BREEAM V7, stage by stage
What each rating needs, and by when
This is how I plan a BREEAM V7 assessment against the RIBA stages, for UK New Construction V7.1, Refurbishment V7 and Fit Out V7 together. It sets out the minimum standards each rating needs and the stage by which each credit's work has to be done or reported.
Where the manuals set a deadline, the roadmap says so and shows which schemes it applies to. Where they don't, I've put the work where it has to happen for the evidence to exist, and marked it as mine.
- 70%for Excellent, plus its minimum standards
- 20working days after the planning submission to upload the early LCA, on New Construction and Refurbishment
- 1is the latest RIBA stage at which BRE advises appointing the assessor and AP
How the rating works
BREEAM weights each category, adds up the score, then checks the minimum standards. Your rating is the highest band your score reaches where you also meet every minimum for that band.
The score is weighted
Each credit carries a share of its category's weighting. On New Construction V7.1, fully fitted on the comprehensive ecology route, Energy and Materials carry almost a third of the score between them. Refurbishment and Fit Out weightings depend on what's in scope.
Minimums can't be traded
Every rating has minimum standards, and they hold whatever the score. Miss one and you get the highest rating whose minimums you did meet.
Many credits have deadlines
The workshop, consultation and agreed targets by the end of Concept Design. The early LCA uploaded within 20 working days of the planning submission, on New Construction and Refurbishment. The commissioning manager appointed before Technical Design starts. Miss the stage and those credits are gone.
Rating bands
| Rating | Score |
|---|---|
| Pass | 25% |
| Good | 40% |
| Very Good | 55% |
| Excellent | 70% |
| Outstanding | 85% |
Unclassified below 25%. The same bands in New Construction V7.1, Refurbishment V7 and Fit Out V7, and each one also needs its minimum standards.
Minimum standards, scheme by scheme
These apply on top of the score, and each rating keeps the minimums of the ratings below it. This is the part of BREEAM that decides whether a target is realistic.
| Minimum standard | New Construction V7.1 | Refurbishment V7 | Fit Out V7 |
|---|---|---|---|
| Pass a score of 25% or more | |||
| All timber legal and sustainable under the UK Timber Procurement PolicyMat 03 | Yes | Yes | Yes |
| No asbestos usedHea 04 | Not a minimum | Yes | Yes |
| Good a score of 40% or more | |||
| 15% water saving against the baselineWat 01 | Yes, except shell only | Yes, if Part 2, 3 or 4 is in scope | Yes |
| Water meter installedWat 02 | Yes | Yes, if Part 2 is in scope | Not assessed |
| Very Good a score of 55% or more | |||
| Commissioning schedule and responsibilitiesMan 04 | Yes, except shell only | Yes, if Part 2, 3 or 4 is in scope | Yes |
| Building user guides writtenMan 04 | Yes, except shell only | Yes, if Part 2, 3 or 4 is in scope | Yes |
| Indoor air quality planHea 04 | Yes, except shell only | Yes | Yes |
| Smoking ban, including e-cigarettes and vapingHea 04 | Not a minimum | Yes, if Part 1 or 2 is in scope | Not a minimum |
| 90% of energy use monitored by end useEne 03 | Yes, except shell only | Yes, if Part 2 or 3 is in scope | Not assessed |
| Excellent a score of 70% or more | |||
| Responsible construction management, one creditMan 03 | Yes | Yes | Yes |
| Commitment to 12 months of in-use commissioningMan 05 | Yes, if fully fitted and the occupier is known | Yes, if Part 2 or 3 is in scope and the occupier is known | Yes |
| Energy performanceEne 01 or Ene 02 | 4 Ene 01 credits, or 3 Ene 02 performance credits | 42% of Ene 01 credits, or 3 Ene 02 performance credits | 42% of Ene 01 credits |
| An LCA and embodied carbon report at any stageMat 01 | Yes | Yes | Yes |
| Recycling facilities providedWst 03 | Yes | Yes, if Part 1 or 4 is in scope | Not a minimum |
| Outstanding a score of 85% or more | |||
| Responsible construction management, two creditsMan 03 | Yes | Yes | Yes |
| Relevant areas have access to natural lightHea 01 | Yes | Not a minimum | Not a minimum |
| Energy performanceEne 01 or Ene 02 | 6 Ene 01 credits, or 5 Ene 02 performance credits | 67% of Ene 01 credits, or 5 Ene 02 performance credits | 67% of Ene 01 credits |
| Prediction of operational energy, three creditsEne 02 | Yes | Yes, if Part 2 or 3 is in scope | Not a minimum |
| No fossil fuels, apart from listed exceptions such as life-safety back-upEne 02 | None burned on site | None used by in-scope services and equipment, if Part 2 or 3 is in scope | None used by in-scope services and equipment |
| 30% water saving against the baselineWat 01 | Yes | Yes, if Part 2, 3 or 4 is in scope | Yes |
| An LCA and embodied carbon report at all three stagesMat 01 | Yes | Yes | Yes |
| Waste audit or resource management plan, one creditWst 01 | Pre-demolition audit or plan | Pre-refurbishment audit or plan | Pre-fit-out resource audit or plan |
| No refrigerants, or under 1,000 kgCO₂e per kWPol 01 | Yes | Yes, if Part 2, 3 or 4 is in scope | Yes |
When a minimum doesn't apply
- A minimum only applies where its issue is in scope, so where a cell names a building type or a Part, that's the only place it applies.
- On New Construction and Refurbishment, Man 05 drops out on speculative projects, where the occupier isn't known, and its minimum goes with it.
- Ene 02 can be filtered out where the occupied floor area is under 1,000 m², and on Refurbishment where the work won't significantly change energy use, but its no-fossil-fuels minimum still applies.
- Shell only New Construction is capped at Excellent and can meet the Excellent energy minimum through Ene 04 instead. Refurbishments of Part 1 only can use the fabric approach in Ene 04.
- Refurbishment and Fit Out also list a health and safety legislation prerequisite at Pass, but it only applies outside the UK. Their asbestos minimum is written for countries that haven't banned asbestos. The UK has, so citing the legislation should cover it.
Sources: New Construction V7.1 Table 2.3, Refurbishment V7 Table 4, Fit Out V7 Table 4, and the scope table in each issue.
The roadmap, stage by stage
Every issue in the three schemes sits somewhere on this list. Each item says what to do, when, who usually does it, what kind of cost it is and which schemes it applies to.
Deadline set by the manual itself
When I would do it
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RIBA Stage 0: Strategic Definition
Pick the scheme and the target before the brief is written. The scheme decides which credits and minimum standards apply.
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Suggested timing: At the start
Pick the scheme and the target
New Construction V7.1 for new buildings, shell only, shell and core or fully fitted. BRE's V7 release notes allow up to five asset types in one building in a single assessment, but a mix of commercial and residential needs separate assessments. Shell only is capped at Excellent. Refurbishment V7 for work to existing buildings, in any mix of its four parts except interiors alone. Fit Out V7 for interior works, with or without local building services. Then set the rating, knowing which minimum standards come with it.
Applies to New Construction, Refurbishment and Fit Out
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RIBA Stage 1: Preparation and Briefing
BRE's own advice is to have the assessor and AP on board by the end of this stage, and several Concept Design deadlines need work to start now.
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Suggested timing: No later than Stage 1, BRE's advice
Appoint the assessor and the AP
Man 01Man 03
BRE encourages clients to appoint a licensed assessor and a BREEAM AP no later than Preparation and Brief, while targets can still be set realistically and the low-cost solutions are still open. The AP is worth three credits on New Construction and Refurbishment, two at design and one on site, and two on Fit Out.
Applies to New Construction, Refurbishment and Fit Out
If it slips: AP credits can't be claimed retrospectively. The design ones need the AP involved through Concept Design, or from the start of design on Fit Out.
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Deadline set by the scheme: Early enough to shape the layout
Ecology survey
Lue 02
A suitably qualified ecologist surveys and evaluates the site early enough to influence site preparation and strategic planning decisions. New Construction says that's typically Preparation and Brief. Low-risk New Construction sites can take the foundation route instead, with BRE's ecological risk checklist in place of the ecologist's survey. On Refurbishment, a Part 1 project still has the building itself surveyed, roof, loft and facade, even with no external works. Without Part 1, it only applies where external works are in scope. Fit Out has no ecology category.
Applies to New Construction and Refurbishment
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Deadline set by the scheme: From Preparation and Brief
Material efficiency targets
Mat 05
Targets for using materials efficiently, set at Preparation and Brief and Concept Design, with opportunities and methods reported for each stage from Preparation and Brief to Construction.
Applies to New Construction, Refurbishment and Fit Out
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Suggested timing: Before Concept Design
Book the studies
Mat 01Ene 02Man 02Tra 01
The energy strategy, the elemental life cycle cost plan and the transport assessment are due at Concept Design, and the early LCA has to be uploaded within 20 working days of the planning submission, so the consultants need briefing now. Daylight, thermal comfort and acoustic work follows in design.
Applies to New Construction and Refurbishment
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RIBA Stage 2: Concept Design
The busiest stage for BREEAM deadlines. Targets, consultation and several studies all have to be done before Concept Design closes, and the early LCA is tied to the planning submission.
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Deadline set by the scheme: Before Concept Design is complete
Project delivery workshop and agreed targets
Man 01
A workshop with the client, design team, end user and building management where known, and the contractor, covering aims, end-user needs, roles, decision-making, success criteria and performance targets. If the contractor isn't appointed yet, the team still has to think about buildability, and larger or more complex projects need someone to stand in for them, unless someone on the team, such as the project manager, already has substantial contracting experience. The BREEAM targets are formally agreed between client and design team no later than Concept Design.
Applies to New Construction and Refurbishment. Fit Out: at the start of design
If it slips: If the design doesn't meet the agreed targets at the interim assessment, the Man 01 AP credits are withheld, so set targets the design can actually hit.
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Deadline set by the scheme: Before Concept Design is complete
Stakeholder consultation
Man 01
The design team consults all interested parties on BREEAM's minimum content and shows how their input changed the brief and the concept. Feedback goes back to everyone before Technical Design is complete. Education, healthcare, court and major transport hub projects need an independent party to run it.
Applies to New Construction and Refurbishment
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Deadline set by the scheme: Within 20 working days of the planning submission
Early design LCA, uploaded
Mat 01
An LCA of the early design, with options appraisals against a baseline, used to choose lower-impact solutions, and the embodied carbon reported on the BREEAM Platform. Both manuals say it has to be completed and submitted to BREEAM within 20 working days of submitting the planning application. New Construction's adds that it's done during Concept or early Developed Design, and explains how to submit it before the assessment is registered.
Applies to New Construction and Refurbishment. Fit Out: a design stage LCA, with no 20-day rule
If it slips: New Construction's manual makes uploading at the right stages a condition of the credits, so a late upload loses them. Refurbishment's has the same 20-day rule without that note, and neither says how it works when there's no planning application, so agree the timing with the assessor early. Outstanding needs an LCA at all three stages, so a missed early LCA rules it out. Excellent only needs one.
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Deadline set by the scheme: At Concept Design
Energy strategy
Ene 02Ene 04
A qualitative strategy for minimising operational energy and carbon. New Construction also wants an analysis, during Concept Design, of how the building's form affects its energy demand. Ene 02 can be filtered out where the occupied floor area is under 1,000 m², and on Refurbishment where the work won't significantly change energy use.
Applies to New Construction, and Refurbishment where Part 2 or 3 is in scope. Building form analysis: New Construction only
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Deadline set by the scheme: At Concept Design
Elemental life cycle cost plan
Man 02
A competent person produces an outline elemental life cycle cost plan and options appraisal, with at least two alternatives, to ISO 15686-5. The component-level appraisal follows by the end of Technical Design.
Applies to New Construction and Refurbishment. Fit Out: an options appraisal while it can still change decisions
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Deadline set by the scheme: By the end of Concept Design
Transport assessment and travel plan
Tra 01Tra 02
A site-specific transport assessment and a travel plan that follows its recommendations. Tra 02 can still use them as its prerequisite if they're done later, but the Tra 01 credits need the Concept Design deadline.
Applies to New Construction and Refurbishment. Fit Out: during design, for the occupier
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Deadline set by the scheme: Before the end of Concept Design
Sustainable procurement plan
Mat 03
A plan the design team uses to steer specification towards responsibly sourced products, with aims, targets and checks, and procurement risks identified the ISO 20400 way. Targets don't all have to be met, but missed ones need justifying.
Applies to New Construction, Refurbishment and Fit Out
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Deadline set by the scheme: At Concept Design, before strip-out
Pre-demolition or pre-refurbishment audit
Wst 01
A competent person audits what's there, to decide whether refurbishment or reuse is feasible and to maximise high-grade recovery. It guides the design, sets waste targets and feeds the resource management plan. On Fit Out, an assessment of what's left in the fit-out zone before installation does the same job.
Applies to New Construction and Refurbishment. Fit Out: before installation works
If it slips: The audit, or the resource management plan, is one of the Outstanding minimum standards.
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Deadline set by the scheme: By the end of Concept Design
Design for disassembly and adaptability
Wst 06
A study of how the design could be taken apart, adapted or reused, and solutions based on it, both by the end of Concept Design. Fit Out's version looks at the interior systems in the tenant's scope.
Applies to New Construction, Refurbishment and Fit Out
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Deadline set by the scheme: Before or during Concept Design
Climate change adaptation
Wst 05
Recommendations from a climate change adaptation appraisal, developed before or during Concept Design, with a Technical Design update showing what's been built in.
Applies to New Construction
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Deadline set by the scheme: At the early project stage
Resilience screening and strategy
Rsl 01Rsl 02Rsl 03
A natural hazard and climate exposure screening at the early project stage (Rsl 01), then a resilience strategy developed early enough to inform design decisions (Rsl 02) and the measures that come out of it (Rsl 03). Refurbishment's Resilience category also covers protection from damage, fire safety, security and surface water run-off.
Applies to Refurbishment, where Part 1 or 2 is in scope
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Deadline set by the scheme: During or before Concept Design
Security and fire
Hea 08Rsl 04
A suitably qualified security specialist carries out an evidence-based security needs assessment. Refurbishment's Rsl 04 also wants a fire engineer appointed no later than Concept Design.
Applies to New Construction (Hea 08) and Refurbishment (Rsl 04)
If it slips: A security specialist brought in after Concept Design can still earn the credit in either scheme, if they confirm that everything they would have recommended can still be put in. The fire engineer has no late route.
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Deadline set by the scheme: At Concept Design
Heritage study, for historic buildings
Ene 01
Historic buildings on Ene 01's standard historic buildings approach need a heritage conservation specialist's study at Concept Design, on improving fabric and services without harming the building's character, fabric or indoor air quality.
Applies to Refurbishment
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Suggested timing: While the design is open
Innovation and exemplary credits
Inn 01
Exemplary performance in listed issues, and approved innovations, add up to 10% on top of the score. Decide early which are realistic, because most need the same early work as the standard credits.
Applies to New Construction, Refurbishment and Fit Out
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RIBA Stage 3: Spatial Coordination
Developed Design in BREEAM's terms. The commissioning manager has to be appointed before this stage ends, and the modelling studies earn their credits while the design can still move.
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Deadline set by the scheme: Before Technical Design starts
Commissioning manager appointed
Man 04
During the initial design stages, before any technical design, the client or contractor appoints a specialist commissioning manager to run a commissioning workshop and write the design-stage commissioning plan. Buildings without complex services can use a non-specialist.
Applies to New Construction, Refurbishment and Fit Out
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Deadline set by the scheme: At Developed Design
Evaluation workshops
Man 01
Documented workshops at Developed Design, at Technical Design and when the contractor is appointed, checking the targets still fit and tracking progress against them.
Applies to New Construction and Refurbishment
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Suggested timing: Design to it
Indoor air quality plan
Hea 04
A site-specific plan by a suitable IAQ professional, to BRE's Guidance Note 6, that informs the design, the specification and the installation. It's a Very Good minimum in all three schemes, though shell only New Construction has no Hea 04.
Applies to New Construction, Refurbishment and Fit Out
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Suggested timing: Design to it
Daylight, light, comfort and acoustics
Hea 01Hea 02Hea 03Hea 05Hea 06
Daylight modelling, lighting quality and its non-visual effects, dynamic thermal modelling for comfort, and acoustic performance to BREEAM's tables or an acoustician's bespoke set. Natural light to relevant areas is an Outstanding minimum on New Construction.
Applies to New Construction, Refurbishment and Fit Out. Hea 06b is the UK acoustics issue in Refurbishment and Fit Out
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Suggested timing: Design to it
Energy design and metering
Ene 01Ene 03Ene 05Ene 06Ene 07Ene 08
Regulated energy performance drives Ene 01, and the Excellent and Outstanding energy minimums sit on it or on Ene 02. Plan sub-metering that covers 90% of energy use by end use, a Very Good minimum where Ene 03 applies, plus efficient equipment and systems, flexible demand response and installed controls.
Applies to New Construction, Refurbishment and Fit Out. Fit Out has no Ene 03, Ene 04 or Ene 08
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Suggested timing: Design to it
Water
Wat 01Wat 02Wat 03Wat 04Wat 05
Fittings that cut water use by at least 15% against the baseline for Good, and 30% for Outstanding. A water meter, a Good minimum on New Construction and on Refurbishment where Part 2 is in scope. Leak detection, efficient equipment, and a prediction of in-use water consumption.
Applies to New Construction, Refurbishment and Fit Out. Fit Out has Wat 01, 03 and 04 only
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Suggested timing: On the plan
Transport, recycling and the site
Tra 02Wst 03Lue 01Lue 04Pol 02Pol 03Pol 04Pol 05Rsl 05Rsl 06
Sustainable transport measures. Operational recycling facilities, an Excellent minimum on New Construction, and on Refurbishment where Part 1 or 4 is in scope. Biodiversity gain measured with the Statutory Biodiversity Metric on New Construction's comprehensive route and on Refurbishment, with credits starting at a 10% gain where the site's baseline is above 0.1 biodiversity units. Flood and surface water, local air quality, night-time light, and plant noise, which starts with an acoustician's screening for sensitive receptors within 800 m.
Applies to New Construction and Refurbishment; Fit Out has Tra 02, Wst 03 and Pol 02, 04 and 05
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RIBA Stage 4: Technical Design
Interim certification usually rests on the Technical Design evidence, so this is where most credits are first won or lost.
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Deadline set by the scheme: During Technical Design
Technical design LCA and the detailed energy model
Mat 01Ene 02
The LCA re-run on the evolving technical design and reported on the BREEAM Platform. On New Construction and Refurbishment the interim assessment also compares it with BRE's embodied carbon benchmark, for the building types BRE lists, but not on shell only New Construction, and on Refurbishment only when Parts 1 to 3 or all four are assessed. Fit Out has no benchmark credit. New Construction builds its detailed energy model now, with sensitivity and scenario analysis. Refurbishment's detailed modelling route is mandatory where Part 1 is in scope, HVAC is replaced or the use changes.
Applies to New Construction, Refurbishment and Fit Out. Detailed model: New Construction, and Refurbishment where route 1 applies
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Deadline set by the scheme: By the end of Technical Design
Component-level life cycle costing
Man 02
Options appraisals with at least two alternatives for each applicable component, used to influence the design and the specification.
Applies to New Construction and Refurbishment
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Deadline set by the scheme: During Technical Design
Design updates
Wst 05Wst 06
Show how the Concept Design recommendations on adaptation and on disassembly have been built into the technical design, and justify anything left out.
Applies to New Construction, Refurbishment and Fit Out. Wst 05: New Construction
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Deadline set by the scheme: At design stage
Site targets for energy, water and transport
Man 03
Targets for site energy and water, and on New Construction and Refurbishment for the transport of deliveries and waste, set at design stage so the contractor can monitor against them, with a named individual responsible for the monitoring. On Refurbishment and Fit Out the energy and water credit also needs the targets met, so set ones the site can hit.
Applies to New Construction, Refurbishment and Fit Out. Transport targets: New Construction and Refurbishment only
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Suggested timing: In every specification
Specify to the credits
Hea 04Hea 07Mat 02Mat 03Mat 04Wst 02Wst 04Pol 01
Low-emission products, accessible design, EPDs, and responsibly sourced products with all timber legal and sustainable under the UK Timber Procurement Policy, so FSC or PEFC certified or backed by Category B evidence (a Pass minimum). Durability, recycled aggregates, and only a show area of finishes in speculative offices. Refrigerants decide Pol 01: none, or under 1,000 kgCO₂e per kW, for Outstanding.
Applies to New Construction, Refurbishment and Fit Out. Mat 04: New Construction only. Wst 02: not in Fit Out
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Suggested timing: End of Stage 4
Design stage assessment and interim certificate
The assessor checks the design evidence against every targeted credit and minimum standard and submits the design stage assessment to BRE for the interim certificate.
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RIBA Stage 5: Manufacturing and Construction
Site credits depend on the contractor knowing the targets on day one and recording as they go.
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Suggested timing: On contractor appointment
Targets handed to the contractor
Man 01Man 03
For the site AP credit, the client formally agrees the BREEAM targets with the contractor and the AP stays involved through construction, handover and close-out. Man 03 sets no stage for the agreement, so I put it in the contract. On New Construction and Refurbishment an evaluation workshop also runs when the principal contractor is appointed.
Applies to New Construction, Refurbishment and Fit Out
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Deadline set by the scheme: Throughout
Responsible construction
Man 03
BREEAM's responsible construction management checklist: one credit is an Excellent minimum, two are needed for Outstanding. A separate credit needs everyone who manages the site to run an environmental management system certified to ISO 14001, EMAS or equivalent, with the certificate held before works start, plus best-practice pollution prevention. Only on NHS healthcare projects is the EMS a condition of every Man 03 credit. Site energy and water, and on New Construction and Refurbishment delivery and waste transport, are monitored against the targets. Temporary site timber is a Man 03 prerequisite too: legal and sustainable on New Construction, legally harvested and traded on Refurbishment and Fit Out.
Applies to New Construction, Refurbishment and Fit Out
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Suggested timing: Throughout
Waste and resources
Wst 01
A resource management plan with accurate records of waste arisings and routes, waste sorted into key groups, and actual waste compared with the forecast.
Applies to New Construction, Refurbishment and Fit Out
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Deadline set by the scheme: RIBA Stages 5 and 6
Ecological Clerk of Works
Lue 03
An Ecological Clerk of Works appointed by the contractor monitors and protects site ecology through construction and handover, with a structured handover from the design-stage ecologist. On a New Construction site of low ecological value, such as one that's mainly hardstanding, the ecologist can confirm one isn't needed, and the contractor nominates a biodiversity champion instead.
Applies to New Construction's comprehensive route, and Refurbishment where the ecologist advises one
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Deadline set by the scheme: Before handover
Commissioning and testing
Man 04
Commissioning and testing in the contractor's programme and budget, and the BMS running in auto before handover. Airtightness testing and a thermographic survey after construction, with defects fixed before handover.
Applies to New Construction, Refurbishment and Fit Out. Envelope testing: New Construction, and Refurbishment where Part 1 is in scope
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RIBA Stage 6: Handover
Final certification comes after construction, once the as-built evidence is in.
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Deadline set by the scheme: Before handover
Building user guides and training
Man 04
A technical user guide for the facilities team and a non-technical one for occupants, and training timed around handover and occupation. The user guides are a Very Good minimum, except on shell only New Construction and on a Refurbishment of Part 1 alone.
Applies to New Construction, Refurbishment and Fit Out
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Deadline set by the scheme: Before practical completion
Publish the in-use targets
Ene 02Wat 05
In-use energy and water performance targets disclosed to stakeholders and made public before practical completion. Both are exemplary credits, counted under Innovation.
Applies to New Construction and Refurbishment
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Deadline set by the scheme: Post-construction
As-built LCA and energy update
Mat 01Ene 02
The LCA updated to the as-built specification for the final assessment, with the benchmark comparison where it applies, and the energy prediction updated for any changes to the specification.
Applies to New Construction, Refurbishment and Fit Out
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Deadline set by the scheme: Post-construction
Indoor air quality testing
Hea 04
Indoor air measured after construction by a suitable IAQ professional, against the limits in the manual.
Applies to New Construction, Refurbishment and Fit Out
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Deadline set by the scheme: At handover
Ecology and landscape handover
Lue 03Lue 05
On New Construction's comprehensive route the ecologist confirms no net loss of ecological value at handover. The landscape and ecology management plan and handover information go to the owner or tenant.
Applies to New Construction and Refurbishment
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Deadline set by the scheme: Before occupation, or as soon as possible after
Aftercare set up
Man 05
A meeting with the occupier before initial occupation, or as soon as possible after, to introduce the aftercare support, the user guide and the training. Support on site for the first month and for the first 12 months by helpline or a named person, and systems to collect energy and water data for a year.
Applies to New Construction (fully fitted) and Refurbishment (not Part 1 alone), where the occupier is known
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Suggested timing: Final certification
Post-construction assessment and certificate
Project performance reviewed against the Man 01 success criteria, the evidence completed and the final assessment submitted to BRE for the certificate.
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RIBA Stage 7: Use
Aftercare credits run for at least a year after occupation, and where Man 05 applies the Excellent minimum depends on one of them.
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Deadline set by the scheme: Over the first 12 months
In-use commissioning
Man 05
Seasonal commissioning for at least 12 months once the building is substantially occupied. Simple systems get comfort, ventilation and lighting reviewed at three, six and nine months, and re-commissioned where needed. Complex systems need a specialist commissioning manager testing under full and part load. Wherever it applies, the commitment is an Excellent minimum.
Applies to New Construction (fully fitted) and Refurbishment (Part 2 or 3), where the occupier is known, and Fit Out
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Deadline set by the scheme: One year after occupation
Post-occupancy evaluation
Man 05
A post-occupancy evaluation one year after the building is substantially occupied, with the client or occupier committing the funds in advance. On New Construction and Refurbishment an independent party has to carry it out. Fit Out can filter it out where a corporate fit-out standard already builds in lessons from earlier projects.
Applies to New Construction (fully fitted) and Refurbishment (not Part 1 alone), where the occupier is known, and Fit Out
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Where the money goes
My rough guide from projects, not BRE's, and every project is different. The early studies cost the same whenever they're done, but done late they earn fewer credits.
Team time
Workshops, consultation, agreed targets, the procurement plan, user guides and site records. Mostly meetings and paperwork, and the credits count the same as anything else in their category.
Specialist fees
The LCA at three stages, energy modelling, life cycle costing, daylight, thermal comfort and acoustics, ecology and the statutory metric, transport, the commissioning manager, envelope and air quality testing, and the post-occupancy evaluation. Book them at Stage 1.
Products, kit and space
Low-emission and responsibly sourced products with EPDs, efficient fittings and equipment, sub-metering, leak detection, low-impact or no refrigerants, and room for recycling and cycling. Specified early, most of these are choices rather than extras.
The expensive mistakes
- Uploading the early LCA late. It puts the early design credits and Outstanding at risk, and on New Construction the manual says outright that the credits go.
- Appointing the AP late. AP credits can't be claimed retrospectively.
- Targets the design can't hit. Miss them at the interim assessment and the Man 01 AP credits are withheld.
- Commissioning manager appointed in Technical Design. The commissioning role credit needs them before it starts.
- Forgetting a minimum standard. One missed minimum, such as the user guides or end-use metering, caps the rating whatever the score.
Every issue, and where it applies
Which schemes include each issue, and the stage where the work on it starts. Open a category to see its issues.
Management
5 issues
Man 01Project brief and design
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 1
Man 02Life cycle cost and service life planning
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 1
Man 03Responsible construction
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 1
Man 04Commissioning and handover
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Man 05Aftercare
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 6
Health and wellbeing
8 issues
Hea 01Natural light
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Hea 02Electric light
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Hea 03Non-visual effects of light
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Hea 04Indoor air quality
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Hea 05Thermal comfort
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Hea 06Acoustic performance
Assessed in: New Construction, Refurbishment, Fit Out. Hea 06b, the UK version, in Refurbishment and Fit Out
Work starts: Stage 3
Hea 07Safe and accessible design
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 4
Hea 08Security
Assessed in: New Construction
Work starts: Stage 2
Energy
8 issues
Ene 01Energy and carbon performance for regulated energy uses
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 2
Ene 02Prediction of operational energy and carbon
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 1
Ene 03Energy monitoring
Assessed in: New Construction, Refurbishment
Work starts: Stage 3
Ene 04Low carbon design
Assessed in: New Construction, Refurbishment
Work starts: Stage 2
Ene 05Energy efficient equipment
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Ene 06Energy efficient systems
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Ene 07Flexible demand response
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Ene 08Installed controls
Assessed in: New Construction, Refurbishment
Work starts: Stage 3
Transport
2 issues
Water
5 issues
Wat 01Water consumption
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Wat 02Water monitoring
Assessed in: New Construction, Refurbishment
Work starts: Stage 3
Wat 03Water leak detection and prevention
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Wat 04Water efficient equipment and systems
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Wat 05Prediction of operational water consumption
Assessed in: New Construction, Refurbishment
Work starts: Stage 3
Materials
5 issues
Mat 01Building life cycle assessment
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 1
Mat 02Environmental product declarations
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 4
Mat 03Responsible sourcing of construction products
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 2
Mat 04Durability and resilience
Assessed in: New Construction
Work starts: Stage 4
Mat 05Material efficiency
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 1
Resilience
6 issues
Rsl 01High level climate and natural hazard exposure screening
Assessed in: Refurbishment
Work starts: Stage 2
Rsl 02Climate-responsive natural hazard resilience strategy
Assessed in: Refurbishment
Work starts: Stage 2
Rsl 03Implementing resilience and adaptation measures
Assessed in: Refurbishment
Work starts: Stage 2
Rsl 04Protection against human error and malicious damage
Assessed in: Refurbishment
Work starts: Stage 2
Rsl 05Surface water run-off management
Assessed in: Refurbishment
Work starts: Stage 3
Rsl 06Increasing local resilience through the asset
Assessed in: Refurbishment
Work starts: Stage 3
Waste
6 issues
Wst 01Construction waste management
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 2
Wst 02Recycled and sustainably sourced aggregates
Assessed in: New Construction, Refurbishment
Work starts: Stage 4
Wst 03Operational waste
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Wst 04Speculative finishes
Assessed in: New Construction, Refurbishment, Fit Out. Offices only in all three (fully fitted on New Construction, Part 4 on Refurbishment)
Work starts: Stage 4
Wst 05Adapting to climate change
Assessed in: New Construction
Work starts: Stage 2
Wst 06Disassembly and adaptability
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 2
Land use and ecology
5 issues
Lue 01Site selection
Assessed in: New Construction
Work starts: Stage 3
Lue 02Ecological risks and opportunities
Assessed in: New Construction, Refurbishment
Work starts: Stage 1
Lue 03Managing impacts on ecology
Assessed in: New Construction, Refurbishment
Work starts: Stage 5
Lue 04Ecological change and enhancement
Assessed in: New Construction, Refurbishment. Lue 04b, the UK version, in Refurbishment
Work starts: Stage 3
Lue 05Long term ecological management
Assessed in: New Construction, Refurbishment
Work starts: Stage 6
Pollution
5 issues
Pol 01Impact of refrigerants
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 4
Pol 02Local air quality
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Pol 03Flood and surface water management
Assessed in: New Construction, Refurbishment. Refurbishment: Minimising watercourse pollution
Work starts: Stage 3
Pol 04Reduction of night-time light pollution
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Pol 05Reduction of noise pollution
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 3
Innovation
1 issue
Inn 01Innovation
Assessed in: New Construction, Refurbishment, Fit Out
Work starts: Stage 2
Issue lists from the three technical manuals. Credits available vary by scheme, asset type and scope, so I confirm them for each project.
BREEAM V7 roadmap FAQs
Can a high score make up for a missed minimum standard?
No. Every rating has minimum standards on top of its score, and they can't be traded. Score 72% but miss one of Excellent's minimums and the rating is the highest one whose minimums you did meet.
That's why the minimum standards table is worth reading before the target goes in the brief. Excellent and Outstanding now carry LCA, energy and in-use commissioning minimums that need planning from Stage 1.
When does the early LCA have to be uploaded?
On New Construction and Refurbishment, within 20 working days of submitting the planning application. The New Construction manual adds that it's done during Concept or early Developed Design, that uploading at the right stages is a condition of the credits, and how to submit it if the assessment isn't registered yet. The Refurbishment manual has the 20-day rule without those notes, and neither says how it works when there's no planning application, so I agree the timing with the assessor early.
Fit Out has a design stage LCA instead, with no 20-day rule. Outstanding needs an LCA at all three stages, so a missed early LCA rules it out. Excellent only needs an LCA at one stage.
We're past Concept Design. What's still achievable?
Most of the Concept Design deadlines have probably gone. On New Construction and Refurbishment that's the workshop, consultation and agreed targets, the elemental life cycle cost plan, the energy strategy, the transport assessment and the pre-demolition or pre-refurbishment audit. Add the building form analysis and adaptation appraisal on New Construction, and the fire engineer and any heritage study on Refurbishment. In all three schemes it's the procurement plan, the disassembly study and, if there's no AP yet, the design-stage AP credits.
The early LCA hangs on the planning submission rather than the stage, so check whether its 20 working days have started. A lot is still open: the technical and as-built LCAs can still meet Excellent's LCA minimum, and the energy, water, health, materials and site credits mostly depend on the specification and the construction evidence.
Refurbishment or Fit Out: which one applies?
Fit Out V7 is for interior works, either interiors only or interiors with local building services. Refurbishment V7 is for wider work to an existing building, in any combination of its four parts except interiors on their own, which go to Fit Out.
The choice matters for this roadmap: Fit Out has looser design timings, no ecology category and fewer minimum standards.
How do BREEAM's stages line up with RIBA's?
BRE's mapping in the New Construction manual puts the pre-assessment at Stage 1, the design stage assessment from Stage 2, interim certification at Stage 4, a construction stage review at Stage 5 and final post-construction certification at Stage 6. BREEAM In-Use sits at Stage 7.
Interim certification usually rests on the Technical Design evidence, though the manuals allow it at scheme or detailed design, so anything not designed in by the end of Stage 4 is at risk.
Services
Specialist capacity, without the headcount
Consultancy, contractor or in-house team with more certification work than people to deliver it? I plug in for as long as the work exists across commercial fit-outs and refurbishments. You keep the client. I do the certification work.
Licensed Assessor and AP
BREEAM services
Licensed Assessor for UK New Construction, and AP (Design and Site) from concept design to site.
SKA Assessor
SKA Rating services
Fit-out assessments, from scoping the measures to issuing the certificate.
WELL AP
WELL services
Route, scorecard and documentation, with the submission managed through IWBI review.
Fitwel Ambassador
Fitwel services
Scorecard set-up, evidence and submission, for new and existing buildings.
WiredScore AP
WiredScore services
Gap analysis, target level, evidence pack and improvement advice.
ActiveScore and ModeScore AP
ActiveScore services
Submission, score modelling and the improvements worth making.
Got a BREEAM project that needs a pair of hands?
Email or call me. Tell me what the project is, where it's up to and which scheme it's after, and attach drawings, a programme or a scope of works if you have them.
- Emailgeorge@welscape.co.uk
- Phone+44 7542 341750