BREEAM Pre-Assessment
BREEAM (Building Research Establishment Environmental Assessment Method) is the world's longest-established method of assessing and certifying the sustainability performance of buildings. A BREEAM Pre-Assessment is prepared at the planning stage to demonstrate that a proposed development is capable of achieving the BREEAM rating required by local planning policy. It has become a standard requirement for many commercial and public sector developments across the UK.
Typical Cost
£300 – £5,000+
Turnaround
1 – 6 weeks
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What is a BREEAM Pre-Assessment?
A BREEAM Pre-Assessment is a preliminary evaluation of a proposed building against the BREEAM assessment criteria, carried out before or during the planning application process. It identifies which BREEAM credits the development is likely to achieve across the assessment categories, estimates the overall score and corresponding rating (Pass, Good, Very Good, Excellent, or Outstanding), highlights any credits that require specific design interventions or additional cost, and provides recommendations for maximising the score. The pre-assessment is not a formal BREEAM certification — that comes later through the Design Stage and Post-Construction Stage assessments — but it provides the evidence needed to satisfy planning policy requirements.
When is a BREEAM Pre-Assessment required?
A BREEAM Pre-Assessment is required where the local authority's planning policy mandates a specific BREEAM rating for new non-residential buildings. Many councils require BREEAM Excellent for major commercial developments, while others set a minimum of Very Good. The requirement typically applies to offices, retail units, industrial buildings, schools, hospitals, and community facilities. Some authorities also require BREEAM assessments for large residential developments, though the Home Quality Mark is more commonly applied to housing. The specific requirement is set out in the local plan or supplementary planning documents.
What does a BREEAM Pre-Assessment include?
A BREEAM Pre-Assessment report includes an overview of the BREEAM scheme applicable to the development (New Construction, Refurbishment, or In-Use), a credit-by-credit analysis across all assessment categories including Management, Health and Wellbeing, Energy, Transport, Water, Materials, Waste, Land Use and Ecology, and Pollution, an estimated overall score and predicted rating with identification of targeted and potentially achievable credits, a risk assessment highlighting credits that depend on design decisions not yet confirmed, details of any minimum standards that must be met for the target rating, and recommendations for design and specification changes that would improve the score.
How much does a BREEAM Pre-Assessment cost?
A BREEAM Pre-Assessment typically costs between £2,000 and £5,000 for a standard commercial building. Larger or more complex developments with multiple building types or unusual construction methods may cost £5,000 to £8,000. These costs cover the assessor's time in reviewing design information, carrying out the credit analysis, and preparing the report. Separate fees apply for the formal Design Stage and Post-Construction Stage assessments (which together typically cost £5,000 to £15,000) and the BRE registration and certification fees (approximately £2,000 to £4,000 depending on the project size).
Who can prepare a BREEAM Pre-Assessment?
BREEAM Pre-Assessments must be carried out by a licensed BREEAM assessor who is registered with BRE (the Building Research Establishment). Assessors are trained and examined on the BREEAM methodology and must maintain their competence through continuing professional development. You can find licensed assessors through the BRE's Green Book Live directory. It is important to appoint the assessor early in the design process so that their input can influence design decisions and maximise the achievable rating.
How long does a BREEAM Pre-Assessment take?
A BREEAM Pre-Assessment can typically be completed in 3 to 6 weeks, depending on the complexity of the development and the availability of design information. The assessor needs sufficient design detail to make meaningful predictions about credit achievement, so the pre-assessment is usually carried out at RIBA Stage 2 or 3. Earlier engagement with the assessor at concept stage can help set the sustainability strategy and avoid costly design changes later.
Frequently Asked Questions
What are the BREEAM ratings?
BREEAM awards ratings on a scale from Pass (score of 30 per cent or above) through Good (45 per cent), Very Good (55 per cent), Excellent (70 per cent) to Outstanding (85 per cent). Each rating requires minimum standards to be met in key areas such as energy and water as well as achieving the overall percentage score. Most planning policies require a minimum of Very Good or Excellent for new non-residential buildings.
What types of buildings does BREEAM apply to?
BREEAM New Construction applies to most types of new non-residential buildings including offices, retail, industrial, healthcare, education, and multi-residential (such as care homes and student accommodation). BREEAM Refurbishment and Fit-Out applies to existing building upgrades. BREEAM In-Use assesses the operational performance of existing buildings. For new homes, the separate Home Quality Mark assessment is available, though some councils still reference the now-retired Code for Sustainable Homes.
What is the difference between a pre-assessment and a formal BREEAM assessment?
A pre-assessment is an informal evaluation prepared for planning purposes that predicts the likely BREEAM score. A formal BREEAM assessment involves two stages — a Design Stage assessment during construction and a Post-Construction Stage assessment upon completion — both of which are reviewed and certified by BRE. The pre-assessment informs the design, while the formal assessment provides the actual certified rating.
How much does it cost to achieve BREEAM Excellent?
The construction cost premium for achieving BREEAM Excellent is typically 1 to 3 per cent above a Building Regulations-compliant baseline, depending on the building type and specification. Much of this premium relates to enhanced building fabric, efficient building services, water-saving fixtures, and sustainable materials. The key is early integration of BREEAM requirements into the design, as retrofitting sustainability measures later in the process is always more expensive.
Can BREEAM be applied to residential buildings?
BREEAM New Construction can be applied to multi-residential buildings such as student accommodation, care homes, sheltered housing, and residential institutions. For individual houses and flats, the Home Quality Mark is BRE's alternative assessment scheme, though it is not yet widely required by planning policy. Some local authorities still reference the Code for Sustainable Homes in their policies, though this scheme was withdrawn in 2015. Check your local authority's specific requirements.
What are BREEAM minimum standards?
To achieve certain BREEAM ratings, minimum standards must be met in specific credit areas regardless of the overall score. For example, BREEAM Excellent typically requires minimum credits in energy reduction, water consumption, construction waste management, and building user guide provision. Failing to meet even one minimum standard will cap the rating at the level below, even if the overall percentage score is sufficient for the higher rating.
When should I appoint a BREEAM assessor?
The BREEAM assessor should be appointed at the earliest feasible design stage, ideally at RIBA Stage 1 or 2. Early appointment allows the assessor to influence design decisions that affect credit achievement, particularly regarding site layout, orientation, ecological enhancement, and building services strategy. Credits that are missed at early design stages can be difficult or impossible to recover later without costly redesign.
Does BREEAM overlap with the Energy Statement?
There is significant overlap. The BREEAM Energy category assesses the building's energy performance and carbon emissions, covering similar ground to the Energy Statement. However, BREEAM covers a much broader range of sustainability topics beyond energy. Where both documents are required, they should be prepared in coordination to ensure consistency. Energy modelling carried out for the Energy Statement can often support the BREEAM Energy credits.
What is BREEAM Outstanding?
BREEAM Outstanding is the highest rating, requiring a score of 85 per cent or above along with achievement of all minimum standards. Fewer than 1 per cent of certified buildings achieve Outstanding. It requires exceptional performance across all categories and typically involves innovative design approaches, on-site renewable energy generation, exemplary ecological enhancement, and post-occupancy evaluation commitments. Few planning policies require Outstanding, but achieving it provides significant marketing and corporate responsibility benefits.
Can an existing BREEAM pre-assessment be updated if the design changes?
Yes. BREEAM pre-assessments should be treated as living documents that are updated as the design evolves. Changes to the building layout, construction method, services strategy, or landscaping can all affect the credit analysis. If significant design changes occur after the pre-assessment is submitted with the planning application, an updated assessment should be provided to confirm the target rating remains achievable.