BREEAM Very Good adds 2-5%; Excellent 5-10%; Outstanding 10-20%. Here's what each rating actually requires and costs.
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What this guide covers
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BREEAM Refurbishment vs In-Use vs New Construction
Three relevant BREEAM schemes for offices. BREEAM Refurbishment and Fit-Out applies to fit-outs and refurbishments (most common for tenants). BREEAM In-Use applies to ongoing operation of an existing building (most common for landlords on portfolio properties). BREEAM New Construction applies to whole-building development. Each has different credit categories and target ratings: Pass, Good, Very Good, Excellent, Outstanding.
Cost vs rating
Targeting BREEAM Very Good (50-70 points) typically adds 2-5% to fit-out cost and is achievable on most projects with sensible specification choices. Excellent (70-85 points) adds 5-10% and requires deliberate specification across most credit categories — energy, materials, water, indoor environment, transport, ecology, pollution, and innovation. Outstanding (85+ points) adds 10-20% and is rare in fit-out — typically reserved for landlord-led whole-building refurbishment with full M&E replacement.
Easiest credits to capture
Several credits are achievable with minimal additional cost: low-VOC paints and adhesives (most premium specs already comply), responsibly sourced timber (specify FSC or PEFC certified), waste-management plan with diversion targets (most projects deliver 80-90% diversion as standard), water-efficient fittings (sensor taps, dual-flush WCs, low-flow showers), and bicycle storage (lobbying landlord to provide). Capturing these gets a project to Very Good without significant cost premium.
Where the cost actually lands
Cost premiums concentrate in: high-spec LED + DALI controls (Ene credits), enhanced acoustic specification (Hea credits), high-recycled-content materials (Mat credits), and BREEAM consultancy fees themselves (£15,000-£50,000 depending on assessor and project scope). Designing with BREEAM in mind from concept stage is cheaper than retrofitting credits into an existing design — engaging the assessor at concept design is the single biggest factor in cost-effective BREEAM delivery.
Frequently Asked Questions
Should we target BREEAM Excellent?
Often yes if the lease is 10+ years and tenant brand values sustainability. Otherwise Very Good is usually sufficient and more cost-efficient.
Does BREEAM rating affect resale or rent?
Yes — premium BREEAM ratings are increasingly demanded by ESG-conscious occupiers and add 5-10% to letting velocity in prime markets.
Can we achieve BREEAM without an assessor?
No — BREEAM rating requires a licensed assessor. Typical fee £15,000-£50,000 depending on scheme and project size.
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