BREEAM Seasonal commissioning
 Aim and benefits
A continuous support of the commissioning team during the first year reduces the operation and maintenance costs as the defect are identified and rectified in time and hence increasing the systems’ lifetime
Training undertaken as part of the commissioning helps the building occupants and facilities managers to better understand the functionality of the building and to ensure it continues to perform at optimum levels
 When to consider
A commitment to carry out seasonal commissioning will be required at design stage. Seasonal commissioning should commence during the first 12 months after the building is occupied and take place during full load conditions (i.e. heating equipment in mid-winter and cooling/ventilation during summer) and part load conditions (spring/autumn)
 Step by step guidance
The requirements of this credit are an extension of the normal responsibilities for a Contractor where there is a 12 months defects period in place under the contract and contributes to providing a soft-landing for the client/occupier.
The Contractor is required to confirm that a Specialist Commissioning Manager has been appointed to carry out seasonal commissioning during the first 12 months after occupation. Under the BREEAM criteria, there are a number of systems defined as complex and it unlikely that a single person will have sufficient experience to undertake this role for all systems. Therefore the Contractor may need to appoint more than one individual to this role.
Ideally, as part of the design stage, the Contractor should nominate named individuals to undertake this role in particular where the Man 04 credit on Commissioning Building Services has been targeted as the same people can carry out both roles. However, if this is not appropriate, commitment to make the appointment would be sufficient.
For simple systems, this role can either be undertaken by the Contractor or the client/occupier can nominate an individual from within their facilities management team to undertake the required activities. Where the client/occupier has nominated an individual to monitor the commissioning of the systems on their behalf, this person could also perform this role.
 Questions to ask while seeking compliance
- Are Complex Systems present within the building design?
- Can the role of the Specialist Commissioning Manager appointed for Man 04 be extended to meet the requirements of this credit?
Knowledge Base Link for Man05: Aftercare: https://kb.breeam.com/section/new-construction/uk/2014-uk/management-breeam_uk_nc_2014/man05/
 Tips and best practice
Where a Building Management System is Specified the following procedures should be carried out:
- The occupier is fully trained in the operation of the system.
- All BMS graphics and schematics are fully functional and installed to user interface before handover.
- The BMS/ controls installation should be running in auto with satisfactory internal conditions prior to handover.
- In addition to air and water flow results, commissioning results include physical measures of air temperatures, off coil temperatures and other key parameters as appropriate.
- Commissioning of air and water systems is carried out when all control devices are installed, wired and functional.
 Typical evidence
 Design Stage
Specification, contract clauses or appointment letter confirming commitment to carry out commissioning during the first 12 months of occupation. Where complex systems are installed, a specialist commissioning manager must be appointed.
Copies of appointment letter confirming seasonal commissioning responsibilities and seasonal commissioning schedules confirming what will be commissioned and when. Where seasonal commissioning has already taken place due to the timing of the post construction assessment, records and reports to confirm this has taken place should be provided.
 Applicable Schemes
The guidelines collated in this ISD aim to support sustainable best practice in the topic described. This issue may apply in multiple BREEAM schemes covering different stages in the life of a building, different building types and different year versions. Some content may be generic but scheme nuances should also be taken into account. Refer to the comments below and related articles to this one to understand these nuances. See this document for further guidelines.
This article originally created in a BREEAM Professionals workshop by Jane Morning, Tom Blois-Brooke, Tom Abbott and Azita Dezfouli
--Multiple Author Article 16:26, 19 Apr 2018 (BST)
Issue support documents
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Issue support documents are written for named BREEAM Issues or sub-issues. More info. (ac) = awaiting content
- BREEAM Sustainability champion
- BREEAM Environmental management
- BREEAM Considerate construction
- BREEAM Monitoring of construction site impacts
- BREEAM Aftercare support
- BREEAM Seasonal commissioning
- BREEAM Life cycle cost and service life planning
- BREEAM Stakeholder consultation (ac)
- BREEAM Commissioning (ac)
- BREEAM Handover (ac)
- BREEAM Inclusive and accessible design (ac)
- BREEAM Post occupancy evaluation (ac)
 Health and Wellbeing
- BREEAM Visual comfort Daylighting (partly ac)
- BREEAM Visual comfort View out
- BREEAM Visual comfort Glare control
- BREEAM Indoor air quality plan
- BREEAM Indoor air quality Ventilation
- BREEAM Thermal comfort
- BREEAM Internal and external lighting (ac)
- BREEAM Indoor pollutants VOCs (ac)
- BREEAM Potential for natural ventilation (ac)
- BREEAM Safe containment in laboratories (ac)
- BREEAM Acoustic performance (ac)
- BREEAM Safety and security (ac)
- BREEAM Reduction of energy use and carbon emissions
- BREEAM Energy monitoring
- BREEAM External lighting (ac)
- BREEAM Low carbon design
- BREEAM Passive design
- BREEAM Free cooling
- BREEAM LZC technologies
- BREEAM Energy efficient cold storage (partly ac)
- BREEAM Energy efficient transportation systems (ac)
- BREEAM Energy efficient laboratory systems
- BREEAM Energy efficient equipment (partly ac)
- BREEAM Drying space
- BREEAM Public transport accessibility
- BREEAM Proximity to amenities (ac)
- BREEAM Cyclist facilities
- BREEAM Alternative modes of transport (ac)
- BREEAM Maximum car parking capacity
- BREEAM Travel plan
- BREEAM Home office (ac)
- BREEAM Water consumption
- BREEAM Water efficient equipment
- BREEAM Water monitoring (ac)
- BREEAM Water leak detection (ac)
- BREEAM Hard landscaping and boundary protection
- BREEAM Responsible sourcing of materials
- BREEAM Insulation
- BREEAM Designing for durability and resilience
- BREEAM Life cycle impacts (ac)
- BREEAM Material efficiency (ac)
- BREEAM Construction waste management
- BREEAM Recycled aggregates
- BREEAM Speculative floor & ceiling finishes
- BREEAM Adaptation to climate change
- BREEAM Operational waste (ac)
- BREEAM Functional adaptability (ac)
 Land Use and Ecology
- BREEAM Site Selection
- BREEAM Ecological value of site
- BREEAM Protection of ecological features
- BREEAM Minimising impact on existing site ecology
- BREEAM Enhancing site ecology
- BREEAM Long term impact on biodiversity (ac)
- BREEAM Impact of refrigerants
- BREEAM NOx emissions
- BREEAM Flood risk management (ac)
- BREEAM Surface water run-off (ac)
- BREEAM Reduction of night time light pollution (partly ac)
- BREEAM Reduction of noise pollution
Once an ISD has been initially created the '(ac)' marker can be removed
This particular index is based around the structure of the New Construction and RFO schemes.