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.
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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.
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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.
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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.
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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
Information correct as of 26