BREEAM In-Use
Half day workshop for Auditors
and Clients
Overview of Course
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What is BREEAM In-Use?
The BREEAM In-Use process
How ratings are calculated
Understanding roles
– Client
– Auditor
– BRE Global
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How to use the system
Performance management
Certification process
Next steps
Why BREEAM In-Use?
Existing
New
• Buildings contribute 40% of total UK carbon emissions
• Total UK commercial office and warehousing floor space
growth of 1-2% per year as percentage of existing (for a
typical year)
Projected age of UK non-domestic buildings
70% of these
building pre-date
1985 Part L of
Building Regs
40% of these
building pre-date
1985 Part L of
Building Regs
BRE FB26 - Energy efficiency in new and existing buildings - Comparative costs and CO2 savings
Shift in DEC distribution from 2009-2050
Ecological footprint
Source: WWF Living Planet Report 2008
Ecological footprint
USA 4.5
UK 2.6
Source: WWF Living Planet Report 2008
Japan 2.3
Germany 2.0
Global
Average
1.3
Brazil
1.1
China 1
What is BREEAM In-Use?
• The BREEAM In-Use assessment methodology launched
in March 2009, is an Environmental and Sustainability
Standard (BES 5058) designed to provide detailed and
meaningful insight into the environmental performance of
buildings throughout their entire operational life.
• The Standard has been produced to enable the
assessment of the environmental performance of:
– the building (Asset Rating),
– the operation of the building (Building Management Rating) and,
– how Clients are managing their activities within the building
(Organisational Rating).
Who is it for?
• Owners/occupiers/investors to:
– monitor the sustainability
specification of their buildings,
– assess management and
organisational practices,
– produce action plan to manage
and improve sustainability of the
asset and occupying
organisation.
BREEAM In-Use aims to…
Change behaviour
Reduce running costs
Improve staff productivity
Demonstrate commitment to Corporate
Social Responsibility (CSR)
Provide a genuine badge of proven
sustainability
Protect and enhance asset value
EDF Energy - Why interested in BREEAM In-Use?
• Help EDF Energy to achieve corporate sustainability
targets
– reduce CO2 from offices & depots by 30% by 2012
– reduce CO2 from transport by 20% by 2012
– increase recycling of office & depot waste to 60% by
2012
– no office and depot waste to landfill by 2020
• To achieve this we need to understand status of sites, then
identify & prioritise actions
• Need something that is effective and easy to use
EDF Energy – Approach to trial
•
•
•
•
EDF property team gathered In-Use data
BRE analysed & provided ratings of 19 buildings
Presented in a range of graphical formats
Prioritised range of measures to improve
sustainability
• Currently providing more detailed
recommendations and planning to roll-out across
EDF portfolio in UK
• Interest from EDF colleagues overseas
“From our business
perspective, this is a
massive differentiator”
...Trudi Cummins,
Partner C&W
Key terms…
Glossary
• Asset:
– An asset defines the boundaries of which an preassessment can be carried out on a building, these
boundaries being decided by the Client. For example:
• The whole building,
• A floor of a building,
• Room of a building,
• Wing of a building,
• Separately managed tenanted areas.
Note: An asset cannot include more than one building.
Glossary
• Auditor:
– A BRE Global licensed practitioner qualified to assist
Clients in the completion of their pre-assessment
and/or to verify the pre-assessment within the terms of
the Scheme, in order to provide certification.
• BREEAM In-Use Online System – A web based software
system used by:
– Clients (and Auditors acting on behalf of Clients) to
conduct BREEAM In-Use pre-assessments, and;
– Auditors to verify the accuracy of their Client’s preassessment or measurement.
Glossary
• Client:
– A person, business or organisation using the BREEAM
In-Use process to pre-assess the assets they
represent.
• Portfolio:
– A collection of assets owned or rented by an individual,
group or company, represented by the Client.
Glossary
• Pre-assessment:
– The process of producing dynamic scores against any,
or all of the three sections of the BREEAM In-Use
standard, generated by answering a series of questions
falling under to the BREEAM In-Use Standard.
– Pre-assessments are produced by either any qualified
Client user or licensed Auditors, for use in internal
sustainability reporting and ongoing performance
management.
– From start to finish the online pre-assessment process
is designed to take no longer than 4 hours for each
asset.
Glossary
• Verification:
– The process of cross-referencing evidence to verify
pre-assessments submitted from the Client-side,
completed by licensed BREEAM In-Use Auditors.
• Certification:
– Issuing certificates against Parts 1, 2 or 3 of the BES
5058, Standard to Clients, completed by licensed
BREEAM In-Use Auditors on behalf of BRE Global.
BREEAM In-Use pre-assessment and
certification pathway
Scope of Standard
• This standard is relevant to all
non-domestic commercial,
industrial, retail and
institutional buildings.
• Criteria is currently based on
UK building regulations codes
of practice, climatic conditions
and energy methodology.
Adaptation methods
• Two methods to allow ‘confirmed’ ratings to be achieved
outside of UK:
1. National Scheme Operator licensed to deliver countryspecific version under the International Code for a
Sustainable Built Environment (ICSBE).
– Dutch Green Building Council
2. BRE Global-delivered national version sponsored by
external organisation.
• Contact BRE Global for more information.
Becoming an Auditor
• To become licensed as a BREEAM In-Use Auditor, Clients
must complete training and examination offered by BRE
Global.
– More information can be found at
www.breeam.org/training.
– A number of pre-requisites apply:
• Delegates must also be a licensed assessor for one
of the BRE Global Fire Risk, Energy or BREEAM
assessor schemes. Independent Energy Scheme
qualifications can also count towards becoming
qualified.
• Note: Auditors may not provide verification services to
Clients by whom they are directly employed.
The pre-assessment process
BREEAM In-Use pre-assessment and
certification pathway
We are
about to
explore this
stage.
The pre-assessment process
• This opens access to online and downloadable
questionnaires that once completed, deliver pre-assessed
ratings against any section of the BREEAM In-Use
Standard.
• Ratings are displayed on a dynamic dashboard providing a
live update of the asset’s performance.
• This enables Clients to continually evaluate and improve
the performance of their asset, prior to seeking formal
certification from licensed Auditors (optional).
The pre-assessment
process in detail
Account registration
Log portfolios
Log assets
Register Asset
Measurement
(£190)
Watch webinar
Take exam
(£75)
Renew
Measurement
(£190)
Use KPI dashboard
to pre-assess asset
performance
Renew registration
annually or after
verification, whichever
is sooner.
Verify results
(Auditor charge
paid offline)
Use BREEAM In-Use
dashboard to preassess asset
performance
How are ratings calculated?
Glossary
• Credit:
– Awarded for meeting a specific environmental
performance target within the BREEM In-Use
questionnaire.
• Category:
All credits are grouped into one of 9 categories e.g.
energy, water, waste, management, materials
• Weighting:
– A percentage factor used to control the contribution of
credits towards the asset’s final BREEAM In-Use rating.
Raw credit scores are multiplied by the category
weighting factor assigned, resulting in an overall points
score used to determine the asset’s final rating.
Glossary
• Point:
– The weighted value of a credit expressed as a
percentage point.
• Rating:
– An overall classification resulting from pre-assessment
questionnaire answers. The rating expresses the
performance of an asset against the BREEAM In-Use
assessment criteria and ranges from Unclassified,
Acceptable, Pass, Good, Very Good, Excellent and
Outstanding, depending on the number of points
scored. The same ratings can also be expressed from
one star to six stars, Pass being one star and
Outstanding, six.
Rating calculation
Questions within Categories
• Answers to 197 questions contribute to the overall Asset,
Building Management and Organisational ratings.
• Questions are split between Categories and can be shared
between Sections.
• Answers provided lead to a certain number of credits being
scored, depending on the performance represented.
– Credits are weighted subject to the question category
and converted to ‘points’. Points determine the overall
rating achieved.
• Answers are not required to every question although a
greater number of answers will generally result in a greater
number of points being attained.
Categories of pre-assessment
Existing weightings (%)
Section /
Category
Management
Part 1 Asset
Part 2 – Building Part 3 Management
Organisational
n/a
15
12
26.5
31.5
19.5
Land Use
and Ecology
9.5
12.5
5
Pollution
14
13
10.5
Materials
8.5
7.5
4.5
Waste
5
n/a
11.5
Water
8
5.5
3.5
17
15
15
11.5
n/a
18.5
Energy
Health and
Wellbeing
Transport
Categories of pre-assessment
• Using the questionnaire, Client’s are able to gauge the
asset’s performance in the following categories:
– Management:
• overall management policy, commissioning, site
management and procedural issues.
– Energy:
• operational energy and carbon dioxide (CO2) issues
plus DEC, EPC and EMS.
– Health and Wellbeing:
• indoor and external issues affecting health and
wellbeing.
– Materials:
• environmental implications of building materials
used, including life-cycle impacts.
Categories of pre-assessment
– Transport:
• transport-related CO2 and location-related factors
such as staff travel.
– Waste:
• Storage, policy, waste management
– Water:
• equipment, management policies and maintenance
programmes intended to reduce potable water
consumption.
– Pollution:
• air and water pollution issues.
– Land Use:
• ecological value conservation and enhancement of
the site.
Questions within Categories
• Three main question types are used:
– Tier 1 - questions where only one of a number of preset
answer options must be selected.
– Tier 2 - questions with one or more preset answer
options.
– Tier 3 - questions where user defined answers are
entered using free text fields. For example, the amount
of waste annually produced by an asset sent to landfill,
• For questions where an answer is entered via free
text, the response is also used to calculate one or
some of the 12 KPIs.
Questions within Categories
• Although pre-defined answers apply to offices, retail and
industrial buildings, ratings may still be achieved for
different asset uses and organisations.
• Various credits are awarded depending on the options
selected / answers provided.
• In addition to ‘tradable’ credits, there are certain mandatory
requirements that must be attained in order to achieve a
specific overall rating,
– These are coupled to credit scores.
• Please refer to the BREEAM In-Use Scoring Methodology
document for more information – to be published.
How are questions displayed in the
online tool?
Tier 1
• Questions where only one of a number of options must be
selected for an answer:
– A varying number of credits are allocated to preset
answer options.
– Some questions include answers as mandatory
requirements for overall ratings!
By selecting different answers a predefined
number of credits are awarded and mandatory
requirements are satisfied:
Answer:
Credits:
(max 4)
As a mandatory
requirement for an
overall rating of:
a) environmental policies and/or procedures which are
under development
1
Pass
b) environmental policies and/or procedures are
developed
2
Good
c) environmental policies and/or procedures are
endorsed by the board of directors/senior management
3
Very Good
d) environmental policies and/or procedures have been
developed with stakeholders consultation in compliance
with the guidance given in the relevant BIU appendix (a
helpful standard is BS 8900:2006, section 4.2) and
stakeholders comments have been integrated.
4
Excellent
e) Other or f) None
0
n/a
Tier 2
• Tier 2 – Multiple preset answer options.
– Each answer option carries 1 credit. The maximum
possible number of credits scored is the total number of
available answer options.
– Some questions include answers as mandatory
requirements for overall ratings!
By selecting multiple answers credits are
accumulated and mandatory requirements are
satisfied:
Answer:
Credits
(max 5):
As a mandatory
requirement for an
overall rating of:
a) scope and objectives defined
1
Pass
b) targets are set and monitored to ensure that actions
are completed
1
Good
c) management arrangements include procedures to
incorporate feedback from staff, Clients and other
stakeholders
1
Good
d) individual staff and/or champions are identified who
1
are accountable for implementation of the environmental
policies, objectives and targets
Very Good
e) formal, regular training is provided for key
environmental management staff
Very Good
1
Tier 3
• Tier 3 – User defined answers.
– Users are required
to enter data
specific to the asset
or occupying
organisation.
– Such questions do
not include answers
as mandatory
requirements for
overall ratings.
– Credits are instead
scored for data
availability.
Approach to answering questions
Approach to answering questions
• What is the intent of the question? (refer
to scoring methodology document to be
published)
• Has the intent been met?
– Discretion needed to decide this.
• Have you any evidence to back up your
answer?
• Would an Auditor be satisfied with my
answer and evidence?
Evidence
• BREEAM In-Use Auditors are able to independently verify
the answers provided to questions.
• Clients must collate evidence to validate answers,
transferring this offline to Auditors at the point of preassessment submission.
• Auditors abide by a range of scheme requirements to
ensure rigor and impartiality – see Scheme Document
SD096 for more information.
• A list of licensed Auditors can
be found at
www.greenbooklive.com.
Evidence
• As part of the verification Clients should expect an Auditor
to ask for the following:
– Copies (hard or electronic) of relevant documents
• Front covers of documents
• Relevant sections
• Policies
• Plans/drawings
• Photos
• If policies are referred to within the
pre-assessment Auditors will want proof.
Evidence for recertification
• Certificates remain valid for a year after the date issued.
• To recertify against Part 1 and 2, Clients conduct annual
reviews alongside an assigned Auditor.
• For Parts 1 and 2, the audit does not need to be as
detailed as for initial certification, for instance by Client
confirmation that no changes have occurred and Auditor
spot checking compliance only.
• Auditor still responsible for quality.
• Part 3 requires full reassessment and recertification each year.
• Parts 1 and 2 must be reassessed after two ‘lite’ audits.
Evidence
• Free text fields within the online system pre-assessment
allow evidence to be referenced.
• Shared InfoPortal links etc can also be used.
KPIs
• The online system is also being
used by the International
Sustainability Alliance to
measure asset performance
against 10 Key Performance
Indicators.
• For a limited period of time,
BREEAM In-Use Clients can
access the KPI dashboard at no
extra charge.
• For more information please
visit
www.internationalsustainabilityal
liance.org.
Flexibility to manage portfolios
Glossary
• Portfolio log:
– The action of logging basic portfolio details to the online
system, creating a record within which assets can be
logged.
• Asset log:
– The action of logging basic asset details to the online
system, creating a record against which measurements
can be registered. Completed by online system users
classified as either Portfolio Managers or the Portfolio
Owner. Unless deleted by the users, logged portfolios
and assets remain within the Client’s online system
account indefinitely.
Glossary
• Asset measurement registration:
– Registering new measurements against the asset log to
provide access to the BREEAM In-Use online
questionnaire and unlimited pre-assessment scoring
against a dynamic BREEAM In-Use dashboard and for a limited period of time – a free KPI dashboards.
– Measurements remains live for a period of up to twelve
months, or until a certificate or KPI report is issued by a
BREEAM In-Use Auditor, whichever is sooner.
Glossary
• Portfolio Owner:
– Typically sustainability director or property directore for
the Client organisation, Portfolio Owners have unlimited
privileges within the BREEAM In-Use Online System,
which, in addition to those held by Portfolio Managers
(see below), will include:
• creating a online system account for their
organisation
• purchasing credit and allocating Portfolio Managers
and Asset Managers
– Portfolio Owners are the Client’s main point of contact
for BRE Global.
Glossary
• Portfolio Manager:
– Person or persons responsible for control of the
BREEAM In Use Online System pre-assessment as
applied to designated portfolios of the Client's real
estate. Portfolio Managers:
• Log portfolios and assets for the Client organisation.
• Perform BREEAM In-Use pre-assessments and KPI
measurements.
• Submit pre-assessments and measurements to
Auditors for verification and certification.
Glossary
• Asset Manager:
– Those identified by the Portfolio Manager as
responsible for the pre-assessment of an asset.
Portfolio Managers can also operate as Asset
Managers. Typical business practice is for the Asset
Manager to report to the Portfolio Manager.
• Licensed Auditor:
– A BRE Global licensed Auditor providing third party
verification to the accuracy of a pre-assessment
conducted by a Client user.
Note: Auditors may act on behalf of the Clients by
conducting pre-assessments.
Scheme actors and system access
BREEAM In-Use Actor
Output
Data Quality
User classification:
KPI Verification
(verification gives the right to
publicise rating)
Verified
BREEAM In-Use Certification
(certification gives the right to
publicise rating)
Certified
BREEAM In-Use Dashboard
(live and dynamic update of
pre-assessed rating)
Pre-Assessed Data
(certified pending Auditor
verification)
Auditor
Training pathway: Prequalifications,
BREEAM In-Use Auditor Training (see
BREEAM website), Online Exam
User classification:
Client
Training pathway: Online Exam
Login page
Login as Client team
member responsible
for pre-assessment
of estate
Home screen
Status of portfolio
pre-assessment
Team member responsible for
pre-assessment of portfolio
Asset management screen
Logged in as Client’s Portfolio Manager – can
only view assigned Portfolios
Client asset reference
Unique online system asset
reference
Pre-assessment management screen
Client’s Asset Manager (currently termed ‘Assessor’ by
the system) responsible for pre-assessment of asset
Pre-assessment dashboard
Can log in as Client’s Asset
Manager – can only view assigned
measurements
Online questionnaire
Answers
Free text field
for Client and
Auditor
comments
Offline questionnaire
An
interactive
pdf
document
with all
possible
answers in
drop down
menus or
tick boxes.
Pre-assessment dashboard
Live BREEAM In-Use score
Pre-assessment dashboard
Improve unverified score
incrementally before verification
Performance Management
BREEAM In-Use pre-assessment and
certification pathway
We are about to
explore this
stage.
System reports
Summary of results and evaluation of scores
The certification process
BREEAM In-Use pre-assessment and
certification pathway
We are
about to
explore
this stage.
The certification process
• At any point during the pre-assessment, Clients may apply
for their answers to be verified by a BREEAM In-Use
Auditor able to provide certification for the asset against
Parts 1, 2 or 3 of the BES 5058 Standard on behalf of BRE
Global.
• The Auditor is assigned to the pre-assessment by the
Client using the online system.
• The Auditor validates pre-assessment answers against
evidence submitted by the Client.
The certification process
• Certificates and Reports are awarded for separate assets
and remain valid for a year after the point of award.
• Certificates and Reports may be renewed subject to
confirmation by the Client that no significant changes have
been made to the asset or the occupying organisation’s
policies.
• Where either significant changes to the asset or its
management have occurred, or two renewals have been
completed previously, a full re-assessment is required
against Parts 1 and 2 and a re-measurement against KPIs.
The certification process
• Certificates for Part 3 cannot be renewed without a full reassessment at least annually.
• Clients pay offline certification fees to Auditors subject to
the contract in place between both.
BREEAM In-Use
Certification
• Asset rating
– the building’s characteristics
• Building Management rating
– the operation of the building
• Organisational rating
– how occupiers are managing
their activities within the
building
Verified KPI Report
• Based on the relative
consumption of the asset
during the reporting
period.
BRE Global Quality Checks Auditor’s
work
BRE Global Quality Audits and Checks
• Our checks ensure that that the
integrity of the scheme is
maintained.
• BRE may ask questions about an
audit or a representative of BRE
may accompany the Auditor on site
visits.
Dealing with Complaints
• In the unlikely event of a complaint,
BRE Global will:
– Investigate all complaints
thoroughly and fairly in
accordance with document
PN100.
• We will report back findings to all
relevant parties.
Fees
• Measurement Registration Fee
£190*
• Certification Fee
£250 per
certificate*
£50 per
certificate
£75*
• Recertification Fee
• Exam fee
*exclusive of VAT
• Auditor fees determined outside of online system.
Contacts
• BREEAM at BRE Global
• Website: www.breeam.org
• Email: BreeamTechnicalCS@bre.co.uk
• Phone : 01923 664462
• Post : BRE Global, Garston, Watford,
WD25 9XX