03 - Energy - BREEAM Knowledge Base

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.

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.

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:

12 months prior to submission, validated against the evidence requirements

Evidence requirements:

Bills or other third-party evidence to support the consumption data reported for this period.

New requirements for this KBCN

Consumption Reporting:

12 months prior to the lockdown period validated against the 12-month period prior to the reporting period to confirm usage as “typical”

Evidence requirements:

Bills or other third-party evidence to support the consumption data reported for this period
Bills or other third-party evidence to support the consumption data in the validation period
A description of the changes that took place to the property’s operations due to COVID-19 and provide evidence of the circumstances

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.

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.

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: BREEAM In-Use Part 2 Energy (Traditional method)

Clear description of how the consumption data was obtained for each question, e.g. manual reading, automatic reading from a BMS, energy bills, etc.;
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;
Clear reporting of the period the consumption data relates to, i.e. start date and end-date for each consumption figure;
Clear confirmation that the data covers the assessed area only, and is based on metered data, rather than estimations or apportionment.
Such confirmation will be provided and signed from either someone internal to the organisation or the Assessor themselves (see Note below).

BREEAM In-Use Part 2 Energy (Energy Allocation method) This method is required where the asset does not have consumption data which covers the assessment area only. The asset will need to use the BREEAM In-Use International 2015 Energy Allocation Calculator when completing the Part 2 Energy Category. This can be accessed through the BREEAM In-Use Assessor extranet, or by emailing [email protected]. Within this tool there is full guidance explaining the requirements for this method.

Clear description of how the consumption data was obtained for each row (meter) inserted into the BREEAM In-Use Energy Allocation Calculator Tool, e.g. manual reading, automatic reading from a BMS, energy bills, etc.;
Clear description of any calculation carried out before the data was entered into the BREEAM In-Use Energy Allocation Calculator Tool, e.g. energy use determined by subtracting sub-metered data from main meter readings;
Clear confirmation that the figures within the ‘Total annual consumption (kWh)’ entry within the ‘Consumption Data’ tab (of the Energy Allocation tool) relates to the area outlined in the respective ‘Total area metered (m²)’ cell. This entry must be based on metered data, rather than estimations or apportionment.
Confirmation that the ‘Total annual consumption (kWh)’ entry within the ‘Consumption Data’ tab (of the Energy Allocation Calculator Tool) relates to the associated dates in that row, i.e. start date and end-date;
Such confirmation will be provided and signed from either someone internal to the organisation or the Assessor themselves (see Note below).

Note: 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.

09/10/2019 Change to incorporate introduction of Part 2 Energy Allocation Calculator guidance.

In-Use / BIU 2015 / BIU 2015 Part 2 /

03 - Energy