Capital cost reporting and LCC measured area - KBCN0438
When assessing the Capital cost reporting and the LCC credits, the area to be considered should be the Gross Internal Floor Area (GIFA), according to the below
RICS definition:
Gross Internal Floor Area
Gross Internal Floor Area is the area of a building measured to the internal face of the perimeter walls at each floor level, which includes:
- Areas occupied by internal walls and partitions
- Columns, piers chimney breasts, stairwells, lift-wells, other internal projections, vertical ducts, and the like
- Atria and entrance halls with clear height above, measured at base level only
- Internal open sided balconies, walkways, and the like
- Structural, raked or stepped floors are treated as a level floor measured horizontally
- Horizontal floors with permanent access below structural, raked or stepped floors
- Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies, etc.)
- Areas in the roof space intended for use with permanent access (BCIS)
- Mezzanine areas intended for use with permanent access
- Lift rooms, plant rooms, fuel stores, tank rooms which are housed in a covered structure of a permanent nature, whether or not above main roof level
- Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms, cleaners’ rooms and the like
- Projection rooms
- Voids over stairwells and lift shafts on upper floors
- Loading bays
- Areas with a headroom of less than 1.5m
- Pavement vaults
- Garages
- Conservatories (BCIS)
And excludes:
- Perimeter wall thickness and external projections
- External open-sided balconies, covered ways and fire escapes
- Canopies
- Voids over or under structural, raked or stepped floors
- Greenhouses, garden stores, fuel stores and the like in residential property
- Open ground floors and the like (BCIS)
14.02.18 - KBCN content amended to extend the applicability to LCC and to refer to GIFA rather than GEA, to reflect current industry practice.
Elemental LCC and options appraisal timing - KBCN1889
The elemental LCC should be undertaken as part of the strategic options appraisal process and used to inform the selection of significant building elements and systems, such as the structure, envelope and building services. Completing the options appraisal after key design decisions have been finalised may reduce its effectiveness and limit the opportunity for the findings to influence the final design.
However, the timing requirement can still be met, where the assessor agrees that there is a justification for the appraisal continuing into early RIBA Stage 3 (or equivalent), and clear evidence to demonstrate that:
- The key options remained under consideration during the appraisal.
- The findings were capable of influencing the final design solution.
- The intended outcomes of the elemental LCC process have not been compromised.
In all cases, the outline elemental LCC plan and identification of relevant project options must be completed by the end of Concept Design
LCC – Competent person or Suitably Qualified Cost Consultant (SQCC) - KBCN1803
The definition of a competent person, or SQCC as named within HQM or BREEAM New Construction Residential, has been updated to provide further clarification and is now defined as set out below:
An individual achieving all the following items can be considered to be ‘suitably qualified’ for the purpose of completing the LCC credits:
- Holds a recognised qualification for undertaking life cycle costing studies and/or a degree/postgraduate diploma or equivalent qualification in quantity surveying, construction economics or other construction-related subject.
- Has acquired substantial expertise through a minimum of three years relevant experience (within the last five years). The experience must clearly demonstrate a practical understanding of life cycle costing in construction and the built environment and show an ability to identify and demonstrate cost and performance enhancement measures.
- Is not professionally connected to a single manufacturer
A CV should be provided demonstrating their experience and knowledge against the above requirements.
Note for Non-Domestic New Construction V7:
The intention of the above is to provide clearer guidelines for assessors on who would be considered a suitable professional to carry out LCC option appraisals.
For New Construction V7.0, flexibility may be applied, and the definition can be considered to be met where point 3
and either point 1 or 2 of the above is demonstrated.
In addition, where it can be demonstrated that the LCC consultant was appointed prior to the release of KBCN1803 (18.10.2025), and that appointment was made based on the assessor’s professional judgement of what constitutes ‘recognised qualification’ and/or ‘substantial expertise’ at that time, similar flexibility may be applied. In such cases, sufficient justification and supporting evidence (e.g. CV and rationale for appointment) must be provided to demonstrate that the consultant was reasonably considered competent in line with the intent of the criteria at the time of appointment.
The definition will be updated in the next release of the technical manual (V7.1); therefore, any assessments under New Construction V7.1 and subsequent versions will need to meet all three requirements, and no such flexibility will apply.
26 May 2026: Note added regarding application against NC V7.
Information correct as of 20