- Project plans
- Project activities
- Legislation and standards
- Industry context
Last edited 17 Jan 2018
BREEAM Speculative floor & ceiling finishes
 Aim and benefits
This credit is designed to minimise the waste involved in installing undesirable floor finishes in office spaces.
It is common that when a tenant moves in to an office, they replace floor and/or ceiling finishes to match their corporate branding, or corporate tastes. If floor/ceiling finishes have already been installed by the developer, frequently these will be removed and disposed of. By reducing the quantity of installed floor finishes, or agreeing with the occupant in advance, this waste can be near eliminated.
 When to consider
This credit is not applicable to shell only projects.
 Step by step guidance
The building is occupied by a specific occupant - the occupant shall select/agree the floor and ceiling finishes. The agreement must be recorded and documented for inclusion in the BREEAM evidence documents
The building is tenanted - Floor and ceiling finishes shall not be specified unless the future tenants/occupants are known and agreed on the fit-out finishes - as above, the agreement documents to be provided for inclusion in evidence documents
If the future occupants are unknown, finishes can be installed in the show areas only - see below for the limitation on show areas
 Questions to ask while seeking compliance
Is it a show area, if so to award the credit it must be less than 25% of the net lettable floor area. Or where the future occupant is not known, and finishes are being installed to more than 25%, will there be a clause included within the lease agreement to ensure that the tenant can not remove the finishes unless necessary due to wear and tear?
Is the future occupant known or not? Have they agreed to the finishes specified?
 Tips and best practice
 Typical evidence
For tenanted areas where the future tenant is not known: design drawings should be provided to show floor and ceiling finishes are to be installed to a show area only (no more than 25% of the lettable floor area) or that no finishes are to be installed. Alternatively, a copy of the relevant section/clauses of the building specification or contract could be provided.
Where the future tenant is not known, and the developer wishes to install finishes as part of their scope of work, they must provide a formal letter to confirm that there will be a clause within their lease agreement to ensure that finishes will not to be removed or replaced by tenants unless required due to wear and tear or damage.
Where the future occupant is known, then they should provide written confirmation that they have specified or agreed to the finishes that are to be installed.
As design stage + BREEAM assessor’s site inspection report and photographic evidence to show the ceiling/floor finishes that have been installed. Copy of tenancy agreement, where finishes are to be installed and future occupant is not known.
This document was originally created on 17/01/18 in a collaboration of the following BREEAM Professionals: Jane Morning, Cat Clarkson, Azita Dezfouli and Tom Abbott
BRE Global does not endorse any of the content posted and use of the content will not guarantee the meeting of certification criteria.
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