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Information correct as of 22ndJune 2024. Please see kb.breeam.com for the latest compliance information.

Accuracy of life cycle cost projections - KBCN1295

The aim of LCC credits is to encourage homebuilders into identifying enhanced and value-added design and specification to improve the overall quality of the building stock. The design appraisals can help improve upon the design and specification selection should initial projections be too high. HQM LCC credits are not intended to be used for comparison between developments, given the differences in assumptions made in each appraisal. With the introduction of this credit into the HQM, it is expected that projections on durability of elements/ components and forecast for maintenance and operation will improve industry knowledge. This will also encourage transparency in the industry and this credit aims to encourage knowledge-transfer of best practice.

Approved software XML outputs - KBCN0848

Some technical issues within HQM require files from external software to be uploaded to BREEAM Projects in order to generate credits. These files are only valid where they have been produced using software that has been approved by BRE Global. Please visit Greenbook Live or contact the technical team for information on approved software. Where a required software is not listed as approved , the software provider would need to gain approved status from BRE Global before it can be used to assess an HQM registered project.    

Assessing the roof of a car park that forms the ground floor of the assessed building - KBCN00080

The ground floor of the building above the car park should be assessed as an 'upper floor slab'. For the purposes of Mat 01 the ground floor slab, which is not assessed, is considered to be the floor which is in contact with the ground. HQM - Applies to HQM's Environmental Impact from Construction Products assessment issue.  

Broken chain of custody for legally harvested timber - KBCN1321

The Government website referred to in the ‘Legally harvested and traded timber’ definition in the Responsible sourcing issue, provides the necessary guidance for demonstrating compliance with the prerequisite for this issue, which follows the Central Point of Expertise on Timber (CPET) report on the UK Government Timber Procurement Policy. The ‘Timber Procurement Advice Note (TPAN)’ provides a checklist (Annex E) for evidence of certified timber (category A evidence). You can find this here: https://www.gov.uk/government/publications/timber-procurement-advice-note-tpan-comply-with-tpp Annex F of this document gives further guidance if the supplier isn’t directly certified and there is a broken chain of custody. It notes that ‘As soon as ownership of products is taken by a non-CoC-certificate holder, the products cease to be 'certified'. However, if the evidence is credible, you can make a claim of legal or sustainably sourced products.

Design stage evidence – Responsible sourcing of construction products assessment - KBCN0831

At design stage, a letter of commitment from the design team confirming that the products shall be procured from suppliers capable of supplying products covered by the required responsible sourcing certification scheme is acceptable. The letter must confirm the responsible sourcing certification schemes of the proposed products.

Early product procurement policy - KBCN1309

A documented product procurement policy and procedure needs to be in place by RIBA stage 2, which sets out the requirements for all suppliers and trades to adhere to in relation to responsible sourcing of products. However, this policy and procedure can be fairly high-level at RIBA stage 2, as long as all other criteria are met, including dissemination and the encouragement of products that have responsible sourcing certification over products that don’t. At this early stage, the policy is likely to contain overarching principles and policies that later feed into a more detailed plan or strategy, further into the design stage. BS8903:2010 and BS8900-1:2013, provide guidance on what is considered good practice. Our experience with BREEAM has shown that considering the potential for responsibly sourced products early on makes procurement of these products more achievable, which in turn makes the associated credits for this more likely to achieve. This principal extends to the other issues in the Materials category as well.

Evidence requirements – responsible sourcing of materials at post-construction - KBCN1599

Whilst the UK BREEAM manuals are less prescriptive in the evidential requirements to allow flexibility, to ensure consistency across the schemes, it is expected that robust evidence should be provided to verify the source of any certified materials and how the assessor has confirmed the products and manufacturers used. Evidence supplied at post construction stage must reflect the completed building and confirm the responsibly sourced materials that have been procured and installed on the project. Supporting documentation is required to validate letters of confirmation or schedules of materials. Evidence provided could include proof of purchase, for example, invoices, delivery tickets, purchase orders or correspondence from suppliers. This may be an example for each material sourced, rather than every delivery ticket for instance.  Alternatively, evidence of the use of the responsibly sourced materials may include as-built drawings, O&M documentation or site photographs.

FSC and PEFC Mixed Sources certified timber - KBCN00091

Products labelled: Meet the BREEAM responsible sourcing requirements. This means any such products: Products carrying the FSC Mix label contain at least 70% FSC certified and recycled material. These products may contain a small proportion of FSC Controlled Wood (KBCN00054). However for BREEAM compliance, the FSC Mix label is sufficient to meet our requirements.
14-Mar-2024 - Wording clarified and expanded. Relevant prerequisites and requirements clarified. Scheme applicability updated.

FSC Controlled Wood - KBCN00054

The FSC Controlled Wood label minimises the risk that wood comes from illegal or controversial sources, however it does not eliminate this risk. Therefore, products which are: Do not meet the BREEAM definition of responsibly sourced. Where FSC Mix labelled products contain FSC Controlled Wood, see KBCN00091. This means that any such products:
14-Mar-2024 - Wording clarified and expanded. Relevant prerequisites and requirements clarified. Scheme applicability updated.

Green-roofs - KBCN0263

When assessing green roofs,  only the structural elements of the roof construction need to be considered i.e. the waterproof layer and above can be excluded. Where Green Guide is being used to assess the issue, it is likely that the online Green Guide Calculator will need to be used to provide a rating for the roof construction. HQM - For the purpose of HQM, green roofs fall under 3.3 Specialist roof systems therefore should be included in the IMPACT model.

Homeowner’s report - KBCN1287

A homeowner's report should be undertaken for the occupants as the maintenance and operational costs will eventually be passed onto them. Therefore when putting together the report it should be assumed they are going to purchase the home. The homeowner's report should be made available to anyone wanting to rent the home before they make a decision on whether to rent the home.

Homeowner’s life cycle cost report - KBCN1286

The life cycle cost analysis and lifecycle assessment can be undertaken per house type. A house type includes homes that are identical in specification, design and location (end/ mid-terrace, ground or mid/ top floor). Any home that does not meet this definition for house type will need to be modelled separately.

Product procurement policy after RIBA stage 2 - KBCN0994

Where a product procurement policy is put together at a later stage than RIBA stage 2, ‘02 Product procurement policy and product environmental information’ credits may still be achievable. If it can be confirmed by the person responsible for the policy that the policy will not restrict procurement of responsible sourced construction products due to its late production and implementation, then the credits can still be awarded (provided all other compliance requirements are met).

Raised access floors - KBCN00018

For the purposes of Mat 03, raised access floors should be considered as part of the floor structure. HQM - Applies to HQM's Responsible Sourcing of Construction Products assessment issue.

Responsible sourcing insulation - KBCN0907

Insulation is within the scope of the responsible sourcing of construction products.

SQCC reluctant to produce the reports in case their projections are inaccurate - KBCN1389

An LCC appraisal demonstrates that the homebuilder has taken care to identify the approximate replacement, operation, and maintenance costs of the asset. The forecasts are considered indicative and the information produced should not be solely used for decision making. Any assumptions, contingencies (in line with the methodology set in BS – ISO 15686-5:2008) should be declared in the report.
Information correct as of 22ndJune 2024. Please see kb.breeam.com for the latest compliance information.