asked to account for it.

The Three Scopes of Greenhouse Gas Emissions

The Greenhouse Gas Protocol — the internationally accepted standard for carbon accounting — divides emissions into three categories based on where they originate in relation to the reporting organization.

Scope 1 covers direct emissions from sources the company owns or controls. A property management company’s Scope 1 would include fuel burned in company-owned boilers, generators, and vehicles.

Scope 2 covers indirect emissions from purchased energy — electricity, steam, heat, and cooling consumed by the organization’s buildings and operations.

Scope 3 covers everything else: all the indirect emissions that occur in the organization’s value chain, both upstream and downstream. For a commercial real estate company, Scope 3 includes the emissions from construction and renovation work, from tenant operations in leased space, from the materials used in building maintenance — and from the restoration contractors called in when water, fire, or mold damage occurs.

Scope 3 is where the numbers get large. For commercial real estate, Scope 3 emissions typically account for 85 to 95 percent of total reported emissions. It’s also where the data is hardest to collect — because it requires getting information from dozens or hundreds of vendors, suppliers, and contractors who may not track their own emissions at all.

Where Restoration Contractors Appear in Scope 3

The GHG Protocol defines 15 categories of Scope 3 emissions. Restoration work touches several of them simultaneously:

• Category 1 — Purchased goods and services: The materials your crews use on a job — drying equipment consumables, remediation chemicals, replacement materials — generate upstream emissions that get counted in your client’s Category 1.
• Category 4 — Upstream transportation and distribution: The emissions from driving your trucks to the job site, hauling equipment, and transporting waste to disposal facilities.
• Category 5 — Waste generated in operations: The debris, contaminated materials, and hazardous waste generated during restoration work that gets disposed of on behalf of the property owner.
• Category 12 — End-of-life treatment of sold products: Applies when restoration involves removing and disposing of building materials — flooring, drywall, insulation — on behalf of the property.

A single significant water loss job touches all four of these categories. A large fire restoration project may touch additional categories depending on the scope of reconstruction work involved.

Why This Is a 2027 Problem for Your Business

California Senate Bill 253 — the Climate Corporate Data Accountability Act — requires companies with more than $1 billion in annual revenue doing business in California to report Scope 1 and 2 emissions starting in 2026 and Scope 3 emissions starting in 2027. More than 5,000 companies are within scope of this law.

The EU Corporate Sustainability Reporting Directive (CSRD) is already in effect, with Scope 3 reporting requirements phasing in through 2027 for large European companies — many of which own commercial real estate and operate facilities in the United States.

What this means practically: the commercial property managers, REITs, hospital systems, and institutional facility directors who hire restoration contractors are right now trying to figure out how to collect Scope 3 emissions data from their vendor base. They need that data to file required disclosures. If you can provide it — in a structured, consistent, usable format — you become a preferred vendor. If you can’t provide it, you become a data gap they need to work around.

The Gap the Restoration Industry Has Not Addressed

No major restoration trade association — not IICRC, not RIA, not RCAT — has published a Scope 3 reporting standard for restoration contractors. There is no industry-agreed methodology for calculating the emissions contribution of a water damage job, a fire restoration project, or a mold remediation. There is no standard job carbon report format that a contractor can provide to a property manager for their ESG disclosure.

This is the void the Restoration Carbon Protocol is designed to fill. In the absence of an industry standard, each commercial property manager is either making up their own methodology, using generic spend-based estimates with high uncertainty, or simply leaving restoration contractor emissions out of their disclosure and hoping their auditors accept it.

None of those options serve the property manager. None of them serve the contractor. And none of them serve the goal of accurate climate disclosure.

The restoration industry has an opportunity to lead here — to define the standard before regulators or clients define it for them, and to make that standard one that is actually workable for contractors who are focused on doing restoration work, not filing emissions reports.