Newsletter: Bank of England Publishes First Stress Test for Climate Risks

Four Twenty Seven's monthly newsletter highlights recent developments on climate risk and resilience. This month we feature developments in scenario analysis for physical risks, highlight the European Union's guidance on climate risk disclosure and share the latest on financial climate risk and the need for resilience.

In Focus: Scenario Analysis for Physical Risk

Bank of England Publishes First Climate Risk Stress Test

Yesterday the Bank of England released specifications for integrating climate risk scenarios into its insurance industry's biennial stress tests. This "exploratory" exercise is an enormous step towards catalyzing a growing understanding of possible impacts of transition and physical climate risks on financial assets.

The guidance lays out potential impacts by providing sector-specific percentages of potential loss under three scenarios by sector and by region. These quantitative financial impact assumptions are not a projection but a starting point for the insurance industry to explore potential impacts of climate change on their portfolios.

The Bank of England leveraged Four Twenty Seven's analytics on climate risk exposure in equity and real estate markets to inform its assumptions about which sectors will experience the largest impacts. We explain how data on risk exposure in equities can be leveraged for this type of analysis in our new blog series on scenario analysis.

The Bank of England also recently released a practitioner's guide for assessing the financial impacts of physical climate change, to help the insurance sector address climate risks.

Blog Series: Scenario Analysis for Physical Climate Risk

Our new blog series provides our reflections on how corporations and financial institutions can integrate physical climate risk into scenario analysis. Scenario analysis for physical risk is fundamentally different from transition risk. Corporations and investors increasingly recognize the need to integrate physical risk into scenario analysis but are looking for guidance and best practices on how to proceed.

Our first blog focuses on the foundations, demonstrating how characteristics of climate science affect how climate data can be used to inform scenario analysis. We argue that because physical risks over the next 10-20 years are largely independent from policy decisions and emission pathways, investors would be better served by scenario analysis that focuses on the inherent uncertainty of projected impacts, independent from assumptions on GHG emission scenarios. 

The next blog focuses on Equity Markets, with concrete examples of how available data can inform financial stakeholders ready to start putting scenario analysis into action. We look at data on climate risk exposure by sector to explore how climate risk analytics can inform early developments of stress test assumptions, as done by the Bank of England.  
Read the Blogs
EU Technical Expert Group
Releases Guidance
Yesterday the European Commission released its final guidance on integrating climate change into corporate disclosuresThis guidance applies to 6,000 companies, banks and insurers in Europe and maps to the TCFD recommendations. The guidance includes key recommendations from Advancing TCFD Guidance for Physical Risks and Opportunities, published by the European Bank for Reconstruction and Development (EBRD) and GCECA last year, for which Four Twenty Seven was a lead author. 
The EU also released the Technical Expert Group (TEG) report on a taxonomy for activities that contribute to climate adaptation and mitigation. The taxonomy aims to help investors and policymakers understand which economic activities contribute to the transition to a low-carbon economy, through both mitigation and resilience. It outlines qualitative screening criteria to identify adaptation of economic activities and adaptation by economic activities, providing activity-specific examples for a range of sectors. The proposed taxonomy is still under legislative review.
Second TCFD Status Report
While more firms are releasing TCFD disclosures, investors call for an increase in informative disclosure of the financial impact of climate risks. The Task Force on Climate-related Financial Disclosures (TCFD) released its second progress report earlier this month, emphasizing that the quality of risk disclosures must continue to improve as firms build their understanding and capacity to address climate risks. 91% of surveyed firms said they plan to at least partially implement the TCFD recommendations, but only 67% plan to complete implementation within the next three years. This progress must be accompanied by continued knowledge sharing and research on financial risk pathways for climate impacts, meaningful exposure data and best practices for reporting.

Even as TCFD reporting increases, quantitative assessment of physical risk exposure lags behind. Explore physical climate risk reporting by French firms in our analysis of physical risk in Article 173 reports and stay tuned for Four Twenty Seven's forthcoming analysis on physical risk disclosure in TCFD reports.
Investors Factor Climate Risk into Decisions
The past month has seen a flurry of news around the business risks of climate change and the financial sector response. CDP's annual climate change report estimates that 215 companies could incur around $1 trillion in climate-related costs if they don't prepare for these impacts. Companies expect these costs to begin accumulating in around five years. While some are not yet acting, others are, such as Japanese Hitachi Ltd preparing for increased rainfall in Southeast Asia and Brazilian Bank, Banco Santander, considering how increased water stress may damage borrowers' ability to repay loans. 

Alison Martin of Zurich Insurance Group told a meeting of CFOs that physical risks such as drought, extreme heat and flooding will be "incredibly meaningful." She emphasizes that the first step in integrating climate change into planning is for a company to understand its risk exposure. Meanwhile investors say they are increasingly factoring physical climate risk into their decision-making to minimize their risk and increase returns. Four Twenty Seven's on-demand scoring of real assets and analysis of asset-level risk in equity portfolios enables both corporations and investors to understand their exposure and strategically address physical climate risks.
Devastating Impacts Call for Preparation

Catastrophic Midwest Flooding Has Rippling Impacts

At the end of May only 58% and 29% of the U.S. corn and soy crops had been planted respectively. After persistent flooding beginning in Mid-March, inundated fields delayed planting. This means that some farmers will miss the planting window, which closes in June due to the heat and dryness of later summer months.
Those crops that do get planted will have to overcome soggy soil conditions and will remain at the peril of the summer's weather. It's already clear that this will be a below average crop yield, which translates into  more expensive corn in cattle feed and higher prices in grocery stores.

The Climate Connection

While the Mississippi River continues to swell, extreme precipitation has recently hit Houston and the Southeast with damaging floods. The past 12 months have been the wettest on record for the U.S. The national average of 37.7 inches since last June is 7.7 inches above average. 
A weak El Niño likely contributed to increased rainfall, but climate change also plays a role as warmer air holds more water. This month also saw record high temperatures in the western U.S., caused by a bulging jet stream making warm air flow south to north. While this does happen naturally, it may be happening more often due to warming ocean waters. This jet stream activity also contributes to other extreme events like the Midwest flooding.

The Need to Rethink Preparedness

From floods and heat waves to fires and hurricanes, federal recovery efforts for extreme events have cost almost half a trillion dollars since 2005. As disasters become more common and costs increase, there is an urgent need to invest in resilience proactively rather than spending billions on recovery. Last fall's Disaster Recovery Reform Act made an
important step by allowing FEMA to use a small portion of its disaster relief funding for risk mitigation ahead of disasters. However, this is the start of what must be a systemic shift in addressing extreme events. “If we don’t want to spend hundreds of billions of dollars on recovering for disaster, we need to spend tens of billions [on resilience],” Four Twenty Seven Strategic Advisor, Josh Sawislak, told Bloomberg.

"There is a silver lining to our climate challenges — economic growth. Americans are very good at innovating and building and we can leverage our need to be more resilient by growing the economy with good resilient and sustainable jobs," Sawislak wrote.
Upcoming Events

Join the Four Twenty Seven team at these events:

Copyright © 2019 Four Twenty Seven, All rights reserved.
Four Twenty Seven sends a newsletter focused on bringing climate intelligence into economic and financial decision-making for investors, corporations and governments. Fill in the form below to join our mailing list. As data controller, we collect your email address with your consent in order to send you our newsletter. Four Twenty Seven will never share your mailing information with anyone and you may unsubscribe at any moment. Please read our Terms and Conditions.

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Scenario Analysis for Physical Climate Risk: Foundations

The TCFD Status Report published early June 2019 reiterates the need for corporations and financial institutions to perform scenario analysis in a context of uncertainty over climate risk. It notes that while about 56% of companies use scenario analysis, only 33% perform scenario analysis for physical risk. Even fewer firms (43% of those using scenario analysis) disclose their assumptions and findings. The report contains useful case studies, but most focus on transition risk.

Yet a growing number of corporations and financial institutions recognize the need to integrate physical risk into scenario analysis and to develop resilience strategies that address imminent challenges from climate impacts. For example, the most recent IPCC report illustrating the impact of 1.5˚C increase in global temperatures on mean temperatures, extreme temperatures, extreme precipitation and sea levels shows that there will be significant implications for economies even with a 1.5˚C increase in global temperatures. This is still a best case scenario compared to impacts of 2˚C or 2.5˚C warming.

Scenario analysis for physical risk is fundamentally different from transition risk in its challenges and assumptions. This blog series provides our current reflections on how corporations and financial institutions can integrate physical climate risk into scenario analysis. This first blog presents the Foundations, focusing on important characteristics of climate science that affect how climate data can be used to inform scenario analysis for economic and financial risk. The next blog focuses on Equity Markets, with concrete examples of how available data can inform financial stakeholders ready to start putting scenario analysis into action. A forthcoming post will discuss scenario analysis at the asset level for real asset investments and corporate facilities.

Part 1: Foundations

The physical impacts of climate change encompass a range of direct and indirect hazards caused or exacerbated by the concentration of greenhouse gases in the atmosphere. Previous publications such as Advancing TFCD Guidance for Physical Risks and Opportunities, for which Four Twenty Seven was a lead author, provide background on these hazards as they pertain to corporate value chains and economic activities. Further information is also available in Cicero’s excellent report, Shades of Climate Risk. Categorizing climate risk for investors.

The Science: Uncertainties and Relevant Time Frames

Rapid developments in atmospheric and climate science over the past 30 years enable us to understand how these physical hazards will evolve over time due to climate change. Sophisticated global climate models project expected changes in key physical phenomena affected by greenhouse gas (GHG) concentration: heat, humidity, precipitation, ocean temperature, ocean acidification, etc. Like any other models, climate models have limitations in their accuracy and ability to correctly predict complex and interrelated phenomena. However, it is worth noting that since 1973 models have been consistently successful in projecting within the range of warming that we have experienced in the past twenty years. More details on climate data and uncertainties from global climate models can be found in our report, Using Climate Data.

The Bad News: Impacts Locked In

Global climate models project different possible outcomes using scenarios called Representative Concentration Pathways (RCPs). RCP scenarios capture differing GHG emissions trajectories based on a representation of plausible global policy outcomes, without specifying the details of the underlying policies that could generate this outcome. These scenarios show that GHG emissions generated over the coming decades will influence the severity of impacts in the long-term, but also that we are already committed to some impacts through 2100 and beyond.

This is particularly noticeable over the “short term.”  When looking at the next 10 to 20 years, projections for temperature and other physical hazards do not present significant differences under different emissions scenarios (Fig 1). This is due to the massive inertia of the Earth’s systems, and the life expectancy of the stock of greenhouse gases already in the atmosphere. To put it simply, significantly reducing GHG emissions is akin to applying the brakes on a rapidly moving truck. It won’t stop instantaneously. Even if we were to stop emitting GHG altogether, climate change would persist. In the words of the Intergovernmental Panel On Climate Change (IPCC), climate change “represents a substantial multi-century commitment created by the past, present, and future emissions of CO2.”

Figure 1. Temperature increases under different GHG emissions scenarios in the near term. Source: IPCC, as published by Climate Lab Book.

This is by no mean an invitation to give up on reducing GHG emissions. Quite the opposite, emission reductions are critical to curbing long term impacts and preventing further degradation of the climate (Fig. 2). But for organizations looking at climate data and scenario analysis for risk management and strategy, with a focus on the coming decade(s), this is an important fact to understand.

Figure 12.5 | Time series of global annual mean surface air temperature anomalies (relative to 1986–2005) from CMIP5 concentration-driven experiments. Projections are shown for each RCP for the multi-model mean (solid lines) and the 5 to 95% range (±1.64 standard deviation) across the distribution of individual models (shading). Discontinuities at 2100 are due to different numbers of models performing the extension runs beyond the 21st century and have no physical meaning. Only one ensemble member is used from each model and numbers in the figure indicate the number of different models contributing to the different time periods. No ranges are given for the RCP6.0 projections beyond 2100 as only two models are available.Source IPCC AR5: Collins, M., R. Knutti, J. Arblaster, J.-L. Dufresne, T. Fichefet, P. Friedlingstein, X. Gao, W.J. Gutowski, T. Johns, G. Krinner, M. Shongwe, C. Tebaldi, A.J. Weaver and M. Wehner, 2013: Long-term Climate Change: Projections, Commitments and Irreversibility. In: Climate Change 2013: The Physical Science Basis. Contribution of Working Group I to the Fifth Assessment Report of the Intergovernmental Panel on Climate Change [Stocker, T.F., D. Qin, G.-K. Plattner, M. Tignor, S.K. Allen, J. Boschung, A. Nauels, Y. Xia, V. Bex and P.M. Midgley (eds.)]. Cambridge University Press, Cambridge, United Kingdom and New York, NY, USA, pp. 1029–1136, doi:10.1017/CBO9781107415324.024.
Figure 2. Temperature increases under different GHG emissions scenarios through 2300 from IPCC AR 5: Figure 12.5 | Time series of global annual mean surface air temperature anomalies (relative to 1986–2005) from CMIP5 concentration-driven experiments. Projections are shown for each RCP for the multi-model mean (solid lines) and the 5 to 95% range (±1.64 standard deviation) across the distribution of individual models (shading). Discontinuities at 2100 are due to different numbers of models performing the extension runs beyond the 21st century and have no physical meaning. Only one ensemble member is used from each model and numbers in the figure indicate the number of different models contributing to the different time periods. No ranges are given for the RCP6.0 projections beyond 2100 as only two models are available.
Aside from RCP-driven scenarios, there is, of course, a broad range of possible increases in temperature (and other climate hazards) when looking at the 2030-2040 time frame. These plausible differences are not so much policy-driven as science-driven, demonstrating the different possible responses from the Earth’s systems to the existing stock of GHG.

These differences have significant implications for businesses and investors. For example, a model of sea level rise developed in 2018 incorporates accelerated rates of melting and recent advancements in modelling ice-cliff dynamics to capture extreme risk of coastal flooding. The model shows the Atlantic rising by 1.2m (3.9ft) by 2060 on the Florida coastline, which would equate to widespread flooding of coastal properties with potential domino effects on real estate prices across the state (Fig 3). The ‘intermediate’ scenario, however, most often used for planning, predicts only a 55cm (1.8ft) rise in water levels. While reducing GHG emissions does reduce the risk of more extreme sea level rise millennia into the future, year after year, scientists find that the Antarctic is warming faster than anybody predicted, and there is increasing concern that the process of ice sheet melt may be too far advanced to be stopped.

Figure 3. Building-level perspective of inundation in downtown Miami under 1m (3.3ft). Red buildings are those most likely to be impacted and blue areas are inundated. Source: NOAA Office for Coastal Management.

Thus, performing scenario analysis where the key variable is GHG emission reduction targets may not be an accurate representation of the range of possible outcomes for the near future. Rather, looking at high and low warming projections across a large set of models to understand the range of potential outcomes (independent of the underlying RCP scenario) is a better way to understand potential risk. In other words, physical risks over the next 10-20 years are largely independent from policy decisions and emission pathways, and a rapid, orderly, effective transition to a low-carbon economy could still come with massive physical impacts as these processes are already under way, fueled by the past 150 years of GHG emissions.

The Worse News: Tipping Points

Another challenge is that climate scientists are not currently able to model certain possible impacts from climate change, commonly known as “tipping points.” Tipping points is a catch-all term for a wide range of phenomena that may accelerate feedbacks due to climate change, though the timing or probability of their manifestation is currently not well understood. The phenomena are known as tipping points because past a certain threshold, they may not be reversible, even with a dramatic reduction in GHG emissions. Tipping points of most concern to the scientific community are presented in this report from the Environmental Defense Fund.

Figure 4. Melting permafrost is a powerful feedback loop exacerbating climate change. Source: UNEP, Woods Hole Research Center.

Some tipping points catalyze “feedback loops” which can worsen and dramatically accelerate climate change beyond human control. Such is the case, for example, with melting ice sheets, which would not only lead to catastrophic sea level rise, but would also further heat up the planet as the poles’ albedo (reflectivity) is reduced after the ice disappears. Thawing permafrost could lead to massive amounts of methane, a particularly powerful GHG, to be released from the frozen tundra into the atmosphere (in addition to many direct impacts for local communities, infrastructure  and ecosystems in the region) (Fig. 4).


Tipping points further reinforce uncertainty about severity and timing of these extreme impacts and the limitations of using RCP scenarios to understand the range of outcomes for physical risk.

Another source of uncertainty for physical climate impacts are knock-on effects, or ‘indirect hazards,’ from the primary expression of global warming (rising temperature and humidity), ranging from biodiversity losses and ecosystem collapses, human health impacts, impacts on crop yields, pests and soil, impacts on human society, increased violence, and rates of war and migration, etc. (Fig 5)

Figure 5. The likely risks to human and natural systems under several global warming scenarios, with dark purple representing high risks of severe impacts with limited reversibility and white indicating no attributable impacts. Source: IPCC, 2018

These indirect or second-order hazards are as relevant as first-order impacts to understand the implications of physical climate change on economic outcomes, but they’re not captured by RCP scenarios and many require stand-alone models that cannot easily be integrated into one clean set of scenarios.


Scenario analysis is often approached from the perspective of transition risk, where policy developments and GHG emission targets are the key drivers of risk pathways over the next 10 to 30 years. Physical risk, however, requires a different approach. Impacts over the coming decades are largely locked-in and are only marginally influenced by GHG emission pathways. In contrast, uncertainty looms large regarding how severe this physical hazards will be, and exploring a range of possible outcomes for physical risk, including looking at tail-risks, provides important insights for risk management and financial analysis.  In summary, the current state of scientific knowledge and the nature of the Earth’s atmospheric systems call for the developments of scenarios that are decoupled from transition/policy scenarios and instead focused on key scientific drivers of uncertainty and risks that may be experienced regardless of policy decisions over the short to medium term (2020-2040).

While efforts to develop easy-to-use tools for physical risk analysis are nascent, organizations can still extract important insights from climate data and leverage first estimates of risk exposure across portfolios. Our next blog in this series provides examples of how financial institutions can leverage data on physical risk exposure in equities to inform some early scenario analysis in equity markets.


Four Twenty Seven’s data products and portfolio analytics support risk reporting and enable investors and businesses to understand their exposure to physical climate risks across asset classes.

Disasters are Getting Worse and We Need a New Plan

I couldn’t seem to turn on the TV this week without being inundated with coverage of the ongoing floods and tornadoes in the Midwest. The dearth of other content is not just due the doldrums of the sports and political seasons — things are genuinely getting worse on the disaster front. Much worse.

The horrible scenes of twister damaged homes across the Midwest and continuing flooding along the entire Mississippi River merely displaced the stories on recovery efforts from the Hurricanes Maria, Irma, Harvey, Michael as well as the Camp Fire and other drought inflamed disasters in California and the Western U.S.

The Fourth National Climate Assessment predicts more frequent and severe storms, longer and more severe droughts, and the continued and likely accelerating rise of sea levels. All of this will only add to the challenges faced by states, counties and municipalities that are on the front lines of these disasters and to the taxpayers who foot the bill for the hundreds of billions in recovery and rebuilding costs.

The Government Accountability Office found that the increasing frequency and scale of disasters as well as the federal government’s role in funding recovery and flood and crop insurance, make climate disaster a high risk for federal fiscal exposure. GAO reported that the federal recovery efforts alone have cost nearly half a trillion dollars since 2005. To put that spending in context, it represents approximately $4,000 out of the pockets of every American family. Congress will either have to put our nation further into debt or shift the burden to our taxpayers. Addressing climate change is not only an environmental imperative, it’s critical to our nation’s economic security.

It is clear that we have learned a lot about how to respond to, and recover from, major disasters. In the past 40 years. federal agencies, state and local governments, and the extensive network of volunteer organizations such as the American Red Cross, Habitat for Humanity and the Cajun Navy deserve much credit for their growing ability to save lives and help rebuild communities.

It is also clear that just getting better at response and recovery will keep us on the defensive, always playing catch-up. More importantly, the focus and investment post-disaster does little to keep us safe in the first place. We have to retire the old approach that we can just come in after the storm or fire and rebuild — even if we rebuild stronger. Ask anyone who lost their home, business, community or especially a loved one to one of these disasters. They will tell you that as appreciative as they are for the world-class support from governments and volunteers, it’s small comfort for the trauma and years of personal recovery they face. We need to get ahead of the curve by investing in resilient communities and infrastructure so fewer families have to live in devastation.

Congress is beginning to address this. While some members seemed locked in a partisan fight that is keeping funding from storm and fire ravaged communities in Texas, Florida, Puerto Rico, and California, Congress did add a program in the 2018 Disaster Recovery Reform Act that shines a ray of hope on efforts to be more proactive in disaster mitigation. The creation of a National Public Infrastructure Pre-Disaster Mitigation fund, which FEMA plans to implement through a new program called Building Resilient Infrastructure and Communities allows FEMA to invest in communities before a disaster strikes. Research by the National Institute of Building Sciences found that just building to the current resilient building codes returns 11 times the cost of the initial investment. FEMA’s new program will allow several hundred million dollars in resilient investments to move forward each year without having to run the congressional appropriations gauntlet, but this is really just a small start.

FEMA’s new pre-disaster fund represents only six cents for every dollar spent on reactive recovery. We need to help communities rebuild, but we also need to be serious about investing to make our communities safe from the coming storms, fires, and other climate threats. While construction to current resilient building codes is the right answer for new construction, it doesn’t address the vast balance of structures built on codes that are old and don’t address the new science and technology of climate resilience. We need to invest in fixing or replacing our failing infrastructure and ensuring that all new construction is resilient to future risks — or we will face this problem all over again.

This doesn’t mean that the federal government alone shoulders the entire responsibility. A successful resilience strategy will only work if we bring both the public and the private sectors into the fight. Resilient building codes are one example, but we also need to value and incentivize resilient investments for everyone.

There is a silver lining to our climate challenges — economic growth. Americans are very good at innovating and building and we can leverage our need to be more resilient by growing the economy with good resilient and sustainable jobs. Some of these jobs are found in building, upgrading and maintaining our new and existing infrastructure to make it resilient to the increasing risks from a climate-impacted world.

Not only can we put Americans to work building our resilient future, we can take the lessons we learn in that effort and export it to the rest of the world. This is an approach that works for all Americans and provides a strong economic as well as environmental future for people in all parts of our nation and the world.

This is what we did to become world leaders in democracy, agriculture, manufacturing and technology in the previous centuries, and we can do it with climate in the 21st century. Climate change is real and addressing it is literally an opportunity we can’t afford to ignore.

This story was first published on The Hill.

Newsletter: How Can Real Estate Investors Cope with Sea Level Rise?

Four Twenty Seven's monthly newsletter highlights recent developments on climate risk and resilience. This month we highlight recent research on sea level rise and feature NPR Marketplace's new podcast series on tech and adaptation.

In Focus: Sea Levels May Rise by 2 Meters

Recent Research Emphasizes the Complexity of Sea Level Rise

There is a statistically significant possibility of sea levels rising by 2m (6.5ft), under a 5˚C increase in temperatures, according to a study released on Monday. The researchers surveyed experts to establish a broader picture of potential sea level rise. While this extreme scenario may not be very likely, the rate of ice melt and its contribution to global sea level is a complicated phenomenon, with increased research leading to growing questions on the interacting feedback loops driving these changes. 

In fact, recent satellite data suggests that warming water is causing East Antarctica to melt more quickly than previously thought and a study released last week found that almost a quarter of West Antarctica's ice is thinning -- its largest glaciers are shrinking five times faster than in 1992.

This growing body of sciences unambiguously calls for better integration of climate data into financial decisions and underscores the need to accelerate adaptation efforts.

Sea Level Rise Has Cascading Economic Impacts

Sea level rise has cascading impacts, damaging physical assets but also reaching far beyond to mortgages, insurance prices and real estate markets. Homes exposed to sea level rise declined in value by about $465 million between 2005 and 2016 in Miami-Dade, FL and in Annapolis, MD "sunny day" flooding already reduces visits to the historic downtown district by 1.7%, costing businesses in the area.
The tangible impacts of sea level rise are already being felt and understanding these impacts enables governments, businesses and investors to manage asset-level and regional risk. Read more on real estate impacts in our new blog post and reach out to find out how our on-demand climate screening application supports real asset investors for due diligence and portfolio risk management.  

Risk and Resilience Along California's Coast

The first study to overlay the impacts of sea level rise, storm surge and erosion along California's coast finds this "dynamic" flooding could affect 600,000 people and $150 billion of property, equivalent to over 6% of the the state's GDP by 2100. The new San Francisco Bay Shoreline Adaptation Atlas proposes a science-based framework for identifying adaptation strategies. It focuses on nature-based solutions along the San Francisco Bay and was created by the San Francisco Estuary Institute and SPUR, the San Francisco Bay Area Planning and Urban Research Association.
How We Survive - NPR Podcast
How does technology help us understand climate impacts and how can innovation in tech help drive adaptation? NPR Marketplace Tech's new podcast series, "How We Survive," features speakers leveraging technology for adaptation across sectors. The podcast includes a conversation with NASA's Annmarie Eldering, who shares the agency's new CO2 monitoring system attached to the International Space Station, that's "watching the planet breathe." Jay Koh of private equity firm, the Lightsmith Group, discusses the importance of adaptation finance, and Four Twenty Seven Founder and CEO, Emilie Mazzacurati, highlights the value of integrating climate data into businesses' and investors' strategies.
Upcoming Events on Climate Risk in Asia

Ceres Webinar: Are Asia's Pension Funds Ready for Climate Change?

In this webinar, speakers from the Asian Investor Group on Climate Change (AIGCC), China Water Risk, and Manulife Investment Management will share key findings from their recent report - Are Asia’s Pension Funds ready for Climate Change? Discussions will explore pension fund exposure to water and climate risks in Asia, including the economic impacts and trade flow and supply chain disruptions in the region. Register Here.
May 28, 2019 6pm PST / 9pm EST; May 29, 2019 9am HKT / 11am AEST

Institute of International Finance (IIF) Sustainable Finance Workshop

The IIF is hosting a sustainable finance workshop on disclosure, data and scenario analysis. The event will focus on leading practice in climate risk disclosure, including developments in TCFD and the IIF report on leading practices. Speakers include Satoshi Ikeda, Chief Sustainable Finance Officer, Japan FSA and Representative to the Central Banks and Supervisors Network for Greening the Financial System (NGFS); and Keiko Honda, EVP and CEO, Multilateral Investment Guarantee Agency (MIGA), World Bank. To RSVP contact Raymond Aycock ( or +1 202-857-3652). 
Wed. June 5th from 2:00-5:00pm, Tokyo. 
Upcoming Events

Join the Four Twenty Seven team at these events:

  • May 23EU / UC Berkeley Law - Climate Risk and Sustainable Finance in the EU and California, Berkeley, CA: Founder & CEO, Emilie Mazzacurati, joins an event featuring Mario Nava from the European Commission DG Finance, Betty Yee, California State Controller, and Dave Jones, Insurance Commissioner Emeritus, to discuss the future of sustainable finance. Emilie will join a panel to discuss trends in TCFD reporting and the way forward for the United States in climate risk disclosures. 
  • May 30 – Workshop on the California Heat Assessment Tool, Sacramento, CA: Director of Analytics, Nik Steinberg, and Editor, Natalie Ambrosio, will lead a workshop on the California Heat Assessment Tool for SafeCAT members. 
  • June 4 - 7 – Innovate4Climate, Singapore: Director of Advisory Services, Yoon Kim, will present on climate risk and resilient infrastructure in this event hosted by Temasek. 
  • June 6 - 8 – AIA Conference on Architecture 2019, Las Vegas, NV: Strategic Advisor, Josh Sawislak, will present on climate risk and real estate.
  • June 10 - 12 – US SIF Annual Conference, Minneapolis, MN: Senior Analyst, Lindsay Ross will attend.
  • June 11 - 12 – RI Europe, London, UK: Hear Emilie Mazzacurati present on scenario analysis for physical climate risk and meet with Director, Europe, Nathalie Borgeaud, at Four Twenty Seven's booth.
  • June 12 - 14 – Emergency Preparedness Training Workshop, Sacramento, CA: Nik Steinberg will present on the California Heat Assessment Tool.
  • June 19  – Columbia University and PRI Private Round Table, New York, NY: Emilie Mazzacurati will discuss scenario analysis for physical climate risk at this workshop.
  • June 19 - 21 – Columbia University - At What Point Managed Retreat? New York, NY: Lindsay Ross will attend.  
  • July 4 – Finance for Adaptation Solutions and Technologies Roundtable, London, UK: Emilie Mazzacurati will present on private sector solutions for climate resilience investments during London Climate Week.
  • July 4 Young Professionals Conference 2019, Lisbon, Portugal: Nathalie Borgeaud will present on climate risk in real estate.
  • July 17 - 19 – Oxford Climate Related Financial Risk Course, Oxford, UK: Nathalie Borgeaud will teach a session on measuring climate risk.
Copyright © 2019 Four Twenty Seven, All rights reserved.
Four Twenty Seven sends a newsletter focused on bringing climate intelligence into economic and financial decision-making for investors, corporations and governments. Fill in the form below to join our mailing list. As data controller, we collect your email address with your consent in order to send you our newsletter. Four Twenty Seven will never share your mailing information with anyone and you may unsubscribe at any moment. Please read our Terms and Conditions.

Our mailing address is:
Four Twenty Seven
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Berkeley, CA 94709

Anticipating Sea Level Rise Impacts on Real Estate Investments

What does the future hold?

New research on sea level rise emphasizes the potential for dire changes over the course of the century. Recent satellite data suggests that warming water is causing East Antarctica to melt more quickly than previously thought and a study released in early May found that almost a quarter of West Antarctica’s ice is thinning, with its largest glaciers shrinking five times faster than in 1992. A study based on expert opinion found that there is the possibility of sea levels rising by 2 meters (6.5ft) under an extreme scenario of  5˚C global temperature increase. This would mean an area of land as big as Libya would be lost, and up to 2.5% of the population globally could be displaced.

The cascading direct and indirect impacts of sea level rise affect all facets of the regional economy. Source: Union of Concerned Scientists.

Extreme scenarios of sea level rise will have severe impacts on our cities and economies. Sea level rise is happening today to a lesser extent; however it is already having tangible impacts on real estate values. This means increasing costs for property owners and tenants, but it also has far-reaching market impacts on access to and cost of insurance, fluctuations in market values and potential increase in local taxes to fund adaptation efforts.

Of all U.S. states, Florida is expected to experience the greatest consequences of sea level rise. Between 1960 and 2015, sea levels along the Florida coast rose by 10-15 cm (4-6 in), and the range of projections vary wide looking a few decades out, with projections ranging from  33 to 122cm  (13-48 in) by 2060.

Widespread flooding risk in Florida

65,000 homes in Florida worth $35 billion are expected to be underwater or impacted daily by high tides in 2040. From soaring insurance premiums and increasing risk of disclosure to declining property value and diminishing tax revenue, sea level rise is already challenging property owners, investors and banks. Among other impacts, the value of single-family homes in Miami-Dade County that are exposed to sea level rise declined by about $465 million between 2005 and 2016.

Furthermore, climate change is predicted to increase the number of strong hurricanes in the region. These stronger storms will combine with sea level rise to exacerbate the impacts of extreme floods. Storm surge flooding damages buildings and landscaping,  destroys merchandise,  and can also have wide-reaching economic impacts due to damaged power and transportation infrastructure.

Downtown Jacksonville, FL flooded during Hurricane Irma. Source: iStock.

Last but not least, tidal flooding, also called “nuisance” or “sunny day” flooding increased from 1.3 to 3 days per year in the Southeast from 2000-2015. By the end of the century tidal flooding could happen daily.  Even with no rainfall, these floods have significant impacts – halting traffic, overburdening drainage systems and damaging infrastructure.

Investors and businesses have a responsibility to understand these risks: using best available science to measure exposure to sea level rise and other flood risks, getting informed on adaptation efforts by local governments, and engaging with local industry associations or other groups to promote further investments in resilience.


Four Twenty Seven works with investors to provide portfolio hotpot screenings and real time due diligence with site-specific data on sea level rise and other climate risks. Contact us for more detailed analysis and site-specific data on sea level rise exposure and detailed analysis of local jurisdictions’ response.

Newsletter: Central Banks Lead the Way on Climate Risk Disclosures

Four Twenty Seven's monthly newsletter highlights recent developments on climate risk and resilience. This month we explore the second year of Art. 173  reports, highlight regulators'  action on climate risk and share new findings on financial climate risk in Asia.

In Focus: Lessons Learned from Art. 173 Reporting - An Update

Physical Risk Analysis is Stronger in Art. 173's Second Year

The second year of reporting under Article 173 in France saw increased analysis of physical climate risk, but there is still substantial room for improvement. We reviewed disclosures from 49 asset owners in France, finding that almost half of the respondents conducted more substantial physical risk analysis compared to last year. Insurance companies AXA and Generali provided the most detailed analysis for property portfolios, adding to their previous methodology. FRR and Comgest provided the most thorough assessment of physical climate risk in their investment portfolios and BPCE Group was the only bank with a complete analysis of physical risk.

Many firms still cite lack of data and tools as a barrier to adopting thorough analysis of physical risks. Those firms that are on the forefront of climate risk reporting disclose asset-level risk exposure and are beginning to explore how to assess value at risk and scenario analysis for physical climate risks, which are emerging as key research topics.
Read the Analysis

TCFD Moving the Market

While French firms are refining their climate risk disclosures, other companies across Europe are beginning to report on climate risk. 30 out of the top 80 companies in Europe made statements in support of TCFD and/or released disclosures, according to the Climate Disclosures Standard Board's review, First steps on climate-related financial disclosures in Europe. Only seven of these firms addressed physical risks.

ClimINVEST reviews developments in physical climate risk assessment in the financial sectors of France, the Netherlands and Norway, finding that common needs across these countries include in-house capacity building, improved risk assessment tools, increased understanding of the impacts of extreme events & guidance on corporate engagement. The report also reviews the landscape of physical risk data providers, including Four Twenty Seven.

How do these developments in TCFD reporting affect the greater landscape of financial risk disclosure and management? In its winter issue the Climate Change Business Journal interviewed Founder & CEO, Emilie Mazzacurati, about the history of the TCFD, it’s uptake to-date and how the recommendations influence other developments on risk disclosure. Emilie says, “The market is in exploratory mode: this is an emerging issue, and the collective understanding of impacts on corporations and financial markets is fast evolving. What is clear, however, is that this is a very material issue, and that is here to stay.”
Central Banks and Regulators Take Action

A Call for Action: Climate Change as a Source of Financial Risk

In its first comprehensive report, the Network for Greening the Financial System (NGFS) makes the case for climate change as a material financial and economic risk and outlines six recommended actions. The first four are directed at central banks and supervisors: integrate climate risks in financial stability monitoring, set an
example by assessing risks in central bank portfolios, promote the growth of publicly available data and encourage continued research and knowledge sharing on climate risks. The report makes two final recommendations for policy-makers: encourage continued uptake of climate risk disclosures, in line with the TCFD and develop a taxonomy of activities that support the transition to a resilient low-carbon economy and those that are highly exposed to climate and environmental risks. 

Integrating Physical Climate Risks into Insurance Stress Tests

In April the Bank of England Prudential Regulation Authority (PRA) released a policy statement responding to feedback it received on its consultation paper "Enhancing banks' and insurers' approaches to managing the financial risks from climate change," and including the final Supervisory Statement on the topic. PRA also released a request for technical input to life and general insurers on draft scenario guidelines for the 2019 insurance stress test.
The draft outlines three scenarios, including a sudden disorderly transition, a long-term orderly transition and a "hot house" scenario without transition and lists metrics of physical risk hazards and transition risk for each scenario. Feedback from industry participants is requested by May 31. 

Survey of French Banks and Insurers on Climate Risk

The French banking supervisor, ACPR surveyed French banks and insurers on their management of climate-related risks. The analysis found that governance of risks is improving significantly, slowly shifting from a corporate responsibility perspective to an integrated element in risk management strategies. However, this is not yet consistent and has yet to lead to operational adaptation for businesses.
While banks and insurers have made significant progress on assessing transitition risk, progress in undertanding physical and liability risks is much slower. In response to these findings ACPR will establish two working groups with the financial sector, one on governance of climate-change related risks and another on risk metrics and scenario analysis. 

Climate Change: Awareness to Action

The Australian Prudential Regulation Authority (APRA) surveyed 38 regulated entities including authorized deposit-taking institutions, superannuation firms and insurers on their risk perceptions, governance, strategy, risk management, metrics and targets and disclosures. Firms identified several opportunities associate with climate risk response: positioning themselves as
industry leaders, developing new products and promoting community resilience. Over 50% of respondents are conducting financial analysis of key risks. Many cite data limitations, resource constraints, regulatory uncertainty and lack of defined terms and methods as barriers to conducting scenario analysis. 

Climate Change and the Federal Reserve

"In short, climate change is becoming relevant for a range of macroeconomic issues, including potential output growth, capital formation, productivity, and the long-run level of the real interest rate," writes Glenn D. Rudebusch of the Federal Reserve Bank of San Francisco. His economic research letter highlights the ways that climate risks are pertinent for monetary policy, encouraging continued research on the financial impacts of climate change hazards. 
Asian Investors Exposed to Water-Related Climate Risk

Are Asia's Pension Funds ready for Climate Change?

Asia's financial sector faces unique climate risks due to the population's concentration in large urban areas highly exposed to climate risk and their economies' reliance on water, a threatened resource. China Water Risk, Manulife Asset Management and the Asia Investor Group on Climate Change, released a new report exploring the drivers of climate risk exposure for asset managers in Asia and recommending strategies to build resilience.

They found that public pension funds, sovereign wealth funds and central banks tend to have portfolios concentrated in their domestic markets, which are also highly exposed to climate risks. The export economies of India and China are particularly vulnerable to water stress, and businesses must prepare for the shift in economic policy towards more resilient industries. In light of high exposure to climate impacts that are already locked in, financial actors should promote adaptation finance, assess their portfolios' physical risk exposure and engage with companies and industry initiatives.
Yale 2019 Symposium on Sustainable Finance Call For Papers
The Yale Initiative on Sustainable Finance is seeking papers for its 2019 Symposium on "The State of Play in ESG Investing.” They will consider empirical research papers, literature reviews or position papers from scholars, practitioners and industry experts. Selected authors will be asked to present at the symposium in November. Specific focal topics within the broad theme of ESG investing include: environmental and social impact metrics; portfolio-level ESG assessment and metrics; ESG in financial disclosures; future reporting frameworks for ESG information; private equity and ESG; and social- and green-impact bonds. Abstracts are due by May 17
Upcoming Events

Join the Four Twenty Seven team at these events:

  • April 30 - May 1  – Ceres Conference 2019, San Francisco, CA: Meet with Founder & CEO, Emilie Mazzacurati on Wednesday.
  • April 30 – NAREIM Sustainability & Investment Management, Chicago, IL: Chief Operating Officer, Colin Shaw, will present on climate risk data for real estate at this gathering of the National Association of Real Estate Investment Managers. 
  • May 1 – Addenda Capital Investor Day, Toronto, Canada: Colin Shaw will present on physical climate risk. 
  • May 9 – Addenda Capital Investor Day, Montreal, Canada: Emilie Mazzacurati will present on physical climate risk. 
  • May 9 –  PRI Reporting Consultation Workshop, San Francisco, CA: Editor, Natalie Ambrosio, will participate. 
  • May 14 – Northern European Partnership for Sustainable Finance Conference, Stockholm, Sweden: Director, Europe, Nathalie Borgeaud, will attend.
  • May 16 - 17 – EPRI Energy and Climate Research Seminar, Washington, DC: Yoon Kim will present on climate risks in the power system. 
  • June 4 - 7 – Innovate4Climate, Singapore: Yoon Kim will present on climate risk and resilient infrastructure. 
  • June 10 - 12 – US SIF Annual Conference, Minneapolis, MN: Senior Analyst, Lindsay Ross will attend.
  • June 11 - 12 – RI Europe, London, UK: Hear Emilie Mazzacurati present on scenario analysis for physical climate risk and meet with Director, Europe, Nathalie Borgeaud, at Four Twenty Seven's booth.
  • June 19  – Columbia University and PRI Private Round Table, New York, NY: Emilie Mazzacurati will discuss stress testing for physical climate risks at this workshop.
  • June 19 - 21 – Columbia University - At What Point Managed Retreat? New York, NY: Lindsay Ross will attend.  
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Article 173: Lessons Learned from 2018 Climate Risk Disclosures in France

April 30, 2019 – 427 ANALYSIS. The second year of reporting under Article 173 in France saw increased uptake of disclosures of physical risk. Our review of 2018 disclosures from 49 asset owners in France shows that almost half of the respondents conducted more substantial analysis of their exposure to physical impacts of climate change compared to last year. We find insurance companies Axa and Generali provided the most detailed analysis for property portfolios, while FRR and Comgest provided the most thorough assessment of physical climate risk in their investment portfolios and BPCE Group was the only bank with a complete analysis of physical risk.

Art. 173: A Second Year of Mandated Climate Risk Reporting

2018 was the second reporting year under Art. 173  of the French Law on Energy Transition and Green Growth, which was passed in August 2015. It requires major institutional investors and asset managers to explain how they take Environmental, Social and Governance (ESG) criteria, including climate change, into account in their risk management and investment policies.

Art. 173 covers publicly traded companies, banks and credit providers, asset managers and institutional investors (insurers, pension or mutual funds and sovereign wealth funds). In addition, asset managers managing funds above 500 M€ and institutional investors with balance sheets above 500 M€ are subject to extended climate change-related reporting obligations, including reporting on both physical impacts of climate change and transition risks (impact of the transition to a low-carbon economy).

We carried out a desktop analysis of the 2018 reports (applying to 2017 portfolios) to understand how financial institutions responded to the requirements laid out by Art. 173 and how their reporting has evolved since last year. We reviewed 49 asset owners in France, including public pension funds, asset managers and insurance companies, with an aggregate €5.5 trillion euro ($6.8tn) under management. Our analysis included all public entities covered by the Art. 173, as well as private insurers with over €2bn in assets under management. Insurance companies play a particularly important role as asset owners in France, where individual savings are massively invested in life insurance savings products. French pension funds, on the other hand, are relatively small due to France’s pay-as-you-go retirement system.

Art. 173 Reporting Trends in Year Two

Who Reported?

We were able to find Art. 173 reports for 36 out of 49 organizations. It is possible that, in spite of our best efforts, we failed to locate reports. However, Art. 173 has a ‘comply or explain’ provision which also makes it acceptable for companies to not publish reports if they can justify that climate change is not a material risk, or to solely file their reports with the regulator rather than releasing them.

We found twenty five Art. 173 reports from insurance companies, five from pension funds, two from asset managers and four reports issued by banking institutions. We also found a press statement from HSBC that mentioned an Art. 173 report but we were unable to find the report itself and did not include it in the analysis.

Figure 1. The percent of firms releasing more thorough analysis of physical climate risks (teal), similar assessments (orange) and less complete assessments (blue) compared to last year. Source: Four Twenty Seven

Did Firms Change Their Disclosure Strategy?

Overall, 23 companies (47%) have made significant improvements in their disclosure since last year. These companies have either kept the same methodological framework and refined it or have published substantially more comprehensive reports than last year. Among them, two firms, Groupe Macsf and Carac, have published a report for the first time. Only four companies (8%) have provided reports which were less complete than last year, including one company for which we found a report last year, but not this year.  45% of the firms published reports which were very similar to last year.

How Did Firms Report This Year?

Table 1 presents a detailed breakdown of how insurance companies and asset managers have taken physical climate risks into account in 2018 reports.

12 organizations (25%) only discussed their carbon footprint or their exposure to energy transition risk, without including physical risk disclosures. A small group of organizations (10%) mentioned physical risk as a topic they were exploring without being able to provide a complete analysis for the moment, many citing the lack of tools and models as a major impediment to reporting physical risks.

Figure 3. The number of firms completing top-down and bottom-up assessments in 2017 (blue) and 2018 (orange). Source: Four Twenty Seven

11 institutions (23%) used a thorough methodology to analyze their exposure to physical risks, compared to only seven companies last year. Several firms released noticeably improved disclosure this year. Out of those firms that did asses their exposure to physical climate risk, nine (19%) carried out a bottom-up analysis of physical risks by assessing the asset-level risk exposure of at least some of their portfolio. Two institutions (4%) performed a “top-down” analysis, carrying out a multi-asset class, sector-level analysis of physical climate risk.


Finally, eight firms (17%) were classified in the “work in progress” category. These companies studied physical climate risk at the company-level among many other criteria as part of a broader analysis of the sustainability of their portfolio. Many of these companies acknowledge that they have not yet been able to develop a complete methodology for assessing physical risks.


Figure 2. The percentage of firms without any report (teal), classified in the “work in progress” category (red), only mentioning physical risks (light blue), not mentioning physical risks (blue), releasing a report with a bottom-up methodology (orange) and using a top-down approach (yellow). Source: Four Twenty Seven


Axa is one of France’s leading multinational insurance firms holding 905B€ of assets. While Axa’s 2018 Art. 173 disclosure is very similar to last year, with a bottom-up approach and an internal analysis, the study has increased in accuracy and scope. Like last year, the methodology considers European natural disasters as well as the geographical location of individual assets and the destruction rate of building materials.

In addition to the traditional report about Art. 173 which lays out the principles and commitments of the firm regarding the ESG criteria,  Axa released its first report aligning with the Taskforce on Climate-related Financial Disclosures (TCFD) recommendations. Axa’s analysis covered $34 billion worth of assets, compared to $15 billion last year, encompassing commercial real estate debt, infrastructures debt, and property debt. Unlike last year, the assessment was not limited to the financial impact of windstorms but also included the potential impact of floods on the infrastructure in its portfolio. Like last year, the analysis considers 100% of the infrastructure portfolio but this year it also covers 88% of the real estate portfolio in 14 countries, compared to 41% last year.

Figure 4 demonstrates the physical risk exposure to windstorms and floods for the analyzed infrastructure. On the left, the graph displays the annual average destruction rate, which is linked to the average loss generated every year (3.3M€ on average). The map on the right shows the destruction rates due to a 100-year event, with an estimated loss of 27.2 M€. In 2019, Axa plans to expand its internal model to evaluate the financial losses resulting from floods in more European countries.

Axa used a value at risk methodology to assess the potential costs and revenues associated with climate change for each company in its equity and corporate bond portfolios, but this assessment largely focused on transition risks.

Figure 4. Infrastructure exposure to windstorms and floods. Source: Axa


Generali France is a French insurance company with 521B€ worth of assets. Generali also provided a more detailed evaluation of the potential impact of physical risks on its property assets than last year. It analyzed 268 assets, compared to 112 last year. Unlike last year, the analysis was not limited to the Paris area, but was expanded to all real estate assets held by the company. 89% of the assets are located in Paris, 7% outside Paris and 4% in the overseas department. They carried out a broader analysis of physical risks by adding earthquakes and avalanches to the study, in addition to flood and drought. The assessment rates assets from “high” to “very low” risk, finding that 5.4% of assets or 18 sites are classified as “high risk” for flood, 2% of assets (11 buildings) are classified as “medium risk” to drought and four of these 11 buildings are concentrated in the same building zone near Paris.


Comgest is an international asset management group with 25.7 B€ worth of assets. The firm released physical risk disclosure reports for its three largest funds: global, European, and emerging market.  Four Twenty Seven conducted the physical risk analysis for Comgest, splitting physical risks into three categories: operations risk, market risk, and supply chain risk. The analysis also included a comparison of portfolio risk scores to relevant benchmark indices to highlight the holdings’ relative risk exposure. This asset-level assessment included exposure to storm, drought, extreme rainfall, floods, sea level rise, and heat stress. The analysis resulted in an aggregate score reflecting the portfolio’s exposure to physical climate risks, based on the sectors in the portfolio and the geographic distribution of companies’ assets.

Figure 5. Ranking of the most exposed companies in Comgest’s global portfolio. Source: Comgest (Four Twenty Seven analysis).

Regionally, the portfolio companies in Asia are most exposed to physical climate risks. Half of the sites are located in Japan and China, which makes the portfolio vulnerable to cyclones and extreme rainfall. The rest of the portfolio is located in the United States and Europe, which have relatively low exposure to physical risks. The risk of rising sea level is relatively low for the portfolio, with only 15% of the sites being exposed.

Figure 6. Map showing the exposure of the sites of companies in Comgest’s global fund to extreme rainfall. Source: Comgest (Four Twenty Seven Analysis)


Overall, 2018 showed an increase in the inclusion of physical climate risks assessment by French financial institutions. However, reporting on physical climate risk remains a challenging task for investors. Many organizations lack the tools, models and data to perform a comprehensive assessment of their portfolios, and for many firms, physical risks appear to still be a lower priority than transition risks. Those firms that are on the forefront of climate risk reporting disclose asset-level risk exposure and are beginning to explore how to assess value at risk and scenario analysis for physical climate risks. 2019 reporting is ongoing and has already brought some new high profile reporters, including the French Central Bank, Banque de France. The positive trends in 2018’s Art. 173 reports, along with continued uptake of TCFD recommendations, ongoing pressure from central banks and regulators, and increasing losses from extreme weather events, suggest that we will see continued growth in physical climate risk disclosures during the third year of Art. 173 reporting.

This analysis was written with support from Roman Dhulst and Natalie Ambrosio.


Four Twenty Seven’s ever-growing database includes around one million corporate sites and covers 2000 publicly-traded companies. We offer portfolio analysis to support TCFD and Article 173 reporting, real asset screening, and other solutions to help investors and businesses leverage this data.

Climate Risk Disclosure: France Paves the Way

Climate risk disclosure is essential to building market transparency and a resilient financial system. France led the way in mandating climate risk disclosure in 2015 and continues to play a key role in catalyzing the financial sector’s understanding and disclosure of climate risk. As part of its seven part series highlighting approaches to green finance in “pioneering countries,” Germanwatch published a piece by Four Twenty Seven on France’s role in promoting climate risk disclosure. Read the article below, or find the German version here.


Climate Risk Disclosure: France Paves the Way

Already in 2015, France adopted a law on climate risk disclosure paving the way for protecting economic systems from the consequences of climate change. But others need to follow.

Financial institutions and governments around the world are acknowledging the importance of climate change on the sustainable finance agenda. The World Economic Forum identified climate change-related risks as the top three most likely global risks for 2019, followed by data fraud and cyber attacks, and as four out of the top five most impactful risks, after weapons of mass destruction. This underscores the importance of building economies resilient to climate change impacts.

In 2015, just before the 21st Conference of the Parties (COP21) and the Paris Agreement, France became the first country to pass a law requiring publicly listed companies, institutional investors and asset managers to report their climate-related risks, including both transition risks (associated with the transition to a low carbon economy) and physical risks (associated with extreme weather events or chronic stresses affecting businesses and economic assets).

While today’s conversations about the Paris Agreement and sustainable finance require a transition to a low carbon economy, governments have realized that they also require discussion of the economic risks of physical climate impacts that will occur whether or not Paris climate targets are met. Reaching the adaptation goals of the Paris Agreement requires catalyzing investment in climate resilience. Increasing transparency on companies’ and investors’ exposure to physical climate risk is an essential first step towards identifying opportunities to invest in adaptation and build resilience.

The Approach: Comply or Explain

The French Energy Transition Law and its Art. 173 laid the regulatory groundwork for integrating climate risk transparency into the national sustainable finance approach. The regulation uses a comply or explain approach, providing flexibility for how firms disclose their risks and allowing firms to opt-out from reporting, with an explanation.  This fosters discussions among investors, insurers and businesses to find the most informative and feasible risk analysis and reporting methodology across sectors.

The Financial Stability Board’s Task Force on Climate-related Financial Disclosures (TCFD) released its  final recommendations for climate-related disclosures in June 2017. These voluntary recommendations provided additional direction on how to disclose climate risks, but still do not provide concrete metrics. French organizations, such as Finance for Tomorrow and I4CE, the Institute for Climate Economics, help to catalyze continued research on this topic and keep climate on the sustainable finance agenda.

International initiatives also help facilitate ongoing thought leadership: for example the report Advancing TCFD Guidance on Physical Climate Risks and Opportunities prepared by the European Bank for Reconstruction and Development and the Global Center for Excellence on Climate Adaptation, based on working groups of financial sector experts. While data providers, such as Four Twenty Seven, help to fill data gaps by providing asset-level data on climate risk exposure, there will continue to be ongoing conversations about how best to incorporate this information into actionable disclosures.

Other countries follow the example of France

Art. 173 has helped to center the Paris marketplace in the landscape of green finance. Action on climate risk disclosure continues to increase both within France and internationally. Influential financial actors are beginning to report their own risk exposure, encouraging the market to follow suit. The French Central Bank (Banque de France) for example, released a comprehensive analyses of physical and transition risk in its portfolios in compliance with Art. 173 and TCFD, aiming to set an example for emerging best practices for disclosure. The Dutch Central Bank assessed the exposure of its financial sector to water stress and other environmental risks. Countries such as Spain and Sweden have voiced their support of the TCFD and their consideration of legislation similar to Art. 173, and in July 2018 the Italian insurance supervisor IVASS released a comprehensive reporting requirement for Environmental Social Governance (ESG) risks, including climate change.

Map of flood risk exposure in facilities owned by utility companies in Banque de France’s pension fund portfolio. Source: Four Twenty Seven, as published in Rapport d’investissement responsible de la Banque de France 2018.

In early 2018, the European Commission published an Action Plan: Financing Sustainable Growth, outlining ten actions with timelines by the end of 2019. This led to the development of a Technical Expert Group, which has four workstreams underway: developing a sustainable finance taxonomy, integrating climate change into non-financial reporting requirements, creating a green bond standard and creating carbon indices standards.

 Art. 173 mandates an assessment of reporting progress made during the first two years of its application. This review may lead to more explicit guidance on reporting methodologies, potentially expanding the directive to apply to more actors. This, alongside increasing regulatory and investor pressure, will propel the continued improvement of physical climate risk disclosure. As uptake of climate risk and opportunity disclosure increases and is integrated into financial decision-making, France, along with other nations, will make important progress on building more sustainable economies.


To find out more about developments in climate risk disclosure read our newsletters “France’s Central Bank Publishes First TCFD Report” and “TCFD Reporting on the Rise.”

Four Twenty Seven Wins Climate Change Business Journal Awards

FEBRUARY 19, 2019 – SAN DIEGO, CALIFORNIA – Four Twenty Seven receives Climate Change Business Journal Awards for three climate change risk and resilience projects. 

The Climate Change Business Journal (CCBJ) released its 10th annual CCBJ Business Achievement Awards, recognizing outstanding business performance in the climate change industry. CCBJ assesses markets and business opportunities across the emerging climate change industry and acknowledged Four Twenty Seven’s contributions to this field through our global dataset on climate risk in real estate, the development of the California Heat Assessment Tool and our contribution to the EBRD-GCECA initiative on Advancing TCFD Guidance on Physical Climate Risks and Opportunities.

Four Twenty Seven and GeoPhy earned the Technology Merit: Climate Change Risk Modeling and Assessment award for releasing the first global dataset on climate risk exposure in real estate investment trusts (REITs). REITs represent an increasingly important asset class that provides investors with a vehicle for gaining exposure to real estate portfolios. However, real estate is also increasingly affected by risks from climate change. Four Twenty Seven applied its scoring model of asset-level climate risk exposure to GeoPhy’s database of listed REITs holdings to create the first global, scientific assessment of REITs’ exposure to climate risk.

The California Heat Assessment Tool (CHAT) earned the Project Merit: Climate Change Adaptation and Resilience award for its innovative approach to helping public health officials, health professionals and residents understand what changing heat wave conditions mean for them, through a free online platform. CHAT is part of California’s Fourth Climate Change Assessment, a state-mandated research program to assess climate change impacts in California, and was developed by Four Twenty Seven, Argos Analytics, the Public Health Institute and Habitat 7 with technical support from the California Department of Public Health.

The European Bank for Reconstruction and Development and the Global Centre of Excellence on Climate Adaptation initiative on Advancing the TCFD Recommendations on Physical Climate Risks and Opportunities earned the Advancing Best Practices: Climate Change Adaptation and Resilience award. This project culminated in a conference and report building on Taskforce on Climate-related Financial Disclosure (TCFD) recommendations and providing common foundations for the disclosure of climate-related physical risks and opportunities. It identifies where further research or market action is needed so that detailed, consistent, industry-specific guidelines can be developed on the methodology for quantifying and reporting these risks and opportunities. Four Twenty Seven and Acclimatise provided the technical secretariat that led the working groups and authored the report.

Climate Risk and Real Estate Investment Decision-Making

The Urban Land Institute, a cross-disciplinary real estate and land use network, and Heitman LLC, a global real estate investment firm, released a report on climate risk and response in the real estate sector. The paper explores the evolving understanding of climate risk in real estate and shares current best practices for measuring and managing risk. It highlights Four Twenty Seven’s asset-level risk screening of Heitman’s real estate portfolio and the Four Twenty Seven and GeoPhy analysis of climate risk exposure in REITs. Read the press release from the Urban Land Institute below, originally published on PR Newswire:


LONDONFeb. 5, 2019 /PRNewswire/ — A new report from the Urban Land Institute (ULI), a global multidisciplinary real estate organization, and Heitman LLC (Heitman), a global real estate investment management firm, points to the pressing need for greater understanding throughout the industry of the investment risks posed by the impacts of climate change. It also highlights proactive measures by Heitman and other leading firms to stay at the forefront of mitigation strategies and accurately price risk into investment decisions.

Climate Risk and Real Estate Investment Decision-Making explores current methods for assessing and mitigating climate risk in real estate, including physical risks such as catastrophes and transitional risks such as regulatory changes, availability of resources and attractiveness of locations. Both types of risks have financial impacts for real estate, including higher operational costs and declining property values. The report, released today at ULI’s Europe Conference in London, is based on insights from more than 25 investors and investment managers in EuropeNorth America, and Asia Pacific, as well as existing research.

“Understanding and mitigating climate risk is a complex and evolving challenge for real estate investors,” said ULI Global Chief Executive Officer W. Edward Walter. “Risks such as sea-level rise and heat stress will increasingly highlight the vulnerability not only of individual assets and locations, but of entire metropolitan areas. This report shows that Heitman and other leading ULI members are prioritizing this issue with provocative approaches to better gauge and develop mitigation strategies. Building for resilience, on a portfolio, property and citywide basis, is paramount to staying competitive. Factoring in climate risk is becoming the new normal for our industry.”

“Opportunities are emerging across the real estate industry for investment managers and investors to better assess climate risk and navigate the potential impacts of climate change on assets and portfolios,” said Maury Tognarelli, Heitman Chief Executive Officer.  “More accurate, forward-looking data on the risks associated with climate change are becoming available, positioning the industry to incorporate climate risks into how investments are underwritten and portfolios constructed. Ultimately, we hope this report will spur discussion among real estate industry participants with the end-goal of improving the investment outcomes for our clients and constituents.”

The real estate industry as a whole has just begun the development of more advanced strategies to recognize, understand and manage risks, and for the most part presently relies on insurance to cover the majority of the shorter term, financial-oriented risks related to climate change, the report states. However, while insurance has remained generally attainable in risk-prone areas, being insured does not protect investors from a reduction in asset liquidity. That, along with the likelihood of future changes in insurance availability and costs, is prompting a growing number of investors and investment managers to explore new ways to build climate risks into their investment processes, including:

  • Mapping physical risk for current portfolios and potential acquisitions;
  • Incorporating climate risk into due diligence and other investment decision-making processes;
  • Incorporating additional physical adaptation and mitigation measures for assets at risk;
  • Exploring a variety of strategies to mitigate risk, including portfolio diversification and investing directly in the mitigation measures for specific assets; and
  • Engaging with policy makers on local resilience strategies.

Whether or not their assets have already been directly affected by the impacts of climate change, “investors see climate considerations as a necessary layer of fiduciary responsibility to their stakeholders, as well as an opportunity to identify markets and assets that will benefit from a changing climate,” notes the report. While early adapters have committed resources to gain knowledge and improve awareness of climate risk, in the coming years, methods are likely to become more sophisticated, it adds.

“The industry needs to be able to better measure the value impact so it can base its future decision-making on a quantitative rather than qualitative understanding of the risks and the potential return on investment from investing in mitigation strategies for their assets.”

While awareness of climate risk is growing, none of the report’s interviewees have yet ruled out attractive investment markets solely because of that risk, the report says. Still, interviewees emphasized the need to invest in a “sensible and smart” way in markets where physical risks from climate change are evident.

Climate Risk shows that leading investment managers and institutional investors are at various points in the undertaking of resilience scans of their portfolios. These scans help to identify vulnerabilities and impacts resulting from sea-level rise, flooding, heavy rainfall, water stress, extreme heat, wildfires and hurricanes. This includes short-term considerations such as business disruption for building tenants as well as higher operating and capital costs caused by increased wear and tear on properties.

The report highlights Heitman’s use of emerging technology that combines next-generation climate maps with real estate data to manage climate risk. Providers of this technology use scientific climate models that project long-term, global climate change impacts and clarify the degree of exposure to both extreme weather events and chronic industry-disrupting fluctuations, such as rising seas. The report also shows how Heitman integrated the analysis into its investment decision-making, noting that the company also considers if and how an asset and the community in which it is located has already begun to mitigate climate risks. “The climate risk assessment contributes to a holistic approach (by Heitman) to constructing global property portfolios,” says the report. “If a portfolio is determined to have a higher-than-targeted exposure, it can be rebalanced over time through limiting new acquisitions or exiting existing assets exposed to a certain risk.”

As a whole, the industry needs to understand the pricing impacts of physical climate risks, and how climate change is likely to have a bigger impact on valuation in the future as asset and market liquidity are affected, the report says. It identifies several steps to raise awareness, such as:

  • Improve analyses of climate risk in annual and quarterly reports. This helps create awareness among investment managers and investors and helps drive change.
  • Use big data to better understand patterns around changes in asset liquidity and value, and weather forecasting.
  • Work with the insurance industry to understand data and gain knowledge on how climate change is affecting premiums and coverage.
  • Engage with city leaders in vulnerable areas to support city-level commitment to and implementation of physical and transitional risk mitigation strategies.

“An eventual downward repricing of higher-risk assets will be the market’s way of redirecting capital to locations and individual assets where it is expected to be better insulated from these particular risks. This process will be painful for investors who are caught off guard, but those who are prepared have the potential to outperform,” the report concludes.

Climate Risk and Real Estate Investment Decision-Making was prepared through a collaborative effort between Heitman; ULI UK, which serves the institute’s members in the UK; and ULI’s Center for Sustainability and Economic Performance. The center provides leadership and support to real estate and land use professionals to invest in energy-efficient, healthy, resilient, and sustainable buildings and communities.


For more on climate risk in real estate read Four Twenty Seven and GeoPhy’s assessment of asset-level risk exposure in real estate investment trusts (REITs) and find out more about our REITs data product.