How Health, Well-Being, and Access Are Reshaping Tenant Demand and Asset Performance
Owners have spent decades optimizing buildings for energy performance. The next opportunity may be optimizing them for people.
Certifications such as Fitwel®, ActiveScore, and ModeScore are helping do exactly that.
JUNE 18, 2026
AUTHOR: SAMANTHA VARELA SHIREMAN
REVIEWERS: CARLI SCHOENLEBER, ALLIE WRIGHT
CONTRIBUTOR: MICHAEL KLOHAExecutive Summary
Health, well-being, and access are increasingly shaping tenant demand and asset value. Fitwel, ActiveScore, and ModeScore are examples of three certifications that help owners measure and improve these occupant-focused dimensions:
1. Fitwel: Occupant health, well-being, and experience
Helps owners implement healthy building strategies that can improve tenant satisfaction, support employee performance, and enhance the overall occupant experience.
2. ActiveScore: Active commuting infrastructure
Helps owners evaluate and improve the infrastructure that enables walking and cycling, supporting occupant well-being, tenant sustainability goals, and a more attractive commuting experience.
3. ModeScore: Connectivity and sustainable mobility
Helps owners assess how well assets connect occupants to sustainable transportation networks that increasingly influence tenant demand and location preferences.
Implication
Asset performance is no longer defined solely by operational efficiency. As health, mobility, and accessibility become more influential in leasing decisions and tenant satisfaction, owners should evaluate how well their portfolios perform across these priorities.
Fitwel, ActiveScore, and ModeScore provide practical pathways for identifying gaps, measuring performance, and prioritizing improvements that support occupant experience along with asset value.
Table of Contents
Why Health and Access Are Now Financial Drivers
Fitwel: Supporting Health and Well-Being
ActiveScore and ModeScore: Active Transportation and Sustainable Mobility
Frequently Asked Questions: Fitwel, ActiveScore, and ModeScore
Are Your Assets Meeting Growing Expectations Around Health and Accessibility?
Why Health and Access Are Now Financial Drivers
Asset performance is increasingly influenced by how buildings support tenant experience, including both health, well-being, and accessibility.
1) Buildings That Support Health and Well-Being
Demand for building amenities that support occupant health and well-being — central to certifications like Fitwel — are increasingly being driven by growing consumer focus on health, wellness, and quality of life.
Awareness of the relationship between buildings and health accelerated during the COVID-19 pandemic. According to the Global Wellness Institute, the global “Wellness Real Estate” market grew to $438 billion in 2023 and is projected to exceed $912 billion by 2028.
Implications for Tenant Demand
At the same time, the rise of hybrid work has increased scrutiny of the office experience.
As employers encourage employees back into physical workplaces, JLL’s 2025 Workforce Preference Barometer found nearly 40% of employees globally reported that their office experience could be improved, citing concerns related to workplace comfort and amenities such as healthy food and beverage options.
The residential market reflects a similar shift. Greystar's 2025 Design Survey of more than 137,000 residents revealed healthy building features are a high priority:
| What Greystar Residents Prioritize | % of Respondents |
|---|---|
| Natural light | 87% |
| Fresh air ventilation | 85% |
| Fitness centers | 83% |
Implications for Owners and Investors
As demand from tenants grows, academic research suggests that healthy buildings can deliver measurable financial value for owners and investors:
A 2025 University of Cambridge study found Fitwel-certified office properties achieved a 4.6–4.8% rental premium.
A 2021 MIT Center for Real Estate Research study found healthy-certified office buildings achieved a 4.4–7.7% rental premium compared to nearby non-certified properties.
According to the authors, the rental premium is not necessarily driven by certification alone. Rather, the studies suggest that tenants place value on healthier indoor environments, walkability, active transportation access, transit connectivity, access to nearby services, and workplace environments that support well-being and productivity.
The rental premium is not necessarily driven by certification alone. Rather, the studies suggest that tenants place value on healthier indoor environments, walkability, active transportation access, transit connectivity, access to nearby services, and workplace environments that support well-being and productivity.
As rent performance improves, this translates into higher net operating income (NOI) and, ultimately, increased asset value. Fitwel certification can typically be achieved within a year, allowing owners to begin realizing these benefits relatively quickly — even for assets with shorter hold periods.
Key Takeaway: The business case is clear that healthy building features are increasingly influencing tenant demand, asset differentiation, and long-term property performance.
2) Accessible and Connected Buildings
Accessibility and connectivity — addressed directly through ActiveScore and ModeScore — are becoming similarly important for financial performance.
Increasingly, building performance is being evaluated not only by what happens within the asset itself, but also by how effectively it connects occupants to active transportation networks, services, and the surrounding community.
Highly connected and accessible properties often provide the following benefits for tenants:
Are well-served by public transit
Support active commuting by bike
Provide walkable access to retail, dining, transit, and housing
These characteristics can help create value for building owners through:
Improved occupant experience
Reduced commuting burdens
Stronger alignment with tenant sustainability and carbon reduction goals
| Financial Performance Indicator | Evidence of Market Demand and Value |
|---|---|
| Tenant Preferences | Nearly 60% of office tenants are considering relocating to higher-quality office space, with proximity to public transit as the top priority (CBRE, 2024). |
| Rent Premiums | Mixed-use, walkable regions with strong amenities (i.e., “Lifestyle Markets”) achieved a 32% office rent premium over the broader Class A office market (JLL, 2025).
Walkable urban buildings generated 47% rental premiums in office and multifamily properties across the 35 largest U.S. metropolitan areas (Smart Growth America, 2023). |
| Leasing Performance | Offices in Lifestyle Markets reach 90% leased twice as fast compared to typical offices (JLL, 2025).
Manhattan office buildings located within a 10-minute walk of major transit hubs averaged 13.9% vacancy, compared with 16%+ vacancy for buildings located within 11 to 15 minutes of transit (CBRE, 2024). |
Key takeaway: Buildings that are well-connected to transit, amenities, and active transportation networks are increasingly attracting tenant demand, commanding rent premiums, and demonstrating stronger leasing and occupancy performance.
Where Certifications Fit In
While the importance of health and access is increasingly clear, many portfolios lack a structured way to consistently measure and improve these factors.
This is where certifications play a critical role, helping to provide the following benefits:
A standardized framework for evaluating performance
A way to translate sustainability strategy into asset-level execution
Credible, third-party validation that can be communicated to tenants and investors
For healthy, accessible, and connected buildings, three certifications in particular are emerging as key strategies for owners:
Fitwel → occupant health, well-being, and experience
ActiveScore → active commuting infrastructure
ModeScore → EV charging and connectivity to transit and ride sharing
All three are applicable to single assets or a portfolio of assets through a volume certification.
When to Consider Each Certification
| Fitwel | ActiveScore | ModeScore | Fitwel + Modescore/ ActiveScore |
|---|---|---|---|
| Best suited for owners seeking to improve and validate health, well-being, occupant experience, and healthy building operations | Best suited for assets where walking, biking, showers, lockers, and active commuting infrastructure are key differentiators | Best suited for assets where transit access, EV readiness, mobility planning, and broader transportation connectivity are central to tenant demand or sustainability goals | Best suited for owners looking to tell a broader occupant experience story that connects health, mobility, sustainability, and access |
To learn about the features and value of each of these certifications, read more below.
What is Fitwel?
Created in 2017, Fitwel is a healthy building certification system that provides a science-based framework for improving occupant health, well-being, and human performance. It is applicable for both new and existing buildings, with over 3,700 projects certified as of June 2026.
Fitwel addresses a wide range of factors that influence how people experience a building, including:
Air and water quality
Healthy food and beverage options
Access to natural light
Opportunities for physical activity
Wellness-focused policies and programming
Proximity to nearby amenities like restaurants
Fitwel-certified buildings are designed to support:
Occupant health and well-being
Employee performance and productivity
Tenant satisfaction and workplace experience
Community engagement
Fitwel Certification and Occupant Satisfaction
Research suggests that healthy building strategies can positively influence how occupants experience and evaluate a property.
Fitwel partnered with QuadReal Property Group on its Health Drives Value in Real Estate benchmarking study, which analyzed 60 Canadian office, multifamily, and industrial properties and identified statistically significant relationships between healthy building strategies and tenant satisfaction.
Specifically, the study identified the following findings:
Higher Fitwel scores were associated with stronger likelihood of tenants recommending the property.
Features such as indoor environmental quality (air quality, natural light, etc.), tenant wellness programs, and access to healthy food were positively associated with occupant satisfaction.
These outcomes were observed even when healthy building strategies were not publicized to occupants, suggesting that the value of Fitwel is driven by the underlying health and wellness features themselves, not simply awareness of the certification.
Healthy Buildings, Human Well-Being, and Employee Performance
A key benefit of Fitwel is its focus on creating healthier indoor environments that support physical and mental well-being and performance.
The value of Fitwel varies by asset type. In multifamily, healthy building strategies can support resident satisfaction, retention, and community experience. In an office, they can also support employee well-being, productivity, and workplace attendance. Across asset types, the common thread is improved occupant experience.
| How Healthy Buildings Benefit Employees | Key Research Finding | Business Implication for Employers |
|---|---|---|
| Cognitive Performance | Workers in green-certified buildings demonstrated 26.4% higher cognitive function scores than those in conventional buildings. | Stronger employee focus, problem-solving, and decision-making |
| Focus and Accuracy | Higher PM2.5 and CO₂ levels were associated with slower response times and reduced accuracy on cognitive tests. | Improved employee concentration and task performance |
| Health and Well-Being | Occupants reported 30% fewer sick building symptoms and 6.4% better sleep quality. | Improved employee well-being and reduced absenteeism |
| Productivity | Increased ventilation improved worker performance by 8%, equivalent to roughly $6,500 per employee annually. | Measurable business value |
| Satisfaction | Nearly 40% of employees would consider leaving a job because of poor indoor air quality, rising to 50% among Gen Z workers. | Attracting and retaining talent |
The value of Fitwel varies by asset type. In multifamily, healthy building strategies can support resident satisfaction, retention, and community experience. In an office, they can also support employee well-being, productivity, and workplace attendance. Across asset types, the common thread is improved occupant experience.
Bottom Line for Employers and Owners
For tenants and employers, Fitwel can help support:
Improved occupant satisfaction and retention
Healthier and more productive workplaces
Better employee experience
For owners and investors, Fitwel provides a structured framework to:
Implement measurable health and wellness strategies
Respond to growing demand for healthy buildings
Strengthen office and multifamily tenant satisfaction and retention
Key Takeaway: Fitwel helps owners implement and measure the healthy building strategies that support occupant well-being, resident satisfaction, workplace experience, and long-term asset performance.
Why Work With Verdani Partners™?
Verdani is a part of an exclusive, invite-only cohort of Fitwel Premium Providers. This is a merit-based designation awarded to a select group of Fitwel partners recognized for their expertise and commitment to advancing healthy buildings.
As a Fitwel Premium Provider, Verdani offers clients:
Additional certification discounts
Expedited certification review timelines
Direct access to a Fitwel representative
This designation allows Verdani to help clients navigate the certification process more efficiently while maximizing the value of Fitwel across their portfolios.
ActiveScore and ModeScore evaluate how well a property supports active travel, on-site mobility, and connectivity to public transportation.
As tenants seek a healthier, more accessible, and lower-carbon built environment, these factors are increasingly influencing asset desirability.
How are ActiveScore and ModeScore linked?
ActiveScore and ModeScore are managed by the same organization, Active Travel Partners.
Because ModeScore automatically includes ActiveScore, properties pursuing ModeScore certification also receive ActiveScore certification. This equates to a Partial Plus outcome in GRESB certification scoring.
ActiveScore can be pursued as a standalone certification. However, properties pursuing ModeScore must also meet ActiveScore requirements, making ModeScore the more comprehensive of the two certifications.
ActiveScore: Enabling Active Access at the Asset Level
What is ActiveScore?
Created in 2017, ActiveScore evaluates how well a building supports active and sustainable commuting through infrastructure that enables healthier, lower-carbon transportation options.
As of 2026, ActiveScore reports that more than 450 projects in more than 15 countries are certified, supporting both new and existing buildings.
ActiveScore evaluates features such as:
Bicycle parking and storage
Showers and locker facilities
Pedestrian infrastructure
Programs that encourage active travel
What Are the Benefits of Active Commuting?
How employees travel to and from work can have a meaningful impact on health, well-being, and workplace experience.
Research increasingly shows that active commuting delivers measurable benefits:
Physical and Mental Health: A 2024 study of Scottish residents found that cycling to work was associated with a 47% lower risk of death and a 10% lower risk of hospital admission.
Commute Satisfaction: A 2024 survey of 75,000 Seattle residents found that people who walked or biked to work reported the highest levels of commute satisfaction compared to other transportation modes.
Active Transportation and Corporate Sustainability Goals
Active transportation is also becoming increasingly important from a sustainability perspective:
Employee commuting is a recognized scope 3 emissions category under the GHG Protocol.
Scope 3 emissions account for up to 95% of a real estate company’s total emissions.
More companies are setting targets to reduce their scope 3 emissions, with the percentage of companies reporting scope 3 emissions or including additional emissions categories via CDP increasing by 30% in 2025.
As tenants seek a healthier, more accessible, and lower-carbon built environment, accessibility and connectivity are increasingly influencing asset desirability.
ModeScore: Optimizing Location and Mobility
What Is ModeScore?
Established in 2024, ModeScore is a certification for both new and existing buildings that evaluates how well a property connects occupants to the broader transportation network and surrounding community.
While ActiveScore focuses on active transportation access at the building scale, ModeScore looks beyond the building scale to include factors such as:
Access to public transportation
Biking and walking trail networks
Electric vehicle readiness
Accessibility and mobility planning
Buildings that are well-connected to transit, active transportation routes, and nearby destinations can help:
Reduce reliance on personal vehicles
Support lower-carbon commuting options
Improve access to services, amenities, and workplaces
Why Does Access and Connectivity Matter for Real Estate?
As hybrid work becomes more common, organizations are increasingly focused on creating workplaces that employees want to use. Beyond the building itself, location and accessibility can play an important role in workplace satisfaction and attendance.
At the same time, residents continue to prioritize walkable neighborhoods, convenient access to amenities, and transportation options that reduce reliance on personal vehicles.
Recent research suggests that demand for connected, accessible locations extends across both residential and workplace environments:
| Demand Drivers for ModeScore | Supporting Research |
|---|---|
| Demand for walkable locations | 69% of Gen Z prefer living in a more walkable neighborhood with a shorter commute |
| Demand for safe active transportation networks | Between 2020 and 2025, protected bike lane miles in the U.S. grew from 800 to 4,400, a 450% increase. |
ModeScore Pilot Opportunity with Verdani
Verdani is currently seeking a limited number of clients interested in piloting ModeScore certification in 2026. This is a first-come-first-serve opportunity. Let us know your interest by October 1, 2026.
Whether for a single asset or a broader portfolio, pilot participants will have the opportunity to pursue certification at a significantly reduced cost while helping shape Verdani's ModeScore service offering.
Organizations interested in improving transportation connectivity, supporting tenant sustainability goals, or exploring transportation-related sustainability opportunities are encouraged to contact our team to discuss participation.
Bottom Line for Employers and Owners
While ActiveScore and ModeScore evaluate different aspects of transportation, both certifications help owners align real estate assets with evolving expectations around mobility, sustainability, and workplace experience.
For tenants and employers, these certifications can help support:
Healthier, more convenient, and lower-carbon commuting options
Improved workplace accessibility and employee experience
Enhanced employee well-being and organizational sustainability goals
For owners and investors, these certifications can help support:
Alignment with growing demand for walkable and transit-connected locations
Greater asset differentiation in markets that increasingly prioritize health, wellness, and active lifestyles
Tenant sustainability goals related to commuting, transportation emissions, and EV adoption
Key Takeaway: Together, ActiveScore and ModeScore provide complementary frameworks for evaluating transportation infrastructure and connectivity, helping owners create assets that are healthier, lower-carbon, and better aligned with how people move through communities today.
How are these certifications different from traditional green building certifications?
Traditionally, green building certifications have focused on resource efficiency, emissions reduction, and sustainable building operations.
Today, tenants and occupiers are placing greater value on the human experience of buildings and communities, elevating the importance of health, accessibility, and mobility in leasing decisions and asset performance.
Fitwel, ActiveScore, and ModeScore complement traditional green building certifications like LEED by highlighting the value of these occupant-focused factors. They are also adaptable, lack prerequisites, and offer lower barriers to entry in terms of both cost and effort.
Fitwel, ActiveScore, and ModeScore complement traditional green building certifications like LEED by highlighting the value of these occupant-focused factors. They are also adaptable, lack prerequisites, and offer lower barriers to entry in terms of both cost and effort.
Do these certifications require major capital investment?
Not typically. Many improvements can be achieved through operational changes, occupant engagement, policy updates, and targeted infrastructure upgrades rather than major capital projects.
How long does the certification process typically take?
In general, ActiveScore and ModeScore are designed to be faster, simpler, and more specialized than Fitwel.However, Fitwel provides a more robust assessment of healthy building strategies.
Fitwel generally requires a more comprehensive review process due to its broader focus on occupant health and building performance but can be completed in approximately seven months.
ActiveScore and ModeScore are often completed within nine weeks.
Each certification offers volume certification pathways that allow multiple assets to be certified at once. This approach often makes the process more efficient than pursuing certification on an asset-by-asset basis.
Are these certifications relevant for GRESB?
Yes. Green building certifications can contribute to GRESB certification points and demonstrate implementation of sustainability initiatives at the asset level.
Fitwel qualifies for full certification coverage under GRESB.
ActiveScore contributes Partial Minus certification coverage under GRESB.
ModeScore (which also includes ActiveScore) can contribute up to 60% certified floor area coverage for an asset, equivalent to a Partial Plus outcome. ModeScore certification is designed to be expedited (see FAQ above), making it a practical option for organizations preparing for upcoming GRESB reporting cycles.
Can these certifications support other certification programs?
Yes. Many of the strategies implemented through Fitwel, ActiveScore, and ModeScore can complement broader sustainability efforts and help buildings earn credits for certifications such as LEED, BREEAM, IREM CSP, and WELL.
For example:
Achieving ModeScore Gold or Platinum can help support documentation for BREEAM’s transport-related credits.
Achieving ActiveScore at the Gold level can support the WELL Movement concept.
Why is Verdani focusing on ModeScore rather than ActiveScore?
Since ModeScore automatically includes ActiveScore, it provides a more comprehensive assessment of both building-level transportation infrastructure and broader transportation connectivity through a single certification process.
Health, well-being, and accessibility are increasingly influencing tenant demand, leasing performance, and asset value. Yet many owners lack visibility into how well their assets perform across these priorities.
Consider the following questions:
Where would improvements in health, well-being, and accessibility deliver the greatest return in terms of leasing performance, tenant retention, or asset value?
To what extent do your buildings support active transportation, including safe and convenient access for walking and cycling?
How well are your assets connected to transit, amenities, and surrounding destinations that influence tenant demand and employee experience?
Do you have credible third-party validation or data to communicate this value to tenants, investors, and other stakeholders?
If these questions are difficult to answer, it may indicate missed opportunities to improve performance, strengthen asset differentiation, and better communicate value to key stakeholders.
If these questions are difficult to answer, it may indicate missed opportunities to improve performance, strengthen asset differentiation, and better communicate value to key stakeholders.
The next step is identifying where opportunities exist across your portfolio and determining which strategies and certifications can best support your goals.
To identify opportunities to improve health, mobility, and accessibility, explore Verdani’s Green Building Certification offerings.
How Verdani Helps Owners Drive Performance with Certifications
Healthy building certifications such as Fitwel, ActiveScore, and ModeScore help owners demonstrate a commitment to occupant health, well-being, and accessibility. As demand for healthier and more connected buildings grows, these certifications can help strengthen asset differentiation and support portfolio performance.
Verdani helps clients determine which certifications are the best fit for their assets and objectives. Through feasibility assessments, certification planning, and ongoing guidance, we help integrate certifications into broader sustainability strategies and reporting frameworks such as GRESB and PRI.
The result is a clear certification roadmap that aligns the right certifications with the right assets while making certification management more streamlined and hassle-free. By embedding certifications within broader sustainability and asset management strategies, owners can strengthen investor alignment, improve building performance, and maximize value.
Authors and Reviewers
Samantha Varela Shireman
ASSOCIATE DIRECTOR OF CERTIFICATIONSSamantha is an Associate Director of Certifications specializing in project management of LEED for New Construction, WELL, IREM CSP, and Fitwel certifications. She has over eight years of experience in the sustainability and green building industry, working in the areas of third-party certification management and performance. While at Verdani Partners she has worked with several large CRE clients, leading portfolio-wide certification programs and managing cross-functional teams and consultants to deliver measurable sustainability results. Samantha is also the Chair of Verdani’s New Development Committee. She holds a B.S. in Sustainability and the Built Environment from the University of Florida.
Carli Schoenleber
SENIOR COMMUNICATIONS MANAGER, CONTENT & ENGAGEMENT SPECIALISTCarli is a Senior Communications Manager at Verdani Partners, where she leads thought leadership, chairs the Engagement Committee, and serves as primary author for Verdani's nonprofit, the Verdani Institute for the Built Environment. With over a decade of experience in the sustainability field, she bridges research and communications to translate complex issues into persuasive messaging and actionable strategies that drive business value and positive impact. Carli holds a B.S. in Environmental Science, Policy, and Management from the University of Minnesota and an M.S. in Forest Ecosystems and Society from Oregon State University.
Allie Wright
SENIOR CERTIFICATIONS COORDINATORAllie is a Senior Certifications Coordinator at Verdani Partners specializing in project management for LEED and Fitwel certifications. She has over five years of sustainability experience, working across diverse roles in urban greening, local and state-wide policy, and stakeholder engagement. Allie is passionate about incorporating biodiversity in the urban environment. She holds an M.S. in Sustainability from Arizona State University and a B.S. in Environmental Management and Protection from Cal Poly San Luis Obispo.
Michael Kloha
ASSOCIATE DIRECTOR OF CERTIFICATIONSMichael is an Associate Director of Certifications specializing in project management of LEED O+M, Fitwel, IREM CSP, and BREEAM certifications at Verdani Partners. He has over a decade of experience in the sustainability and urban planning fields, working in the areas of consulting and local/regional government. He holds a B.A. in Environmental Systems (Policy) with an Urban Studies and Planning minor from the University of California, San Diego (UCSD).
Copyright © 2026 Verdani LLC. All rights reserved. The information contained within this publication was developed using Verdani’s general professional judgment. This publication was prepared without reference to any specific property or scenario and is not intended to substitute for the professional advice of an attorney, engineer, or other climate change professional. Content and data subject to change. Similar outcomes are not guaranteed based on prior results. Neither Verdani LLC nor its employees or agents can be held responsible for the use or misuse of the information contained herein, and Verdani LLC hereby disclaims any liability for damages arising from the use of this information, including without limitation, direct, indirect, or consequential damages including personal injury, property loss, loss of revenue, loss of opportunity, or other loss.
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