In-Use /

BIU International Commercial V6

Information correct as of 2ndDecember 2024. Please see kb.breeam.com for the latest compliance information.

Acoustic sample testing approach – calculation procedure - KBCN1675

The methodology sets out a sample testing approach which can be applied to group rooms into those of similar room type or performance requirement category or construction type. Where rooms are grouped to the same use and construction for instance, only 1 in 4 pairs of adjacent rooms would need to be tested, and the results would be representative of all similar rooms e.g. where there are 12 pairs of similar offices and 3 are tested and are compliant, all 12 would be deemed compliant (or 100%). Therefore, it is not a requirement to test 80% of the rooms to be 80% compliant for those projects where a sampling approach can be applied.

Alarm systems – Intent of Criterion 2 - KBCN1707

The intent of Criterion 2 is as follows: A documented plan is in place to ensure that when the alarm is triggered, whether due to a fire or security incident, a system fault or a false alarm, building staff and occupants understand what actions to take. This must include any necessary communication with ARC staff, emergency services and other building users. This clarification will be incorporated in the next update of the technical standard.

Applicability – Management – common areas only assessment - KBCN1559

Principle  In an assessment of common areas only, building management are still responsible for the common welfare all users and for policies governing the overall asset.  Evidence  For assessments of common and tenanted areas, the scope of the manual states:  “The assessment must include evidence of a representative sample of the tenants to ensure that central management practices are in place and fully implemented in line with the assessment criteria.” For assessments of common areas only, evidence is required from building management only. 
Issue Scope of issue
Part 2
Man 01 Building user guide No change to the criteria or evidence requirements. A building user guide is required regardless of scope.
Man 02 Management engagement and feedback No change to the criteria or evidence requirements. Engagement with building users is required regardless of scope.
Man 03 Maintenance policies and procedures Applies only to core systems which serve the common areas and are maintained by the building management. This includes any core systems which also serve tenanted areas (for instance, asset-wide ventilation systems) where this cannot be separated from tenanted space.
Man 04 Environmental policies and procedures Applies to asset-wide environmental policies only. Answer D can apply to improvement targets for common areas only, where this can be separated from tenant targets.
Man 05 Green lease Where there are tenants occupying the asset, this issue is not filtered out. Consideration of green contracts are within the control of building management regardless of scope.

Applicability – no occupied spaces - KBCN1551

Principle Where: Credits specifically related to occupied space are not awarded. Outcome The tables below show how this principle applies to affected issues.
Issue Credits available Scope
Part 1
Hea 01 Daylighting Y Only answer C is available.
Hea 02 Control of glare from sunlight N
Hea 03 Internal and external lighting levels N
Hea 04 Lighting control N
Hea 05 Minimising flicker from lighting systems Y
Hea 06 View out N
Hea 07 User comfort control N
Hea 08-13 Y
Part 2
Hea 14 Thermal comfort N
Hea 15 Smoking policy Y
Hea 16 Indoor air quality management Y
Hea 17 Acoustic conditions N
Hea 18 Legionella risk management Y
Hea 19 Drinking water management Y 
16-Dec-2022 - KBCN title and scope updated for better visibility. Error in Hea 03 amended. Applicability of KBCN applied only to affected issues (N, or modified answer options) with to minimise header space in the UI. Original content on Resources moved to new KBCN.

Applicability – Resources – common areas only assessment - KBCN1557

In an assessment of common areas only - the scope of some issues are modified in the table below. Answers which are unavailable cannot be filtered out, and cannot be awarded by default.
Issue Scope
Part 1
Rsc 02 Reuse and recycling facilities Answers D and E are only available if occupants store waste in a central waste storage facility within the assessed common area. All other credits are available.
Part 2
Rsc 06 Optimising resource use, reuse, and recycling Answer D is only available if occupants store waste in a central waste storage facility within the assessed common area. All other credits are available.
 

Applicability – tenanted assets with common areas - KBCN1593

Principle Common areas Common areas must include: Mixing recyclable and non-recyclable waste in one bin is not acceptable, even if recyclable content is extracted later from the mixed waste. If the recyclable waste is commingled, the waste collector demonstrates that they separate commingled waste in the minimum number of waste streams defined in the methodology.
Tenant or building management controlled areas The issue criteria can be met through multiple storage areas, or a central store. Where there are multiple storage areas, the space requirements for Answer C or D can be calculated based on the combined area of all storage areas. The waste storage area requirements for tenants and building management must be calculated separately as stated in the manual.

Apportioning Water Consumption – common areas only assessment - KBCN1679

For assets where only the common areas are being assessed, the water consumption targets and actual figures reported should be based on the water used within the assessed areas only. Therefore, where metering is provided for the whole building consumption and no separate metering of common areas is available, a logical assessment of the sanitary (and other) water use and distribution should be carried out so that the figures are based on an accurate estimation of water usage within the common areas. Apportioning must not be based purely on the percentage of floor area. A logical assessment could be based, for example, on the percentage of water using equipment installed, such as the proportion of toilets/taps/dishwashers etc within the scope of the assessment against those outside of the scope. Justification and calculations should be provided within the evidence to support the reported figures.

Assessing multiple commercial buildings - KBCN1686

BREEAM In-Use has been developed as an environmental assessment method to assess existing assets. Typically, an asset consists of a single building or part of a single building. However, BREEAM In-Use provides an exception where certain criteria have been met, and this is set out in the relevant Technical Manual under the Eligibility Criterion 5 and reproduced below with clarifications noted in Italics. The requirements to assess multiple buildings as a single asset Criterion 5 states: An asset cannot normally include more than one building. The only exception is where several buildings meet the following criteria:

a) All buildings must be located on the same site. The site boundary must be drawn where responsibility for management or ownership of the site changes. The site interior may include public roads, such as industrial or office business parks, but the properties on which the buildings sit must otherwise be contiguous.

b) All buildings must have the same building function, similar performance, and be of similar design and age. This includes Subtype as well as Type. For example, three Industrial buildings, all of which function as warehouses, could be grouped. However, if one is a cold storage facility, another is advanced manufacturing, and the third is warehousing, this would not be acceptable.

c) Building management and maintenance policies, procedures and approach must be the same across all the buildings that make up the asset to ensure consistent implementation. Where maintenance policies, procedures, and approaches are the tenant’s responsibility through the leasing arrangements (for example, in industrial properties), these can vary, but overall building management needs to be the same for all properties.

d) Evidence must be collated from each building that is included in the asset and where performance against the BREEAM requirements varies, the final score will be determined by the space with the lowest level of performance. The whole data set for all buildings in the assessment must be gathered and provided to the Assessor by the Client.

  Demonstrating compliance for certification Considerations before undertaking this approach

Asset classification – co-living developments - KBCN1568

The following is a guide only. Every co-living project will combine a varying mix of residential with managed spaces, and assessors must in all cases review the suitability of the criteria to determine the most appropriate asset classification. Co-living features Co-living developments generally combine: Classification Using building regulation classifications as a guide As a guide, assessors can also consider how their asset is classified according to local regulations. For UK NC assets, KBCN1225 provides additional clarification:

Asset performance eligibility criteria – Industrial assets - KBCN1471

The following guidance seeks to clarify how the eligibility criteria within the Scope section of the technical manual should be interpreted, particularly (though not exclusively) for industrial-type assets. 1) The asset must be a complete and finished structure. A complete and finished structure means an enclosed, permanent structure with a roof and walls intended to accommodate people and/or processes. a) Asset Performance No more than 20% of the Gross Internal Area (GIA) can be classified as ‘unfitted’ at the point of submission. The assessment information provided must be correct at the point of submission to BRE Global for certification To demonstrate that no more than 20% of the GIA (the assessed area) is ‘unfitted’, 80% of the GIA of the asset must be ‘ready for occupation’. This means it must be in a finished state, ready for occupation, or already operating in the intended function/process. This ‘finished’ state could be a controlled environment for a manufacturing process, warm or cold storage, IT or other technical operation. Alternatively, this could be an unconditioned internal environment, such as storage or packing and where most likely the only service fitted is electric lighting. The requirement for 80% of areas to be operational or ready for occupancy applies to the total assessed area, including areas fitted out for processes and spaces conditioned for human occupancy. 2) The asset must contain occupiable or occupied space(s) which is designed to be continuously occupied for 30 minutes or more per day by a building user. This is required to assess some criteria and award credits relating specifically to human occupation. In order to demonstrate that a space is designed to be continuously occupied for 30 minutes or more per day by building users these spaces must be conditioned for human occupation and provided with basic services. Some examples of asset areas that meet this definition are offices, homes, retail, leisure areas which have ventilation, light and energy and water supplies, e.g. heating and/or cooling and access to a toilet and hand washing facilities. However, process-based assets, which have any areas that are environmentally controlled by building services systems for human occupation OR processes, are eligible for assessment. a) Asset Performance An asset not yet occupied can still be assessed. Provided that it meets the criteria above and is ready for occupation 
09 Aug 2021 Eligibility Criteria relating to occupied space updated

Asset performance eligibility criteria – Self-storage assets - KBCN1514

The following guidance seeks to clarify how the eligibility criteria within the Scope section of the technical manual should be interpreted for Self-Storage assets.

Defining self-storage assets

Self-storage provides space for individuals to rent and store their personal or business belongings. The storage space - also referred to as storage units - is typically rented on a month-to-month basis.  This space will make up the most space for any self-storage asset type. Typical Scenarios:

Scope

Eligibility Criteria
Criterion 1(a): no more than 20% of the Gross Internal Area (GIA) can be classified as 'Unfitted'. As per KBCN1471, this means that at least 80% of the GIA “must be in a finished state, ready for occupation, or already operating in the intended function/process. This ‘finished’ state could be a controlled environment for a manufacturing process, warm or cold storage, IT or other technical operation. Alternatively, this could be an unconditioned internal environment, such as storage or packing and where most likely the only service fitted is electric lighting.” Criterion 1(b): no more than 20% of the Gross Internal Area (GIA) can be classified as 'Vacant'. This requirement would only apply to office or staff spaces within the Self-Storage asset rather than the storage units themselves. The Storage units must be in a condition ready to be leased but do not need to be occupied during the period of assessment. Criterion 2: The asset must contain occupiable or occupied space(s) designed to be continuously occupied for 30 mins or more per day by a building user. This is required to assess some criteria and award credits relating specifically to human occupation. Within Self-Storage assets, office and amenity areas will meet this requirement. The Self-Storage space will also meet this requirement provided it has ventilation, light and energy and access to water supplies. Criterion 2(b): The asset must have been occupied at least 12 months prior to the start of the assessment. For Self-Storage assets “occupied” means that office areas must have been occupied and the storage units must be ready to be occupied 12 months prior to the start of the assessment.
Asset Type/Sub-type
This asset type shall be classified as Industrial. The asset sub-type shall be Distribution and Storage.

Automatic control for basin taps – Multi-residential long-term stay assets - KBCN1587

Only taps that are specifically used in staff, communal or public hand washing basins are required to meet the automatic control requirements set out in Criterion 1. These requirements do not apply to residents’ private sanitary facilities in residential long-term stay assets.

Car sharing group - KBCN1510

The term, ‘car sharing group’, as a sustainable transport measure, may be interpreted differently. For the purposes of the BREEAM Standards, therefore, the following additional guidance should be applied, to support assessors’ understanding of the criteria, when determining compliance. Aim: The aim of this measure is that the asset’s management establishes, promotes and administers a process which encourages building users to share private car journeys to and from work, thus reducing the number of cars used for this purpose. Principles: A car sharing group will, generally: A car sharing group is not: The criteria do not prescribe what terms and conditions should be implemented and, whilst the above principles should generally be followed, specific arrangements may vary. However, evidence and justification must always be provided to demonstrate that the above ‘Aim’ is met.

Carbon dioxide sensors – Erratum - KBCN1636

The question table for this issue should read as follows:
Credits Answer Select a single answer option
0 A Question not answered
0 B No
2 C Yes, in occupied spaces subject to large and unpredictable or variable occupancy patterns
4 D Yes, in all occupied spaces
This will be updated in the next reissue of the technical manual

Carbon monoxide detection – Combustion appliances located outside - KBCN1586

Where all combustion appliances are located outside in the open air, no flues pass through an occupied space and there are no enclosed parking areas, the associated credits can be filtered out as per Criterion 1.

Centralised air handling units (AHU) - KBCN0941

The requirements of the: do not apply to centralised AHUs, where it is not technically feasible to sub-meter energy use by separate functional, tenanted or floor areas. The credit(s) will be assessed based on the remaining applicable energy uses. 
06-Mar-2024 - Scheme applicability extended to V6.

Clarification – access to daylight - KBCN1648

Q11 of this issue asks 'what percentage of lit asset floor area has access to daylight?' For this issue, 'access to daylight' means: Spaces daylit from the side Spaces daylit from above

Clarification – percentage of end uses - KBCN1650

This percentage is measured by the energy consumption (kWh) of significant energy uses, not by the number of end uses.

Combined sub-metering – electric space / water heating and small power - KBCN00068

For bedrooms and associated spaces in: It is acceptable for an electric space or water heating system to be combined with lighting and small power, provided that sub-metering is provided for each floor plate or other appropriate sub-division. For these asset types, sub-metering electric heating in multiple bedrooms may be costly and technically challenging. Where occupants have individual control but are not responsible for paying the utility bills, the building manager may have little influence on their energy consumption. Therefore, sub-metering electric heating would provide little or no benefit in meeting the aim of the issue. 
06-Mar-2024 - Scheme applicability extended to V6. 
15-Dec-2023 - Title updated to clarify that this approach can be applied to both space heating and domestic hot water heating, where appropriate.

Combined system for heating / cooling and domestic hot water - KBCN0329

It is permissible to have combined metering for a shared on-site or district system that combines heating / cooling, and domestic hot water generation. In all cases, justification is provided in the QA report for the combined metering, and explains why it is not technically feasible to provide separate meters. 
21-Sep-2022 Applicability of KBCN added to BIU V6. Amended to include district heating and cooling networks.

Condition survey – refurbishment in the last 5 years - KBCN1522

Where an asset has been refurbished, refurbished elements listed in criterion 2 can be excluded from the condition survey if: The intent of Rsc 01 is to give asset management a complete understanding of the condition of the asset. The requirement for 5 years is to make sure that this information is relatively up-to-date, and allows effective maintenance of the asset and management of any minor defects. All example scenarios below assume that the refurbishment was carried out less than 5 years ago. Any refurbishment works carried out more than 5 years ago must follow the full criteria of this issue. [accordion] [accordion_block title="Scenario 1"] A major refurbishment to a Commercial asset covered and effectively documented refurbishment to: a. Structure. b. Mechanical components. c. Electrical components. d. Plumbing. e. Fire protection. It did not cover: f. Communications and life safety systems. g. Health and safety conditions. All major defects were resolved. Credits for the condition survey, and for rectifying defects are awarded based on elements f. and g. only. [/accordion_block][accordion_block title="Scenario 2"] A major refurbishment has covered and documented all items in criterion 2. All major defects were resolved, but there are some outstanding minor defects that are being monitored and maintained by asset management. BIU V6: This issue is filtered out as per criterion 1. BIU 2015: The relevant credits are awarded. Minor defects are common after major building or refurbishment works, and typical building contracts provide a period for the resolution of minor defects. As long as major defects are resolved by the refurbishment, and asset management are aware of and managing minor defects, these items can be excluded from the condition survey. [/accordion_block][accordion_block title="Scenario 3"] A major refurbishment covered all elements, but there is no record of the refurbishment of mechanical and electrical components. A condition survey covering these items is required. Relevant credits are awarded for surveying and addressing any defects for these elements. [/accordion_block] [/accordion]

Control of glare from sunlight – hotel rooms - KBCN1087

The primary function attributed to hotel rooms is that of a bedroom and as such, lighting and resultant glare are not considered to be problematic for these spaces. The only exception to this is where designated additional office space is provided. In these circumstances it is the role of the assessor to determine if individual spaces should be determined as ‘relevant building areas’ in accordance with guidance provided. Glare control criteria apply to building areas where lighting and resultant glare could be problematic for users. 
01 Nov 2023 - Applicability to BIU V6 Commercial confirmed
This KBCN aligns with KBCN0666 from UKNC 2014

Cycle facilities – Separate showers within shared gender-specific (single gender) facilities - KBCN1601

Cultural norms and expectations in relation to privacy may vary. The guidance on providing separate showers in the above situation is, therefore, clarified as follows: Where showers are not divided into individual cubicles, or are only partially separated, this does not preclude compliance. However, the assessor must be satisfied and provide justification that the arrangements are in line with local custom and appropriate to the building type and the demographic of building users.

Cycle spaces – Minimum and maximum requirements - KBCN0637

These remain applicable where the 50% reduction allowed for building locations with a high level of public transport accessibility is in effect. This means that, for instance, a large retail will still need to provide at least ten customer cycle storage spaces and could meet compliance with a maximum of fifty. 
22-Nov-2023 Scheme applicability updated.
18-May-2017 Previous KBCN on large retail adapted to include any minimum requirement for cycle storage spaces.

Cycle storage – 50% reduction applies to all users - KBCN1631

Where a 50% of reduction in required cycle storage spaces is allowed for any reason (for instance, for meeting a threshold for good public transport accessibility), this applies to all asset users. This includes staff, and any applicable users such as customers, visitors or residents. However, any minimum or maximum requirements remain the same. See KBCN0637. This principle aligns with BREEAM New Construction and Refurbishment and Fit-Out.

Cycle storage – Multi-residential long-term stay - KBCN1592

For the purposes of calculating the cycle storage requirements, residents should be considered as 'staff'.

Cyclists’ facilities – Combining different facilities - KBCN0683

Cyclists' facilities can be combined, provided that all relevant compliance requirements are met and it is demonstrated that there is no conflict impacting on their use. For example, compliant showers can be combined with compliant lockers in one room, subject to the principle below. For combined facilities to count as multiple facilities, they must be capable of being used independently of each other at the same time (where relevant) with reference to any space requirements, access, gender and privacy issues. 
11 Jan 2023 - Applicability to BIU V6C confirmed
10 Feb 2022 - Updated to clarify that facilities can be combined where there is no conflict.

Cyclists’ facilities – Matching additional cycle spaces - KBCN00093

The minimum number of showers/lockers/changing facilities required for BREEAM compliance is determined by the minimum number of compliant bicycle spaces required, not by how many total compliant bicycle spaces have been provided. Where more than the minimum number of compliant cycle spaces has been provided, there is no requirement to provide more than the minimum number of showers/lockers/changing facilities. 
01 Feb 2022 - Wording clarified and applicability to BIU V6C confirmed
 

Cyclists’ facilities – Multi-residential / residential institutions - KBCN0967

Where there is a BREEAM requirement for residents, compliant facilities within their accommodation can be considered as cyclists' facilities. Separate facilities for staff must be provided as required to achieve compliance. 
22 Aug 2023 Applicability to BIU V6 Commercial confirmed.

Cyclists’ facilities – Within toilet facilities - KBCN00050

To comply with the criteria for cyclist facilities, showers should not obstruct the use of other facilities. Where a shower is located in a room with a WC, this cannot be considered compliant, unless it can be unequivocally demonstrated that the WC is provided over-and-above the requirements of relevant standards or regulations for general and disabled WCs.

To ensure that there is no conflict between the use of general or disabled WCs and the use of cyclist facilities. 
25.10.18 KBCN reworded to improve clarity.
 

District heating / cooling / hot water – entering data into the Online Platform - KBCN1536

For assets which use district heating / cooling / hot water, information on the district systems are entered into Ene 09a and 09b. In Ene 05 / 06 / 09, answer 'no' to first question "Is space heating / cooling / hot water generated on-site?" then navigate to: The Online Platform differs from the manual structure, however it does not affect scoring in any way. All data entered contributes to the asset energy calculator. Assets with on-site and off-site systems Only answer questions on the system which provides the most signifcant heating or cooling to the asset. If an asset includes both on-site and off-site systems, choose the one which delivers the most energy annually.

Durable and resilient features – Features not present - KBCN1547

The requirements of Rsl 04 aim to minimize the frequency of building component replacement.  Options D, E and F relate to specific features that are vulnerable to damage through the building's operation. Therefore, if it can be demonstrated that an asset does not include any such features, this requirement can be considered met, because there is nothing to protect. Evidence confirming the above must be referenced and provided in the assessment. It is unlikely that Option C will not apply in a commercial asset. However, if an assessor believes this to be the case, they should contact BREEAM Technical with full details and justification. 
20 Oct 2023 - Applicability to BIU V6 Residential removed - Options can be filtered out where not applicable.
14 Dec 2022 - Updated to include Options D and E, in addition to the reference to Option F.

Electric vehicle charging stations – Availability - KBCN1128

This option requires the number of electric vehicle recharging stations (EVCS) to be based on a percentage of the total car parking for the building. To meet compliance, the intent is that recharging stations be available to all building users, including customers and visitors. However, where overall parking numbers are low, it may be difficult to effectively distribute the EV charging spaces between general users and priority groups. In such cases, the design team must provide evidence that this aspect has been considered when locating the EV spaces, however, the decision on how to distribute these may be made by the client or, for speculative development, by an appropriate member of the design team. In situations where parking is limited to priority spaces only, the above guidance still applies. 
11 Jan 2023 - Applicability to BIU V6C confirmed
17 Sep 2022 - Updated to allow more flexibility in relation to how EV spaces are allocated

Emergency lighting - KBCN0185

Maintained systems featuring emergency light fittings which are also used for normal operation, are assessed for this issue. Non-maintained lighting which is only activated in an emergency can be excluded from the assessment. NC / RFO / BIU V6 Ene 17: The aim of these credit(s) is to encourage and recognise energy-efficient fittings. Non-maintained emergency lighting will very rarely be activated and in such extremes the emergency requirements must not be compromised. BIU V6 Hea 05: Flicker is eliminated from maintained systems only. 
24-Jan-2024 - Scheme applicability updated to include BIU V6.

Ene 24 methodology - KBCN1613

This issue is scored based on % improvement relative to the BIU V6 carbon benchmark and average annual improvement across the reporting periods. [accordion] [accordion_block title="BIU V6 carbon benchmark"] Standard CO2 emissions: the tailored benchmark of a UK asset. Climate adjusted CO2 emissions: the benchmark for International assets. It adjusts the UK benchmark to account for national and regional differences. Net CO2: the actual CO2 emissions of the asset. Annual reduction in CO2 emissions: the annual average % figure used to score credits in Ene 24. [/accordion_block] [/accordion] Example scenario An international BIU asset calculates the improvement in CO2 emissions across 2 reporting periods. Calculation The asset demonstrates a 20% average annual improvement vs the benchmark. It scores 3 exemplary credits. How the calculation accounts for different reporting periods Most assessments will report on multiple fuels in each period. [accordion] [accordion_block title = "Calculating time between reporting periods"] Time between reporting periods is measured in days (this is converted to years in the final calculation). Time is measured from the middle of each reporting period. If more than one fuel is reported, the individual mid-dates for each fuel are combined through a weighting calculation. The mid-date is proportionally weighted towards fuels with larger associated CO2 emissions. [/accordion_block] [accordion_block title = "Maximum time between reporting periods"] The maximum time between any reporting period is 1460 days (3 years 364 days) between: These dates are not weighted by fuel consumption. [/accordion_block] [/accordion] Additional notes

Energy Consumption Reporting – common areas only assessment - KBCN1698

For assets where only the common areas are being assessed, the energy consumption targets and actual figures reported should be based on the energy within the assessed areas only. Please note that where the asset does not have consumption data which covers the assessment area only, the BREEAM In-Use International Energy Allocation Calculator should be used when completing the Management Performance Energy Category.

Energy consumption reporting – Link to Man 04 - KBCN1612

The link to meeting compliance with Man 04, outlined in Ene 23 Criterion 1 is incorrect and should be disregarded. Answer option D in Man 04 includes targets for Energy, Water and Waste. Whereas the intent of Ene 23 relates to targets for Energy only. This will be updated in the next reissue of the technical manual.

Erratum – scope of issue - KBCN1498

Criterion 1 states: "Where external lighting or car park lighting are not necessary from a safety perspective, the associated credits can be filtered out of the assessment." What this means is: The inclusion of the word 'safety' in this criteria is misleading and will be removed in future versions. 
28-Feb-2024 - Wording clarified.

Erratum – up to V6 – methodology – no default energy assumptions - KBCN1630

The scope of the issue applies only to systems with significant energy use. The methodology section states that the online platform will calculate default values, and use this to indicate which systems are in scope. This is incorrect, as default values are not automatically calculated. The energy use of each system will need to be manually estimated. This can be done based on:

Erratum – up to V6.0.0 – Ecological features – Answer D – planters - KBCN1543

Outdoor planters and traditional planted areas can be considered as one feature for the purposes of Answer D, provided there is enough planting on the site to meet the intent of the issue. To meet the requirements of Answer D, the following must be demonstrated:   
20-Dec-2023 – The intent of this KBCN was to simplify compliance with Answer D. This has now been updated to clarify that it only applies to Answer D, thereby removing the potentially negative impact on meeting the requirements of Answer C.
24-Aug-2023 - Wording clarified. Change will be updated in the next re-issue of the manual.

Erratum – up to V6.0.0 – blackwater in assessment scope - KBCN1567

Scope The scope of this issue includes blackwater. Criterion 4 should include d) blackwater harvesting. Definitions The definition for 'blackwater' is missing from this issue, and the definition for 'greywater' is inconsistent with other issues in the manual. The following text will be updated in the next revision of the manual: Blackwater - Wastewater that has been discharged from kitchen and utility sinks, urinals and toilets within the asset. Greywater - Water that has been discharged from all sources other than kitchen and sewage within the asset.  

Erratum – V6.0.0 – cooling efficiency parameter – EER / SEER - KBCN1560

In the asset energy calculator guidance, the parameter given for cooling efficiency is 'SEER' (Seasonal Energy Efficiency Ratio). This is incorrect and should say 'EER'. This affects the following tables:
International USA
Commercial V6.0.0 Table 19 Table 18
Residential V6.0.0 Table 16 Table 16
This will be updated in the next manual re-issue.

Erratum – V6.0.0 – Functional adaptation strategy study – Timing - KBCN1706

The functional adaptation strategy study can be carried out during the operational life of the asset. There is no requirement for this study to have been done when the asset was designed. It is unreasonable to expect asset operators (some of whom have assumed management after the asset was built) to retrospectively provide an adaptation strategy during the design process. The following evidence requirement is incorrect and will be amended in future revisions.

Erratum – [BIU V6 Rsl 06] – Incorrect evidence requirements for answers G – H - KBCN1696

Please note that the requirements for the report to include 'opportunities identified' and the 'key metrics' does not align with the criteria requirements. This can therefore be disregarded. This will be updated in the next reissue of the manual

Erratum – [BIU V6.0.0 Wat 14] – Incorrect evidence requirements - KBCN1695

The criterion 3 evidence requirement, "evidence of monitoring data" is incorrect and invalid. Assessments should not try to meet this requirement. Criterion 3 requires the water strategy to have senior management approval. This has no relation to monitoring water consumption, which is already addressed in Wat 13 Water consumption reporting. This error will be addressed in future updates.

Evidence of no risk – Use of Approved Standards and Weightings List - KBCN0959

The current BREEAM International Non-Domestic New Construction Approved Standards and Weightings List (ASWL) can be used as evidence to demonstrate that a country has ‘no risk’ to all natural hazards apart from flooding (which is considered within POL 02 of BREEAM In-Use 2015 and Rsl 01 of BREEAM In-Use Version 6). Any country which has a weighting of 0% for Hazards within the current ASWL can provide this to BRE Global as evidence. As flooding is not included within the Hazard section of the ASWL, it must be evidenced separately. Therefore, in order to achieve maximum credits within MAT 05 or Rsl 03, the assessment must also provide evidence that the asset is in a ‘low or zero flood risk area’ under the requirements of POL 02 (BREEAM In-Use 2015) or Rsl 01 (BREEAM In-Use Version 6). Note: BREEAM In-Use International Assessors who are not BREEAM International Non-Domestic New Construction Assessors, will be unable to access the ASWL. In this instance please send a technical query to BRE Global outlining the country which the asset is located, and BRE Global can confirm the current weighting for that country. This KBCN does not apply to BIU assessments under BREEAM NOR or BREEAM SE 
29-Nov-2023 Clarification - N/A BREEAM NOR/SE 
01-Oct-2022 Updated to apply to BREEAM In-Use Version 6
16-Aug-2016 Amended to clarify situations where there is no access to the ASWL
 

Fire hydrants and sprinklers – Leak detection - KBCN0680

Where it is confirmed by an appropriate project team member that it is not possible to fully meet the leak detection criteria for fire hydrants or sprinklers, an alternative approach can be implemented for these systems. This must demonstrably meet the aim of the issue by detecting and alerting the building management to major water leaks.   Previous guidance - superseded on 30 May 2024 To meet BREEAM compliance, emergency systems such as fire hydrants and sprinklers need also to be covered by a leak detection system. The leak detection system must cover all mains water supply between and within the building and the ‘site boundary'. 
11 Sep 2024 - Applicability to BIU V6 confirmed - QN-75509-C8H8V1
30 May 2024 - New guidance introduced to clarify that BREEAM compliance should not compromise the operation of building safety-critical systems. Applicability to NC V6 standards confirmed.

Flood risk – use of flood maps only in FRA - KBCN1524

Answer option E (Commercial) or F (Residential) If a flood risk assessment considers flooding from rivers and seas only, flood risk is zero / low, and the following requirements are met: It is acceptable for the flood risk assessment to be carried out by a relevant member of the team. It does not require a competent individual (see manual definition) to do this. Most sources of flooding are site-specific and require specialist input and calculation to quantify. However, flood maps meeting the criteria above can provide an acceptable level of assurance of overall flood risk from rivers or seas without the need to engage a specialist. Answer option B (Commercial) or C (Residential) Where the risk of flooding is medium or high, flood mitigation measures are required (criterion 3). These mitigation measures must be defined by either: The FRA can still be produced by a relevant member of the team. Exemplary credit This option is only available if a site-specific FRA was carried out by a competent individual, and cannot be based only on flood maps that give an allowance for climate change. Example scenarios [accordion] [accordion_block title="Low / zero flood risk"] National flood maps cover flooding from rivers and seas. The flood risk from these sources is zero / low. The compliant FRA can be produced by a relevant member of the team. [/accordion_block] [accordion_block title="Medium / high flood risk"] National flood maps cover flooding from rivers and seas. The flood risk from these sources is medium / high. Flood mitigation measures are required. The local authority provides some general flood mitigation measures for the area, but these are not relevant to the assessed asset. Instead, a competent individual is consulted on relevant flood mitigation measures for the asset - their recommendations are recorded in the FRA. The compliant FRA can be produced by a relevant member of the team. [/accordion_block] [/accordion] 
06-Nov-2024 - Answer C guidance title now corrected to point to Answer B for Commercial manuals.

Flow control devices – residential accommodation - KBCN0415

The credit for the specification of flow control devices in WC areas or facilities does not apply to ensuite facilities in residential areas, e.g. ensuite facilities in individual private bedrooms and a single bathroom for a collection of individual private bedrooms in halls of residence, key worker accommodation or sheltered accommodation. The credit and criteria are however applicable to buildings which have guest bedrooms with ensuite facilities, e.g. hotel rooms, and communal WC areas or facilities, e.g. communal WC facilities in hotels or hostels and care homes. In accommodation where occupancy is long-term and there is a sense of ownership of the space, flow control does not need to be assessed as the occupants are likely to detect and report leaks. 
26 Oct 2023 - Applicability to BIU V6 Commercial confirmed

Flow control devices – Use of devices on individual sanitary fittings - KBCN1550

The intent of the requirement for flow control devices is to minimise the impact of undetected wastage and leaks from sanitary fittings and supply pipework. The use of flow control devices on individual sanitary fittings alone does not, therefore, fully meet this aim.

Flow control devices for multiple blocks - KBCN1186

The criteria are set to encourage isolation of the water supply to each WC block when it is not being used. If a single flow control device, for example one programmed time controller, is adequate to switch the water on at predetermined times that suit the usage patterns of more than one WC blocks or facilities, this can be used to demonstrate compliance. Please note that if only one timed controller is used for a large area/number of facilities, the assessor must justify that this is appropriate to the usage patterns within the building and confirm that multiple timers would be redundant (i.e. they would all be set to the same time).  Consideration should be given of any facilities that may be open longer than others, requiring these timers to be programmed differently in different areas. As long as the aim of the credit (‘to reduce the impact of water leaks that may otherwise go undetected’) can be achieved through the specification of an appropriate number of flow control devices, the credit may still be achieved if timers cover more than one WC area/facility to prevent minor water leaks. 
14 Apr 2023 - Applicability to BIU V6 Commercial confirmed.

Installed controls – Filtering of questions - KBCN1678

Where the building has no heating, cooling or mechanical ventilation or humidification, Ene11 can be filtered out by answering that there is none of the above to each of the relevant questions.  Where some systems are applicable, the points available will be filtered out, based on the answers.  For instance, where only question 1 and 2 are applicable, 6 points would be available and where only thermostatic vales are provided (Question 1 answer for 2 points), only 33% of the points would be achieved, or 1 credit as per Table 22. In relation to the wording for questions 1 to 3, for clarity: 
09 August 2024 - Re-worded for clarity.

Interlock controls – clarification - KBCN1491

An interlock is a control that is wired so that when there is no demand for heating / cooling in a space, the heating / cooling generator and the associated pumps are switched off. Use of thermostatic radiator valves (TRVs) alone does not provide interlock. Partial interlock means that the cooling and heating interlock controls are separate. However, the control function may be set up to minimise the possibility of simultaneous heating and cooling. Total interlock means the controls are wired so that simultaneous heating and cooling is not possible. Where there are separate local heating or cooling units present, these will also need to be wired into the control system for total interlock to avoid the possibility of simultaneous heating and cooling.

Internal lighting levels where computer screens are used - KBCN0283

For areas where computer screens are regularly used projects can specify 300 lux, as referenced in CIBSE Lighting Guide 7, rather than the levels prescribed in the standard EN 12464:2011. 
07/12/2021 Applicability to BIU V6 Commercial confirmed.
 

Intruder alarms – Requirement for these to be audible when activated - KBCN1597

Where it is justified by the security consultant, project team or building management that a 'silent' intruder alarm system is more suited to the asset’s overall security strategy, this can be considered as meeting the Definition in our guidance.

Leak detection – using a BMS - KBCN0439

A BMS can be used for leak detection purposes if it can be demonstrated that its integrated or add-on features meet all the requirements for a leak detection system. 
07 Feb 2022 - Applicability to BIU V6C confirmed

LZC – Local regulations and private wire arrangements - KBCN1658

Where local regulations do not permit electricity generated by on-site renewables to be connected directly to the building, and where evidence of the relevant regulations is provided at QA, the requirement for a private wire arrangement can be waived.

Minimising flicker – scope of issue - KBCN1639

Principle Flicker from all lighting systems is eliminated. This means eliminating flicker in: Only emergency lighting is excluded. See KBCN0185. Lighting flicker is undesirable regardless of location or length of exposure. Commercial scope Eliminate flicker in all lighting. Residential scope Eliminate flicker in:

Minimising watercourse pollution – Areas to be assessed - KBCN1633

Criterion 2 should be interpreted as follows: The intent is to provide a list of areas that are likely to present a risk of watercourse pollution. All the listed areas must be considered, however, where a listed area is not present, or it is present but poses no risk of watercourse pollution, this should be justified with supporting evidence. Where the development does not include any of the listed areas, or none of the areas present poses a risk of watercourse pollution, justification and evidence must be provided and this issue should be filtered out, in line with Criterion 1.  

ModeScore Sustainable Transport certification - KBCN1705

Achieving ModeScore Gold or Platinum certification can be submitted as part of the supporting documentation to award credits for implementing sustainable transport options, provided the BREEAM criteria were targeted, as follows:
Scheme Issues Credits
BREEAM International NC 2016 and V6 Tra 03a Alternative modes of transport 2 + Exemplary credit
Tra 03b Alternative modes of transport 2 + Exemplary credit
Tra 04 Maximum car parking capacity 1
BREEAM UK NC 2018 and V6 * Tra 02 Sustainable transport measures 10
BREEAM Int RFO 2015 Tra 01 Sustainable transport solutions 5
Tra 04 Maximum car parking capacity 2
BREEAM UK RFO 2014 Tra 01 Sustainable transport solutions 3
Tra 03 Cyclist facilities 2
Tra 04 Maximum car parking capacity 2
BREEAM In-Use Commercial and Residential (International and USA) Tra 01 Alternative modes of transport 8
Tra 02 Proximity to public transport 3
Tra 04 Pedestrian and cyclist safety 2
* BREEAM UK NC 2018 and V6 credits can be awarded provided the transportation assessment and travel plan (criterion 1) are met When the assessor submits a ModeScore certification as evidence, they should include their report and highlight the BREEAM criteria or credits that were targeted.
About ModeScore Sustainable Transport certification:
ModeScore assess and certify sustainable transport facilities and services in buildings. ModeScore encompasses ActiveScore within its assessment criteria, covering four pillars of sustainable transportation while incorporating accessibility into each: ModeScore evaluates the connectivity potential of any building in any location, offering four levels of certification with a total scorecard of 120 points. ActiveScore (Travel Facilities) counts for 10 points: See more information and details at https://modescore.com/

Night-time operation – requirement for controls - KBCN1048

Projects or areas of an asset which operate at night-time can adapt or omit the requirement to provide controls or presence detection to align with the building’s hours of operation. This could, for example, include service yards or car parks. The aim of this Issue is to reduce the energy use for external lighting and should not interfere with the building’s operation. 
02 Oct 2024 - Updated to clarify the scope of the this guidance and applied to NCV6 and BIU.

Occupant control – spaces requiring user controls - KBCN0170

This guidance is intended to clarify the types of area for which user controls are required or would be considered beneficial. Zoning is required in all areas of the asset where specified in the assessment criteria. Please refer to the specific requirements of the applicable BREEAM standard to interpret this guidance appropriately. User controls required Spaces where users are expected to have independent control over their environment. User controls not required Spaces where users are not expected to have independent control over their environment. 
14-Dec-2022 - KBCN applicability updated to include BIU. Wording clarified, and amended for compatibility with BIU criteria.

Off-site waste sorting / no dedicated on-site waste storage - KBCN0696

BREEAM assesses the dedicated space for recyclable waste storage. This must be a permanent structure on-site, or space in the asset. Where this space does not exist: For NC or RFO The aim of the issue is met by provide evidence covering all points 1-4:
  1. A waste management plan which provides on-site storage between collections, adequately sized based on the frequency of collection.
  2. An on-going waste recycling contract.
  3. The typical recycling rates from the waste management company.
  4. A permanent structure (or internal space) within the asset site boundary that can be converted to comply with all criteria requirements. Layout drawings must be provided showing how this space could be converted in future, including meeting all relevant criteria for: • User and vehicle access, • Area requirements for waste storage, • Appropriate size and number of containers for the expected waste streams, and • Space allowance for any additional waste processing requirements e.g. compactors, composting containers, water outlets etc.
This ensures that there is: For BIU The above approach for NC / RFO only applies to waste storage for construction fit-outs, which are temporary in nature. It does not apply to any other credits, and compliance cannot be met based on future commitments. This means that the above approach: For BIU, new storage areas will be recognised once they are completed and assessed in future certification cycles. 
18-Nov-2024 - Requirements for BIU projects clarified relating to all answers in Rsc 02. Title clarified.
09-Feb-2024 - Requirements clarified. Applicability updated to include construction waste storage for BIU V6 Rsc 02.
17-Jan-2024 - Scheme applicability updated.
16-Apr-2018 - Wording clarified.

On-demand public bus services - KBCN1404

These can be recognised as follows: This is limited to genuine on-demand bus services, which are operated as public transport with multiple pick-up and drop-off points and does not extend to private hire, taxi or other similar operations. 

On-site LZC – whole site shared connection - KBCN1424

To be recognised in BREEAM, the on-site Low and Zero Carbon (LZC) technology must have a direct physical connection to the assessed asset. OR Where the LZC technology is; It is acceptable to allocate the renewable energy generated proportionally as a calculation of the asset's predicted energy consumption compared to the total energy consumption of the whole site. To allocate renewable electricity by proportional consumption: Where consumption data is missing, renewable electricity must not be allocated to the assessed asset. In this case, it is assumed that all electricity consumed is sourced from the grid. 
17-Jan-2024 - Applicability BIU V6 Ene 13 removed, as this approach is not applicable to assessing the area of PV fitted.
21-Dec-2022 - Applicability to In-Use V6 confirmed.
24-Aug-2022 - Applicability to UKNC V6 confirmed.

Operational energy and water use during Covid-19 lockdown - KBCN1425

As we continue to adapt to and assess the impacts of the COVID-19 pandemic, the BREEAM team is seeking to ensure that the data underpinning BREEAM in Use certification accurately reflect typical operational performance. We appreciate that the full or partial lockdown conditions related to the pandemic may have had a significant impact on the performance of the asset particularly the operational energy and water consumption. We trust our assessors to use their professional judgement to determine the extent that operational energy and water consumption has been impacted by the COVID-19 restrictions. They must ensure that submitted consumption data is representative of consumption under normal conditions. Clients should work with their assessors if they are unsure how they should proceed. Assets are likely to have been affected by many different local lockdown scenarios so one approach to reporting consumption data is unlikely to apply to all situations. For example, normal consumption data is likely to be sufficient for assets that have only had a minor changes to their operations (e.g. two weeks), if the rest of the 12 month period has been unaffected. For assets that been more significantly affected (e.g. several months of reduced occupancy), it is likely that energy and water consumption data will need to be taken from a period of time before local lockdown restrictions came into force. In this scenario, the following approach can be used:

The consumption reported must cover the 12 months prior to the restrictions coming into force.  The reported consumption would need to be validated against the year prior to the reporting period to provide assurance to the Assessor that it was in line with typical operations.  Additional evidence and verification will be required for submission. The following sections should help clarify how this should work:

Normal BREEAM requirements

Consumption Reporting:

Evidence requirements:

New requirements for this KBCN

Consumption Reporting:

Evidence requirements:

Example for a building submitting for certification in October 2020 subject to lockdown from March 2020:

Normal reporting period October 2019 – September 2020

Adjusted reporting period in line with this KBCN March 2019 – February 2020 Validation period: March 2018 – February 2019

This KBCN will remain in place but will be under review as we continue to monitor the impacts of COVID-19 and amend requirements as circumstances change.  We will keep assessor informed of BREEAM In-Use users and assessors via further service announcements and other communication channels.

Operational waste – No managing organisation or no tenants on-site - KBCN1584

Principle If the asset as a whole meets the operational waste criteria, all relevant credits can be awarded. No tenants Answers C and D can be awarded. No managing organisation Answers C and D can be awarded. 
06-Apr-2023 - Updated to cover both situations described above.

Outdoor space – Parks and other public open spaces - KBCN1588

Public parks may meet the requirements for ‘Outdoor space’ even if smoking and vaping are unrestricted, as the impact on other visitors would be minimal. However, to ensure the above and that the overall aim is met, a compliant park must be over 2,500 m2 in size and be a ‘green space’ - an area of grass, trees, or other vegetation set apart for recreational or aesthetic purposes that is publicly owned and allows free access during the hours of daylight. Other similar areas that meet the above requirements, such as woodland or nature reserves, could also be considered as meeting the aim.

Pods or privacy booths used as workstations – Impact on view out - KBCN1697

Provided the space or room itself is compliant based on a more traditional furniture arrangement, the enclosure of workstations in booths or pods can be disregarded when considering compliance with the ‘View out’ criteria.

Presence detection – illuminated signs - KBCN1671

The requirements for presence detection do not apply to illuminated signs. In BIU V6, presence detection requirements are included as part of automatic energy saving controls. All other requirements in this criteria must still be met.

Procedures and plans for cleaning the interior of the asset – Scope of the requirements - KBCN1649

The criteria only apply to areas or systems for which the landlord is responsible for the cleaning arrangements. However, the landlord must provide written guidance to tenants on 'procedures and plans for cleaning the interior of the asset' that aligns with relevant aspects of Criterion 2. It is not a requirement that the landlord monitors or enforces this, however, in order to meet the intent of the criteria as far as possible, evidence must be provided that such guidance has been provided to all tenants. Note: This guidance is not intended to change the criteria, but rather to clarify the overall intent. The applicability of the requirements to tenanted areas is not stated in the technical manual. Therefore, if it can be demonstrated that an assessment has based compliance on landlord's/common areas only prior to the date of publication of this guidance, this will be accepted. Updated guidance on the scope of these requirements will be included in the technical manual at the next opportunity.

Process water to offset potable water demand - KBCN0586

Where it is demonstrated that it is safe to do so, process water resulting from the building under assessment, can be considered for off-setting potable water demand from components that would otherwise be supplied using potable water, when in line with the criteria requirements for greywater systems. Process water resulting from the building under assessment can be considered as a form of greywater for the purposes of off-setting potable water demand. 
21 Dec 2021 Additional wording added, requiring it to be demonstrated that process water is safe to use and KBCN applied to BIU standards.

Provision of fresh drinking water – Atmospheric water generators - KBCN1674

Atmospheric water generators can be used as an alternative to point-of-use water coolers connected to the mains water supply and drainage where it can be demonstrated that the water provision: In this situation the water supply does not need to be connected to the mains water supply and drainage. Suitable access provision in areas must still be demonstrated.

Provision of rest areas – Accessibility - KBCN1700

For an area to be considered compliant:

Proximity to amenities – Employee working hours - KBCN1653

The intent of Criterion 1 is that amenities must be open at times when they can benefit employees during typical opening hours for the asset type. The guidance on 'Employee working hours' in the Definitions section should, therefore, be disregarded. However, the assessor must be satisfied that, given the working hours of the assessed building and the opening hours of the amenity, this will benefit building users in line with the aim of the issue.

Recognising future performance - KBCN1538

BREEAM In-Use recognises an asset's operational performance at the time of certification. Compliance cannot be based on commitments to improve the performance of an asset in the future. Where changes to an asset are made during a 3-year certification cycle:

Resources inventory – Scope - KBCN1667

The inventory only needs to include resources that belong to the asset owner (or those which the asset owner or manger is responsible for maintaining or replacing). It does not need to included tenant-owned fittings and furnishings

Risk assessment – flooding is the only natural hazard - KBCN1552

Where: then Answer D ('the asset is in an area where no risks exist') is only available where the FRA shows zero or low flood risk from all sources of flooding. Assessing flood risk from rivers and seas only does not cover all risks.

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

Scope of the criteria for lifts – Small service lifts (dumbwaiters) - KBCN1589

Small service lifts, of the type typically used to transport prepared food and crockery in restaurants (sometimes referred to as 'dumbwaiters'), fall outside the scope of this assessment issue.

Shower with multiple shower heads - KBCN0855

To calculate the water use of a shower with more than one shower head, one of the following should be done: 
22 Feb 2024 - Applied to BIU, BREEAM NC and RFO standards

Single tenant - KBCN1640

Where the assessment area is only occupied by a single tenant, the issue is not filtered out. All relevant credits apply. The criteria is designed to recognise efforts between the asset owner and tenants to coordinate sustainability policies and resource monitoring. This principle is not affected by having a single tenant, even if they might act in the role of a managing occupier.

Smoking policy – External areas - KBCN1680

The criteria do not require that the asset provide a designated external smoking area. The intent of Specific Note 1 is that the asset management encourage compliance with the no smoking policy by identifying areas where building users are not prohibited from smoking. However, where it is justified that no such areas can be identified within proximity of the asset, this requirement can be disregarded.

Sub-metering – Requirements for water-consuming plant/building areas or no additional monitoring benefit - KBCN1637

Significant water demand: The following water uses are deemed to be significant:
  1. Swimming pools and their associated changing facilities (toilets, showers etc.)
  2. On sites with multiple units or buildings, e.g. shopping centres, apartment blocks, industrial units, retail parks etc. separate sub-meters are fitted on the water supply to the following areas (where present): a. For Residential buildings with multiple dwellings and Residential Institutions with multiple with self-contained dwellings, each dwelling counts as a significant water use. b. Common areas (e.g., covering the supply to toilet blocks). c. Service areas (covering the supply to outlets within storage, delivery, waste disposal areas etc.). d. Ancillary or separate buildings to the main development with a water supply.
  3. Laboratories: in any building with a laboratory (or containing laboratories), a separate water meter is fitted on the water supply to any process or cooling loop for plumbed-in laboratory process equipment.
All water consuming systems or building areas that are expected to account for more than 10% of the buildings total water demand must be considered when determining significant water uses. No additional monitoring benefit: Sub metering is not required where the project team confirms there will be no additional monitoring benefit resulting from their installation. Examples include:
  1. Where a building has only one or two small sources of water demand (e.g. an office with only sanitary fittings and a small kitchen facilities).
  2. Where the building has two sources of water demand, one significantly larger than the other, and the water consumption for the larger demand is likely to mask the smaller demand (e.g. where there is a larger water demand from a changing area complete with showers and toilets, and the only other water demand is for toilet facilities).
Where the asset is targeting answer E (sub-metering) and: then the 6 credits for answer E are awarded by default. 
16 October 2024: Updated to include examples of water-consuming plant/building areas and also where no additional monitoring benefit.

Sub-metering technologies – Compliance Principle - KBCN1561

Where it can be demonstrated that alternative sub-metering technologies can meet or exceed the capabilities of systems set out in the BREEAM guidance, subject to approval, these can also be considered compliant. It is the role of the Assessor and the project team to provide evidence and justification in a compliance principle query (see KBCN1555). The following metering standards or technologies are currently recognised as alternatives to pulsed output meters:

Sub-metering using non-intrusive load monitoring (NILM) systems - KBCN1710

Non-intrusive load monitoring (NILM) systems cannot be used to demonstrate compliance for the sub-metering credits within BREEAM. Hardware-based sub-meters must be installed. NILM systems are generally retrofit systems which can be easily removed and are not integral to the building or installed building services.

Systems serving <10% overall floor area - other affected issues - KBCN1542

The methodology for Ene 01 states: "Heating / cooling systems can be excluded from the calculation where the heated or cooled area equates to less than 10% of overall floor area." Systems which heat or cool < 10% overall floor area are not assessed in: Ene 01, 05 and 06 all feed into the asset energy calculator and so their inputs must be consistent. All other issues relating to these excluded systems are still assessed such as:

Table 29: Indoor ambient noise levels - KBCN1676

The indoor ambient noise level performance standards shown within the manual are currently incorrect and should read as below for the following listed functions:

Thermographic survey – Standards for test method - KBCN1578

The appropriate international standard for thermographic surveys is ISO 6781:1983 Thermal insulation – Qualitative detection of thermal irregularities in building envelopes – Infrared method. The following are acceptable alternative standards:

Using water from natural underground sources to offset water consumption - KBCN00094

Water from natural underground sources (for instance aquifer water accessed via boreholes) cannot be used to offset: A significant amount of water used for public consumption is already drawn from aquifers. Private boreholes may be drawing water from the same sources as public utility companies. 
27-Mar-2024 - Title and text updated to broaden definition. Scheme applicability updated.

View out – alternative method of compliance for fixed workstations - KBCN1484

In relevant spaces that include fixed workstations* (such as a built-in cash registers or reception desks) an alternative method can be used. This is based on the number of compliant workstations. For instance, where the requirement is for 95% of the relevant area to comply, 95% of the fixed workstations must have a compliant view out, rounded up to the nearest workstation.   Example A retail assessment has 35 built-in cash registers, 95% of which must comply with the view out criteria. 35 x 0.95 = 33.25, rounded up to 34. The requirement is met for this area if 34 registers comply with the criteria.   Where an asset includes a mix of relevant areas; both fixed workstations and flexible areas, compliance for the whole assessment must be demonstrated for all areas, as appropriate, based on either area or number.   *freestanding desks and other items of moveable furniture cannot be considered as fixed workstations, regardless of whether their locations are pre-determined.

View out – Calculating the glazing to wall ratio - KBCN1506

This should be calculated based on the glazed area of window, expressed as a percentage of the area of the external wall in which the window sits. Where the ceiling height of the room is unusually high, relative to the window height, the wall area can be calculated based on a standard ceiling height for the building type.

View out – relevant areas - KBCN0268

The aim of the View Out criteria is to allow occupants to refocus their eyes from close work. Relevant areas are spaces where close work in a fixed position is carried out for sustained periods of time. The view out criteria are therefore not applicable to occupied areas such as meeting rooms, or other spaces where such close work is not being carried out. Where rooms contain areas of different functions, only relevant areas should be assessed. In this case a notional line can be drawn on the plans and calculations made based on these relevant areas only. However, spaces such circulation routes or other transient spaces within a relevant area can only be excluded if the route or area is clearly defined by the building layout. If this is arbitrary or based solely on a proposed furniture layout, it cannot be excluded. Features of the building layout which may be considered as dictating a function area would include, for example, the position of doors or fixed furniture such as a reception desk or canteen servery. 
07-Oct-2022 Additional paragraph added to clarify how function areas must be defined. 
21-Sep-2022 General principle of 'relevant area' added, and applicability of KBCN extended to BIU V6 Commercial.

Volume Approach – Site visit requirements - KBCN1644

This guidance applies only to assessments for clients who have entered into a formal agreement with BRE to enter the Volume Approach. The aim of the Volume Approach is to assist clients with large numbers of assets, and their assessors, to conduct assessments in a robust manner, whilst also taking a practical view. From the clients’ assets that have entered the process, BRE will identify which assets may undertake a virtual site visit. The assets and their assessments cannot be new to the BREEAM In-Use process and must be identified and communicated to BRE prior to undertaking the site visits. The requirements of the virtual site visits are as follows: Gathering evidence for site assessments: In cases where BRE has identified an asset can undergo a virtual site visit, the assessor is not required to personally visit or gain access to the site, they can use the following methods:
  1. Appoint a suitable individual, for example a main contractor or asset manager, to undertake a formal site assessment on their behalf. The appointed individual would be expected to provide a robust account to the assessor of evidence in place of their own site assessment report. We would expect the report to contain photographs and/or virtual tour stills from the building and be signed off by both the appointed individual and assessor.
  2. For assessment issues relating to external spaces beyond the site, we will accept stills/images from Google Street View (or equivalent), provided it is demonstrated that such evidence is current.
  3. Desk-based evidence will be accepted where evidence demonstrates that the criteria are being met as far as possible without a site assessment.
It is important to note that where one of the above 3 options has been selected, the assessor is responsible for assessing the evidence and for the awarding of any credits. Timing of workshops, testing and other subsidiary evidence submissions: Given the widespread availability of remote communication technologies, it is generally possible to undertake the majority of activities relating to our assessment criteria without the need for face-to-face contact or site assessments. With respect to workshops, the key consideration is that they take place at a time when they have a meaningful impact and achieve the aim of the criteria. With respect to subsidiary, third party assessments such as ecological site inspections or audits, desktop surveys based on available information (e.g. planning surveys, agent’s reports, photographs, Google Earth), can be used as an alternative provided there is enough material for a confident recommendation and/or outcome to be achieved.    

Washer dryers - KBCN0699

Where a washer dryer is specified, the water consumption figure for the wash and dry cycle should be used. The drying cycle of a washer dryer is taken into account because it usually uses water during this drying process (e.g. for cooling during the drying cycle) and in some cases, this water usage can be significant. 
18-Nov-2022 - Updated to apply to BREEAM In-Use Version 6

Washing machines and dishwashers – Water consumption data - KBCN1571

The water consumption data used to demonstrate compliance may be based on the lowest full wash cycle (i.e. not a pre-wash cycle, for example).

Waste streams – clarification - KBCN1526

Scope The focus of the criteria is on recyclable materials only. Any facilities / spaces for managing recyclable materials must be in addition to spaces / facilities for managing general waste. Definition “Waste streams are flows of specific waste, from its source through to recovery, recycling or disposal. Waste streams can be divided into two broad types: Source For BREEAM, a waste stream is a material / product with its own recycling process. This means each stream needs to be separated from other materials before it can be effectively processed into new materials / products. This separation can happen in the asset, or (in the case of co-mingled waste) after collection from the asset. Residential waste streams In most cases, this is defined by how it will be how be sorted and collected by municipal waste authorities. Where no local guidance exists, the list below may be used as a guide. Recyclable waste streams (answer option C in BREEAM In-Use Residential V6): Compostable / recyclable waste streams (answer option D in BREEAM In-Use Residential V6): Commercial waste streams Commercial assets will generate specialised waste streams specific to the asset's function. These are typically: In these cases, waste streams such as metals, plastics and paper / cardboard may be sub-divided into specialised waste streams where they meet the above. Example scenarios [accordion] [accordion_block title="Scope"] A vehicle repair workshop generates the following waste streams: The engine oils and general waste cannot be re-processed into other usable materials. Only 3 recyclable waste streams can be considered for BREEAM assessment. [/accordion_block] [accordion_block title="Residential"] The local authority collects co-mingled waste for the asset. This waste mixes together: This co-mingled waste can be counted as 3 waste streams. [/accordion_block] [accordion_block title="Commercial"] A supermarket consistently generates large quantities of cardboard packaging. This cardboard forms a significant portion of recycable waste generation. It is baled up and collected separately by a specialised waste contractor. In this case, cardboard waste can be considered a separate waste stream from paper. [/accordion_block] [/accordion] 
18-Jan-2024 - Clarified list of residential waste streams (separated compostable waste streams and added relevant answer options).

Water consumption reporting – Link to Man 04 - KBCN1611

The link to meeting compliance with Man 04, outlined in Wat 13 Criterion 1 is incorrect and should be disregarded. Answer option D in Man 04 includes targets for Energy, Water and Waste. Whereas the intent of Wat 13 relates to targets for Water only. This will be updated in the next reissue of the technical manual.

Water strategy – Replacement and Schedule - KBCN1673

Replacement The intent is that there is a programme in place which identifies any planned refurbishments and confirms that, where relevant, the works will include upgrading high water-consuming fittings and appliances with low water-consuming equivalents. This does not require the systematic replacement of all fittings and appliances. However, it must also include a commitment to upgrading the efficiency of existing fittings and appliances when they reach the end of their service life. Schedule This may include specific fittings and appliances with low water consumption, or it can be based on a performance specification that these must meet, e.g. the flow rate or efficiency rating.

Zoning and occupant control – access to lighting controls - KBCN00032

The relevant areas for the criteria apply only to areas where users are expected to have control. For instance, this means that areas intended for the general public, or a shop floor would not be expected to have lighting controls. The general principle which applies to user access to general environmental controls (heating, cooling, ventilation) may also apply to access to lighting controls. See KBCN0170. However, the the exact approach may differ between the two types of systems and assessor judgement must be used to determine compliance. In all cases zoning is required in all areas of the asset where specified in the assessment criteria. Please refer to the specific requirements of the applicable BREEAM standard to interpret this guidance appropriately. 
14-Dec-2022 - KBCN applicability updated to include BIU. Wording updated. Link to KBCN0170 created.

Zoning and occupant control – PIR detection systems - KBCN0335

The aim of the Health & Wellbeing category is to recognise ways to benefit occupants through giving them control of their lighting environment. Without manual overrides, presence or absence detection lighting controls (such as PIR detection systems) are not compliant with the criteria. BREEAM recognises the energy efficiency benefits of detection systems in buildings through the Energy category. In some cases, the design team may have to prioritise one particular lighting strategy to the detriment of achieving a credit elsewhere. 
17 09 2024 Updated to apply to BIU Part 1 - Lighting Controls
28 04 2021 Wording amended to include absence detection systems.
18 09 2017 Wording amended to clarify the meaning.
 

Zoning and occupant control – whiteboards and display screens - KBCN1433

Whiteboards and display screens in dedicated teaching or presentation spaces require separate zoning and control for lighting, as specified in the criteria. Lighting around whiteboards and display screens which are typically found in general office areas, meeting rooms, or in other generic spaces do not require separate zoning and control to meet the criteria. In such cases, the assessor should provide justification. Whiteboards and display screens in dedicated teaching / presentation spaces are likely to be used frequently, and require appropriate zoning and control. An increasing number of offices and meeting rooms now include display screens - however separate zoning and control may not be appropriate.
Information correct as of 2ndDecember 2024. Please see kb.breeam.com for the latest compliance information.