3 General Technical /

General Technical

Information correct as of 19thApril 2024. Please see kb.breeam.com for the latest compliance information.

Assessment of multi-phase projects - KBCN0432

Where a project will be designed and built in two or more phases, the following rule should be applied: If there is enough information on multiple phases to enable the design stage assessment to be carried out at the same time, it is possible to assess these phases at the design stage in one assessment. At this point you have a choice - either wait for those phases to be constructed before doing one post-construction assessment for the whole project, or do a post-construction stage assessment for each phase. Please note that if you do separate post-construction stage assessments (PCRs), this will require your original registration to be split into the number of phases. A new registration fee applies for any additional registrations, and an additional certification fee will also apply for any additional post-construction stage certificates. 
18/10/2016: edited to remove the condition for overlapping phases

Certificate validity – EMS - KBCN1401

The requirement for the principal contractor to operate an EMS relates to the duration of operations on site. Certification against ISO 14001/EMAS must be valid at the Design Stage and Post Construction Stage submissions and cannot be expired, pending or applied retrospectively. 
07/05/2021: Clarification on Design and Post Construction Stage added

Compliance: Applicability of criteria to subsequent schemes’ versions - KBCN0554

When assessing a project under a certain scheme, criteria or compliance notes from a previous scheme cannot be used to demonstrate compliance.

Compliance: Applicability of criteria to scheme’s previous versions - KBCN0430

Criteria set for a scheme version are not applicable retrospectively to previous versions.

Confirmation of version / year of technical standards - KBCN0519

When providing evidence of compliance it is important for design teams to clearly refer to the version and / or year of the standard being complied with for an assessment. The issue / release / adoption of standards sets the requirements appropriate at the time of publication of the BREEAM scheme documentation.  A standard may be updated in between BREEAM re-issues and updates so the standard cited in the requirements or the most current version of a standard can be applied. This applies to standards such as National (e.g. British) Standards, HTM documents, Environment Agency and Policy Planning Guidelines etc. Where the current version of the standard differs notably from the cited standard in the manual, it is the role of the assessor or design team to verify that it is equivalent or more robust than the original requirement. Evidence failing to demonstrate this will be result in raising of a non-conformance within QA and will delay certification. See also: KBCN0747 Equivalent standard use 
23/08/17 Merged with “Superseded standards and evidence referenced” KBCN0453

COVID-19 Bulletin 1 ~ This guidance is no longer applicable ~ - KBCN1395

05 March 2024  - Content removed as no longer applicable.

Definition – laboratory containment levels 2 and 3 - KBCN0903

Laboratory containment levels 2 and 3 are defined in: The Management, Design and Operation of Microbiological Containment Laboratories 2001, ACDP This was defined from BREEAM International NC 2016 onwards. 
11-Oct-2022 - Title amended for clarity and consistency. Wording updated. Scheme applicability updated.

EPDs’ validity - KBCN0798

EPDs which have expired or are pending verification at the time the relevant product was specified, cannot contribute to awarding credits. However, it is not necessary that they are valid at the time of the design or post-construction stage submissions. BREEAM is primarily trying to encourage designers to take EPDs into consideration when specifying products.   
04/11/2019 Confirmed applicability to UK NC2018
27/03/2020 Added applicability to Green Guide ratings and ISO 14001 certificates
27/05/2020 Reference to ISO 14001 removed - Whilst the same principle applies, the wording relating to product specification does not - See KBCN1401.
12/08/2021 Clarification regarding the validity of EPDs during QA submission and removal of reference to Green Guide ratings

Equivalent standard use - KBCN0747

Reference to 'an equivalent standard' in the criteria ensures there is flexibility for different or newer standards to be used to demonstrate compliance. The 'equivalent standard' needs to address the requirements of the referenced standard and be demonstrably equivalent or more robust. It is the role of the assessor or design team to verify this. Different, new or other standards may be used if these achieve the aim of the referenced standards within the criteria. They could potentially be those published or only available after the launch of a scheme.

Evidence: Types of evidence required to demonstrate compliance with BREEAM - KBCN0402

The list of evidence details the typical types of information that the Assessor needs to collate to assess compliance against the requirements of a BREEAM issue. The evidence type listed against each requirement is not exclusive and other types and forms of evidence (listed or not listed in the table) can be used to demonstrate compliance against a BREEAM requirement.  Key to demonstrating compliance with the BREEAM requirements is that the Assessor has used, and references, an auditable trail of evidence, regardless of the form that evidence takes in relation to each BREEAM requirement.  For example: if, for a particular BREEAM requirement, the list asks for a letter from the client confirming compliance, but compliance can or has been demonstrated via a building specification then the Assessor can reference that piece of evidence as demonstrating compliance and does not need a letter.  However, the Assessor must confirm acceptance by the Technical team in advance of the certificate submission to avoid findings being raised in the Quality Assurance process.  Please note that the BREEAM team is unable to advise Assessors whether a particular piece of evidence demonstrates compliance as this is the Assessor’s responsibility. The BREEAM team will not fail the QA of a certification report on the basis that evidence referenced in the report, confirming compliance with the assessment criteria, is not an identical type to that outlined in the schedule of evidence. For further information please refer to the ‘BREEAM evidence requirements’ section or ‘Appendices’ section in the relevant Technical Manual. 

Gross Internal Floor Area (GIFA) or gross internal area (GIA) - KBCN1062

In general terms, this is the total area enclosed by the external walls of a building, measured to the internal face of those walls and taking into account every floor in the building. This is comprehensively defined in the Code of Measuring Practice, published by the Royal Institute of Chartered Surveyors: 
03 Aug 2022 Link updated

Laboratory containment level category definitions - KBCN0943

BRE does not designate or define containment levels for laboratories. The categories listed in the manuals are based on industry standard definitions. For further information, please refer to HSE/COSHH or DEFRA definitions, depending upon the hazard type.

Process: Project team member no longer operational - KBCN0590

In situations where a member of the project team is no longer operational, for example where a company has gone in to liquidation or administration, and the assessor is unable to obtain the required evidence to meet the requirements of BREEAM schemes and HQM, any credits affected must be withheld. Whilst BRE appreciate and sympathise with the circumstances surrounding these types of situations, BREEAM schemes and HQM rely upon an auditable trail of evidence with which to award credits. This trail of evidence is used to demonstrate how criteria have been met. BREEAM standards and HQM must be applied consistently to all developments undertaking assessment to ensure that certificates issued provide an accurate and consistent representation of the level achieved. If the necessary evidence cannot be presented and the assessor deems it insufficient to demonstrate compliance in accordance with the schedule of evidence then credits should not be awarded.

Retail/Industrial Showrooms Appendix - KBCN1115

This Criteria Appendix has been developed for developments such as car showrooms which incorporate both retail and industrial areas. The appendix clarifies, for specific BREEAM issues, which criteria are applicable to each area of the assessment. This should be read in conjunction with the relevant scheme version of the BREEAM UK  technical manual. This is applicable to BREEAM UK New Construction 2014, 2018 and V6 and BREEAM UK RFO 2014. Such assessments should be registered against the 'Retail' building type and the Appendix will soon be available for download in the guidance for 'Retail' assessments for each relevant scheme on BREEAM Projects. In the meantime, the Criteria Appendix can be requested by emailing [email protected] 
22/09/2022 Applicability to UK NC V6 confirmed
22/05/2018 The title of this appendix has been changed and additional information provided. This includes removal of the specific reference to 'Car Showrooms' in order to clarify that this approach can be applied to other similar retail developments, which include industrial servicing areas.

Scheme classification queries - KBCN0540

As the Operational Guidance clarifies ‘…A scheme classification requires the assessor, client or design team to submit floor plans showing the layout of the building(s) along with its intended functional areas and any other relevant information. BRE Global will then confirm the appropriate means of assessing the development, using either one or more standard schemes or by developing project-specific bespoke criteria…’ BREEAM Technical cannot definitively confirm a scheme classification in the absence of drawings. Relevant information could also include specification of the scope of works, clarification of general building functions, spaces within them, as well as their management and access to the public.  

Scheme update frequency - KBCN0745

BREEAM schemes are updated on average every three years. This should allow sufficient time for Assessors to process, and become familiar with, the updated scheme content, which we try to evolve rather than completely overhaul to limit the impact and burden of change on clients and assessors. The timescales for an update and release of a new scheme version is normally driven by factors such as changes in best practice, regulation and alignment across schemes. It allows rationalisation of technical FAQs and Compliance Notes so reducing complexity for assessors.

Signage and labelling - KBCN1643

Where BREEAM requires signage or labelling, it must be fit for purpose:   Examples of non-compliance:

Technical queries – submission guidance - KBCN1555

Contents

1.0 General

2.0 Compliance

3.0 Compliance principles

4.0 Reassurance

5.0 Assessment strategy

6.0 Multiple queries

7.0 Live Chat (Technical)

8.0 Tools and systems

9.0 Specific notes for BIU assessors

10.0 Technical query submission workflow

  1.0 General 1.1 The purpose of BREEAM Technical Support is to: It is the assessor’s responsibility to determine compliance. BREEAM cannot do this on behalf of the assessor. 1.2 Before submitting a technical query, please ensure that you have checked all available resources, including the technical manual, relevant Guidance Notes, the BREEAM Forum and the Knowledge Base. 1.3 If you do need to submit a query on the webform, please ensure that you select the correct Department/Area and Query Type in the form details and include details of the scheme and assessment issue. 1.4 When wording your query, please ensure that you provide a clear and concise question in the ‘Question’ field. If we are unsure what you are asking, we will be unable to provide you with a clear response. 1.5 If you need to check the progress of your enquiry, please do so by replying to the acknowledgment email you receive from our Customer Services team, which includes the QN reference. Please do not re-send your query or chase using the webform and bear in mind our target response time for the type of query submitted. These can be found here. 1.6 If you find that you no longer need an answer to your query, please let us know.   2.0 Compliance 2.1 BREEAM cannot confirm whether a solution meets the criteria on behalf of the assessor. To do so would conflict with the role of BRE as the certifying body for BREEAM. 2.2 We are unable to assist with the following types of question:   3.0 Compliance principles 3.1 There may be situations where the assessor believes that the intent of the criteria can be fully met by an alternative approach which does not align with the published criteria. BREEAM can consider such submissions where they might result in a new compliance principle that can be applied to other similar assessments. 3.2 Compliance principle submissions must: For example, ‘Building type A is required to meet criteria 1, 2 and 3. Is it acceptable to demonstrate that the intent is met by compliance with criterion 1 and meeting alternative requirements x and y’? 3.3 Compliance principle queries are generally referred to subject experts in BREEAM or the wider BRE Group. These fall outside the scope of a standard technical query and may be subject to an extended response time. Please note that if such queries are submitted under another query type or in the incorrect format, this may lead to delay.   4.0 Reassurance 4.1 We understand that assessors require a degree of certainty in advising their clients. However, compliance decisions and awarding credits are the responsibility of the BREEAM assessor. 4.2 We cannot answer the following query types: These are effectively compliance questions (see 2.0, above) BREEAM Technical Support is not intended as a pre-certification checking service. Assessors should explain to project teams that compliance is their decision and it is not the role of BRE to provide such reassurance.    5.0 Assessment strategy 5.1 Please do not simply submit the project information and ask BREEAM to provide you with an assessment strategy. It is the assessor’s responsibility to classify and register assessments. However, where there is no clear guidance available or if you are unsure how to proceed, we are happy to assist. 5.2 Before submitting a technical query, please ensure that you have reviewed the Scope section of the relevant manual(s). For mixed use developments or multiple building NC and RFO assessments, please ensure that you have reviewed GN10. 5.3 Straightforward building type queries can be submitted as a simple question. For example, For more complex scheme classification queries, please provide us with your proposed assessment strategy and highlight any areas of doubt or concern. Please include clearly labelled floor or site plans that are relevant to your question and reference these in your submission.   6.0 Multiple queries 6.1 If you have multiple related queries which all depend on resolving a single aspect of the assessment, these can be accepted in a single submission. 6.2 We will not accept multiple, unrelated queries in the same submission.   7.0 Live Chat (Technical) For further details and availability, please see https://tools.breeam.com/projects/assessorsupporthome.jsp 7.1 The Live Chat service is intended for simple questions and must not be used to submit complex queries, which may require research or discussion with other team members. 7.2 This service is currently available for questions relating to BREEAM New Construction, RFO and BIU standards or general technical issues. 7.3 Please do not share your BREEAM Projects account or use someone else’s account. Live Chat is intended for licensed assessors only. 7.4 The Live Chat platform is not connected to our query management system. It should not be used to chase a response to a webform query. Please refer to Section 1.0. 7.5 Repeating a query in Live Chat that you have already submitted on the webform, without disclosing this, will result in duplication and unnecessary work for our team. This will be considered as a ‘mis-use of the service’. Please refer to: KBCN1002 BREEAM Live Chat - Terms of use   8.0 Tools and systems 8.1 Please note, these cannot generally be resolved in the Live Chat service. 8.2 Before submitting a query, please ensure that: 8.3 When submitting a query, please include the following, as appropriate: 8.4 Tool errors may take some time to resolve. Please allow time for these to be investigated and resolved before you need to submit your assessment.   9.0 Specific notes for BIU assessors Whilst it is not currently mandatory for BIU assessors to use a ‘webform’ to submit technical queries, we do require that the principles outlined in this guidance are followed, when composing technical queries. 9.1 With reference to section 1.3, please ensure you include the ‘scheme version’ and ‘assessment issue’ in the subject header, e.g. BIU V6 C – Ene 01 9.2 With reference to section 1.4, in addition to any supporting or background information, please ensure that you provide a clear and concise question. 9.3 With reference to section 3.2, for such queries, please include the scheme version, assessment issue and ‘Compliance principle’ in the subject header of your query. 9.4 With reference to section 5.0, please include ‘Assessment strategy’ in the subject header.   10.0 Technical query submission workflow A downloadable visual quick reference guide to submitting technical queries can be found in KBCN1616. The quick reference guide is based on this KBCN, and the Technical Query Principles CPD module. 
07-Sep-2023 - Added new heading with links to KBCN1616 and Technical Query Principles CPD module. 
03-Aug-2023 - Additional bullet added to Section 8.2 relating to Excel macros
09-Dec-2022 - Additional bullet and explanatory note added to Section 4.2
01-Dec-2022 - Section 9.0 Specific notes for BIU assessors added
28-Nov-2022 - Minor updates/clarifications
Temporary Note: Sections 1.4 and 3.2 refer to features of the webform that are currently under development.

Technical queries – submission workflow - KBCN1616

The technical query submission workflow is a visual guide to submitting technical queries. It is broken down and explained fully in our Technical Query Principles training. The workflow is intended to be used as a downloadable reference for those who have completed the module. Technical query submission workflow rev 0.1 [accordion] [accordion_block title="Technical Query Principles training"] This 1 hour CPD module is currently offered free of charge, and is for BREEAM Assessors, APs or anyone who submits technical queries to us. It is written to help BREEAM Professionals achieve the best outcome from our technical support services, and expands on KBCN1555. The training module covers: You can access the training via direct link here. [/accordion_block] [/accordion]  

Time critical BREEAM requirements – reference to RIBA (or equivalent) work stages - KBCN1156

As a building design process passes through successive work stages, increasingly more aspects of the design become fixed. BREEAM criteria often require actions at, before or after specific project work stages, as these are the optimal stages to achieve the required sustainability outcome. When undertaken at a different stage, the criteria may be difficult to comply with, opportunities may be missed, options limited or costs may become prohibitive. Knowing which stage your project is at Where possible, BREEAM refers to industry-standard work stages, for example the RIBA plan of work stages. However different project teams can interpret these referenced stages differently. Furthermore, many projects do not follow these stages in a simple linear fashion for all aspects of the design at the same time. For instance, the envelope design may be well advanced even to the point where installation has commenced before any specification decisions have been made on some interior finishes. As such, a project may not be at one project stage for all elements of the design at any one point in time. This Knowledge Base compliance note is intended to provide supplementary information to enable projects to determine what stage they are at with respect to time critical BREEAM requirements, including where different elements are at different stages. Although project team members may be willing to offer their opinion on the stage the project has reached, this will often be subjective and hence inconsistent. Therefore, the process set out here looks at the currently available design information for the project (e.g. drawings, specifications) to determine the current work stage in relation to the issue under consideration. This provides a more objective, demonstrable approach for the assessor to follow.   Concept Design Stage The RIBA definition of ‘Concept Design’ (RIBA stage 2) can be found here https://www.ribaplanofwork.com/PlanOfWork.aspx . The core objective given is ‘Prepare Concept Design, including outline proposals for structural design, building services systems, outline specifications and preliminary Cost Information along with relevant Project Strategies in accordance with Design Programme. Agree alterations to brief and issue Final Project Brief.’ Table 1 and table 2 (in the link below) provide further guidance, specific to BREEAM, to help determine whether a project, or part of the project relevant to the issue/credit, is at ‘Concept Design’ stage. If there is ambiguity or uncertainty about the stage of the project, the assessor should check with the design team whether the design documentation (drawings, specifications, BIM etc.) currently being produced by the design team will generally include the information listed. It is possible for different aspects of the project to be at different stages in terms of how progressed the design is. For example, the substructure design may be at technical design or even installed while the internal partitions are still at concept design. Whether this matters depends on the issue/credit being pursued. The following steps take this into account. Step 1 First, for the issue/credit being pursued, determine which of the relevant assessment scope items in table 1 and 2 are relevant. For example, if the issue/credit only relates to substructure, then only the substructure assessment scope items shall be considered. If the issue/credit is of a general nature concerning the whole project, then all the assessment scope items shall be considered. Step 2 For the relevant assessment scope items from step 1, decide which of the following applies the most: - Please note that the items listed are indicative of the typical information produced at ‘Concept Design’ stage. Technical Design Stage The RIBA definition of ‘Technical Design’ (RIBA stage 4) can be found here https://www.ribaplanofwork.com/PlanOfWork.aspx . The core objective provided is ‘Prepare Technical Design in accordance with Design Responsibility Matrix and Project Strategies to include all architectural, structural and building services information, specialist subcontractor design and specifications, in accordance with Design Programme.’ The following provides further guidance, specific to BREEAM, to determine whether a project is at the ‘Technical Design’ stage: The RIBA plan of work definition of ‘Technical Design’ clearly states that it should ‘…include all architectural, structural and building services information, specialist subcontractor design and specifications…’. Therefore, it is a simpler task to determine whether the project, or part of the project relevant to the issue/credit, is at this stage. If there is ambiguity or uncertainty about the stage of the project, the assessor should check with the design team whether the design documentation (drawings, specifications, BIM etc.) currently under production by the design team (and the contractor’s specialist sub-contractors, if applicable) will, when finished, generally include all the final design information required for the construction works on-site. Like concept design, it is possible for different aspects of the project to be at different stages in terms of how progressed the design is. The following steps take this into account. Step 1 First, for the issue/credit being pursued, determine which of the relevant assessment scope items are relevant (the assessment scope items given in table 1 and 2 may be used, but the rest of the information in these tables relates to concept design). Step 2 For the relevant assessment scope items from step 1, decide which of the following applies the most: - KBCN1156_IndicatorTables   
17/06/2019 KBCN updated to provide additional guidance

Tools: Tracker+ - KBCN0760

Please note that Tracker+ is not a BRE-owned or managed reporting tool. For issues concerning Tracker + please contact the provider (Southfacing) as the BRE cannot advise on technical issues relating to Tracker+.

Unoccupied spaces [superseded – see KBCN1447] - KBCN0873

16 June 2021- This guidance has now been incorporated in KBCN1447

Untreated/unoccupied buildings and structures – Applicability of BREEAM - KBCN1447

BREEAM has been developed to assess the environmental performance of buildings that are designed, in whole or in part, for human occupation. Buildings that comprise only unoccupied spaces, such as multi-storey car parks, storage facilities and changing/WC blocks, which have no spaces occupied continuously for more than 30 mins, cannot undergo a stand-alone BREEAM assessment. Assessment against BREEAM New Construction and BREEAM Refurbishment and Fit-out may be of limited value for buildings that do not incorporate environmental systems to treat spaces for human occupation. As a guide, if Approved Document Part L is not applicable to the building, it is likely that BREEAM will be unsuitable. Civil engineering, infrastructure, landscaping, public realm projects, and unoccupied assets such as multi-storey car parks may, however, be suitable for assessment using BREEAM Infrastructure (formerly CEEQUAL). For more information, please see the BREEAM Infrastructure webpages. Please note that data centres should be assessed using BREEAM Data Centres, regardless of whether they include occupied spaces. 
16 Jun 2021 - Clarified and updated to incorporate the content of KBCN0873
14 Oct 2022 - Updated following rebrand of CEEQUAL to BREEAM Infrastructure

WELL v2 and BREEAM – Alignment - KBCN1158

WELL v2 is currently live. IWBI has produced a ‘one-way’ alignment document ‘Applying BREEAM and the WELL Building StandardTM – Strategies for interiors, new buildings and existing buildings seeking dual certification’, which shows how BREEAM New Construction scheme credits can contribute to achieving the WELL v2 building standard. The document is available to download from Applying BREEAM and WELL v2 | Tools | WELL International WELL Building Institute (wellcertified.com). Queries about WELL v2 and related alignment/‘crosswalk’ documents should be made directly to IWBI ([email protected]).   
15.02.2019: Updated to reference the latest publication from WELL, and to outline the predicted timescales for an updated version of the BREEAM Briefing Paper ‘Assessing Health and Wellbeing in Buildings: Alignment between BREEAM and the WELL Building StandardTM 
13/03/2020: Updated timescales 
15/11/2023: removed: 'It is anticipated that an updated version of the BREEAM Briefing Paper ‘Assessing Health and Wellbeing in Buildings: Alignment between BREEAM and the WELL Building StandardTM will be published when the final version of WELL v2 is launched.' Updated KBCN to confirm WELL v2 is live and updated link to crosswalks.
Information correct as of 19thApril 2024. Please see kb.breeam.com for the latest compliance information.