In-Use

Information correct as of 6thMarch 2021. Please see kb.breeam.com for the latest compliance information.

00 Test Note – please ignore - KBCN1100

This is a test note only. If there are no other compliance notes below this one it simply means that none exist yet for this issue.

Aggregating utility bill data - KBCN1422

All energy consumption data related to the BREEAM In-Use Part 2 Energy Calculator must be actual metered data collected in relation to the assessed area. However, where billing dates from different meters within the assessed area cannot be aligned, the following acceptable solution common in the market place can be used.  Where an asset has a multiple utility meters that bill on different days it is possible to use a pro-rata method to align the billing periods provided that the actual meter readings are undertaken every month, and that the calculations do not extrapolate data over a period longer than one month. 

Alignment between BREEAM and the Fitwel certification system - KBCN0737

BRE, as an independent and impartial research-based organization, is working with the Center for Active Design (CfAD) and International WELL Building Institute (IWBI) to promote and improve health and well-being in the built environment. The aim of both these agreements is to support our clients who want to pursue either Fitwel or WELL alongside the BREEAM standard.  To simplify the process for project teams pursuing both assessment methods, BRE has worked together with the respective organizations to compare performance requirements, identify specific documented credits and evidence that will be recognized by both organizations to streamline the process of achieving dual certification. This work demonstrates the significant synergies between the various methods and the efficiencies that exist between their respective assessment and certification processes. Because of BRE’s unique position as an impartial organization, it is possible to form these important collaborations with like-minded organizations to work together to harmonize approaches to health and wellbeing in the built environment across their standards, research programs and services.  Further information can be found in the Resources section of the BREEAM website:  For Fitwell   https://bregroup.com/brebreeam/wp-content/uploads/sites/3/2017/06/98107-BRE-BREEAM-USA-briefing-paper-fitwel-216x279-002.pdf  For WELL –  http://files.bregroup.com/breeam/briefingpapers/BREEAM-Briefing---Assessing-Health-and-Wellbeing-in-Buildings---January-2017--93678-.pdf 

Alternative methods for ensuring the re-use or recycling of materials - KBCN1150

In a scenario where management processes result in the recycling or re-use of a waste stream, this can be considered as one additional compliant waste stream within the question. For example, sites where a take-back scheme is utilised with installers/manufacturers for a particular waste stream, and the manufacturer re-uses or recycles this off-site. In order for this to be compliant the following must have been met:
  1. The Assessor must clearly outline the waste stream which is being recycled/re-used
  2. The Assessor must clearly outline the process which occurs, including: (a) How the waste leaves the site, and (b) What happens to the waste after it leaves the site
  3. If the waste is transferred to another party (such as a supplier in a take-back scheme), there needs to be evidence of a current valid agreement/contract in place outlining that this service will be provided for at least 12 months.
  4. All relevant legislation is complied with.
  5. This should be a regular occurrence of waste, and subsequently should be collected at least once a month.
  6. If the waste remains on-site temporarily before it is removed, the waste should therefore be stored in line with the assessment criteria outlined in WST 01.
Note: it is not possible to award credits for the same waste stream twice. For example, a take-back scheme for cardboard, as well as a recycling point for cardboard in the centralised waste storage location, can only be considered to be one waste stream.

Amenities – Postal facility - KBCN0114

The wording 'postal facility' is intended to allow greater flexibility than previously given, to recognise the changing nature of postal services in the UK and internationally. For example, in the UK it would now be considered compliant for a building operator to have an in-house postal delivery and collection service provided by the Royal Mail, where this is available to all building users. Naturally, post boxes and post offices are also still compliant.

Amenities – Postal facility - KBCN0114

The wording ‘post box’ is intended to allow greater flexibility than previously given, to recognize the changing nature of postal services in the US and internationally. For example, in the US it would now be considered compliant for a building operator to have an in-house postal delivery and collection service provided by the US Postal Service, where this is available to all building users. External post boxes and post offices are also still compliant. 

Amenities – Access to cash - KBCN0359

An ATM inside a building would be acceptable provided that its opening hours are similar to those of the assessed building, regardless of whether there is a nominal charge for the service. Cash-back from the till in a retail outlet is not compliant. Access to cash should be available to the building users at all relevant times of the day. This should not require a prior purchase of goods and should provide access to other services, such as checking account balances.

Amenities – Assessed building is one of the listed amenities - KBCN0264

Where the assessed building is itself included in the list of amenities, that particular amenity criterion can be deemed to be met, e.g. a supermarket development itself meets the proximity to food outlet required for a Retail type building.

Assessing industrial spaces – exemptions - KBCN0734

The thermal comfort criteria are not applicable to the operational or storage areas typically found in industrial buildings. The criteria should still be applied to the other parts of the building as appropriate. Operational and storage areas often have function related thermal requirements determined by the needs of the operation or the items being stored. These functional requirements supercede the needs of the occupants.
Technical manual to be updated accordingly in the next re-issue

Assessing multiple buildings in BREEAM In-Use - KBCN0840

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. In certain circumstances, multiple buildings can be classified as a single asset by a client. This is often the case where buildings are of similar physical structure and built form, have common building servicing strategies and common management arrangements.  To assess multiple buildings as a single asset using BREEAM In-Use, the criteria listed below must be confirmed by a licensed BREEAM In-Use Assessor. This will ensure a meaningful outcome of the performance of the asset.  The Assessor will be required to demonstrate how each of the criteria has been met and provide evidence to support the decision.  Where there is any doubt in the criteria being met, the Assessor must contact the Technical team in advance of the certification submission for approval and will need to submit evidence of the approval along with the assessment.  Criteria: 
  1. All buildings must have the same building function, similar performance, and be of the similar design and age. 
  2. Buildings must be connected to and share common services to meet the comfort and sanitary demands of the occupants. This includes: heating, ventilation, cooling and hot water. Or, if these services are provided locally, identical servicing strategies as well as specification of equipment must be applied across all buildings. 
  3. All buildings must share similar building envelope (the physical separator between the interior and exterior of a building) and structural specifications. Buildings do not need to be physically connected, however: the specification of the envelope must be largely the same to ensure that the performance of each building fabric is comparable in terms of the range of assessed characteristics including thermal efficiency. 
  4. 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. 
  5. All buildings must be located on the same site. The boundary of the site must be drawn where responsibility of management or ownership of the site changes. 
  6. The Assessor must collate the required evidence 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. 
  7. If alterations are made to the management and the physical structure of the asset that in turn changes the applicability of the eligibility criteria above, re-certifications must be undertaken at a building level if the Multiple Buildings approach is no longer applicable. 
  Please note: if the buildings differ from each other in a number of areas, a multiple buildings approach has limited value to all parties involved. In such cases, the rating will not clearly identify the areas for improvement within each building. By assessing the buildings separately, the granularity of the assessment is increased which will in turn provide owners with more detailed information on how improvement plans can be rolled out.   

Assessing multiple buildings in BREEAM In-Use - KBCN0840

BREEAM In-Use has been developed as an environmental assessment method to assess existing assets. Typically, an asset consists of a building or part of a building. In certain circumstances, multiple buildings can be classified as a single asset by a client. This is often the case where buildings are of similar physical structure and built form, have common building servicing strategies and common management arrangements. To assess multiple buildings as a single asset using BREEAM In-Use, the criteria listed below must be confirmed by a licenced BREEAM In-Use Assessor. This will ensure a meaningful outcome of the performance of the asset.
  1. All buildings must have the same building function, similar performance, and be of the similar design and age.
  2. Buildings must either:
    • Be connected to and share common services to meet the comfort and sanitary demands of the occupants. This includes: heating, ventilation,cooling and hot water.
    • If these services are provided locally: identical servicing strategies as well as specification of equipment must be applied across all buildings.
  3. All buildings must share similar building envelope (the physical separator between the interior and exterior of a building) and structural specifications. Buildings do not need to be physically connected, however: the specification of the envelope must be largely the same to ensure that the performance of each building fabric is comparable in terms of the range of assessed characteristics including thermal efficiency.
  4. 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.
  5. All buildings must be located on the same site. The boundary of the site must be drawn where responsibility of management or ownership of the site changes.
  6. The Assessor must collate the required evidence 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.
  7. If alterations are made to the management and the physical structure of the asset that in turn changes the applicability of the eligibility criteria above, re-certifications must be undertaken at a building level if the Multiple Buildings approach is no longer applicable.
Please note: if the buildings differ from each other in a number of areas, a multiple buildings approach has limited value to all parties involved. In such cases, the rating will not clearly identify the areas for improvement within each building. By assessing the buildings separately, the granularity of the assessment is increased which will in turn provide owners with more detailed information on how improvement plans can be rolled out.

Assessments of owner-occupied or common areas only assets - KBCN0804

In situations where an asset is owner-occupied, or if there are no tenanted areas within the assessed area, it is still possible to achieve credits under MAN 11. Instead of awarding credits based on green leases with tenants, credits can be awarded based on the owner/manager having in place policies/processes outlining specific targets (considering at least energy, water and waste efficient practices) applicable to the assessed area. With regards to the evidence required in this scenario: the assessor must submit documents (which could include, but are not limited to, contracts or policies) that outline how the owner/manager has set and measured these targets.

Assessor comments submitted within BREEAM In-Use assessments - KBCN0962

Assessor comments are an extremely important part of the certification process, and are used to give the Quality Assurance (QA) team at BRE Global an understanding on why the Assessor has awarded credits. Assessor comments must be provided for any question which has credits awarded.  The comments must provide the following information:  An example from HEA 01 (PD130 – 1.1:2016):  2 credits have been awarded as 20% of the building envelope is glazed.  Verification of this figure can be seen within the calculation provided within [insert evidence name].  Please also find photographic evidence of each side of the envelope [insert evidence name], as well as the drawings for each envelope which the calculations were based on [insert evidence name]. 
2021 01 05 Minor change to Company references

Asset Footprint - KBCN0664

The following guidance can now be used to interpret the meaning of the asset footprint: Building only: Building located on a site:
  1. Responsibility of management or ownership of the site changes;                                                                                                                                                                                  OR
  2. If a site includes multiple assets and there is a clear demarcation of the area associated with each asset, then this must be considered to be the site boundary for the asset footprint.
Calculation methodology for LE01 Percentage planted area = [Total area planted (m²) / Asset footprint (m²)] x 100
GdT 08/12/16 - Added additional guidance on deducting area from asset footprint.

Building Details – Asset Types and Subtypes - KBCN1413

BREEAM USA In-Use can accommodate assets with a wide variety of space use types.  These space uses are included in the online tool to refine the Energy Calculators for Parts 1 and 2.  The table in the link below describes the space use types that can be accommodated and the corresponding Asset Type and Subtype that should be selected in the online tool.  If the space type you need is not described or you are unsure which is correct, please submit a Technical Question describing the space use type to BREEAMInUse@bregroup.com BIU USA 2016 Asset Types
2021 01 05 Link for technical questions updated

Calculating the percentage of tenants - KBCN0805

Where calculations are undertaken to determine the percentage of tenants covered by a compliant green lease agreement, only those tenants that are part of the assessed area must be taken into account. Where tenants are not part of the BREEAM In-Use assessment, they must be excluded. Please note: the calculation for the percentage of compliant tenants must be based on the number of tenants, not on the floor area.

Clarification of ‘Hazardous Chemical’ - KBCN1111

A 'hazardous chemical' can be considered to be any substance that is not found naturally in the environment, which has the potential to cause damage to the environment or the health of the building occupants (e.g. oil, fuel, solvents, pesticides, biocides, etc.).

Compliance: Applicability of criteria to scheme’s previous versions - KBCN0430

Criteria set for a scheme version are not applicable retrospectively to previous versions.

Compliance: Conflicts of interest for the BREEAM assessor - KBCN0107

The assessor can be someone within the design team or work for the same company as the design team member(s) but the assessor must identify and manage any potential conflicts of interest. The assessor should also make BRE Global aware of the situation so that, should it prove appropriate, the certification report can be escalated to a more detailed level of quality assurance checking. If the assessor is a member of the company who are producing evidence to demonstrate compliance, there must be clear separation of the roles and the BREEAM/HQM assessor must not be personally responsible for producing such evidence. BREEAM/HQM is a 3rd party certification scheme. Therefore, it is important to avoid any conflicts of interest between those producing evidence and those awarding credits to ensure the robustness of the certification process. 

Considerations for small power - KBCN1202

The reference to small power (assessment criterion 1) was a publishing error, this does not need to be considered when assessing this question.

Considerations for small power - KBCN1202

The reference to small power in Assessment Criterion 1 was a publishing error.  This does not need to be considered when assessing this question. 

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.
This KBCN aligns with KBCN0666 from UKNC 2014

Cycle spaces – Folding bicycles and scooters - KBCN00024

The provision of cycle storage that is only suitable for folding bicycles or scooters is not compliant. Providing reduced storage space for folding bicycles or scooters in place of compliant cycle storage may limit future travel options.
14 03 2018 Wording clarified and reference to scooters included.

Cyclists’ facilities – to match additional bicycle 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, they are not required to provide more than the minimum number of showers/lockers/changing facilities.  

Cyclists’ facilities – Within toilet facilities - KBCN00050

Showers compliant with the criteria for cyclist facilities should not obstruct the use of general and disabled toilets. They are not compliant unless it can be unequivocally demonstrated that these cyclist facilities are provided in addition to toilet facilities provided for persons with disabilities and general building users.  To ensure that there is no conflict between the use of general or disabled restrooms and the use of cyclist facilities.  

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.
 

Determining boiler efficiency - KBCN1223

The boiler efficiency should be based on the Higher Heating Value (HHV) or the Gross Calorific Value (GCV). Where the information related to the efficiency of the boiler is only available in Lower Heating Value (LHV) or Net Calorific Value (NCV), it will need to converted using the following formula: HHV = LHV x 0.9 GCV = NCV x 0.9

Effective Flush Volume (EFV) example calculation - KBCN1411

Effective flush volume (EFV) is the volume of water needed to clear the toilet and transport any contents far enough to avoid blocking the drain. The effective flush volume of a single flush toilet is the volume of water used for one flush.   The effective flush volume of a dual flush toilet is the ratio of full flush to reduced flush. This is taken to be one full flush for every three reduced flushes for non-residential buildings.   The effective flush volume would therefore be calculated as follows, using a 1.6/1.28 gallon dual flush volume toilet as an example:   

Energy – MBtu definition - KBCN1423

The abbreviation MBtu can have two differing definitions. For the purposes of BREEAM In-Use, the following will be used:

Evidence – Photographs not permitted for security reasons - KBCN0389

Where photographs are not permitted during a site visit for security reasons, in addition to any alternative evidence requirements listed in the Schedule of Evidence for each issue, the assessor will also need to provide a detailed site inspection report and/or as-built drawings (where permitted by the client). If following this approach, full justification and documentary evidence from the client will be required for QA purposes.

Evidence requirement 2: Design process consideration - KBCN0958

Evidence requirement 2 within MAT 07 is not required to be submitted where design level evidence is not available. Instead of this, evidence should be provided which demonstrates that the asset has identified the areas of the asset which are susceptible to damage, and has made installations which protect against this. Examples of areas at risk could include (but is not limited to):
Amended: 01/11/2017
Reason for change: Addition of '(but is not limited to)'

Evidence requirement 2: Design process consideration - KBCN0958

Evidence requirement 2 within MAT 07 is not required to be submitted where design level evidence is not available. Instead of this, evidence should be provided which demonstrates that the asset has identified the areas of the asset which are susceptible to damage, and has made installations which protect against this. Examples of areas at risk could include (but is not limited to):
Amended: 01/11/2017
Reason for change: Addition of '(but is not limited to)'

Evidence: 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 hazards apart from flooding (which is considered within POL 02 of BREEAM In-Use International 2015). 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, the assessment must also provide evidence that the asset is in a ‘low or zero flood risk area’ under the requirements of POL 02 of BREEAM In-Use International 2015. 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.
16.08.2016 Amended to clarify situations where there is no access to the ASWL
 

Evidence: Photographs not permitted for security reasons - KBCN0389

Where photographs are not permitted during a post-construction site visit for security reasons, in addition to any alternative evidence requirements listed in the Schedule of Evidence for each issue, the assessor will also need to provide a detailed site inspection report and/or as-built drawings (where permitted by the client). If following this approach, full justification and documentary evidence from the client will be required for QA purposes.

Evidence: Types of evidence required to demonstrate compliance with BREEAM - KBCN0402

The schedule of evidence table details the typical types of information that the assessor needs to collate to assess compliance against the requirements of a BREEAM issue. The evidence type listed against each requirement is not exclusive and other types and forms of evidence (listed or not listed in the table) can be used to demonstrate compliance against a BREEAM requirement. Key to demonstrating compliance with the BREEAM requirements is that the assessor has used, and references, an auditable trail of evidence, regardless of the form that evidence takes in relation to each BREEAM requirement.  For example: if, for a particular BREEAM requirement,  the schedule asks for a letter from the client confirming compliance but compliance can or has been demonstrated via a building specification then the assessor can reference that piece of evidence as demonstrating compliance and does not need a letter. Please note that the BREEAM team is unable to advise assessors whether a particular piece of evidence demonstrates compliance as this is the assessors responsibility. The BREEAM team will not fail the QA of a certification report on the basis that evidence referenced in the report, confirming compliance with the assessment criteria, is not an identical type to that outlined in the schedule of evidence. For further information please refer to the 'BREEAM evidential requirements' section or 'Appendices' section.

Facilities provision for public bicycle sharing systems - KBCN0276

Where a public bicycle sharing system is being used to account for up to 50% of cycle spaces provided, the total number of cycle spaces, including those provided by the bicycle sharing system, should be the basis on which the compliant cyclist facilities are provided. This is because people using public cycle spaces will still need the use of cyclist facilities such as showers and lockers.
13.08.2018 KBCN applied to the BREEAM In-Use scheme.

Fire hydrants and sprinklers - KBCN0680

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'.

Flood risk – Site situated across numerous flood zones - KBCN0532

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

Full or Partial sub-metering - KBCN1203

Fully sub-metered
For an asset to be considered as fully sub-metered both heating and cooling consumption must be sub-metered for each tenant.
Partially sub-metered
For an asset to be partially sub-metered, the asset must have at least one tenant that has both heating and cooling consumption sub-metered. An area cannot be considered either fully or partially sub-metered where only one of heating or cooling is sub-metered.

Glare control – alternative measures - KBCN0139

Alternative forms of glare control to those listed in the guidance can potentially be accepted, if it can be justified to the BREEAM assessor that the proposed system will effectively eliminate disabling glare and the assessor accepts this.

Heating and cooling provided through one system - KBCN1204

Where heating and cooling is provided through the same system and it is not possible to separate the consumption related to each, then one sub-meter covering the system can be considered to be fully sub-metered.

Indoor and/or outdoor space – Shopping Centers - KBCN1143

The Shopping Center requirements for this issue only apply to retail assets comprising of: 
  1. A minimum of 15 stores 
or 
  1. A floor area of at least 121,000ft2 
N.B. When carrying out the assessment of common areas only, the criteria apply to the whole building rather than just the common areas. 

Indoor and/or outdoor space – Shopping centres - KBCN1143

The Shopping centre requirements for this issue only apply to retail assets comprising of:
  1. A minimum of 20 stores
  2. A floor area of at least 37,000m²
N.B. When carrying out the assessment of common areas only, the criteria apply to the whole building rather than just the common areas.

Intakes and exhausts closer than stated in criteria - KBCN0120

If the location of the building’s air intakes and exhausts are closer than given in the manual, compliance can be achieved where they are designed in accordance with BS EN 13779:20071 Annex A2.  If the location of the building’s air intakes and exhausts are closer than given in the Technical Manual, it may be feasible to demonstrate compliance with the BREEAM criteria using alternative methods [eg wind tunnel studies, computational fluid dynamics (CFD) modelling]. If the alternative method demonstrates that the proposed location of intakes and extracts prevents recirculation of exhaust air under typical wind conditions, then the credit may be awarded, providing all other compliance requirements are met. If this cannot be achieved and the distance requirement is not met, then the credit must be withheld. 

Intakes and exhausts closer than stated in criteria - KBCN0120

If the location of the building’s air intakes and exhausts are closer than given in the manual, compliance can be achieved where they are designed in accordance with BS EN 13779:20071 Annex A2. If the required distance between intakes and extracts is not achieved through design, it may be feasible to demonstrate compliance with the BREEAM criteria using CFD modelling. If CFD modelling demonstrates that the proposed location of intakes and extracts prevents recirculation of exhaust air under typical wind conditions, then the credit may be awarded, providing all other compliance requirements are met. If this cannot be achieved and the distance requirement is not met, then the credit must be withheld.

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.  

Invoicing for BIU Certification fees - KBCN1416

Assessors or Assessor Organizations can request an invoice to purchase certification credits rather than purchase directly through the BREEAM In-Use online tool from the Finance team. (BREEAMInUse@bregroup.com).  The Certification fees published in the BREEAM USA In-Use Fee Sheet (FS130) are chargeable to the Assessor.  As our contract is with the licensed Assessor Organization, we will not invoice any third parties for any Certification fees.  All invoices for Certification Fees will be issued to the Assessor Organization.  Once payment is received, the BREEAM USA team will add the credits to the Assessor’s account.  It will be assumed the purchased credits are to be added to the requestor’s Assessor account unless otherwise stated.  Any questions about certification fees should be directed to the BREEAM In-Use Team (BREEAMInUse@bregroup.com)
2021 01 05 Links and text updated

Leak detection – extent of responsibility - KBCN0688

For the credit to be awarded, all the pipework in a development that the owner/occupier has responsibility for must meet the leak detection criteria.  In situations where third party organisations place restrictions on the pipework that can be metered, the scope of works (and hence placement of a meter for the use of leak detection) will start immediately after this point.  For instance where the utility company's meter is placed midway between the boundary and the building, the scope of leak detection for BREEAM purposes will be between utility meter and the building, not to the boundary (as stated in the guidance). The scope of the BREEAM criteria is only on pipework that the owner/occupier has control over.

Leak detection – recycled water use - KBCN0433

The leak detection requirements still apply to all relevant water systems where water recycling systems are specified for toilets and urinals.  Recycled water should be considered as a valuable resource as it replaces potable water use, and in many instances, recycling systems will still incorporate a utility-water back up.     

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.

Multi-tenanted assessed areas – Demonstrating compliance - KBCN0984

BREEAM USA In-Use requires each tenanted space to be assessed separately for each question and to determine the final score based on the tenanted space with the lowest scoreAn example of this question type is HEA 06, for which, to select an answer option, the relevant requirement needs to be met by all tenanted areas. For example, if there is an asset with five tenants where four tenants provide mains connected water provisions, but only one provides access to non-mains connected water provisions, only one credit can be awarded.  However, this approach is not required in the case of questions where credits are awarded based on a percentage of compliance.  In these cases, Assessors should consider the entire assessed area as a whole. An example of this question type is WAT 04, where the percentage of low-water use fittings, regardless of their location in the building, is assessed in one calculation. 

Multi-tenanted assessments – Demonstrating compliance - KBCN0984

The requirement to assess each tenanted space separately for each question and to determine the final score based on the tenanted space with the lowest score, only applies to what the guidance below refers to as ‘Question type 1’: Question type 1: In such instances to award credits, each tenanted area must demonstrate full compliance. An example of this question type is HEA 06, for which, to select an answer option, the relevant requirement needs to be met by all tenanted areas. Eg, if there is an asset with five tenants where four tenants provide mains connected water provisions, but only one provides access to non-mains connected water provisions, only one credit can be awarded. Question type 2: In such instances, the question rewards credits based on the percentage of compliance. An example of this question type is WAT 04, where the percentage of low-water use fittings, regardless of their location in the building, is assessed in one calculation.

No light liquid separators - KBCN0957

It is only possible to select the answer option 'No light liquid separators on site' within POL10, where there is evidence which demonstrates that the asset can select 'Asset does not require light liquid separators or grease separators' under POL01.
Amended: 17/11/2017
Reason for change: Correction in spelling, and removal of reference to a specific scheme.
   

Non-specific levels of performance within local legislation - KBCN1152

In areas where the local legislation does not specifically outline the exact requirements related to inclusivity of access, it is often difficult for asset owners to demonstrate how they exceed the legal requirements. Therefore these assets can demonstrate compliance by providing evidence that the asset meets all of the following: The asset has features within which ensure that persons which are less able-bodied, are able to utilise the same facilities as all other building users. These include: Alongside this, the Assessor must provide confirmation of the exact legislation which is applicable to the asset, and provide a short statement outlining the requirements within it.

Occupancy calculation – Buildings with shift patterns - KBCN0431

In buildings with shift patterns, as shifts may overlap, the building users calculation should be based on the maximum occupancy of the building at any given time.

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. 

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.

Pedestrian and cyclist safety – Small scale deliveries - KBCN1151

Where the asset only accepts deliveries on-site from small delivery vehicles (including cars or small vans), and does not require deliveries from medium to large delivery vehicles (defined as any vehicle with a wheelbase greater than 120 inches), then the credits can still be awarded if the following aspects have been met: 
  1. Although the delivery vehicle can use the same access point, there should be a dedicated parking position for the delivery vehicle, and this should be separate from the regular parking spaces; 
  2. Deliveries made to this asset should be infrequent, on average this should be less than three deliveries a day; 
  3. The access, parking and turning areas for delivery vehicles are designed for simple manoeuvring according to the type of delivery vehicle likely to access the site, thus avoiding the need for a multipoint turn. 

Pedestrian and cyclist safety – Small scale deliveries - KBCN1151

Where the asset only accepts deliveries on-site from small delivery vehicles (including cars or small vans), and does not require deliveries from medium to large delivery vehicles (defined as any vehicle with a wheelbase greater than 120 inches), then the credits can still be awarded if the following aspects have been met:   
  1. Although the delivery vehicle can use the same access point, there should be a dedicated parking position for the delivery vehicle, and this should be separate from the regular parking spaces; 
  1. Deliveries made to this asset should be infrequent, on average this should be less than three deliveries a day; 
  1. The access, parking and turning areas for delivery vehicles are designed for simple manoeuvring according to the type of delivery vehicle likely to access the site, thus avoiding the need for a multipoint turn. 

POL 01 – Assessment criterion 2 - KBCN1071

In order to respond to feedback, additional clarity has been provided in regards to the interpretation of assessment criterion 2.
Aim To reduce the risk of polluting natural watercourses through contaminated surface run-off and/or grease from kitchen facilities entering drainage systems Assessment criterion 2 Where it can be demonstrated that drainage or wash down facilities do not lead water from inside an underground or covered area to natural watercourses, such areas comply with the requirements by default.
BREEAM aims to be outcomes based, rather than prescribing a particular way to demonstrate compliance with the Aim. Therefore, criterion 2 is designed to allow flexibility for alternative systems (to light liquid separators) to demonstrate compliance. These alternative methods must either contain or prevent the pollution from leaving the site. By ensuring that the pollution does not enter the drainage system (i.e. leave the site), the building owner can be confident that the pollution is not entering the natural watercourse further down the drains (where there is the potential for issues outside the scope of the assessment).

Pre-payment systems - KBCN0293

Pre-payment systems do not meet the criterion for a cash machine and therefore cannot be used as an alternative. Cash machines provide additional services for building users, such as cash to use in other shops, the checking of bank balances, which a pre-payment system would not provide.

Process Notes - KBCN0611

Process notes can be accessed by licensed assessors here. When a new process note has been released, you may be required to tick the box to confirm you have read the note to be able to access other documents in BREEAM Projects. To do this scroll to the bottom of the Process Note index page and tick the box and click next.  

Process: Registration date and applicable scheme manual issue - KBCN0708

Typically the scheme technical manual issue which is current when a project is registered should be used for the assessment. For example, if a BREEAM UK New Construction 2014 development was registered on 01/07/2016, the current issue of the scheme technical manual at that point would be issue 4.1, which was published on 11/03/2016 (the next issue 5.0 of the technical manual was published on 05/09/2016). However, it is permissible for the assessor to decide to use a later issue of the technical manual. The scheme technical manual version and issue used for the assessment should be clearly referenced within the assessment report. Note that in any case, the same technical manual version and issue should be used for the entire assessment. It is not acceptable to assess different credits based on different issues of the technical manual and it is not acceptable to change issues between submissions of the assessment.
26 09 17 Clarification added that the 'Issue' of the technical manual may not be changed between assessment submissions

Renewal – Change in Asset Ownership and/or Management - KBCN1060

Before annual certificate renewal for Part 1 and 2 certificates, BRE Global requests confirmation from the client that no significant changes have been made to the asset or building management of the asset. Significant changes are those made to the asset or its management that result in a change in the overall rating of more than 5%. Change in ownership In a situation whereby the building owner changes whilst there is a valid BREEAM In-Use certificate, providing the new building owner sends BRE Global formal confirmation of ownership, and confirmation that they have not made any significant changes to the asset or building management of the asset since acquiring the asset, the certificate can be updated to reflect the new owner. Part 1 and 2 renewals can continue as per the standard process until the assessment is due for re-certification. Change in building/property manager In a situation whereby the building/property management changes whilst there is a valid BREEAM In-Use certificate, the process alters depending on the parts certified: For Part 1 certification, renewals can continue as per the standard process until the assessment is due-for re-certification. For Part 2 certification, the change in building/property management constitutes as a significant change.  A Part 2 assessment is based on the procedures and policies in place in relation to the operation of the asset and consequently if this organisation changes, the evidence in place from the initial assessment will no longer represent the current situation. For this reason, if the building/property management changes whilst there is a valid BREEAM In-Use Part 2 certificate, a full re-assessment including site visit is required. Please note: BREEAM In-Use certificates display all Parts certified on one certificate, for this reason, if one or more parts requires full re-assessment all Parts need to be re-submitted.

Safe pedestrian routes: definition, measurement and verification - KBCN0238

Safe pedestrian routes include pavements and safe crossing points or, where provided, dedicated controlled crossing points. A safe crossing point could also be a tactile crossing that drops to the level of the road, which could be used by wheelchair users. An element of assessor judgement is required and if in doubt, their justification of safe crossing points should be provided. For measuring the distance, for example, you could measure a safe pedestrian route along a pavement, across a road at a safe point and along the pavement on the other side.  The distance should not be measured diagonally across a road along the most direct route. In terms of evidence, Google Maps may be used, provided that the scale is appropriate and clearly indicated. In order to demonstrate that the route is ‘safe’, ‘Streetview’ may be acceptable for Design Stage evidence, however this should be verified by the assessor’s site inspection and photographs of any key areas for the Post Construction Review. The assessor's site inspection is an important aspect of the assessment of this issue as it must confirm that the Google Maps and Streetview information is current, and may help to identify safe crossing points or hazards which may not be apparent from a desktop study. The purpose of requiring ‘safe pedestrian routes’ is to ensure that there are suitable pavements and that distances are not measured using the shortest route, ignoring safety issues. If a pedestrian crossing or crossing island is available to assist crossing busy road, the route and distance should account for this.

Sub-metering requirements for a Single Tenant - KBCN1201

Where the asset has a single tenant, or where it is owner occupied, this space must have both heating and cooling sub-metered to achieve maximum credits.

Suitability of waste storage facilities - KBCN0186

In situations where direct vehicular access to the recyclable waste store is limited by logistics or if size is a problem, for example inner city locations, some flexibility to the application of the criteria is allowed. The assessor can use their judgement on whether the storage space is appropriately sized and if the distance and changes in level via lifts or steps are acceptable. Convenience, H&S issues and the volume and type of waste likely to be generated must be considered.  Where the assessor deems the arrangement to be satisfactory this would be acceptable. Typically, ‘accessible’ is defined as being within 66ft of a building entrance. In some circumstances site restrictions or tenancy arrangements could mean it is not possible for the facilities to be within 66ft of a building entrance. If, in the opinion of the BREEAM assessor it is not feasible for the facilities to be within 66ft of a building entrance, their judgement can be used to determine if the facility is deemed to be ‘accessible’ to the building occupants and for vehicle collection. 

Technical: Location of scheme technical documents - KBCN00022

All scheme technical manuals are available to view and download on the BREEAM website http://www.breeam.com/technical-standards. Always refer to the BREEAM website to make sure that you have access to the most up-to-date version of the relevant scheme technical manual.

Validity of consumption data - KBCN1304

In order to maintain the reliability of data entered into the BREEAM In-Use Online Platform, any consumption-related data submitted must have a reporting period start date which is no more than one year prior to the start of the assessment (creation of a measurement). For example, if the assessment was started on the 3rd of April 2018, the reporting period start date cannot be prior to 3rd of April 2017. A more recent period can always be entered, as long as the assessor can verify that the data is correct for the period entered.

Verification of consumption data - KBCN1019

Where consumption data has been entered into the BREEAM In-Use Part 2 Energy Calculator, the Assessor must provide evidence to support this and demonstrate its correlation to the assessed area. The consumption figures shall be supported by either corresponding utility bills or verified metered consumption data (or a combination of the two). This means that, for example, simply submitting a spreadsheet containing consumption figures is not compliant, clear demonstration that this has been verified is required. It is also common that available utility bills may not coincide with the assessed area for an asset, this means that further evidence is required to demonstrate the actual consumption for the assessed area. Since there are many different methods in which energy data can be monitored (e.g. manual meter readings, Energy Management Systems etc.), the format used when submitting metered consumption data often varies between assessments. This often leads to confusion for Assessors on whether particular evidence meets the requirements. For these reasons, further clarity has been provided outlining how compliance can be met when neither appropriate utility bills nor verified metered consumption data (undertaken by the Assessor) are available for the assessed area. In these instances, it is possible to strengthen this existing evidence with a verification statement. Please see the following guidance below:
  1. Clear description of how the consumption data was obtained for each question, e.g. manual reading, automatic reading from a BMS, energy bills, etc.;
  2. Clear description of any calculations carried out to the data before it is entered into the BREEAM In-Use online platform, e.g. energy use determined by subtracting sub-metered data from main meter readings;
  3. Clear reporting of the period the consumption data relates to, i.e. start date and end-date for each consumption figure;
  4. Clear confirmation that the data covers the assessed area only, and is based on metered data, rather than estimations or apportionment.
  5. Such confirmation will be provided and signed from either someone internal to the organization or the Assessor themselves (see Note below).
Where confirmation is undertaken by someone other than the Assessor, the Assessor must be content that the information is correct, and that the individual has a good understanding of metering systems and of the metering strategy of the particular asset being assessed. This should be clearly outlined within the Assessor comments. Note: BREEAM USA In-Use Version 6 includes a method that can be used where the asset does not have consumption data which covers the assessment area only. Please see Ene 19 in the relevant BREEAM USA In-Use Version 6 technical manual for more details.

Verification of consumption data - KBCN1019

Where consumption data has been entered into the Part 2 Energy Calculator, the Assessor must provide evidence to support it and demonstrate its correlation to the assessed area. The consumption figures shall be supported by either corresponding energy bills or verified meter readings (or a combination of the two). This means that, for example, simply submitting a spreadsheet containing consumption figures is not compliant and clear demonstration that this has been verified is required. Furthermore, it is also possible that the energy bills available to an asset might not coincide with the assessed area for the asset, in which case further evidence is required to demonstrate the actual consumption for the assessed area.  Since there are many different methods in which energy data can be monitored (e.g. manual meter readings, Energy Management Systems etc.), the format used when submitting meter readings often varies between assessments, leading to confusion for Assessors on whether particular evidence meets the requirements.  For these reasons, further clarity has been provided outlining how compliance can be met when neither energy bills nor verified meter readings (by the Assessor) are available for the assessed area. In these instances, it is possible to submit the following evidence to support consumption data figures: 
  1. Clear description of how the consumption data was obtained, e.g. manual reading, automatic reading from a BMS, energy bills, etc.; 
  2. Clear description of any calculation carried out, e.g. energy use determined by subtracting sub-metered data from main meter readings;
  3. Clear reporting of the period the consumption data relates to, i.e. start date and end-date for each consumption figure; 
  4. Clear confirmation that the figures submitted refer to the consumption for the assessed area and that they are based on metered data, rather than estimations or apportionment. Such confirmation will be provided and signed from either someone internal to the organization or the Assessor themselves. 
Where this is undertaken by someone other than the Assessor, the Assessor must be satisfied that the information is correct, and that the individual has a good understanding of metering systems and of the metering strategy of the particular asset being assessed. This should be clearly stated within the Assessor comments. 

View out – applicable areas - KBCN0268

The aim of the View out credit is to allow occupants to refocus their eyes from close work. The view out criteria are not applicable to occupied areas such as meeting rooms, where typically close work is not undertaken and there are no permanent workstations. Where rooms contain areas of different functions, only those areas that are applicable should be included in the assessment. In this case a notional line can be drawn on the plans and calculations made based on these applicable areas only.

View out – eye level - KBCN0581

BREEAM defines an adequate view out as being at seated eye level (1.2 – 1.3m) within the relevant building areas. However, where occupants will not have the option to be seated, for example in some industrial operational areas where the work being undertaken requires occupants to remain standing, the height of the view out can be changed accordingly to suit the eye level of occupants. All other view out requirements have to be met and clear justification provided for changing the height/level of the view out. In some relevant building areas, occupants may not be sitting down to undertake tasks. Allowing the view out height requirements to be changed accordingly ensures building occupants gain maximum benefit from the view out.   

Watercourse pollution from indoor parking - KBCN0545

If the design team can demonstrate that there will be absolutely no run-off from the indoor parking then the intent of the credit will be met. However, such proof would also have to demonstrate that no hydrocarbon spillage from vehicles found its way into the watercourse/sewer. It is likely that there would be water ingress from outside or that internal parking areas would have drains fitted and be cleaned regularly. In such conditions, the criteria are still applicable. The intent of this criteria is to ensure no hydrocarbons run off to any watercourse.

WELL building standard – alignment with BREEAM - KBCN0737

Assessing health and wellbeing in buildings - Alignment between BREEAM and the WELL building standard BRE and the International WELL Building Institute™ (IWBI™) are collaborating to promote health and wellbeing in the design, construction and operation of buildings and fit-outs, internationally. The two organisations announced their collaboration on 28 November 2016 with the aim to make it more efficient for clients and project teams to pursue both of their respective standards: BREEAM and the WELL Building StandardTM (WELL). To simplify the process for project teams pursuing both assessment methods, BRE and IWBI have worked together to compare performance requirements, harmonise evidence and identify opportunities to streamline the process of achieving dual certification. This work demonstrates the significant synergies between the two methods and the efficiencies that exist between their respective assessment and certification processes. It forms a part of an ongoing collaboration between BRE and IWBI to work together to harmonise their approach to health and wellbeing in the built environment across their standards, research programmes and services generally. View Briefing paper here 

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 6thMarch 2021. Please see kb.breeam.com for the latest compliance information.