The Evolving Landscape of Green Building Certification: A Comparative Analysis of BREEAM and its Impact on Sustainable Development

Abstract

Green building certification schemes, such as BREEAM, LEED, and Green Star, have become increasingly prevalent in the construction industry, driven by a growing awareness of environmental concerns and the desire for more sustainable built environments. This research report examines the evolving landscape of green building certification, with a particular focus on BREEAM (Building Research Establishment Environmental Assessment Method) and its influence on sustainable development. We delve beyond a simple overview of BREEAM, providing a comparative analysis with other prominent certification systems, exploring the complexities of their assessment methodologies, the impact of certification on building performance and market value, and the challenges associated with implementation and adoption. Furthermore, the report investigates the role of green building certification in driving innovation, shaping policy, and fostering a culture of sustainability within the construction sector. The study will consider the strengths and limitations of BREEAM, its evolving standards, and its suitability across diverse geographical and building typologies. Ultimately, this research aims to provide a comprehensive understanding of the current state and future trajectory of green building certification, highlighting its critical role in achieving global sustainability goals.

Many thanks to our sponsor Focus 360 Energy who helped us prepare this research report.

1. Introduction

The building sector is a significant contributor to global energy consumption, greenhouse gas emissions, and resource depletion. As a result, there is increasing pressure to adopt sustainable building practices that minimize environmental impact and promote occupant well-being. Green building certification schemes have emerged as a key mechanism for promoting sustainable construction by providing a framework for assessing and recognizing environmentally responsible building designs and operations. These schemes offer a structured approach to evaluating building performance across a range of sustainability criteria, including energy efficiency, water conservation, materials selection, indoor environmental quality, and site impact.

BREEAM, developed in the UK in 1990, is one of the world’s oldest and most widely used green building certification schemes. It provides a comprehensive framework for assessing the environmental performance of buildings throughout their lifecycle, from design and construction to operation and refurbishment. While BREEAM is a leader in the field, other prominent certification schemes, such as LEED (Leadership in Energy and Environmental Design) and Green Star, also play significant roles in different regions and markets. This report adopts a comparative approach, analysing the characteristics of each with BREEAM.

The importance of green building certification extends beyond environmental benefits. Certified buildings often command higher market values, attract tenants seeking sustainable spaces, and reduce operating costs through improved energy and water efficiency. Furthermore, green building certification can enhance a company’s reputation, demonstrate commitment to corporate social responsibility, and attract investors focused on environmental, social, and governance (ESG) factors.

However, the adoption of green building certification schemes is not without its challenges. The cost of certification can be a barrier for some developers, particularly for smaller projects. The complexity of the assessment process can also be daunting, requiring specialized expertise and detailed documentation. Furthermore, there is ongoing debate about the effectiveness of different certification schemes and their ability to truly drive sustainable building practices. This report addresses these challenges and explores potential solutions to promote wider adoption of green building certification.

Many thanks to our sponsor Focus 360 Energy who helped us prepare this research report.

2. Comparative Analysis of Green Building Certification Schemes: BREEAM, LEED, and Green Star

While BREEAM remains a cornerstone in green building assessment, understanding its position relative to other globally recognized schemes like LEED (Leadership in Energy and Environmental Design) and Green Star is crucial. This section provides a detailed comparative analysis, highlighting the key differences in their assessment methodologies, credit categories, regional adaptability, and governance structures.

2.1 Assessment Methodologies:

• BREEAM: Employs a weighted scoring system across a range of environmental categories, with credits awarded based on compliance with specific performance standards. BREEAM utilises a points-based system with weightings based on the perceived importance of specific criteria to the overall sustainability of a building. The weighting is fixed by BRE. Assessments are typically completed by licensed assessors.
• LEED: Also uses a points-based system, but it emphasizes prescriptive requirements and prerequisites in each credit category. LEED has more emphasis on mandatory minimum requirements. USGBC (United States Green Building Council) administers LEED.
• Green Star: Focuses on holistic sustainability assessment, considering environmental, social, and economic factors. It relies heavily on innovation credits to encourage cutting-edge sustainability practices. Green Building Council Australia (GBCA) administer Green Star. Green star places an emphasis on lifecycle assessments and operational performance.

The weighting of these different methods varies between the different schemes. For example, LEED tends to put more emphasis on energy performance than BREEAM, while Green Star has a strong focus on addressing the climate context in which the building is being designed and constructed.

2.2 Credit Categories:

While there is significant overlap in the credit categories covered by each scheme, there are also some key differences in emphasis. For example:

• BREEAM: Focuses on management, health and wellbeing, energy, transport, water, materials, waste, land use and ecology, and pollution.
• LEED: Covers integrative process, location and transportation, sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality, innovation, and regional priority.
• Green Star: Includes management, indoor environment quality, energy, transport, water, materials, land use and ecology, emissions, and innovation.

The schemes also use different metrics to evaluate building performance. For example, BREEAM often relies on absolute performance targets, while LEED may use relative benchmarks based on industry averages. Green Star includes factors such as lifecycle impacts.

2.3 Regional Adaptability:

A key consideration is how well a certification scheme adapts to local climate, building codes, and market conditions. BREEAM has a strong international presence and has been adapted for use in many different countries, with specific versions tailored to local contexts. Similarly, LEED has various regional adaptations. Green Star is primarily used in Australia, however, there are adaptations being applied in other geographies.

The level of customisation is important to ensure that the certification scheme is relevant and achievable in a specific location. A lack of adaptability can lead to increased costs and reduced effectiveness. This also impacts the cost of hiring a suitably qualified assessor.

2.4 Governance Structures:

The governance structure of a certification scheme influences its credibility and transparency. BREEAM is governed by the Building Research Establishment (BRE), a non-profit research organization. LEED is governed by the U.S. Green Building Council (USGBC), a member-based organization. Green Star is governed by the Green Building Council Australia (GBCA), another member-based organization.

The role of these governance bodies is to develop and maintain the certification standards, train and accredit assessors, and ensure the integrity of the certification process. It is important that these bodies operate independently and transparently to maintain public trust in the certification scheme.

2.5. Summary of Comparisions:

| Feature | BREEAM | LEED | Green Star |
|————————-|———————————————|———————————————–|———————————————|
| Origin | UK | USA | Australia |
| Governance | Building Research Establishment (BRE) | U.S. Green Building Council (USGBC) | Green Building Council Australia (GBCA) |
| Methodology | Weighted points system, performance targets | Points-based, prescriptive & performance | Holistic, innovation-focused |
| Regional Adaptation| Strong international presence | Regional adaptations, global versions | Primarily Australian, expanding internationally |
| Emphasis | Lifecycle assessment, broad sustainability | Energy efficiency, water conservation | Lifecycle assessment, climate context |

Many thanks to our sponsor Focus 360 Energy who helped us prepare this research report.

3. Impact of BREEAM Certification on Building Performance and Market Value

The core argument for pursuing green building certification lies in its tangible benefits, both in terms of improved building performance and enhanced market value. This section will explore the evidence supporting these claims, drawing on empirical studies and case studies.

3.1 Energy Efficiency and Operating Costs:

BREEAM-certified buildings are designed and constructed to minimize energy consumption through features such as high-performance insulation, efficient lighting systems, and renewable energy technologies. Numerous studies have demonstrated that BREEAM-certified buildings achieve significant energy savings compared to conventional buildings. For example, a study by Fuerst and McAllister (2011) found that BREEAM-certified office buildings in the UK consumed 15-20% less energy than comparable non-certified buildings.

The reduced energy consumption translates into lower operating costs for building owners and tenants. This can be a significant advantage in competitive markets, as tenants are increasingly seeking energy-efficient spaces to reduce their own operating expenses and carbon footprint.

3.2 Water Conservation:

Water conservation is another key focus of BREEAM certification. Buildings are assessed on their use of water-efficient fixtures, rainwater harvesting systems, and greywater recycling technologies. By reducing water consumption, BREEAM-certified buildings can help to conserve scarce water resources and lower water bills.

3.3 Indoor Environmental Quality:

BREEAM certification also addresses indoor environmental quality (IEQ) factors, such as ventilation, lighting, acoustics, and thermal comfort. Buildings are assessed on their ability to provide a healthy and comfortable indoor environment for occupants. Studies have shown that improved IEQ can lead to increased productivity, reduced absenteeism, and improved occupant well-being.

3.4 Market Value and Rental Premiums:

There is growing evidence that BREEAM-certified buildings command higher market values and rental premiums compared to non-certified buildings. This premium reflects the perceived value of the building’s sustainability features and its potential for long-term cost savings.

A study by Eichholtz et al. (2010) found that BREEAM-certified office buildings in London achieved a rental premium of 3-5% compared to comparable non-certified buildings. Similar studies have found evidence of rental premiums for LEED-certified buildings in the United States.

The increased market value of BREEAM-certified buildings can provide a significant return on investment for developers and building owners. It can also attract investors who are focused on ESG factors and seeking to invest in sustainable assets.

3.5 Case Studies:

• The Edge, Amsterdam: This office building achieved a BREEAM-Outstanding rating and is known for its energy efficiency, intelligent building systems, and focus on occupant well-being. It is a prime example of how BREEAM certification can be used to create a world-class sustainable building.
• One Angel Square, Manchester: This office building also achieved a BREEAM-Outstanding rating and features a range of sustainable design features, including a combined heat and power (CHP) system, rainwater harvesting, and green roofs. It demonstrates how BREEAM certification can be used to revitalize urban areas and create sustainable communities.

These case studies demonstrate that BREEAM certification can be used to create buildings that are both environmentally responsible and economically successful. They provide valuable lessons for developers and building owners who are seeking to incorporate sustainability into their projects.

Many thanks to our sponsor Focus 360 Energy who helped us prepare this research report.

4. Challenges and Limitations of BREEAM Certification

Despite its benefits, BREEAM certification also faces several challenges and limitations that can hinder its adoption and effectiveness. This section examines these challenges and explores potential solutions.

4.1 Cost of Certification:

The cost of obtaining BREEAM certification can be a barrier for some developers, particularly for smaller projects. The costs include assessment fees, design and construction costs, and the time and resources required to comply with the certification requirements. Initial costs such as assessment and compliance may deter developers who are focused on quick returns.

4.2 Complexity of the Assessment Process:

The BREEAM assessment process can be complex and time-consuming, requiring specialized expertise and detailed documentation. This can be a challenge for developers who lack the in-house expertise or resources to manage the certification process. It can also require engagement from different stakeholders (architects, engineers, contractors, etc) which must be managed.

4.3 Performance Gap:

There is evidence that some BREEAM-certified buildings do not achieve the energy performance levels predicted during the design phase. This “performance gap” can be attributed to factors such as inaccurate energy modelling, poor construction quality, and inadequate commissioning and operation.

Addressing the performance gap requires improved energy modelling techniques, better quality control during construction, and more comprehensive commissioning and operation procedures. This includes careful validation of performance in-use, for example, through the UKGBC Design for Performance initiative.

4.4 Limited Focus on Embodied Carbon:

Historically, BREEAM has focused primarily on operational energy and has given less attention to embodied carbon, which is the carbon emissions associated with the extraction, manufacturing, transportation, and construction of building materials. There is increasing recognition of the importance of addressing embodied carbon to achieve deep decarbonization of the building sector.

More recent versions of BREEAM have placed greater emphasis on embodied carbon, but there is still room for improvement. One way to address this is to promote the use of low-carbon materials and construction techniques.

4.5 Over-Reliance on Prescriptive Requirements:

Some critics argue that BREEAM’s reliance on prescriptive requirements can stifle innovation and limit design flexibility. They argue that a more performance-based approach would encourage designers to develop innovative solutions that are tailored to the specific context of the project.

However, prescriptive requirements can also provide a clear and consistent framework for assessing building performance. A balance is needed between prescriptive requirements and performance-based approaches to encourage innovation while ensuring consistent outcomes.

Many thanks to our sponsor Focus 360 Energy who helped us prepare this research report.

5. The Role of Green Building Certification in Driving Innovation and Shaping Policy

Green building certification schemes play a crucial role in driving innovation in the construction industry and shaping policy at the local, national, and international levels. This section explores these roles in more detail.

5.1 Driving Innovation:

BREEAM and other certification schemes incentivize developers and designers to adopt innovative technologies and practices to achieve higher levels of sustainability. This can lead to the development of new building materials, energy-efficient systems, and sustainable design approaches.

For example, the pursuit of BREEAM innovation credits has led to the development of new techniques for rainwater harvesting, greywater recycling, and waste management. It has also encouraged the use of bio-based materials and the adoption of circular economy principles.

5.2 Shaping Policy:

Green building certification schemes have influenced building codes and regulations in many countries. Governments and municipalities are increasingly adopting green building standards as a way to promote sustainable construction and reduce environmental impact.

For example, some cities require all new government buildings to be certified to a certain level of BREEAM or LEED. Other jurisdictions offer incentives, such as tax breaks or density bonuses, for developers who achieve green building certification. This incentivisation shapes the type of buildings constructed within a local region.

5.3 Promoting Market Transformation:

Green building certification schemes help to transform the market by creating demand for sustainable building products and services. This can lead to increased investment in green building technologies and a shift towards more sustainable construction practices.

As more buildings become certified, the market for green building products and services grows, creating economies of scale and driving down costs. This makes it easier and more affordable for developers to adopt sustainable building practices.

5.4 Raising Awareness:

Green building certification schemes raise awareness among developers, building owners, tenants, and the general public about the benefits of sustainable building. This can lead to increased demand for green buildings and a greater appreciation of the importance of sustainability.

The certification process itself can also be an educational experience for developers and building owners, helping them to understand the principles of sustainable building and to identify opportunities for improvement.

5.5 Collaboration and Knowledge Sharing:

Green building certification schemes facilitate collaboration and knowledge sharing among industry professionals. The certification process requires collaboration between architects, engineers, contractors, and other stakeholders, fostering a culture of teamwork and shared learning.

Certification schemes also provide a platform for sharing best practices and case studies, allowing industry professionals to learn from each other’s experiences and to develop innovative solutions to sustainability challenges.

Many thanks to our sponsor Focus 360 Energy who helped us prepare this research report.

6. The Future of Green Building Certification

The future of green building certification is likely to be shaped by several key trends, including the increasing focus on climate change, the rise of smart buildings, and the growing demand for transparency and accountability. This section explores these trends and their implications for the future of green building certification.

6.1 Focus on Climate Change:

As the urgency of addressing climate change becomes increasingly apparent, green building certification schemes will need to place greater emphasis on reducing greenhouse gas emissions. This will require a shift towards net-zero energy buildings and a greater focus on embodied carbon.

Certification schemes will also need to consider the resilience of buildings to the impacts of climate change, such as extreme weather events and rising sea levels.

6.2 Rise of Smart Buildings:

The rise of smart buildings, which use sensors and data analytics to optimize building performance, presents new opportunities for green building certification. Certification schemes can incorporate metrics that measure the performance of smart building systems and reward buildings that use data to improve energy efficiency, water conservation, and indoor environmental quality.

6.3 Demand for Transparency and Accountability:

There is growing demand for transparency and accountability in the green building sector. Certification schemes will need to provide more detailed information about the performance of certified buildings and to ensure that the certification process is rigorous and transparent.

This may involve publishing more detailed data on building performance, conducting independent audits of certified buildings, and providing a clear mechanism for addressing complaints.

6.4 Integration with Other Sustainability Frameworks:

Green building certification schemes are increasingly being integrated with other sustainability frameworks, such as the Sustainable Development Goals (SDGs) and Environmental, Social, and Governance (ESG) criteria. This allows developers and building owners to align their sustainability efforts with broader global goals and to demonstrate their commitment to corporate social responsibility.

6.5 Digitalisation of the Certification Process:

The certification process is becoming increasingly digitalized, with the use of online platforms for documentation, assessment, and verification. This can streamline the certification process, reduce costs, and improve transparency.

Digitalization also allows for the collection and analysis of building performance data, providing valuable insights for improving building design and operation.

6.6 Expanding Scope of Certification:

Green building certification schemes are expanding their scope to cover a wider range of building types and sustainability issues. This includes certification schemes for existing buildings, renovations, and communities. It also includes certification schemes that address issues such as biodiversity, social equity, and health and well-being.

Many thanks to our sponsor Focus 360 Energy who helped us prepare this research report.

7. Conclusion

Green building certification schemes, such as BREEAM, play a vital role in promoting sustainable construction and driving innovation in the building sector. They provide a framework for assessing and recognizing environmentally responsible building designs and operations, and they offer a range of benefits for developers, building owners, and occupants.

While BREEAM has been instrumental in advancing sustainable building practices, it is essential to acknowledge its limitations and address the challenges associated with its implementation. Future advancements in green building certification should focus on integrating a lifecycle approach, reducing embodied carbon, encouraging performance-based design, and improving the transparency and accessibility of the certification process. As the building industry continues to evolve, green building certification schemes must adapt and innovate to remain relevant and effective in driving sustainable development and a net-zero future.

Many thanks to our sponsor Focus 360 Energy who helped us prepare this research report.

References

• Eichholtz, P., Kok, N., & Quigley, J. M. (2010). Doing well by doing good? Green office buildings. American Economic Review, 100(5), 2492-2509.
• Fuerst, F., & McAllister, P. (2011). An investigation of the economics of eco-efficient office properties. Journal of Sustainable Real Estate, 3(1), 3-25.
• Cole, R. J. (2005). Building environmental assessment methods: assessing the performance. Building Research & Information, 33(4), 356-376.
• USGBC. (n.d.). LEED. Retrieved from https://www.usgbc.org/leed
• BRE. (n.d.). BREEAM. Retrieved from https://www.breeam.com/
• GBCA. (n.d.). Green Star. Retrieved from https://new.gbca.org.au/
• UKGBC. (n.d.). Design for Performance. Retrieved from https://www.ukgbc.org/