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