Biodiversity and sustainable real estate news
In many private initiatives, projects are first “pre-evaluated” by advisors, assessors, or an internal network before being presented as evaluated by an external body. This structure never guarantees impartiality, as the production and verification of evidence are carried out within a closed system. An independent evaluation requires a strict separation of roles and an accreditable third party.
1. The pre-assessment creates a direct influence on the decision
In self-managed systems, the sequence is often as follows:
- a network stakeholder is supporting the project;
- he participates in the production of evidence;
- he prepares a preliminary file or a preliminary assessment;
- he transmits his information to an evaluator;
- The case is then processed using the same methodological approach.
This organization creates a structural influence:
- The project is guided by internal understanding.
- The file is optimized according to the network's doctrine.
- The evidence is prepared with the objective of a conformity known in advance.
Consequence:
The evaluation can no longer be independent.
2. Involving a subcontractor does not create an independent third party
Several private schemes involve external structures for “evaluation”. But these actors:
- apply the designer's method,
- follow his interpretations,
- do not control governance
- are not accredited to certify this method,
- are not independent of the system,
- do not have a mandate for impartial decision-making.
They act as:
- providers,
- operators,
- internal controllers, not as an independent third party.
The legal status is not that of an ISO accredited body.
It's subcontracting, not independence.
3. A Participatory Guarantee Scheme (PGS) is not a third-party assessment
A SGP is based on:
- peer review,
- community assessment,
- internal legitimation,
- the network consensus.
This model:
- is not independent,
- is not enforceable,
- is not accreditable,
- is not compatible with public policies,
- is not usable by institutional investors.
A SGP is a mechanism for internal cohesion, not an impartial evaluation.
4. Self-assessment + internal pre-evaluation = lack of impartiality
In these systems, the accompanying person:
- optimizes the project,
- design assistance,
- prepare the evidence.
- selects the items to be provided,
- influences how the criteria will be read.
Then an evaluator (external or not) receives a file already directed by the network.
Neutrality is lost:
- the evidence is not independent,
- The interpretation is predefined.
- Compliance is anticipated.
- Analysis is no longer free.
This is the exact opposite of what a third-party evaluation requires.
5. Why is this model incompatible with ISO 17065?
ISO 17065 requires:
- independence of the evaluation,
- impartiality of the process,
- absence of a dual role,
- Separate governance
- impartial decision
- control by a national accreditation body.
The diagram:
Support → Pre-assessment → Assessment → Decision in a closed system
rape:
- independence,
- impartiality,
- the traceability of evidence,
- the separation of roles,
- Decision-making neutrality.
Result :
Device not accreditable.
6. Without an independent third party, the evidence is not institutionally admissible.
European requirements (CSRD, Taxonomy, SFDR) require:
- an audited piece of evidence
- an independent third party,
- a governance free from influence,
- a methodology verifiable by a public authority.
An internal pre-assessment:
- directs the evidence,
- eliminates neutrality,
- prevents impartial verification
- makes the data unsuitable for integration into ESG financing.
Project owners, local authorities and investors cannot rely on it.
7. The independent model: separate production of evidence from the evaluation
The IRICE structure perfectly meets institutional expectations:
Biodiversity Partners
→ accompany → prepare the evidence → document → never evaluate.
IRICE Assessors
→ check → control → apply the ISO procedure → never accompany.
IRICE Decision
→ taken over by an independent entity.
Result :
Support ≠ Evaluation ≠ Decision → demonstrable impartiality.
Conclusion
Self-assessment and internal pre-evaluation do not replace an independent third party. Whether it is an assessor, an internal network, an external service provider, or a Participatory Guarantee System, the evidence remains produced and pre-validated within the system.
Only a strict separation between support, evaluation and decision-making, in accordance with ISO requirements, can guarantee an impartial, accreditable and institutionally acceptable evaluation.
