BIU International Residential V6

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:

Self-contained residential apartments with private kitchens and bathrooms.
Apartments are typically rented for long-term stay (i.e. for periods of more than one month).
Managed communal facilities such as spaces for leisure, co-working spaces and common grounds.

Classification

For NC or RFO, generally the most appropriate asset classification is 'Residential institutions - long term stay.'
For BIU, it is generally Residential.

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:

Projects classified under UK building regulations as Part L Volume 1: Dwellings (Previously Part L1) is considered residential and covered under HQM.
Projects classified as Part L Volume 2: Buildings other than dwellings (Previously Part L2) is considered a residential institution.

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.

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 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 refurbishment was carried out less than 5 years ago.
The refurbishment addressed any and all major defects with the element.
The records of the refurbishment allow asset management to effectively maintain that element.

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]

Converting water consumption into litres per year from new EU energy labels - KBCN1548

The following conversion factors may be used to convert the water consumption on new EU energy labels from litres per cycle (L/cycle) into litres per year (L/year): Dishwasher: multiply water consumption figure on EU energy label by 280 (to go from L/cycle to L/year). Washing machines: multiply water consumption figure on EU energy label by 220 (to go from L/cycle to L/year). This follows equivalent guidance for converting energy consumption (see KBCN1462).

25 Aug 2023 - Correction to 'typo error' for dishwasher conversion factor - previously shown as 208, now corrected to 280.

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:

Ene 09a to answer questions on district cooling.
Ene 09b to answer questions on district heating and hot water. A district heat network will also provide hot water, so information on the system which provides both is entered into Ene 09b.

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.

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.

CO2 emissions benchmark = 50 kgCO2e/m2 per year.
01-Jan-2020 to 31-Dec-2020. CO2e emissions are 90 kgCO2e/m2 per year (1.8x the benchmark).
01-Jan-2023 to 31-Dec-2023. CO2e emissions are 60 kgCO2e/m2 per year (1.2x the benchmark).
Time between reporting periods: 3.0 years.

Calculation

Improvement over 3 years = 1.8 - 1.2 = 0.6x improvement vs benchmark.
0.6 = 60%
60% / 3.0 years = 20%

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.

Individual reporting periods for fuels may not align.
Reporting periods may not begin or end at the same time each year.

[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:

The first recorded consumption data in the 1st period, and
The first recorded consumption data in the 2nd period.

These dates are not weighted by fuel consumption.

[/accordion_block] [/accordion] Additional notes

Erratum - Criterion 1. Assets where the 1st period was assessed under BIU 2015 must re-enter this consumption data into the BIU V6 Ene 24 calculator. This ensures a consistent calculation methodology for all BIU V6 assets.
The baseline for measuring improvement (1st period performance vs benchmark) are actual asset emissions, not the benchmark. Asset CO2e emissions can exceed the benchmark in both the 1st and 2nd periods to target credits in this issue.
The manual states that 3 years are required between periods (as this links to the BIU V6 certification cycle), however this is not a requirement for compliance. Assets can also target this issue where less than 3 years have passed (for instance after a mid-cycle certification). The calculator will adjust for the shorter gap between reporting periods.

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.

Enhanced waste collection in the asset - KBCN1528

Where the asset collects 6 or more unique residential waste streams on-site, answers G and H are available without the need for additional off-site collection points. If the asset can provide enhanced waste collection and sorting on-site, then this is effectively the same as having a compliant collection point in the local area. Example scenarios [accordion] [accordion_block title="5 waste streams on-site"] An apartment building has compliant facilities or kerb-side collection for 5 residential waste streams. There is no collection for composting or garden waste. The asset achieves the requirements for answer C only if all relevant criteria are met. There aren't enough waste streams to meet the threshold for answer G. [/accordion_block] [accordion_block title="7 waste streams on-site"] An apartment building has compliant facilities or kerb-side collection for 7 residential waste streams. There is no collection for composting or garden waste. The asset achieves the requirements for answer C, and answer G if all relevant criteria are met. [/accordion_block] [accordion_block title="7 waste streams on-site, with off-site collection point within 500m"] An apartment building has compliant facilities or kerb-side collection for 7 residential waste streams. There is no collection for composting or garden waste. An off-site collection point within a compliant distance can collect 5 waste streams, however only 2 are unique (different from what the asset already collects on-site). In total there are 9 unique waste streams collected on-site, kerb-side, or within a compliant distance. The asset achieves the requirements for answer C, and answer H if all relevant criteria are met. [/accordion_block] [/accordion]

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:

Where external lighting does not exist, filter out the relevant credits.
Where car park lighting does not exist, filter out the relevant credits.
Whether or not the lighting exists for safety reasons has no effect on credit filtering.

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:

Typical benchmark values, and / or,
Estimates based on the capacity of equipment, and annual equivalent full load hours of use.

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:

Outdoor planters, containing live plants and/or traditional planted areas
Other planted areas such as green roofs or green walls
Features to assist local fauna

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 – compliant cycle storage - KBCN1595

Criteria Instead of answer C, criterion 3 should refer to answers D and E. Evidence The criteria references for this issue are incorrect, and will be corrected in the next re-issue. Checklists and tables

Answer D awards 2 credits for achieving the minimum number of cycle storage.
Answer E awards 1 additional credit for achieving additional cycle storage.

The headings in Table 20 do not match these answers. Table 20 will be revised with these updated headings:

Home size	Answer D Minimum cycle storage 2 credits	Answer E Additional cycle storage +1 additional credit
Studio or 1 bedroom	1 cycle space / 2 homes	1 cycle space / home
2 - 3 bedrooms	1 cycle space / home	2 cycle spaces / home
4+ bedrooms	2 cycle spaces / home	4 cycle spaces / home

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.

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

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:

There are local or national flood maps available covering these sources of flooding.
The maps are accurate, up to date, and have sufficient detail to clearly identify flood risk for the asset.
The maps are approved by local or national government, and based on robust data.

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 C Where the risk of flooding is medium or high, flood mitigation measures are required (criterion 3). These mitigation measures must be defined by either:

A local authority (the measures must be relevant to the asset).
Or a competent individual.

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]

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.

Intruder alarm systems – apartment buildings or similar - KBCN1572

Scope The scope of this KBCN applies to any residential asset that:

Is comprised of multiple self-contained dwellings within a single building envelope, and
Share common entrance(s) and circulation.

A typical example is an apartment building. Principle The asset as a whole is protected by systems that are fit for purpose to ensure the safety and security of the asset, its users and their property Implementation Security requirements for apartment buildings will vary greatly depending on factors such as:

Scale and configuration.
Access strategy.
Local context.
Which areas are under building management control.

Because of this, BREEAM cannot provide specific guidance on how intruder alarms and access control are configured to meet the principle. It is the role of the assessor and a competent third party (for instance, this can be a 'competent person' as defined in Rsl 10) to evidence how this principle is achieved for the asset as a whole. Evidence from a compliant security risk assessment carried out in line with Rsl 10 can be used to support this issue. Management-based solutions As a Part 1 issue, this intent must be achieved by systems which are intrinsic to the asset. Management-based solutions (such as a concierge service, or security guards) cannot be used to achieve answer E (intruder alarm systems). Answer F (alarm receiving centre) can only be achieved with a system that complies with Answer E.

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.

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:

All lighting within management control, common areas, and tenanted areas.
Occupied, un-occupied and external spaces.

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:

All communal areas (internal and external, occupied and unoccupied).
Management offices, and all areas under management control.

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.

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.

Owned spaces: small rooms for a few people. For instance, cellular offices, owned spaces in residential assets.
Temporarily owned spaces: where occupants expect to operate the environmental controls while they are there. For instance, meeting rooms and hotel bedrooms.
Shared spaces. For instance, multi-occupied areas such as open-plan offices or workshops.

User controls not required Spaces where users are not expected to have independent control over their environment.

Managed spaces: where environmental control is expected to be centrally managed. For instance, atria, circulation areas, concourses, entrance halls, function halls, restaurants, libraries, and shops.
Occasionally visited spaces. For instance, storerooms, bookstacks in libraries, aisles of warehouses, toilets.

14-Dec-2022 - KBCN applicability updated to include BIU. Wording clarified, and amended for compatibility with BIU criteria.

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;

Located on the same site,
Is owned and managed by the same organization as the assessed building, and
Where it is impractical to physically connect the assessed building to the system,

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:

Obtain the total annual renewable electricity generated on-site.
Exclude all renewable electricity which has been exported to the grid.
Determine the respective electricity consumption of all assets on the whole site (predicted for new builds and measured for existing assets).

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.

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:

BREEAM In-Use V6 allows the asset's mid-cycle performance to be updated and reflected in an updated certificate.
Legacy versions of BREEAM In-Use recognise updated performance via re-certification.

Residential eligibility criteria – clarification on occupancy levels - KBCN1523

Eligibility criteria 2 for Residential assets states: 2) Assets are required to be stabilized and have maintained a minimum level of occupancy. a) Stabilized assets are those are either at least 5 years old OR have achieved a 92% occupancy rate. AND b) The asset must have an average occupancy of at least 80% for one year prior to the start assessment. This threshold must be met for the year in which consumption data is supplied. AND c) The asset must be intended to be a Primary Residence of Occupants. Stabilized asset The 92% occupancy requirement can be achieved at any point during the asset's life. An asset is stabilized once this has been achieved, and 92% occupancy does not need to be maintained afterwards. General occupancy requirements Unlike Commercial assets, requirements for occupancy apply to both Part 1 and 2 assessments, and all Residential assets must be a year old before assessment. This is a policy decision to ensure that:

There is a clear separation between new-build and existing Residential assets. This is to avoid potential confusion for future home buyers or renters.
There is consistency and comparability between Residential assets by ensuring a consistent level of occupancy.

Risk assessment – flooding is the only natural hazard - KBCN1552

Where:

Flooding is the only natural hazard identified and,
The flood risk assessment (FRA) from Rsl 01 is used as evidence for this issue,

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

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:

If all of the shower heads can be turned on at once, the flow rates should be added up.
If the shower heads can only be used one at a time, the highest flow rate should be used

22 Feb 2024 - Applied to BIU, BREEAM NC and RFO standards

Single and Multiple Certification options - KBCN1430

BIU Residential provides flexible options to allow as many residential buildings as possible to be rated and receive a certificate. These include: Apartments

Multiple certificates, one for each individual apartment unit
A single certificate for all the apartments only
A single certificate for all the apartments and the common area

Houses

Multiple certificates, one for each individual house unit
A single certificate for all the houses

Benefits of the different certification options Multiple certificates – These show the performance of each residential unit. This can show the difference in scoring and rating between units, which could be used for sales purposes or as a way of targeting specific units for improvements. When opting for multiple certificates, the rating of the best performing units will not be limited by the performance in other units. Evidence must be collated from each building that is included in the assessment and where performance against the BREEAM requirements varies, the final score will be determined by the apartment or home with the lowest level of performance. Single Certificates – These show the performance of the apartment(s) or house(s) as a whole. While performance has to be documented for each dwelling, BREEAM Projects includes features which help streamline this process. Which certification route is right for my Asset? When assessing just the Asset Performance in BREEAM In-Use Residential v6, the choice of certification option is up to the client. However, if Management Performance is included in the scope of assessment then the differing data requirements will determine which certification option the project needs to follow. These differing data requirements are driven by the energy consumption data available. The flow diagram below can be used as a guide to determine the appropriate certification route for your project, given the energy consumption data available.

The scope of the energy data available will typically be more variable for an apartment building compared to houses. Houses tend to be individually metered, and therefore certification options are more open to client choice. Note: Any asset without compliant consumption data will not be able to achieve all of the credits within Management Performance (e.g. the Operational Energy Calculator and Water) If further assistance is required, please contact BRE at [email protected]

24 Apr 2024 - Paragraph headed 'Benefits of the different certification options' updated for clarity and KBCN applied to BREEAM In-Use USA Residential
20 July 2021 Amended for clarification and flow diagram updated

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:

M-bus. I.e. systems that comply with the EN 13757 series of standards. Also includes systems complying with the OMS (Open Metering System) standards.

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 Building services.
Ene 05 Cooling.
Ene 06 Heating.

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:

Ene 11 Installed controls.
Ene 15 and 16 Monitoring energy issues.
Pol 03 Local air quality.
Pol 04 Global warming potential of refrigerants.

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:

EN 13187:1998 Thermal performance of buildings – Qualitative detection of thermal irregularities in building envelopes – Infrared method

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:

NC / RFO: potable water consumption.
IU: utility supplied water consumption.

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 – 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.

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:

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.
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.
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:

Streams made of materials (such as metals or plastics).
Streams made of certain products (such as electronic waste or end-of-life vehicles).”

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):

Paper and cardboard.
Glass.
Plastics.
Metals.
Wood and wood-based products.
Oils.
Batteries.
Electrical and electronic equipment.

Compostable / recyclable waste streams (answer option D in BREEAM In-Use Residential V6):

Food waste.
Garden waste.

Commercial waste streams Commercial assets will generate specialised waste streams specific to the asset's function. These are typically:

Generated consistently, and in large volumes.
Are specifically separated for recycling.

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:

Metals.
Paper / cardboard.
Plastics.
Engine oils.
General waste.

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:

Metals.
Paper and cardboard.
Plastics.

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).

In-Use /