1302 X.Liang et aL Journal of Cleaner Production 137(2016)1300-1312 Phases and Processes Internal External Stakeholders Stakeholders Propose intentions of retrofit; Define objectives and expectations; Owner. Initial intention Exchange attitudes towards retrofit. Occupier. setup Government <Retrofit?No End Policy: 2 IYes Standard: Pre-retrofit survey: Energy Financial Pre-retrofit survey Data collection and energy consultant; institution/bank and energy commitment; performance assessment: Facility performance Goal and target establishment. manager Financial assessment Support; Energy service <Confirmed?N End company Yes Energy service: Quantify retrofit measures: Cost-benefit analysis; Influence NGO: Academic Develop action plans; Designer Environmental Design Client review and comments. report; organization Technology <Satisfied?No development: Researcher Yes Contractor; Media; Educator Site Implementation and commissioning Sub-contractor; implementation Supplier. Public 5 Post-retrofit survey; pressure; Professional Retrofit report; Sustainable association Occupier satisfaction evaluation; Validation and development Client review and comments. verification promotion Surveyor: <Satisfied?No Consultant. Media:Labor union;Public IYes Operation Finish retrofit and start regular operation Fig.1.The phases and involved stakeholders in green retrofit projects. based model originally simulated the dynamic opinions of the through the literature review and structured interviews with ex- stakeholders that were influenced by their interactions to allow the perts who are experienced in green retrofit projects.The incentives, adjustment of their values on three dimensions (i.e.,cost,energy, which can be defined as the potential profits of green retrofit,can and comfort)to an optimal retrofit decision.Fuerst and McAllister be classified into three categories,namely,1)direct short-term (2011)analyzed the rent,cost,and price of the buildings that incentives,2)direct long-term incentives,and 3)indirect in- were influenced by green retrofit and tried to define an appropriate centives.The first category refers to the incentives related to the compensation to satisfy both owners and occupiers. economic benefits that can be reaped in a short time,such as high rent,low maintenance cost,and tax reduction.The second category 2.2.Incentives and drivers for the owners and occupiers also refers to economic benefits,but these ones are gained in the long term (i.e..high occupancy rate,asset value raise,and It is important to understand the specific incentives and barriers longevity).The last category includes other incentives related to the for the owners and occupiers as they may have varying and con- social and environmental influence rather than the economic in- flicting opinions on whether a building should be retrofitted and terests.The varying incentives for the owners and occupiers are illustrated in Table 1. when and how the retrofit should be implemented.The owners may be motivated to implement retrofit projects by high rent and occupancy rate (Fuerst and McAllister,2011:Thomas,2010),tax 2.3.Barriers and resistances for the owners and occupiers reduction (Fuerst and McAllister.2011),and reputation enhance- ment (Gucyeter and Gunaydin,2012).Alternatively,the occupiers Other than the aforementioned split incentives,some barriers may be interested in energy cost saving(Ma et al..2012:Newsham (i.e.,cost or potential resistances)exist,and they adversely affect et al.,2009:Rey.2004),low rent(Menassa and Baer.2014),and the decision making in green retrofit projects.Similar to incentives, productivity (Fuerst and McAllister,2011:Thomas,2010;Xu et al.. the main barriers for the owners and occupiers are identified 2011).Conflicts are probably raised when the owners invest in through the literature review and structured interviews.These energy efficiency retrofit,but most direct benefits of energy cost barriers are classified into two categories,namely,the 1)direct/ saving are received by the occupiers. economic barriers,and 2)indirect barriers.The first category de- The main incentives for owners and occupiers are identified notes barriers directly related to the economic problems,such asbased model originally simulated the dynamic opinions of the stakeholders that were influenced by their interactions to allow the adjustment of their values on three dimensions (i.e., cost, energy, and comfort) to an optimal retrofit decision. Fuerst and McAllister (2011) analyzed the rent, cost, and price of the buildings that were influenced by green retrofit and tried to define an appropriate compensation to satisfy both owners and occupiers. 2.2. Incentives and drivers for the owners and occupiers It is important to understand the specific incentives and barriers for the owners and occupiers as they may have varying and con- flicting opinions on whether a building should be retrofitted and when and how the retrofit should be implemented. The owners may be motivated to implement retrofit projects by high rent and occupancy rate (Fuerst and McAllister, 2011; Thomas, 2010), tax reduction (Fuerst and McAllister, 2011), and reputation enhance￾ment (Gucyeter and Gunaydin, 2012). Alternatively, the occupiers may be interested in energy cost saving (Ma et al., 2012; Newsham et al., 2009; Rey, 2004), low rent (Menassa and Baer, 2014), and productivity (Fuerst and McAllister, 2011; Thomas, 2010; Xu et al., 2011). Conflicts are probably raised when the owners invest in energy efficiency retrofit, but most direct benefits of energy cost saving are received by the occupiers. The main incentives for owners and occupiers are identified through the literature review and structured interviews with ex￾perts who are experienced in green retrofit projects. The incentives, which can be defined as the potential profits of green retrofit, can be classified into three categories, namely, 1) direct short-term incentives, 2) direct long-term incentives, and 3) indirect in￾centives. The first category refers to the incentives related to the economic benefits that can be reaped in a short time, such as high rent, low maintenance cost, and tax reduction. The second category also refers to economic benefits, but these ones are gained in the long term (i.e., high occupancy rate, asset value raise, and longevity). The last category includes other incentives related to the social and environmental influence rather than the economic in￾terests. The varying incentives for the owners and occupiers are illustrated in Table 1. 2.3. Barriers and resistances for the owners and occupiers Other than the aforementioned split incentives, some barriers (i.e., cost or potential resistances) exist, and they adversely affect the decision making in green retrofit projects. Similar to incentives, the main barriers for the owners and occupiers are identified through the literature review and structured interviews. These barriers are classified into two categories, namely, the 1) direct/ economic barriers, and 2) indirect barriers. The first category de￾notes barriers directly related to the economic problems, such as Fig. 1. The phases and involved stakeholders in green retrofit projects. 1302 X. Liang et al. / Journal of Cleaner Production 137 (2016) 1300e1312