Home Quality Mark /

HQM ONE

Information correct as of 23rdApril 2024. Please see kb.breeam.com for the latest compliance information.

’02 Approved Document Q compliance’ - KBCN1277

Where a development in Wales registered on or after after the 1 November 2018 complies with the new Approved Document Q for Wales, the minimum requirement in '02 Approved Document Q compliance' can be deemed to have been met. Where this is the case, when completing an assessment in BREEAM Projects, select 'yes' to 'Approved document Q compliance' and in the comments part please add that it is Approved Document Q for Wales that has been complied with.  

‘Safe pedestrian routes’ – Definition and note - KBCN1481

The note below, found within the 'Safe pedestrian routes' definition, has been corrected. Please refer to the bold text within the note and corrections below: 'Pedestrian routes that are outside of the development site and therefore not within the control of the developer do not need to meet the above requirements. However it must be demonstrated that there is a pedestrian route, which is not shared with vehicular traffic, from the site boundary to the transport node (for example via pavements, footpaths, pedestrian crossings). The route shall be signposted.' 'the transport node' should be replaced with 'any relevant amenities recognised within this Issue'. 'The route shall be signposted.' should be replaced with 'The route should be appropriately signposted within the development boundary'

01 Occupant’s life cycle cost report: crit 2 - KBCN1656

Crit 2 currently says: An Occupant's report, based on the most up-to-date LCC analysis (see crit 1), is available to potential occupants prior to a commitment to purchase. However Crit 2 should say: An Occupant's report, based on the most up-to-date LCC analysis (see crit 1), is available to potential owner prior to a commitment to purchase. This will  be corrected in the next reissue of the technical manual.

02 Energy and temperature monitoring-sampling - KBCN1657

Sampling can be undertaken. At least 1 home or a representative selection of homes per group of homes must be sampled. A group of homes will each have the following:      

03 Construction record: crit 5.b. - KBCN1655

Crit 5.b. currently says: The record is available to: Occupants on request, as part of any visual defects inspections and when moving in. It needs to be available for the duration of the building warranty in place. However Crit 5.b should say: The record is available to: Potential owners on request, as part of any visual defects inspections and when moving in. It needs to be available for the duration of the building warranty in place. This will be corrected in the next reissue of the technical manual.

03 Private space – Storage sheds and bin stores - KBCN1518

Storage sheds and bin stores must be excluded when calculating 'private external space'/'private space'. Such spaces do not meet the aim of the issue, which is 'To provide occupants with access to outdoor recreational space, promoting community spirit, activity and wellbeing.'  

Access to HQM Logos, Marks and Badges - KBCN0995

All licensed HQM assessors should have access to the HQM ‘Logos, Marks and Badges Folder’ via BREEAM Projects

Accessible and adaptable design in Scotland - KBCN1278

For the purpose of criterion 4, developments in Scotland can demonstrate compliance by meeting the requirements of the local equivalent standard, as referenced within the relevant clauses in Section 3: Environment and Section 4 Safety of the Building Standards technical handbook 2017: domestic buildings. Where higher requirements have been set by the local authority, the home meets those requirements.

 

Accreditation – sampling and testing laboratories - KBCN1337

Analysis / testing laboratory NC 2016 or newer: Where an organisation used for the analysis of indoor air or emissions from building products is not accredited to ISO/IEC 17025, the organisation must be accredited, either by a national accreditation body, or by a member of any one of the following accreditation groups: European Cooperation for Accreditation International Accreditation Forum International Laboratory Accreditation Cooperation The accreditation must specifically cover the analysis of indoor air or emissions from building products. Other schemes: Accreditation to ISO/IEC 17025 is not required in the criteria. However, this KBCN has been applied to encourage a consistent approach towards accreditation. Accreditation by a national or internationally recognised organisation helps to ensure rigorous, consistent and reliable testing results. Sampling organisation If another organisation carries out sampling on behalf of the analysis / testing laboratory, this organisation does not need to be accredited to the above. However, they must provide a brief report justifying: This report is provided to the BREEAM assessor and submitted as supporting evidence for this issue. 
31-Oct-2022 Wording clarified. Scheme applicability updated.
10-Oct-2022 Title amended for clarity. Scheme applicability updated.
24-May-2022 Updated to differentiate between sampling and analysis requirements. 
07-May-2021 Added clarification regarding alternative qualifications. 
10-May-2021 Updated scheme applicability.

Accredited Access Consultant: alternative accreditations/schemes that are compliant - KBCN1638

Being a Design Council Built Environment Expert (Access) is sufficient to demonstrate competence and satisfy the definition of an Accredited Access Consultant.

Accuracy of life cycle cost projections - KBCN1295

The aim of LCC credits is to encourage homebuilders into identifying enhanced and value-added design and specification to improve the overall quality of the building stock. The design appraisals can help improve upon the design and specification selection should initial projections be too high. HQM LCC credits are not intended to be used for comparison between developments, given the differences in assumptions made in each appraisal. With the introduction of this credit into the HQM, it is expected that projections on durability of elements/ components and forecast for maintenance and operation will improve industry knowledge. This will also encourage transparency in the industry and this credit aims to encourage knowledge-transfer of best practice.

Adding rows to the Energy Reporting tool - KBCN1441

After entering the first product, fill out the row beneath it with the details of another product and a row will automatically be added.

AI calculation – changes to public transport services during the assessment - KBCN1527

The AI is calculated as part of the design stage transport analysis and its value relates to the site location and to informing transport-related design decisions. This must be based on current information, including any planned and publicly-notified changes at the time the transport assessment is carried out. This should be used as the AI benchmark for the assessment. Where later, unforeseen changes to public transport availability are implemented before post-construction certification, the AI benchmark should not be updated at post-construction stage. Assessments should not be disadvantaged by, or benefit from such changes.

Aligning with other relevant requirements - KBCN1320

If existing solutions conflict with requirements for the Aftercare criteria but it is believed that the criteria intent is being met, please contact BRE Global for consideration.

Alternative certification schemes LZCTs options - KBCN1314

Where Microgeneration Certification Scheme (MCS) or CHPQA certification is not available, the design team must investigate the availability of alternative accreditation schemes in line with the Directives listed in the LZCT definition of the Decentralised Energy issue, or an equivalent country or regional directive or standard. Where an alternative accreditation scheme exists it should be used for the purpose of verifying compliance of the specified LZCT. If no alternative accreditation scheme exists, the design team must demonstrate they have investigated the competence of the installer selected to install the LZCT and are confident that they have the skill and competence to install the technology appropriately.

Balcony is an irregular shape - KBCN1391

Where the balcony is not of a standard rectangular shape, this is acceptable as long as it is of a sufficient size to accommodate a small table and sufficient number of chairs for each occupant. This needs to evidenced in the HQM assessment. Additionally, where private space credits are awarded, the HQM assessor must be satisfied that the proposed balcony is in keeping with the aim and benefits of the issue for the occupants of the home.  

batch upload of HQM SAP XMLS - KBCN1428

There is a bulk HQM SAP xml upload feature at the start of an HQM assessment within the BREEAM Projects tool within the 'Homes' section.

Bristol Transport Access Level (BrisTAL) - KBCN1426

The Bristol Transport Access Level (BrisTAL) method provides a way of measuring the level of public transport connectivity within the city of Bristol. It is derived from the Public Transport Accessibility Level (PTAL) approach used by Transport for London. As such, the ‘Access Index (AI)’ output from BrisTAL can be used as evidence of compliance against the BREEAM and HQM Accessibility Index requirements.  Please note that project teams must ensure that they use the version of the BrisTAL that is current at the time the transport assessment is undertaken. This is available here: https://maps.bristol.gov.uk/pinpoint/ 
03 08 2022 - Updated to clarify that the dataset used must be current at the time of the transport assessment, but this does not need to be updated at post-construction stage

Broken chain of custody for legally harvested timber - KBCN1321

The Government website referred to in the ‘Legally harvested and traded timber’ definition in the Responsible sourcing issue, provides the necessary guidance for demonstrating compliance with the prerequisite for this issue, which follows the Central Point of Expertise on Timber (CPET) report on the UK Government Timber Procurement Policy. The ‘Timber Procurement Advice Note (TPAN)’ provides a checklist (Annex E) for evidence of certified timber (category A evidence). You can find this here: https://www.gov.uk/government/publications/timber-procurement-advice-note-tpan-comply-with-tpp Annex F of this document gives further guidance if the supplier isn’t directly certified and there is a broken chain of custody. It notes that ‘As soon as ownership of products is taken by a non-CoC-certificate holder, the products cease to be 'certified'. However, if the evidence is credible, you can make a claim of legal or sustainably sourced products.

Build to rent projects – Building warranty - KBCN1558

For build to rent projects, latent defects insurance can be used to meet crit 1.

Building assessed as part of a larger development - KBCN1313

Where the building under assessment forms part of a larger development and either a new or existing low or zero Carbon technology (LZCT) installation is provided for the whole site, then the amount of LZCT energy generation counted for in this issue, and subsequent CO2 emissions saved, should be proportional to the building’s energy consumption compared to the total energy consumption for the site.

Changes to CCS – January 2022 - KBCN1500

UKNC2011, UKNC2014, RFO2014 and Domestic Refurbishment 2014 schemes: In response to the 2022 changes to the structure and scoring in the CCS, the adjusted points for credits are as follows for each of the three new sections (Community, Environment, and Workforce): One credit requires a minimum of 9 points per section and 27 overall. Two credits require a minimum of 11 points per section and 35 overall. Exemplary credit requires a minimum of 13 points per section and 39 overall. UKNC2018, UKNCV6 and HQM ONE schemes: No changes have been made to the criteria or the requirement to demonstrate compliance with items g, p and q for the exemplary credit. GN33 has been updated to demonstrate the mapping of the updated CCS to these schemes, see KBCN1215. For assessments not following CSS, the criteria remain unchanged. More information on the changes to the CCS scheme are outlined on the CCS website. 
12-Apr-2023 - Updated to clarify the applicability of the new guidance.
28-Feb-2023 - Note updated to refer to the updated version of GN33.
29-Apr-2022 - Note added to clarify that this information supersedes the requirements in the technical manuals.
25-Mar-2022 - Updated to provide the new scoring requirements for BREEAM standards.

Classifying lines of trees not part of a continuous hedge - KBCN1333

Lines of trees (where not part of a continuous hedge) should be considered as an area-based habitat, rather than a linear habitat. Please see the ‘Individual Trees and Lines of Trees’ section in Guidance Note 36 for details on calculating this. Appendix A of GN36 version 0.0 implies the opposite, however this is an error and will be corrected in future updates.

Commissioning – Role of Specialist commissioning manager - KBCN0604

The specialist commissioning manager for a complex system must be a specialist contractor and not a general sub-contractor. They must be on hand to independently verify the work carried out by whoever installs the system. In principle, it is possible for the specialist commissioning manager to be from the same organisation as the main contractor provided any conflicts of interest have been declared and records show how they have been managed to provide confidence that commissioning will be carried out appropriately. The separate roles of the main contractor and specialist commissioning manager are so that the installation and commissioning are carried out independently by different parties.

Commissioning certificates – evidence - KBCN1311

Certificates demonstrating compliance with any relevant standards are acceptable for the commissioning criteria, where they cover all the systems referred to in the criteria (hot water, heating, ventilation etc.) and any relevant commissioning best practice guidance has been complied with. The ‘commissioning best practice guidance’ outlines how to carry out commissioning for various different systems that may be present. Some of the guidance is more appropriate for complex systems and often won’t be relevant. The person or persons carrying out the commissioning activities is expected to be familiar enough with the standards referenced, to determine the ones that are relevant to the systems they are commissioning.

Communal refuse chutes – Apartments over five storeys - KBCN1108

For apartments over five storeys where communal chutes are being used, these should be compliant with BS 1703:2005 Refuse chutes and hoppers – waste should be carried no more than 30m from the home entrance (excluding vertical distance).

Communal ventilation system - KBCN1388

A communal ventilation system is acceptable as long as it meets the requirements in the HQM manual. In terms of maintenance, if it is not possible for the home occupants to carry out system maintenance themselves due to the type of system installed we would need a statement from the professional designing the system stating this. Instead, any specified ventilation system requiring maintenance must be designed to allow building services engineers to easily complete the work in a safe manner in accordance with manufacturer’s instructions and any other safety regulations, to prevent systems becoming redundant or being unable to function to their designed intention.

Complex Systems - KBCN1617

These include, but are not limited to all communal systems with a centralised plant, systems that provide combined services (e.g. HVAC systems) and complex passive ventilation systems.

Compliant test body – alternative compliance route using a Suitably Qualified Acoustician - KBCN1412

Where acoustic testing and measurement has not been performed by an organisation or individual that meets the definition of a compliant test body, compliance with this requirement can still be demonstrated where a Suitably Qualified Acoustician has reviewed the relevant test report(s). The test report must: a) Be countersigned or authorised by a Suitably Qualified Acoustician b) Include a clear statement that the acoustic testing and measurements have been carried out in accordance with the BREEAM or HQM testing requirements AND c) Include evidence that the verifier meets the definition for a Suitably Qualified Acoustician within the relevant BREEAM or HQM technical manual

Connection during handover not possible - KBCN1319

Where it is not possible for occupants to have access to broadband, telecommunications, TV or data services, when moving in, due to unavoidable delays, temporary measures need to be taken to ensure occupants are given temporary access until full connection is available (e.g. via dongles). This needs to be agreed between the developer, network infrastructure provider and internet service provider where applicable.

Construction inspections and record evidence for homes - KBCN1284

For design stage, something like a clear policy and commitment should be acceptable as long as it shows that it will cover the scope of checks in the inspections and completion issue and any other relevant criteria. For post-construction stage, it is appreciated that although evidence should be thorough, too much detail may not always be helpful or feasible. Evidence does not need to show every detailed check made but it does need to show that these checks have been made for every assessed home. The purpose of the minimum requirements for 'construction inspections' and 'construction record' is to ensure consumers can trust HQM-certified homes have been built and finished to a high standard, which is essential to the value of HQM. With this in mind, a sample should be acceptable to show the detailed checks carried out for the construction record criteria as long as evidence also shows that the same checks are being made for every single home being assessed (this could be in a more summarised format). In particular, occupants need to have access to the full construction records for their own particular home if they want it and evidence needs to show that all homes have been checked to the extent required for the construction inspections minimum requirement (see relevant criteria in the manual). In general, we try to make evidence requirements flexible and not overly prescriptive wherever possible, particularly for issues with new content like this one. This is to avoid the unnecessary generation of evidence for the sole purpose of HQM and to recognise existing evidence sources that are available, which can be provided in various formats. As the assessor, you need to be satisfied that the evidence supplied sufficiently demonstrates that the aims of these criteria are being met. The format of evidence is flexible as long as it clearly demonstrates the outcome for each criterion is being met in practice. 

Converting energy consumption into kWh/annum from new EU energy labels - KBCN1462

To convert the energy consumption from new EU energy labels into kWh/annum, the following guidance should be followed: Dishwasher: multiply kWh/100 cycles figure on EU energy label by 2.8 to get kWh/annum Washing machines and washer dryers: multiply kWh/100 cycles figure on EU energy label by 2.2 to get kWh/annum Ovens: multiply kWh/cycle figure on EU energy label by 286 to get kWh/annum 
25 Aug 2023 - Correction to 'typo error' for dishwasher conversion factor - previously shown as 2.08, now corrected to 2.8

Cycle spaces – Compliant types of storage - KBCN0257

Due to the number of different types of cycle storage facility available and the variation in site conditions, BREEAM New Construction is less prescriptive about the dimensions and type of cycle parking which can be used to demonstrate compliance. The Assessor is expected to exercise their professional judgement to determine whether the cycle parking spaces meet the aims of the Issue and the requirements listed in the compliance notes. BREEAM is used to certify buildings, not products. Cycle parking systems cannot, therefore, be considered inherently 'BREEAM compliant'. These must be assessed in context with reference to their location and the intended user profile.   
29/01/2024-made applicable to HQM

Cycle storage – provided in a garage or shed - KBCN1562

Cycle storage in a garage Where cycle storage is provided in a garage, adequate space must be provided to store both the bicycle(s) and the car(s) at the same time. For double garages, it must be assumed that each garage space is occupied by a car. Storage areas above must be added to the typical minimum garage sizes below: • 2.4 m × 4.9 m for a single garage • 5 m × 5.2 m for a double garage Cycle storage in a shed Where cycle storage is provided in a shed, adequate space must be provided to store both the bicycle(s) and garden tools at the same time. A minimum of 1m2 is required for garden tools. Additional space required for cycles The minimum storage area required to store cycles on the floor, as defined by the New Metric Handbook, which includes space to allow the cycles to be moved independently. Where a proprietary storage or hanging system is provided, the space requirements are flexible but the system must allow each cycle to be removed independently and meet all other criteria. 
The technical manual will be updated accordingly at the next re-issue.

Decorative gas/ethanol fires - KBCN1301

Although fires may be decorative, if they are permanent features of the home that burn fuel to produce heat, they will have an impact on local air quality. They should be assessed in the Impact on Local Air Quality issue.

DEFRA Small Sites Metric (SSM) - KBCN1614

The Small Sites Metric (SSM), the simplified version of the DEFRA Biodiversity Metric 4.0, cannot be used as a means of assessing Biodiversity Net Gain in BREEAM. We will consider accounting for the SSM in future versions of all BREEAM Schemes. The calculation methodology in GN36 is based on the full version of the DEFRA Biodiversity Metric. 

Design Stage evidence requirements when a contractor has not been appointed - KBCN1231

Where a contractor has not been appointed at the time of the design stage assessment, a contractually binding document, such as the Employers Requirements, may be used as evidence to demonstrate that the criteria will be met. Ultimately, the assessor should satisfy themselves that the evidence provided at design stage ensures that the criteria will be met later on in the project.

Determining the number of bedspaces in a home - KBCN1300

The number of bedspaces the home is designed for should be determined using the Nationally Described Space standard. The size of the bedroom should be compared with the technical requirements in section 10 and used to define the number of bedspaces.

District heating connected after post-construction stage - KBCN1312

For HQM, at design stage, it may be acceptable to assume a network will be implemented and used by the assessed home, at completion if appropriate design-stage evidence demonstrates this, even if the system is not implemented at the time of the design-stage assessment. At post-construction, evidence would need to be revised and re-submitted based on what has happened in practice. In most cases the district heating network would need to have been installed and connected to, in order to use this system as part of the home’s energy calculations for the Energy and Cost issue, and to demonstrate installation of LZCTs in the Decentralised Energy issue. However, there is a possibility that time-frames could be flexible depending on the specific scenario being considered, which are judged on a case by case basis. To be considered, a technical query needs to be raised, with detailed information about the project including: location, size, whether it’s mixed-use or a phased development, type of network being connected to, time-frames of the connection and justifications for these, and the assurances that will be in place to ensure this happens in-practice. If it is not possible to provide this information during the design stage, this can be raised later but please be aware that there is a risk that credits achieved at design stage may be lost at post-construction stage, if the network is not connected to as planned. If this does happen, the ‘infrastructure’ criteria in the Decentralised energy issue may still be applicable if adequate infrastructure is installed by post-construction stage, which can be used to connect the home to LZCTs in the future, in line with any relevant criteria (e.g. feasibility study, CN4 etc.). In terms of how this works for BREEAM, it is possible that connection after post-construction could be acceptable, if the development is part of a larger or mixed-use project where the centralised services provision only becomes viable at a later phase and there are robust, legally enforceable routes to ensuring delivery of them to a set timeline. Evidence would need to be reviewed at post-construction stage on a case by case basis, in line with KBCN0267.

Ecological enhancement implementation time-frames - KBCN1196

At the Post Construction Assessment stage of large or phased developments, for example, some ecological enhancements may not have been completed. This may include features which are to be added at a later date in the appropriate planting season. In such cases, it is acceptable to provide evidence from the client or principal contractor confirming that the enhancements will be completed within an appropriate period, advised by the SQE.

Ecology dependency diagrams - KBCN1456

These dependency diagrams show how ecology prerequisites and credits interact across issues in the ecology category. UK New Construction UK NC ecology dependencies rev 0.0 Applies to: Home Quality Mark HQM V6 ecology dependencies rev 0.0 Applies to: 
30-Aug-2023 - HQM ecology dependency diagram added. Title and scheme applicability updated.

Electric vehicle charging points – Communal parking – fast-charging infrastructure - KBCN1480

For 0.25 points, compliance may be demonstrated by installing all the necessary fast-charging infrastructure and not the EVCP itself, i.e. capacity in the connection to the local electricity distribution network and distribution board (minimum 7kW to each EVCP). Additionally, sub-surface ductwork to receive cabling to parking spaces must be installed, thus enabling the simple installation and activation of charging points at a future date.

Emissions from products – Guidance Note 22 (GN22) - KBCN0719

Latest version: v2.8, January 2024 Within the Health and Wellbeing category of several BREEAM schemes, credits are awarded for specifying materials that minimise emissions from building products of formaldehyde and volatile organic compounds (VOCs). The criteria involve meeting emission level performance requirements in accordance with compliant performance and testing standards. Guidance Note 22 (GN22) lists schemes that show equivalent or better performance than the current BREEAM and HQM criteria, and therefore can be used to demonstrate compliance with the criteria. This document should be read in conjunction with the relevant assessment issue guidance provided in the appropriate BREEAM or HQM technical manual. The guidance note contains two tables: Download Guidance Note 22 View all Guidance Notes on BREEAM Projects (licensed assessors only) 
01-Feb-2024 - Updated for release of GN22 2.8
31-Jan-2023 - Updated for release of GN22 2.7 
10-Oct-2022 - This KBCN merged with KBCN0646. Title amended to align with standard KBCN naming format for clarity and consistency. Made applicable to UK and International NC V6.
25-Jan-2019 - Link to Guidance Note updated
12-Mar-2018 - Link to Guidance Note updated

Emissions from products – scope of assessment - KBCN0212

General This issue covers any product installed or applied inside the inner surface of the building’s infiltration, vapour or waterproof membrane. Where this membrane is not present, it applies to the inside of the building envelope’s interior-facing thermal insulation layer. Only products that are installed or applied in parts of the building where their emissions are likely to affect indoor air quality need to be assessed. Paints and coatings Any decorative paints and varnishes that occupants are exposed to should be assessed. This is likely to include paints and coatings applied to walls, ceilings, floors, doors, etc. Whole products A finish applied to a product in the factory is assessed as a whole product, and not separately as a paint or coating. For instance, a wood panel has a finish applied in the factory. The whole panel, including all the elements that make up that panel, would need to comply with the requirements set for wood panel products in this issue. The finished product as a whole must meet the performance requirements / emission limits set in the manual. 
11-Oct-2022 - Title amended for clarity and consistency. Content merged with KBCN0871.
10-Oct-2022 - Wording simplified. Scheme applicability updated.
16-Jun-2017 - Title and general principle amended to extend the applicability of the KBCN to all finishes. Paints specified for specialist applications covered in KBCN0872.
 

Emissions from products – specialist paints and coatings - KBCN0872

Where a paint or coating falls within: then the paint or coating must be assessed. Specialist paints and coatings are exempted from meeting the emission limits where there are no alternative products available that can perform the function, and still meet the emission limits. This must be clearly evidenced. 
27-Oct-2022 Wording clarified. New compliance principle added from UKNC V6.
10-Oct-2022 Title amended for clarity. Scheme applicability updated.
13-Mar-2020 KBCN amended to clarify exceptions and applicability.
16-Jun-2017 Content merged with KBCN0212.

Erratum – Minimising airborne TVOCs (total volatile organic compounds) from all sources - KBCN1397

The benchmark for 4.1 Criterion 10 should reads as follows: The TVOC concentration in indoor air is measured post construction (but pre-occupancy) and does not exceed 0.5 mg/m3 (500 µg/m3), averaged over 8 hours.(41) Reference 41, HM Government Approved Document F Ventilation 2010, sets a lower threshold, however for the purposes of HQM One, the threshold stated above is correct. This will be corrected in the next reissue of the technical manual.

Erratum – ‘Communal space’ definition – 2.5 Recreational Space - KBCN1365

There is a discrepancy in the manual between crit 4 and the ’Communal space’ definition (for HQM ONE manual SD239 Issue 0.0). In the definition it states that the minimum Communal space required for all developments is 50m2. This is a typo, the definition should say: Space that is accessible to the occupants of several homes and clearly associated with the development. Each individual space contributing to the total area of communal space should be over 20m2.  

Erratum – Accessibility Index – HQM Transport calculator - KBCN1276

The Accessibility Index in the HQM Transport calculator is based on the availability of public transport during peak times only. Wording in the manual should read as follows: Criterion 2.c should read as follows: The average number of services stopping per hour at each compliant node during peak times.  The Methodology for 'Calculating the average number of services' should read as follows: For the purpose of the calculation, the frequency of public transport is the average number of services per hour. This is calculated by determining the number of stopping services at the node during peak times, divided by the number of hours within that period.   

Erratum – Credits for ‘Discharges directly to a tidal estuary or the sea’ - KBCN1371

There is a typo within the following sentence (within 'Methodology'): 'crit 2–crit 5 can be deemed to be met and 12 credits achieved by default if the site discharges rainwater directly to a tidal estuary or the sea.' It should say 'crit 2–crit 5 can be deemed to be met and 14 credits achieved by default if the site discharges rainwater directly to a tidal estuary or the sea.'

Erratum- Representative sampling of indoor air - KBCN1645

There is a discrepancy in the manual within the methodology section ‘Representative sampling of indoor air’. Please refer to the below instead: Sample of indoor air principles Sample strategy for developments The sample size can be modified to suit the developments specific environment and design if recommended by the accredited organisation undertaking the sampling. In this case a suitable sampling strategy must be produced that outlines the different groups outlined above, the rate of sampling per group type and how the sampling strategy still meets the intended requirements of the issue. Justification for the sample group types The Formaldehyde and TVOC concentrations are predominantly influenced by emissions from internal finishes and fittings. The concentrations of the emissions will depend on the source volume, the source rate, the room volume and the ventilation rate. This can be different based on size, type and layout of the building. In addition, the location of the homes should be taken into account as post-construction testing can be influenced by when the home was completed, with homes finished first having a lower emission rate, by external emission factors such as proximity to a road and a variety in ventilation strategies for homes in different locations such as in a high rise building.

This will be corrected in the next reissue of the technical manual.

Erratum-03 Post-construction testing - KBCN1583

There is an error in the manual in table 55. Where it states the testing method is 'airtightness testing', the requirement is incorrect, it should not state 'crit 4' but 'crit 6' instead.

Erratum-HQM Charter - KBCN1608

The following text was included in the HQM ONE manual in error: The HQM charter and details regarding the support and assurances provided as part of this, including what to do if the charter is breached. The above is not required.  

Erratum: ‘Cycle storage requirements’ definition - KBCN1641

There is an error in the dimensions in point 1. 2. and 3 of the 'Cycle storage requirements' definition as follows: The distance between each cycle rack and surrounding obstructions(e.g. walls) allows for bikes to be easily stored and accessed. Cycle racks must be a minimum of: 1. 2m long ×0.75m wide for one bike. 2. 2m long ×1.5m wide for two bikes. 3. 2m long ×2.5m wide for four bikes. Please refer to KBCN0257 instead of the above.

Evidence for ’04 Detailed monitoring and reporting’ at design stage - KBCN1232

The evidence requirements associated with ‘04 Detailed monitoring and reporting’ for Design Stage in both the 'Construction Water and Energy Use' are incorrectly formatted and should appear in the Post-Construction Stage column. For design stage evidence requirements, please refer to KBCN1231 'Design Stage evidence requirements when a contractor has not been appointed'

Evidence requirements – responsible sourcing of materials at post-construction - KBCN1599

Whilst the UK BREEAM manuals are less prescriptive in the evidential requirements to allow flexibility, to ensure consistency across the schemes, it is expected that robust evidence should be provided to verify the source of any certified materials and how the assessor has confirmed the products and manufacturers used. Evidence supplied at post construction stage must reflect the completed building and confirm the responsibly sourced materials that have been procured and installed on the project. Supporting documentation is required to validate letters of confirmation or schedules of materials. Evidence provided could include proof of purchase, for example, invoices, delivery tickets, purchase orders or correspondence from suppliers. This may be an example for each material sourced, rather than every delivery ticket for instance.  Alternatively, evidence of the use of the responsibly sourced materials may include as-built drawings, O&M documentation or site photographs.

External water consumption - KBCN1296

The total water consumption should include external water consumption in the same way as it is for building regulations purposes ( i.e. assumption of 5l/p/d added to the internal water consumption calculated in the water calculator)  

Flexible handover visit - KBCN1322

Where appropriate, for the purposes of handover visits, it is acceptable to provide handover visits by offering demonstrations to groups of occupants per dwelling type, including showing a video, as long as a Q&A session is conducted in person afterwards, or similar.

Flood risk – Site situated across numerous flood zones - KBCN0532

Where a site is situated across more than one flood zone, the flood zone with the highest probability of flooding, i.e. the worst case scenario, must be considered for the purpose of the BREEAM assessment. An exception to this would be where the areas in the higher probability zone include only soft landscaping and it can be demonstrated that access to the building will be maintained in a flooding event. This is to ensure that the site has adequately managed the worst case scenario level of flood risk associated with the site's location.  
22/07/2022 Applicability to HQM One confirmed
07/03/2018 Updated to include circumstances where an exception may apply.

Foundation route – Identical blocks of flats - KBCN1565

For an assessment that is covering two, or more, identical blocks of flats, which share the same dimensions, flat types and design, the same “HQM Environmental Impacts of Construction Products” LCA excel file can be used for the identical blocks of flats. In the case where an assessor thinks that two blocks of flats are not identical but similar enough to be considered identical for the purposes of the LCA part of “HQM Environmental Impacts of Construction Products” excel tool, please send a technical query via the webform explaining why the blocks should be considered identical.

FRA more than 5 years old - KBCN1580

Where more than five years have passed since the FRA was carried out, to be able to use the FRA in your assessment evidence would be required to demonstrate that the basis of the FRA has not changed in that time.

FSC and PEFC Mixed Sources certified timber - KBCN00091

Products labelled: Meet the BREEAM responsible sourcing requirements. This means any such products: Products carrying the FSC Mix label contain at least 70% FSC certified and recycled material. These products may contain a small proportion of FSC Controlled Wood (KBCN00054). However for BREEAM compliance, the FSC Mix label is sufficient to meet our requirements. 
14-Mar-2024 - Wording clarified and expanded. Relevant prerequisites and requirements clarified. Scheme applicability updated.

FSC Controlled Wood - KBCN00054

The FSC Controlled Wood label minimises the risk that wood comes from illegal or controversial sources, however it does not eliminate this risk. Therefore, products which are: Do not meet the BREEAM definition of responsibly sourced. Where FSC Mix labelled products contain FSC Controlled Wood, see KBCN00091. This means that any such products: 
14-Mar-2024 - Wording clarified and expanded. Relevant prerequisites and requirements clarified. Scheme applicability updated.

Gardens finished - KBCN1328

The ‘finished and habitable’ requirement within the 'visual defects inspection' criteria is focused on ensuring occupants can move into a new home that is accessible, functional, comfortable and safe. As a minimum, any hard landscaping needed to access the home is in place.Soft landscaping may not be complete for the purposes of this criterion as long as the garden areas are capable of planting being done after occupants move in. For example, gardens are clear of building debris and adequate topsoil is present for planting.

GN18 BREEAM Recognised Responsible Sourcing Certification Schemes and BREEAM Scheme Applicability - KBCN0723

Latest version: v3.7, May 2023 BREEAM awards credits for responsibly sourcing construction products (typically under the Mat 03 issue) to encourage responsible product specification and procurement in construction. To achieve these credits, applicable specified products (as listed in the relevant technical manual) must be covered by an Environmental Management System (EMS) or a responsible sourcing certification scheme (RSCS) recognised by BREEAM. Guidance Note 18 lists the responsible sourcing certifications schemes recognised by BREEAM along with the relevant summary scores to be used in BREEAM assessments. Download Guidance Note 18 Download Guidance Note 18 v2.0 (licensed assessors only - optional for projects registered prior to release of v3.0 in September 2016) View all Guidance Notes on BREEAM Projects (licensed assessors only)

GN24 Demonstrating compliance with Mat 03 in BREEAM - KBCN0721

Latest version: v1.1, May 2022 Guidance Note 24 provides additional guidance to assessors and specifiers on demonstrating compliance with the criteria set out in Mat 03. It should be read in conjunction with the Technical Manual for the relevant assessment scheme. It covers: Download Guidance Note 24 (licensed assessors only) View all Guidance Notes (licensed assessors only)

GN33 – Evidence requirement clarification - KBCN1157

In Guidance Note 33 (GN33), BREEAM recognised responsible construction schemes are mapped against the 'Responsible construction management' criteria within the manual, in order to determine the degree of comparability. Table 2 in GN33 provides a mapping of the recognised schemes, the relevant scores and the BREEAM items ‘a-s’ which are achieved. Where items in the table have been 'ticked', the only evidence that is required is confirmation of the formal certification under the relevant scheme, in addition to the evaluation report. No further information is required to achieve these items. Where an item in the table has been 'crossed', this means that either, the responsible construction scheme does not demonstrate compliance with that BREEAM item, or that the score achieved is not high enough to confirm compliance with the item. Where a cross exists against an item, additional evidence will be required to demonstrate compliance with those items, (where credits are sought).   
28-Feb-2023 - Updated link for Guidance Note 33

GN33 has been updated - KBCN1282

Guidance Note 33 (GN33) has been updated with new mapping results following the 2022 update to the Considerate Constructors Scheme (CCS). A full description of the change can be found in the 'Schedule of changes' in GN33. 
28-Feb-2023 - Updated to refer to latest version of GN33 (v2.0, February 2023). This KBCN previously referred to the changes in GN33 v1.1. The full change history can still be found in the 'Schedule of changes' in GN33.

GN40 Reporting template for ecology assessment issues in BREEAM and HQM - KBCN1190

Latest version: v0.2, July 2022 Guidance Note 40 is an optional template to help Assessors relate information generated during a project to the latest ecology assessment issues in BREEAM and HQM. This document has been produced to support the assessment of these issues and should not be interpreted as criteria. If the Assessor chooses to use the template as evidence, then the Assessor, project team member, or appointed Suitably Qualified Ecologist must complete all relevant sections. The completed document can be used by the Assessor along with relevant project documentation to demonstrate compliance with BREEAM or HQM criteria. Download Guidance Note 40 View all Guidance Notes (licensed assessors only)

GN43 – Home Quality Mark: Energy and Cost - KBCN1438

The purpose of this guidance note is to provide a background to the calculation methodologies underpinning the awarding of credits in the ‘Energy and Cost’ issue in the Home Quality Mark (HQM) ONE. See full Guidance Note (licensed assessors only) See all Guidance Notes (licensed assessors only)

GN44 – Home Quality Mark Temperature Guidance - KBCN1439

This guidance note provides background to the calculation methodology that underpins the ‘HQM high temperature reporting tool’ and the ‘Temperature’ assessment issue in the Home Quality Mark technical manual (scheme versions: HQM ONE and Beta). See full Guidance Note (licensed assessors only) See all Guidance Notes (licensed assessors only)

Greater Manchester Accessibility Level (GMAL) - KBCN1394

The Greater Manchester Accessibility Levels (GMAL) method has been created to provide a way of measuring the density of public transport provision at any location within the Greater Manchester region. It is derived from the Public Transport Accessibility Level (PTAL) approach used by Transport for London. As such, the Greater Manchester Accessibility Index (GMAI) scores generated by the GMAL method can be used as evidence of compliance against the BREEAM and HQM Accessibility Index requirements. Please note that project teams must ensure that they use the version of the GMAL dataset that is current at the time the transport assessment is undertaken. This is available from the data.gov.uk website (https://data.gov.uk/dataset/d9dfbf0a-3cd7-4b12-a39f-0ec717423ee4/gm-accessibility-levels-gmal). 
02 08 2022 - Updated to clarify that the dataset used must be current at the time of the transport assessment, but this does not need to be updated at post-construction stage

Green roofs – habitat distinctiveness - KBCN1332

In GN36 Appendix C - Habitat Type Classification and Reference Index the distinctiveness types which have been set for Extensive and Intensive green roofs in part relate to ‘likely’ planting taking into consideration possible options for these roofs. Taking into consideration evolving and changing practices around green roofs (and generally relating to habitat classification) notes A&B in GN36 Appendix C provide the ecologist with the flexibility to use their professional judgement to use alternative information / classification as long as this is justified. As such, whilst the distinctiveness levels set in Appendix C should be used in normal circumstances, where the ecologist can provide evidence/justification for doing so, they can specify the distinctiveness of the green roof based specifically on the planting that has implemented on that project.

Habitat classification – Assigning a different classification to that specified in GN36 - KBCN1515

Where the SQE provides written confirmation and robust justification that a particular feature should be assigned to a different habitat classification, the assessor can consider this as valid for their assessment.

Heat pumps - KBCN1316

Heat pumps can only be considered as a renewable technology when used in heating mode. Refer to Annex VII of Directive 2009/28/EC for more detail on accounting for energy from heat pumps.

Heated common areas for homes - KBCN1390

A BRUKL is only required for the HQM calculation if it is already required by building control.

If heated common areas are not applicable to the assessment but the assessment tool is requesting inputs for them, please check your inputs for shared common areas in the 'Home details' and 'Energy and cost' parts of the tool.

Heating zones - KBCN1318

For Multiple Dwelling Units (MDUs) or homes consisting of two main rooms or less, heating zones for the whole unit, rather than individual rooms, are acceptable, provided occupants have control of their own heating zones.

Home information – certificate after occupant moves in - KBCN1281

The HQM scorecard and certificate are required as part of home information when occupants have moved in to make them aware of HQM and how it adds value for them and their home. 

If the HQM certificate will not be issued when occupants are due to move in, confirmation should be included as part of the Home information, which says that HQM certification has been targeted and the certificate will be issued separately, subject to successful approval by the certification body, BRE Global. The information should also cover general information about HQM including a link to the website and who they should contact (e.g. the home builder) for information or updates on this.

If a design stage certificate has been issued for the home, this should also be provided and made clear that this is a provisional rating.

Home information available in both hard and soft copy - KBCN1654

Home information does not need to be provided in hard copy to every home. Where appropriate, it is acceptable to provide only a soft copy to the occupant along with information detailing how to request a hard copy (or other suitable format). In such cases, the approach should be justified and a copy of the communication home occupants must be provided as evidence.  

Homeowner’s life cycle cost report - KBCN1286

The life cycle cost analysis and lifecycle assessment can be undertaken per house type. A house type includes homes that are identical in specification, design and location (end/ mid-terrace, ground or mid/ top floor). Any home that does not meet this definition for house type will need to be modelled separately.

HQM – Update to Building Regulations & SAP 10 - KBCN1553

We have incorporated the Building Regulations changes into HQM V6. HQM V6 (which has been published and is available for assessors to use) is compatible with SAP 10.   
30/10/23-Updated compliance note to confirm HQM V6 is compatible with SAP 10

Indicator backstops - KBCN1443

The indicator backstops set minimum performance levels for each of the three indicators (My costs, My wellbeing and My footprint), where a set number of credits must be achieved in key issues that are relevant to that indicator

Indicator backstops and HQM star rating - KBCN1442

The indicator backstops are independent from the HQM level/star rating. Therefore any particular indicator backstop level does not have to be achieved to achieve a particular star rating. There are a number of minimum requirements within key issues which apply for all star ratings . If these minimum requirements are not achieved, a HQM certificate cannot be issued.

Inspection and Completion – Crit 2 correction - KBCN1520

Crit 2 currently says: The results of the visual defects inspection and any outstanding remedial work are reported and given to occupants before they move in as part of their home information. However Crit 2 should say: The results of the visual defects inspection and any outstanding remedial work are reported and given to the potential owner as part of their home information. This will  be corrected in the next reissue of the technical manual. 
Issued to correct error in crit 2.
				

			

					

				
Internal waste storage – food waste requirement - KBCN1516

				The specific requirement to provide food waste storage under crit 4c applies, regardless of whether the 'Composting facilities and management' credits are sought or whether the local authority currently collects food waste.

The provision of space for food waste storage must be met, to account for current or future food waste collection by the relevant authority.				

			

					

				
Late appointment of the Suitably Qualified Ecologist - KBCN0603

				If the Suitably Qualified Ecologist (SQE) is appointed after the commencement of activities on-site and if the other requirements of this issue are met, then credits can still be awarded, provided that:


13th Jul 21 Correction - applied to UK NC2018 LE05
				

			

					

				
Low or no ecological value to manage and maintain - KBCN1383

				The purpose of the criteria is to recognise projects that are positively contributing to local ecological value by managing and protecting it as part of the site being assessed.

If there is no ecological value to maintain or manage on the site, the purpose of the criteria is not being met and credits cannot be awarded by default.

For sites with low ecological value to begin with, the criteria encourage projects to consider ways to create ecological features that support local biodiversity as part of the development (e.g. habitat creation as part of the ecology issues focused on ecological enhancement).				

			

					

				
Measuring ecological change – Using Defra Metric 3.0, 3.1, 4.0 and the Statutory Biodiversity Metric - KBCN1476

				Defra Metric 3.0, 3.1 and 4.0 have been mapped to the BREEAM Change in Ecological Value Calculator and can be used in assessments for BREEAM UK New Construction 2018, BREEAM Infrastructure Version 6 (formerly CEEQUAL Version 6), and Home Quality Mark ONE.

Please see the table below for the applicable benchmarks where Defra Metric 3.0, 3.1 or 4.0 is used. The benchmarks from the Defra Metric are taken from the lowest score from the three metrics (Habitat, Hedgerow, River).

If a metric is not present, e.g. there is no river on the site, the score of 0 for that metric must be ignored when taking the lowest score.





Metric result
Credits awarded




BREEAM (GN36) / Defra Metric 2.0
Defra Metric (3.0, 3.1, 4.0)
and the Statutory Biodiversity Metric
BREEAM UK NC 2018
HQM ONE
BREEAM Infrastructure V6






Less than 75%
Less than -25%
0
0
0




Between 75% and 94%
Between -24% and -6%
1
2
10




Between 95% and 104%
Between -5% and 4%
2
4
20




Between 105% and 109%
Between 5% and 9%
3
6
30




110% and above
10% and above
3 + 1 exemplary level credit
8
40





The above approach can be used to determine the percentage score that describes ecological change in Guidance Note 36 (Table 9: Reward Scale), if the following is also met:

Alternatively, the BREEAM Change in Ecological Value calculator tool will continue to be accepted until stated otherwise.

03 Mar 2022 - Updated to clarify how Defra Metric 3.0 can be applied to current schemes
27 May 2022 - Updated to Defra Metric 3.1
21 Sep 2022 - Clarification on the figure to use from Defra Metric 3.0 or 3.1
14 Oct 2022 - Updated following rebrand of CEEQUAL to BREEAM Infrastructure
16 Feb 2023 - Added rules and clarification from KBCN1407.
01 Jun 2023 - Addition of DEFRA Metric 4.0
				

			

					

				
Measuring ecological change with Defra Metric 2.0 ~ superseded ~ - KBCN1407

				For DEFRA Metric 3.0 and 3.1, please see KBCN1476 - Measuring ecological change – Using Defra Metric 3.0 and 3.1

The Defra Metric tool 2.0 can be used to determine the percentage score that describes ecological change in Guidance Note 36 (Table 9: Reward Scale), if the following is also met:

Alternatively, the BREEAM Change in Ecological Value calculator tool will continue to be accepted until stated otherwise. This is subject to change as part of transitioning to Defra Metric 2.1, once this has been finalised and released. The latest timescales and information on this are available from Natural England: https://www.gov.uk/government/organisations/natural-england

Edited 21/09/22: 

The BREEAM Ecological Change tool determines credits using the lowest 'Post development percentage of Pre development' score for the Area based and Linear habitats. If the Defra Metric tool 2.0 has been used, the 'Total net % change' results should be used to calculate this, which is the lowest score of the three metrics.

For example, if the Defra Metric 2.0 tool suggests that there is a net change of -65%, then the 'Post development percentage of Pre development' would be 35% for the purposes of BREEAM. Likewise, if the net change is +8%, then the percentage would be 108%.

21 09 2022 Paragraph added to clarify
				

			

					

				
Minimum requirements - KBCN1454

				Issue 11.1 Aftercare > Crit 2.c is only applicable where Issue 9.3 Inspections and Completions > Crit. 12 and 13 are met.

This supersedes previous guidance in this KBCN and we apologise for any inconvenience.				

			

					

				
Minimum ventilation rate above boost flow rate - KBCN1364

				Where a ventilation system has the capacity to meet the minimum ventilation rate (Criteria '03 Ventilation rates') and where this is above the boost flow rate, then the boost flow rate can be deemed to have been met by default.				

			

					

				
New EU energy labels - KBCN1445

				
Background

In recent years, the market for domestic-scale appliances has seen excellent progress, with increasingly energy-efficient products becoming widely available. Consequently, the A-rated category was extended over time to include A+, A++, and A+++ ratings. Meanwhile, the lower ratings, such as E, F and G have become increasingly rare. It was clear that an adjustment to a new, simpler set of ratings was required.

Statutory Changes

From 1st March 2021, the European Commission requires new, updated energy labels of A to G for dishwashers, washing machines, fridges and electronic displays.

Lamps will require the new ratings from 1st September 2021 and requirements for re-labelling tumble dryers are yet to be confirmed.

This means:


Changes for BREEAM and HQM

As a result of the introduction of the new EU ratings and in order to maintain the original intent of the BREEAM criteria, the approach for our schemes has had to change.

It is not possible to establish direct equivalence between the old and new energy labels, therefore the updated approach will be to recognise the best-performing 25% of each appliance type, based on a comprehensive market sample. The table below shows how this translates into the new EU Energy Labels for different appliance types.







Appliance type




Rating required








Fridges, fridge-freezers, freezers




E








Washing machines




B








Dishwashers




D








Washer-dryers




D - D







 

This approach will ensure that BREEAM continues to drive the energy efficiency of appliances by demonstrating a meaningful reduction in energy consumption. Note that these new requirements will be reviewed from time to time and may be subject to change.

Where assessments have already specified (and can procure) products bearing the old labels, it is acceptable to follow the previous criteria. However, where products bear the new label and for all assessments registered after 31/05/2021, the new criteria must be met.

 

17 Apr 2023 - Applicability to NC2013 confirmed.
21 Mar 2022 - Confirmation added that washer-dryers require a D rating for both cycles
23 Nov 2021 - Reference to 'freezers' added to appliance types
12 May 2021 - Guidance updated and applicability to HQM One and BREEAM NOR confirmed
				

			

					

				
Off-site construction - KBCN1315

				The principle for prefabricated homes is the same in terms of the construction inspections criteria to ensure quality assurance is carried out throughout construction. As long as evidence is provided to demonstrate the criteria are being met, this should be acceptable.				

			

					

				
Oil-fired boilers benchmarks - KBCN1293

				It has come to our attention that there is an error in Table 35, relating to the NOx emission benchmarks for oil-fired boilers. The table below confirms the correct benchmarks.





Appliance type and unit
Fuel
7 credits (Low pollution location)
7 credits (High pollution location)
10 credits (Low pollution location)
10 credits (High pollution location)




Boiler (mg/kWh)
Oil
56 73
56
55 67
50






This will be confirmed in the next update of the technical manual, but can be applied immediately to HQM ONE projects.
				

			

					

				
Other smart controls - KBCN1317

				Where other forms of home controls are present that are not listed in the additional smart solutions criteria, please contact BRE for consideration.

Due to the innovative nature of smart home systems, the examples provided are by no means a full list of all of the types of controls that are, and will be, available.				

			

					

				
Post collection – Waste sorting - KBCN1109

				Where there is post-collection sorting, individual bins for each waste stream would not be required, but must meet the required minimum volume and reflect the number of recyclable waste streams collected by the waste collection authority.				

			

					

				
Post occupancy evaluation commitments as design stage evidence - KBCN1288

				A letter of commitment for POE commitments is an acceptable form of evidence at design stage. 

Firmer commitments including contracts are only required at post-construction stage.				

			

					

				
Post-construction measurement- TVOC concentration using BS ISO 16000-6: 2021 VOCs in air by active sampling - KBCN1642

				Where BS ISO 16000-6: 2021 VOCs in air by active sampling is used, the TVOC concentration measurement can be performed over a 40-60 minute period.				

			

					

				
Pre-testing apartment blocks - KBCN1298

				For the purposes of the pre-testing criteria, it is possible for there to be flexibility with developments such as apartment blocks if a preliminary air leakage test is carried out for the whole apartment block (instead of every single unit within the block separately).

If this approach is taken, inspection and preliminary air tightness testing also needs to be done on a sample of homes within the block, after all services have been installed, as determined by the appropriately qualified person who has determined the pre-testing regime.

The sample size should include the apartments that are most likely to experience leakage issues, such as those with a large external surface area and more complex or abundant fabric joints and seals, in order to better identify and resolve potential issues through remedial works.				

			

					

				
Private parking – number of Electric Vehicle Charging Points (EVCPs) per home - KBCN1374

				Where electric vehicle charging points are provided for private parking, at least one private space per home with an EVCP must be provided to be able to award credits in accordance with table 4 (found in the HQM ONE manual).				

			

					

				
Project preparation criteria for assessments starting after RIBA stage 3 - KBCN1285

				The purpose of the minimum requirements within the 'Quality assurance' category is to ensure consumers can trust every HQM-certified home has been built and finished to a high standard, which is essential to the value of HQM. Emphasising quality from an early stage is an important part of achieving this, which is why the project preparation issue criteria requires processes and plans to be in place before RIBA stage 3.

Ideally, the HQM assessor would be appointed earlier than this to help get the most from using HQM when there is the best opportunity to influence the project and credits are easier to achieve. However, there can be flexibility if the same quality outcomes outlined in the project delivery plan will be achieved.

The project delivery plan criteria aim to encourage processes that will deliver quality homes, early enough to influence things like scheduling, procurement, resources and roles that may be required, if they aren't already in place. This helps achieve the delivery of quality outcomes on-site required as part of the other minimum requirements in Project Preparation, Commissioning and Testing and Inspections and Completion. If there is flexibility, it needs to be ensured that these requirements will still be met.

To consider this further, more information about the project needs to be sent via the webform on the Assessor Support page of BREEAM Projects including:

				

			

					

				
PTAL report supporting evidence - KBCN0230

				For developments in Greater London where a Public Transport Accessibility Level (PTAL) report is provided, this report does not need to be supplemented by additional evidence to demonstrate compliance with criteria. The assessor should be satisfied that the PTAL report is current and accurately relates to the assessed site.				

			

					

				
Recognised local ecological expertise - KBCN1193

				Organisations/individuals that have the expertise to provide specialist input or guidance to inform the adoption of locally relevant (within the zone of influence) ecological measures that enhance the ecological value of the site.  This may include bodies such as:
a. Local Government and other statutory relevant organisations.
b. Local community groups, organisations, or charities, such as the Wildlife Trusts.
c. Local, regional, or national fauna focused groups such as Bug life, RSPB, Bat Conservation Trust etc.

This definition will be added to the relevant technical manuals in their next re-issue.
				

			

					

				
Relating green roofs to multiple assessments in the same building - KBCN1195

				A green roof on top of such buildings can be used to award credits for each assessment for which the Land use and ecology Issues apply. The benefit can be applied to to all assessments undertaken for the building provided all are completed within the appropriate time-frame of a valid ecological survey.				

			

					

				
Responsible Construction Practices -Crit 1 - KBCN1297

				There is a typo in crit 1, it should say 'Achieve items required for two credits in Table 57'				

			

					

				
Risk to Ecologist’s safety - KBCN0704

				In some situations a significant safety risk may prevent a suitably qualified ecologist from attending the site to undertake a site survey. In these cases a desktop study can be used to demonstrate compliance, where the ecologist confirms that it is an acceptably robust substitute.

In these cases, the assessor must provide evidence to confirm the type of significant safety risk present.

 				

			

					

				
Robust Details – 01 Sound insulation between homes - KBCN1517

				Due to HQM credit entitlements being unavailable for Robust Details wall and floor types, this route can no longer be used to demonstrate compliance with crit. 1				

			

					

				
SABRE Registered Professional as a Suitably Qualified Security Specialist (SQSS) - KBCN1375

				A SABRE registered professional that meets the requirements outlined in the ‘SQSS’ definition is deemed to be an SQSS for the purposes of HQM.

A full list of SABRE registered professionals can be found here:

http://www.redbooklive.com				

			

					

				
Safe pedestrian routes: definition, measurement and verification - KBCN0238

				Definition
Safe pedestrian routes include pavements and safe crossing points, which may be controlled or, for example, be identified by tactile paving, a crossing island or a dropped kerb. An element of judgement may be required, in which case justification should be provided.

Measurement
Distances could be measured, for example, along a pavement, across a road at a safe crossing point and along the pavement on the other side.  The distance should not be measured diagonally across a road, following the most direct route.
Evidence from Google Maps or other digital sources may be used to indicate routes and distances, provided that the scale is appropriate and clearly indicated.

Verification
The assessor’s site inspection is an important aspect of the assessment of this issue as it must confirm that all relevant information is current and should include photographs of any key areas. This may also help to identify safe crossing points or hazards which may not be apparent from a desktop study.
For BREEAM NC and RFO assessments, Google Streetview may be acceptable as evidence to demonstrate safe pedestrian routes and the presence of key features or amenities at Design Stage only. Such information must be verified as above for Final Certification.

07 Mar 2024 - No changes have been made. This appears as 'updated' due to an administrative error.
11 Jan 2024 - Wording re-structured for clarity
19 Dec 2023 - Applicability to BIU V6 confirmed
				

			

					

				
Scheme classification for residential projects (UK) - KBCN1225

				Choosing the right scheme for developments is the starting point to ensure successful outcomes and value, in terms of quality and sustainability to building owners and for occupants of the building.

In light of the release of Home Quality Mark (HQM) ONE we have reviewed the existing guidance around scheme classifications of new build residential buildings and have removed ‘GN03 – Scheme Classification – Domestic buildings’ from BREEAM Projects.

When GN03 was written, the Code for Sustainable Homes (CSH) did not fully consider communal areas within residential blocks as part of the assessment. CSH was also not applicable in Scotland. GN03 was developed to clarify the differences between BREEAM Multi-Residential, CSH and EcoHomes, and when each scheme should be applied.

There is now a clearer distinction between BREEAM Multi-residential and HQM and when these should be used. Ultimately, the determining factor for a scheme classification is now focused on the intent of the building and who is going to be the end user (as opposed to previous guidance which considered aspects such as percentage of communal areas, etc.). Broadly, if the building’s main purpose is for long term homes then Home Quality Mark is the correct scheme to use.

Please use the following as guidance to identify the most appropriate scheme:

Home Quality Mark (HQM)

HQM has been designed with the occupant in mind. It assesses homes individually, but can also account for common areas associated with blocks of self-contained homes. HQM outputs (rating and indicators e.g. ‘my cost’, ‘my wellbeing’ and ‘my footprint’) are specifically aimed at those living in the home and are designed to better inform the occupant about the benefits of the home that they are purchasing or renting.

An HQM project will meet one or more of the following criteria:

Be designed to meet the function of a long-term self-contained home even though there may be some provision of communal facilities which can be used on a voluntary basis
Be classified under Building regulations Part L1a (i.e. required to complete SAP assessments, although there may be some linked SBEM assessed spaces associated with the project)
As such, HQM projects could be homes for sale, social housing or homes for rent (PRS and Built to Rent). They may also include some student and retirement/sheltered accommodation where the units are comparable to a normal self-contained flat/home.

BREEAM Multi-residential

For the purposes of BREEAM Multi-residential assessments, the term ‘multi-residential’ is used in the context of buildings that contain rooms for residential purposes alongside communal facilities for catering, leisure, care etc. These residential rooms would normally not have the full, self-contained functions of a home. This scheme usually covers more specialist residential care homes, student halls of residence, and other more communal accommodation. The scheme can cater for a small number of self-contained dwellings where these form part of a larger multi-residential development (e.g. on-site warden homes etc.). Under this scheme, the project is assessed on a whole building basis and as such does not seek to reflect the performance of individual residential units/rooms.

A BREEAM Multi-residential project will meet one or more of the following criteria:

Be provided for transient /non-permanent occupants
Provide suitable accommodation for occupants requiring support from carers, wardens or similar
Include shared living spaces
Be classified under Building regulations Part L2a (i.e. required to complete SBEM assessments, but can account for some SAP assessed spaces where associated with the project)
As a rule of thumb, if the building contains rooms rather than self-contained flats or homes, a BREEAM Multi-residential assessment would probably be most appropriate. We are aware of some confusion over the meaning of the term ‘multi-residential’ in this context and will be considering the use of term as part of the next review of the BREEAM Multi-Residential scheme.

If you are unsure of the appropriate scheme classification for a particular project, please contact the BREEAM office before registering the project.				

			

					

				
Security needs assessment (SNA) – Formal consultation with relevant stakeholders - KBCN1470

				Providing the SQSS can provide evidence of reasonable attempts to obtain feedback from relevant stakeholders, this aspect of the SNA requirements will be satisfied.

In the event that a relevant stakeholder does not provide a response when consulted (e.g. if they do not respond following a reasonable period, or they confirm that are unable to deal with the enquiry), it would be expected that SQSS consider alternative sources of information. For example, the SQSS may decide to refer to freely-available crime data on the Police UK website, and include a summary or analysis of this in their SNA.

13 Sep 2021 Applicability to HQM confirmed
				

			

					

				
Shared cycle storage between two apartment blocks - KBCN1323

				
In principle, it is possible for cycle spaces within two or more separate buildings (e.g. apartment blocks) can be shared for the purposes of adequate cycle storage if the following can be assured:



Please note that these scenarios need to be assessed on a case by case basis. Please raise a technical query with details and plans that demonstrate how the above points have been addressed, for further consideration.				

			

					

				
Site clearance prior to purchase of the site - KBCN1197

				For sites cleared prior to purchase of the site and less than five years before assessment, a Suitably Qualified Ecologist should estimate the site’s ecological value immediately prior to clearance using available desktop information (including aerial photography) and the landscape type/area surrounding the site. Where it is not possible for the ecologists to determine ecological value of the site prior to site clearance, i.e. where there is no evidence to determine compliance, the credits must be withheld.

For sites cleared more than five years ago, the ecological value of the site must be based on the current situation, on the basis that, within five years, ecological features would have started to re-establish and this is, therefore, representative of the site’s ecological value prior to development.				

			

					

				
Site wide approach to ecological enhancements - KBCN1194

				A site-wide approach to ecological enhancements can be used on sites where multiple buildings share areas of soft landscaping. The enhancement benefits are applied to the individual building assessments within the site. The benefit can be applied on a site-wide basis provided all developments are completed within the appropriate timeframe of a valid ecological survey.				

			

					

				
Sound Insulation between rooms - KBCN1114

				Testing between rooms cannot be carried out in–situ for the purposes of HQM. Software calculations are not acceptable either. 

Lab testing must be carried out as required by Part E of the building regulations (which also does not allow in-situ testing or software calculations).

 				

			

					

				
Sound Insulation testing for Cupboards - KBCN1299

				A cupboard (even built in) does not constitute a room and does not need to be assessed for the 'Sound insulation levels for internal walls and floors' credits as it is not permanent (part of the home's fabric) and also non-habitable.				

			

					

				
Sound testing between rooms - KBCN1303

				Only lab tests carried out in accordance with Part E of the building regulations are accepted as evidence to show compliance with the requirements sound insulation between rooms ( 02 Sound insulation levels for internal walls and floors - HQM ONE). In-situ testing and software calculations are not acceptable ways of  showing compliance.

 

 				

			

					

				
Suitably Qualified Ecologist – Other recognised organisations - KBCN0192

				With regards to the definition of a Suitably Qualified Ecologist, in addition to the organisations already listed within the manual, full members of the following organisations are also deemed SQE's;

Provided the individual meets all other requirements as outlined in the definition of a Suitably Qualified Ecologist (SQE).				

			

					

				
Suitably Qualified Ecologist – Professional membership - KBCN0743

				With reference to the definition provided in the technical guidance, where requirements 1 and 2 are met, full members of the named organisations can be considered as a SQE for BREEAM on the basis of their membership.

Those who meet requirements 1 and 2 who are not full members may be considered, however the assessor must ensure, and be able to demonstrate, that the ecologist is covered by a professional code of conduct, subject to peer review and that their expertise and experience is appropriate for the assessed project.				

			

					

				
Targeting ecology issues using a mixture of routes - KBCN1306

				Where Route 1 is pursued initially and it is subsequently decided that Route 2 should be followed, the Suitably Qualified Ecologist appointed should review all evidence available for the issues already assessed to confirm the actions taken were appropriate.

Note: Route 1 and Route 2 are referred to as the 'Foundation' and 'Comprehensive' routes in HQM ONE, respectively.

 				

			

					

				
Timing of Ecological survey/report - KBCN0292

				If the ecologist's site survey and/or report is completed at a later stage than required, the assessor would need to be satisfied that it was produced early enough for the recommendations to influence the Concept Design/design brief stage and leads to a positive outcome in terms of protection and enhancement of site ecology.

21/02/2017 Wording clarified.
				

			

					

				
Training courses that provide competencies to be considered an AQP - KBCN1294

				We are not aware of any specific training courses that provide all the necessary competencies to be considered an AQP but they may come from a combination of sources:
				

			

					

				
Ventilation air intakes CIBSE TM21 compliance - KBCN0669

				As TM21 largely contains general guidance, rather that strict rules, it is expected that the designer or services engineer would be familiar with the requirements within TM21 and be able to determine which sections are relevant for the development in question.

The main areas to consider in relation to TM21 are:

• Provision of filtration
• Positioning inlets to minimise impacts of traffic pollution
• Positioning inlets to minimise impacts of other local sources of pollution
• Positioning inlets to minimise recirculation from ventilation exhausts

Confirmation is required that each of these items (and anything else the designer/engineer deems relevant) has been considered in determining the location of air intakes. Suitable evidence may for example be in the form of a short report with diagrams indicating the proposed location of intakes, with respect to sources of pollution and with reference to the relevant parts of TM21.				

			

					

				
Verification of an ecology report / information - KBCN1192

				If the appointed ecologist does not meet the definition of a ‘suitably qualified ecologist’ (SQE) the report / information submitted to support the assessment must be verified by an individual who does.

1. The individual verifying the report must provide written confirmation that they comply with the definition of a ‘suitably qualified ecologist’.
2. The verifier must provide signed confirmation that they have checked and approved the report. This must clearly reference the report and can be in the form of a signed letter or their printed name and signature on a completed pro-forma. In doing so, they are deemed to confirm that the report:
a. represents sound industry practice
b. is correctly, truthful, and objective
c. is appropriate given the local site conditions and scope of works proposed
d. avoids invalid, biased, or exaggerated statements

Such confirmation from the verifier must be provided in addition to all other information required by the relevant technical manual and referenced as part of the evidence submitted to demonstrate compliance.

It can take a number of years for an ecologist to meet the SQE definition. Verification of information by an existing SQE supports the practical application of the assessment criteria and is in line with industry practice. 

13/08/2019 Updated to clarify, in practical terms, what evidence of verification will be considered acceptable.

 				

			

					

				
Warranties covered by alternative consumer codes - KBCN1289

				Alternative consumers codes to the ones referred to in the Aftercare issue are acceptable if they are approved by the Trading Standards Institute, such as the Consumer Code for New Homes and the Consumer Code for Home Builders.

If you are unsure if a warranty or consumer code is acceptable for the purposes of HQM, please raise a technical query.

 				

			

					

				
Water fittings – Categories present - KBCN1455

				
Note that the modelled water consumption benchmark in Criterion 1 must also be met to award credits.

 				

			

					

				
Water quality credits clarification - KBCN1283

				Crit 10 under the 'Water Quality' section states: 'The water quality credits are only available where at least 3 credits are sought in the comprehensive route.'

Where it says 'sought' above, this should be interpreted as 'achieved'. Therefore the 'water quality' credits can only be awarded where 3 credits have been achieved in the comprehensive route.				

			

					

				
When PV is connected to the communal landlord areas in a block of flats - KBCN1444

				In terms of crit 4.a (There is a direct supply of energy produced to the home under assessment), where PV is connected to the communal landlord areas in a block of flats, instead of directly to individual flats, this criteria can be deemed to be met because PV wired to each individual flat would conflict from a material efficiency point of view.				

			

					

				
‘Communal space’ definition - KBCN1452

				It is acceptable for communal space to be accessible to the public and it is not required that access is restricted to just the occupants of the homes within the development.				

			

		 

	
	Information correct as of 23rdApril 2024. Please see kb.breeam.com for the latest compliance information.