Man 01 - Sustainable Procurement - BREEAM Knowledge Base

BREEAM Accredited Professional (AP) – Retrospectively applying AP status - KBCN0308

The AP status cannot be applied retrospectively. The purpose of using an AP on a project is that they can advise and steer the development from the outset to maximise its BREEAM and sustainability performance for the least cost/risk. If early AP appointment and involvement does not occur then the aims and criteria of this BREEAM issue are not being met.

BREEAM AP – Achieving the design credit at the Post Construction Assessment - KBCN0215

Where a project will be undertaking a post construction stage assessment only (no interim assessment), to demonstrate that the criteria were met at the design stage a "BREEAM credit monitoring report" should be provided when the assessment is submitted, which shows that at the design stage of the project the building was still on target for the proposed BREEAM rating. This could be an excel document showing the issues that the design is on target for achieving with a short summary of how the BREEAM AP is steering the project for the correct rating. As long as the criteria are met and the correct information can be gathered for your evidence, a design stage certification is not required.

BREEAM AP – Change of BREEAM APs/Sustainability champions during project - KBCN0295

Whilst it would generally be preferable to retain the same individual in the role of BREEAM AP/Sustainability champion throughout the design and construction of a particular project for the purposes of continuity, we appreciate that this may not always be feasible. It is therefore entirely appropriate that the three credits available for using BREEAM APs/Sustainability champions can still be awarded where the individual performing the role changes (provided the ongoing involvement of an AP/SC is maintained in accordance with the criteria).

BREEAM AP and BREEAM assessor – conflict of interest - KBCN0196

An individual can be appointed as a BREEAM/HQM Assessor and BREEAM AP/Sustainability Champion for the same project, where the Assessor also holds current and applicable AP/Sustainability Champion credentials. If this route is chosen, it must be made clear when submitting the assessment that both roles are being carried out by the same person and confirmed how potential conflicts of interest are identified and managed. This will mean, when appropriate, that the assessment can be escalated to a more detailed level of quality assurance checking.

BREEAM AP/Sustainability champion appointment timing - KBCN0419

It is acceptable for a BREEAM AP to be appointed in the early stages of RIBA Stage C/ RIBA Stage 2, if it can be demonstrated that the AP was appointed at the earliest appropriate time in the project and that the late involvement will not have a detrimental effect on the setting of BREEAM performance targets that need to be formally agreed no later than RIBA Stage 2.

Commissioning – Fume cupboards approved standards - KBCN0111

The following standards have been approved and can be used to demonstrate compliance with the commissioning credit for fume cupboards: - BS 7989:2001 - CLEAPPS G9 Fume Cupboards in Schools - Revision of DfEE Building Bulletin 88 - BS EN 14175-4

Commissioning – Monitor and specialist commissioning manager - KBCN00051

The commissioning monitor is typically a project team member who will monitor the systems commissioning and testing programme for the building. The individual may combine that role with that of the specialist commissioning manager to deal with complex systems if they have the necessary knowledge. However, if the building has several specialist systems it is unlikely that the same person would be able to carry out all of the commissioning and more than one specialist would most likely be required.

Commissioning – Role of Specialist commissioning manager - KBCN0604

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

Design team meetings via conference call - KBCN0201

Design team meetings can be conducted via conference calls.

It can be difficult for design team members to be in the same place at the same time. Conference calls are a more sustainable way to conduct meetings.

HEEPI Labs 21 programme Commissioning - KBCN0248

The weblink provided in the BREEAM 2008 and NC 2011 (issue 2.0 and 3.0) scheme documents for 'HEEPI Labs 21 programme Commissioning theme section' is no longer current. Updated link to direct access the design guide: http://www.i2sl.org/documents/toolkit/bp_commissioning_508.pdf Updated link to access the commissioning section of the design guide (relative to Man01): http://ateam.lbl.gov/Design-Guide/DGHtm/commissioning.htm

Seasonal commissioning evidence - KBCN0818

Where the criteria require that seasonal commissioning activities are to be completed over a minimum 12 month period following the occupation of the building, it is accepted that completed records may not be available at the time of Final Certification. In such cases, evidence of the appointment of a seasonal commissioning manager and schedule of commissioning responsibilities which fulfils the BREEAM criteria are acceptable to demonstrate compliance.

Seasonal commissioning of Solar Photovoltaics (PV) - KBCN0244

Solar PVs can be excluded from the requirements for seasonal commissioning. This is because commissioning at a particular time of the year will not affect the original commissioning of the system.

Stakeholder consultation – Building occupier unknown - KBCN0227

Where the building occupier is unknown, it is still possible to achieve the credit. The end user requirements must be assumed and considered by other project parties (e.g. client, design team, etc.) using their experience and judgement until such time as the occupier is known.

Submitting aftercare & post occupancy evaluation data - KBCN0589

Where credits have been awarded which require post-occupancy evaluation or an element of aftercare data collection (according to scheme requirements) from the building once operational and occupied, the data gathering must take place at the specified time and the findings reported to BRE. The timing of this evidence gathering depends on the criteria of the BREEAM scheme having been undertaken. However, for all schemes, once the evidence is due for submission, it should be sent to [email protected] with the following title; 'BREEAM Assessment Type Building Data BREEAM Assessment Reference' For example, a BREEAM 2011 New Construction assessment would use the following title when submitting their evidence; 'BREEAM NC 2011 Building Data BREEAM-1234-5678'

This KBCN replaces KBCN0695 for HQM.

Testing and inspecting building fabric – Untreated spaces - KBCN0972

Untreated spaces, which are not subject to compliance with statutory energy performance regulations, can be excluded from the scope of the 'Testing and inspecting building fabric/thermographic survey/air pressure testing' criteria.

Thermographic survey – Seasonal constraints - KBCN00031

Where seasonal constraints prevent the thermographic survey from being completed prior to certification at the post construction stage, the requirements can be satisfied with:

Evidence that a Suitably Qualified Professional (SQP) has been contractually appointed
Written confirmation by the SQP that the seasonal constraints prevent the survey at an appropriate time before certification
The survey is scheduled to take place at the earliest opportunity after the handover, and
There is a specific contractual agreement in place to remedy any identified defects before the defects liability period expires.

Thermographic surveys are designed to map the thermal efficiency of buildings and to detect areas where there are breaches in the thermal envelope. Surveys need to be conducted when temperature differences between the external areas of the building and surrounding air can be detected after the envelope is sealed. There may will be instances where the survey cannot be done before certification after the envelope is sealed and as such, the survey would take place after certification.

Thermographic survey – Shell & Core - KBCN0198

Generally it is most appropriate to carry out a thermographic survey once the thermal envelope is complete and the building services have been installed. Where this is not the case, an appropriate professional should be consulted to confirm a suitable way forward for individual projects at the shell and core stage. Subject to the paragraph below, if it is not possible to undertake a full and accurate survey at this stage, the credit must be withheld. Imposing the requirement for a thermographic survey on an unknown future tenant by using a green lease agreement or green building guide is not acceptable as it may be difficult and unreasonable to expect the tenant to remediate any defects revealed by the survey. If the future tenant is known and there is a robust arrangement and contractually binding agreement in place to undertake a thermographic survey and remedy any defects, Shell & Core Option 3 may be used, subject to the submission of appropriate evidence.

Thermographic survey and report – UK qualifications - KBCN0322

The UKTA (UK Thermography Association) defines what is currently accepted as a suitable qualification for building thermography in line with ISO 18436-7 (Building or Civil), PCN CM/GEN Appendix B Civil, and ISO 6781-3. As of 6th June 2014, the PCN (Civil) Level 2 and ABBE Level 4 Building Thermographer qualifications are recognised by the UKTA as suitable for BREEAM thermographic surveys. Work is underway to align these requirements with other qualification routes and these will be reviewed by the UKTA on a case-by-case basis. For more information, please contact the UKTA directly (www.ukta.org). It is acceptable for the survey to be undertaken by other appropriately qualified building thermography professionals provided the analysis and report is undertaken or overseen, quality checked and signed by an appropriately qualified professional as defined by the UKTA.

07-Mar-2023 - Updated title to clarify that this KBCN relates to UK qualifications.

Thermographic survey for large and complex buildings - KBCN0405

In the case of large and complex buildings, it may be impractical for the thermographic survey and air-tightness testing to cover 100% of the building. The level of the survey should be decided by a Level 2 qualified thermographic surveyor. This could include, for example, airports, large hospitals and high-rise buildings.

Thermographic survey – Standards for qualification of personnel - KBCN0689

Assessors can accept reports from thermographers who hold a suitable Infrared Thermographic Testing (TT) qualification under one of the following standards, depending on which one was current at the time of the thermographer's qualification:

ISO 18436-7:2008
ISO 9712:2012
ISO 18436-7:2014
ISO 6781-3:2015

13-Mar-2017 - Compliance note amended to allow the applicability of standards based on the time of the thermographer's qualification, rather than the BREEAM scheme version.
03-Nov-2021 - Above text added to issue 2.0 of the UK RFO 2014 technical manual. The text is still relevant to previous issues of the manual.
07-Mar-2023 - Updated title to clarify that this KBCN relates to standards for the qualification of personnel.

New Construction / UK / 2011 / 01-Management /

Man 01 - Sustainable Procurement