Improving the sustainability performance of a building does not end with design and construction: there are also numerous opportunities to operate buildings more efficiently and consciously throughout their operational life. A comprehensive assessment of an existing building’s technical characteristics, operational practices and environmental performance can help identify opportunities for improvement, whether in terms of energy or water consumption, occupant comfort, waste management, ecology or resilience. The BREEAM In-Use certification scheme provides a comprehensive framework for this, supporting not only the achievement of certification but also more efficient and sustainable building management in the long term.

It is Never Too Late to Think About Sustainability

In our previous articles, we explored how sustainability principles can be integrated from the early design stages of district-scale developments, new-build projects and buildings undergoing refurbishment through BREEAM certification.

However, we often encounter situations where the developer starts considering sustainability too late. For a building that is about to enter construction or is already under construction, it may then be too late – or only possible at significant additional cost – to integrate the sustainability principles required to achieve a building certification.

There is, however, still an opportunity to assess and improve the sustainability performance of the building. The owner or developer can choose to take a closer look at the physical characteristics or operational practices of an existing building and pursue BREEAM In-Use certification.

It Is Not Just the Building’s Technical Parameters That Matter

Fortunately, it is becoming increasingly common for tenants to seek sustainable buildings with recognised certifications. What can this mean in practice?

For a building undergoing BREEAM In-Use assessment, factors affecting the health and wellbeing of occupants are assessed, such as daylight and view out, indoor air quality, adequate lighting and thermal comfort.

The building’s mechanical and building services systems are also subject to detailed assessment. The type and quality of these systems, as well as how the building’s energy consumption is managed and monitored, can make a significant contribution to the overall score. This can also provide useful guidance for future refurbishment, helping to identify more efficient and modern solutions that could improve the building’s energy performance.

The building’s location is also assessed. Good public transport connections, walkable access to local amenities and sustainable transport options are advantageous. The latter may include, for example, electric vehicle charging facilities and suitable bicycle storage.

In addition to energy management, water management is also an important assessment criterion. The Water category assesses the efficient management of water consumption, water-saving measures, and the measurement and monitoring of water use.

Preparing a condition survey helps to identify the physical condition of the building and provides a basis for planning necessary periodic maintenance as well as short- and long-term refurbishment plans. It is also possible to identify resources and materials within the building that can be reused. This can be particularly useful, for example, when a new tenant moves into the building, as reuse can reduce the demand for raw materials and the amount of waste generated.

The assessment of the building’s physical characteristics also includes its resilience to climate change, natural disasters and other physical risks. In addition, the safety and security of building occupants are also assessed.

Sustainability in Building Management Practice

In addition to technical parameters, the practices applied in building management can also be assessed. Having documented operational and maintenance processes, manuals, policies, analyses and monitoring results can all contribute to achieving a higher score and rating level. This is particularly important for an operational building, as good technical characteristics alone do not necessarily guarantee efficient and sustainable operation.

Clients are often concerned that meeting the certification requirements means producing a large amount of unnecessary documentation. In reality, these documents are intended to support the long-term efficient, conscious and user-friendly operation of the building.

It is also worth highlighting the role of ecology. With the involvement of an ecologist, external areas can often be enhanced in a cost-effective way to make a meaningful contribution to local biodiversity. From an occupant perspective, well-designed and maintained green spaces can also provide an attractive environment, creating a pleasant urban oasis.

Adventum / Buda Square & Margit Palace office buildings, BREEAM In-Use assessment

Beyond Certification: A Framework for Continuous Improvement

Operating a building requires simultaneous management of numerous different areas – from energy management and maintenance to waste management and occupant comfort. BREEAM In-Use provides a consistent framework for assessing these areas and helps identify opportunities for further improvement.

This demonstrates that building certification can be pursued without major capital investment, provided there is sufficient commitment to improving the building’s sustainability performance. The assessment of a building’s environmental performance does not end with the design and construction phases: there are many opportunities to improve sustainability throughout the operational phase as well.

The BREEAM In-Use scheme is therefore not merely a means of obtaining certification, but can also serve as a framework for improvement and informed decision-making. It can contribute to a building’s market positioning, competitiveness and long-term value, while supporting improvements in operational efficiency.

Author:

Enikő Kluha, Head of Sustainability / Realiscon

BREEAM Assessor & AP

Létesítmény energetikai mérnök

Businesses can reduce their energy costs in several ways: by improving energy efficiency or even by installing their own solar system. For those for whom these options are not available — or not immediately available — E.ON has created a simple alternative with its new Ritmus (Rhythm) tariff, which delivers significant savings while also helping companies support the more stable and sustainable operation of the electricity system. The tariff encourages customers to shift part of their consumption to cheaper periods within the day, which also helps balance the load on the grid.

Ritmus is a smart-meter-based tariff with three time zones: during daytime hours (6:00–17:00) and night-time hours (22:00–6:00), the energy charge is up to 35% lower than during the evening peak (17:00–22:00). The zones apply at the same time every day of the year, making them easy to plan around: part of a company’s electricity consumption can be scheduled for the lower-cost periods — for example, charging electric vehicles or the batteries of energy storage systems.

E.ON is also offering a direct financial incentive with the scheme: businesses able to adjust their energy use flexibly receive a HUF 30,000 refund on their next contract, and the first hundred customers to sign up also receive a free consumption monitoring device. The service requires a smart meter or interval meter that records consumption every 15 minutes — something companies with annual consumption above 5,000 kWh will certainly have in place. The tariff can be combined with E.ON’s Green Partner package, which provides electricity from guaranteed renewable sources.

Ritmus is now the third element of E.ON’s time-of-use tariff range for businesses, alongside the Napkelte (Sunrise) and Hétvége (Weekend) tariffs. With solutions built on long-term partnership and sustainability, the company recently won the Zöld Kerék (Green Wheel) Award from consulting firm IFUA Horváth.

MBH Bank is supporting the development of two valuable natural habitats in Hungary through a partnership with WWF Hungary, while also enabling its employees to deepen their sustainability knowledge through the Green Academy e-learning programme. MBH Bank is the first company to implement in practice the interactive, gamified training programme developed with the support of WWF.

When we think about the sustainability challenges of the construction industry, new, energy-efficient buildings often come to mind. However, one of the most important ways to reduce environmental impact can also be to avoid new construction and instead modernise existing buildings, giving them a new lease of life and, potentially, a new function. Renovation offers opportunities not only to improve energy efficiency, but also to reduce embodied carbon, for example by retaining existing structures and materials, while increasing the building’s technical, economic and functional value. But how can sustainability considerations be incorporated within the constraints and specific characteristics of an existing building, and what value can a well-planned renovation create? The BREEAM Refurbishment and Fit Out rating system provides a structured framework precisely for this purpose.

Build or Renovate?

In our previous articles, we explored how sustainability principles can be integrated through BREEAM certification when preparing district-level developments and in the case of new-build projects.

There is a saying that the cheapest energy is the energy we do not use. Applied to buildings, we could similarly say that the most cost-effective or sustainable building is the one that does not need to be built in the first place. Professional forums increasingly emphasise that the construction industry should place greater focus on making use of and renovating the existing building stock rather than relying primarily on new construction.

Green building rating systems have also developed assessment frameworks specifically for these situations. BRE is currently introducing updated requirements for refurbishment projects under the name BREEAM Refurbishment and Fit Out Commercial v7. Similarly to the new-build scheme, this framework covers the entire lifecycle of a renovation project – from defining the need for the project and progressing through the design stages, construction and technical handover, through to commissioning and completion. In doing so, it encourages improvements in the performance, lifespan and resilience of existing buildings.

Based on our experience, it is encouraging to see that requests from owners and developers seeking building certification for refurbishment projects are becoming increasingly common.

Why Is It Not Difficult to Integrate Sustainability into Building Renovation?

The framework mentioned above specifically takes into account the characteristics of non-residential building renovation projects. Whether it is a shell & core refurbishment or a tenant fit-out, the criteria to be assessed and achieved as part of a BREEAM Refurbishment or Fit-out assessment can be tailored to the scope and technical content of the works. In addition, specific requirements can be addressed where a building is subject to heritage protection.

An existing building may have limitations and constraints in terms of its design and technical solutions, meaning that the same technical standards or level of energy efficiency as those achievable in a new building may not always be feasible. BREEAM takes this into account when assessing energy efficiency, for example, by not simply expecting performance equivalent to the standards of a new building, but instead comparing and assessing the building’s condition before and after the refurbishment.

Retaining the structural frame, external envelope or other building elements can shorten the construction period, thereby reducing the environmental impact associated with construction activities. At the same time, using fewer new materials can significantly reduce the building’s carbon footprint.

By retaining, reusing or recycling existing structures and materials, we can also support the principles of the circular economy.

Creating Value from Something Existing

The refurbishment of a deteriorated, vacant or simply outdated building holds significant potential. In addition to improving energy efficiency, already mentioned above, renovation can significantly enhance the comfort and wellbeing of future building users. Better indoor air quality, as well as improved thermal and acoustic comfort, all contribute to this. It can also make the building accessible to new groups of users, for example through improved accessibility.

Through modernisation, a building can also be prepared for the short- and long-term impacts of climate change, while existing natural hazards, such as flash flood, can be addressed. The renovation can also create opportunities to reduce energy and water consumption or, for example, to utilise rainwater and greywater. If the property includes external areas, their ecological quality can also be improved by enhancing biodiversity and increasing green space.

In addition to environmental value, refurbishment can also create economic value. A modernised building can have lower operating and maintenance costs than a building in need of renovation, as the quality and lifespan of its structures and systems have been improved. The market value, occupancy rate and rental potential of the property may also increase.

A well-planned investment can create urban and community value as well. A deteriorated or underutilised building can be brought back to life and reactivate its surroundings, while avoiding disruption to the existing urban fabric. In the case of valuable, protected buildings, refurbishment also provides an opportunity to preserve architectural and cultural heritage while adapting the building to contemporary needs and giving it a new lease of life or function.