BREEAM assessment and advisory

IN2 provides BREEAM advisory and assessment support throughout the project lifecycle

IN2 supports project teams in the Republic of Ireland with BREEAM target setting, pre-assessment, design coordination, evidence management and assessment support, from early design through construction. Because Ireland is not a BREEAM National Scheme Operator market, the applicable route is BREEAM International, not the UK scheme. We help you confirm the right scheme, set a realistic target and manage the evidence trail through to certification.

What is BREEAM and why it matters in Ireland

BREEAM is a science-based sustainability assessment method for buildings, independently verified and certified by BRE Global Ltd. It gives clients, investors, occupiers and planning authorities a consistent way to judge a building’s sustainability performance.

In the Republic of Ireland, BREEAM is increasingly relevant for three reasons:

• Planning: some Irish planning authorities reference or require BREEAM in planning conditions or development briefs, particularly for larger commercial and mixed-use schemes.
• Funding and investment: BREEAM NC V7 includes optional alignment with EU Taxonomy criteria and the EU Zero Energy Buildings definition, which is directly relevant for projects seeking EU-aligned funding, investment or finance.
• Regulatory context: Irish Building Regulations Part L set Nearly Zero Energy Building (NZEB) requirements for new buildings. BREEAM does not replace NZEB compliance. It sits alongside it, giving a broader sustainability rating on top of the statutory energy performance baseline.

BREEAM criteria vary by scheme and version. Depending on the scheme, the assessment can cover:

• management and project delivery
• energy use, carbon and operational performance
• water consumption and efficiency
• transport and access
• health and wellbeing, including indoor environmental quality
• materials, resources and waste
• resilience and adaptation to climate risk
• land use, ecology and biodiversity
• pollution
• innovation

Ratings run from Pass, Good, Very Good, Excellent to Outstanding. (Acceptable applies only to the In-Use scheme.) A pre-assessment score is an estimate, not certification.

Why BREEAM International, not the UK scheme

BRE classifies Ireland within the global BREEAM New Construction territory rather than as a National Scheme Operator market. In practice this means Irish projects register and assess under BREEAM International, using the international variant of the applicable scheme (New Construction, Refurbishment, Fit Out or In-Use) rather than the UK-specific scheme used for projects in England, Scotland, Wales and Northern Ireland.

The exact localisation, scheme, version and registration position should be confirmed for each project at the outset.

Which BREEAM scheme applies

BREEAM New Construction V7 (International)

The current framework for newly designed and constructed assets, including new-build extensions to existing buildings. NC V7 launched on 30 September 2025. It places greater emphasis on whole-life carbon, biodiversity, climate resilience, material selection and data-led performance, with fuller coverage of embodied carbon (including mechanical, electrical and plumbing systems) and operational carbon benchmarking and reporting. NC V7 also offers optional alignment with EU Taxonomy criteria and the EU Zero Energy Buildings definition, relevant to Irish projects with EU funding or investment objectives.

BREEAM Refurbishment V7 (International)

For work that changes the fabric, structure, core services or overall operational performance of an existing asset.

BREEAM Fit Out V7 (International)

For tenant-led or interior-focused work where the wider structure and core building systems are not significantly altered. IN2 has direct experience delivering this scheme in Dublin (see project evidence below).

BREEAM In-Use (International)

For operational assets. Helps owners, investors, managers and occupiers benchmark existing performance, validate operational data and identify improvements. Confirm the current technical route and evidence requirements at registration.

BREEAM and NZEB: how they fit together

NZEB requirements under Irish Building Regulations Part L set the mandatory energy performance baseline for new buildings in Ireland. BREEAM is a separate, voluntary sustainability rating that assesses a much wider range of criteria, from water and materials to ecology and wellbeing. Meeting NZEB does not automatically deliver a BREEAM rating, and BREEAM does not substitute for NZEB compliance. IN2 coordinates the two so that Part L compliance work and BREEAM credit targets are aligned rather than duplicated.

When to start BREEAM

BREEAM works best when it shapes the brief and the design, not when it is added after key decisions are locked in. IN2’s approach starts pre-assessment from RIBA Stage 2 onwards, carries design-stage assessment through RIBA Stages 3 to 4, and continues with post-construction review at RIBA Stages 5 to 6.

Early appointment lets the team:

1. confirm the correct BREEAM International scheme, assessment boundary and target rating
2. identify which credits affect site layout, massing, envelope, services, materials, landscape and procurement
3. test the cost, programme and coordination implications of the target
4. assign evidence responsibilities to the client, design team, contractor and specialist suppliers
5. track decisions before they become difficult or expensive to change

What IN2’s BREEAM service covers

Our BREEAM support is structured around the decisions and evidence needed at each stage. Depending on the agreed scope, it can include:

• Target setting and pre-assessment: review the brief, site and project constraints, establish a realistic target, and identify early credits, risks and opportunities.
• Strategy and credit planning: translate the target into actions for architecture, structure, building services, landscape, materials, procurement and construction, with a responsibility matrix showing who owns each piece of evidence.
• Technical coordination: connect BREEAM requirements to energy, building physics, mechanical and electrical design, water, daylight, thermal comfort, materials, transport, ecology, pollution and wellbeing decisions, coordinated with NZEB and Part L compliance work.
• Design-stage support: update the assessment as the design develops, flag gaps before freeze dates, and coordinate information for design-stage reporting or submission.
• Construction and post-construction support: monitor agreed evidence through delivery, review site and product information, and support the post-construction assessment against the certified design intent.
• Certification coordination: organise evidence and responses for the appointed licensed Assessor and the BRE quality-assurance process, within the agreed IN2 role.

IN2 service levels

IN2 offers three levels of BREEAM involvement, agreed against your scheme, stage and internal resource:

• Light: the core level of support needed to certify the building.
• Standard: increased monitoring, including site visits and meetings.
• Premium: greater availability and proactive guidance through the certification process.

Package, programme, site involvement and formal certification responsibilities are agreed before appointment.

What we need to get started

Share what you have on:

• project location, asset type, size and assessment boundary
• whether the work is new construction, refurbishment, fit-out or an operational assessment
• current design and construction stage, procurement route and programme
• any planning, funding, lease, investor or contractual BREEAM requirement, including EU Taxonomy or funding-linked criteria
• target rating and whether a pre-assessment or registration already exists
• drawings, CAD or Revit information, specifications and schedules
• any energy, carbon, daylight, thermal comfort, water, ecology or transport studies, including NZEB compliance calculations
• project contacts and the responsibilities of client, design team, contractor and specialist suppliers

For an existing certified or operational asset, include the certificate, assessment information and available performance data.

It all starts with a plan. Contact us today to chat about BREEAM certification for your next project.