Level(s), a common EU framework of core sustainability indicators for office and residential buildings. Part 3, How to make performance assessments using level(s) (Beta v1.0).
Date: 2018-01-03
Institutions: Joint Research Centre
Subjects: building materials, building regulations, building safety, cost analysis, environmental indicator, habitat, product life, research report

Level(s) – A common EU 
framework of core sustainability 
indicators for office and 
residential buildings  

Part 3: How to make 

performance assessments 

using Level(s)  

(Beta v1.0) 

Nicholas Dodd, Mauro Cordella, Marzia 
Traverso, Shane Donatello (Unit B5) 

August 2017 

EUR 28898 EN 

1 

This publication is a Science for Policy report by the Joint Research Centre (JRC), the European 
Commission’s science and knowledge service. It aims to provide evidence-based scientific support 
to the European policymaking process. The scientific output expressed does not imply a policy 
position of the European Commission. Neither the European Commission nor any person acting on 
behalf of the Commission is responsible for the use that might be made of this publication. 

Contact information  
Nicholas Dodd  
Address: Edificio Expo. c/ Inca Garcilaso, 3. E-41092 Seville (Spain) 
E-mail: jrc-b5-levels@ec.europa.eu 
Tel.: +34 954 488 728 

JRC Science Hub 
https://ec.europa.eu/jrc 

JRC109286 
EUR 28898 EN 

PDF 

ISBN 978-92-79-76907-8 

ISSN 1831-9424 

doi:10.2760/95143 

Luxembourg: Publications Office of the European Union, 2017 

© European Union, 2017 

Reuse is authorised provided the source is acknowledged. The reuse policy of European 
Commission documents is regulated by Decision 2011/833/EU (OJ L 330, 14.12.2011, p. 39). 

For any use or reproduction of photos or other material that is not under the EU copyright, 
permission must be sought directly from the copyright holders. 

How to cite this report: Dodd.N, Cordella. M,Traverso.M and Donatello.S, Level(s) – A common EU 
framework of core sustainability indicators for office and residential buildings: Part 3, EUR 28898 
EN, Publications Office of the European Union, Luxembourg, 2017, ISBN 978-92-79-76907-8, 
doi:10.2760/95143, JRC109286. 

All images © European Union 2017, except: page 18, figure 1.1, source: Ecofys (2012); page 40, 
figure 1.1.1, source: ENTSO-E (2016); page 142, figure 4.2.1, source:Lee & Steemers (2017) 

Title Level(s) – A common EU framework of core sustainability indicators for office and residential 
buildings: Part 3 
Abstract 
Developed as a common EU framework of core indicators for the sustainability of office and 
residential buildings, Level(s) provides a set of indicators and common metrics for measuring the 
performance of buildings along their life cycle.  As well as environmental performance, which is the 
main focus, it also enables other important related performance aspects to be assessed using 
indicators and tools for health and comfort, life cycle cost and potential future risks to performance. 

Level(s) aims to provide a general language of sustainability for buildings. This common language 
should enable actions to be taken at building level that can make a clear contribution to broader 
European environmental policy objectives. It is structured as follows:   

1. Macro-objectives: An overarching set of six macro-objectives for the Level(s) framework
that contribute to EU and Member State policy objectives in areas such as energy,
material use and waste, water and indoor air quality.

2. Core Indicators: A set of 9 common indicators for measuring the performance of buildings

which contribute to achieving each macro-objective.

3.

Life cycle tools: A set of 4 scenario tools and 1 data collection tool, together with a
simplified Life Cycle Assessment (LCA) methodology, that are designed to support a more
holistic analysis of the performance of buildings based on whole life cycle thinking.

4. Value and risk rating: A checklist and rating system provides information on the potential
positive contribution to a property valuation and the underlying reliability of performance
assessments made using the Level(s) framework.

In addition, the Level(s) framework aims to promote life cycle thinking.  It guides users from an 
initial focus on individual aspects of building performance towards a more holistic perspective, with 
the aim of wider European use of Life Cycle Assessment (LCA) and Life Cycle Cost Assessment 
(LCCA).  

2 

 
  
Table of contents 

Introduction to Part 3 of the Level(s) framework .............................................. 6 

How to make a performance assessments using Level(s) ......................................... 6 

1.  Description of the building to be assessed ......................................................... 12 

1.1  The building and its elements ...................................................................... 14 

1.1.1  Building type and site ........................................................................... 14 

1.1.2  Building parts and elements ................................................................... 14 

1.2  The building type, ownership and market segment ......................................... 16 

1.3  The unit to be used for comparative purposes ............................................... 18 

1.3.1  Reference floor area measurement ......................................................... 18 

1.3.2  Optional additional comparative reference units ....................................... 19 

1.4  How the building will be used and the lifespan of its elements ......................... 20 

1.4.1  Building level in-use conditions .............................................................. 20 

1.4.2  Building occupation and conditions of use ................................................ 20 

1.4.3  Building element service lifespan estimations ........................................... 21 

1.5  The timescale for the performance assessment .............................................. 22 

1.6  Which stages in the life cycle ....................................................................... 22 

1.7 Suggested reporting format for the building description ................................... 24 

2.  The indicators by macro-objective .................................................................... 26 

Macro-objective 1: Greenhouse gas emissions along a buildings life cycle ................ 26 

1.1 Indicator of use stage energy performance .................................................. 28 

1.2 Indicator of life cycle Global Warming Potential ............................................ 45 

Macro-objective 2: Resource efficient and circular material life cycles ..................... 62 

2.1 Life cycle tool: Building bill of materials (BoM) ............................................. 65 

2.2 Life cycle scenario tools: Life span, adaptability and deconstruction ................ 70 

2.3 Indicator on construction and demolition waste ............................................ 94 

Macro-objective 3: Efficient use of water resources ............................................. 107 

3.1  Indicator of use stage water consumption ................................................ 107 

Macro-objective 4: Healthy and comfortable spaces ............................................ 119 

4.1 Indicator of indoor air quality................................................................... 119 

4.2 Indicator of time outside of thermal comfort range ..................................... 136 

Potential future aspects of Macro-objective 4 .................................................. 148 

Macro-objective 5: Adaptation and resilience to climate change ........................... 153 

5.1 Life cycle tools: scenarios for projected future climatic conditions ................. 153 

3 

 
 
 
 
 
 
Potential future aspects of macro-objective 5 .................................................. 164 

Macro-objective 6: Optimised life cycle cost and value ........................................ 167 

6.1 Indicator of life cycle costs ...................................................................... 168 

6.2 Indicator of value creation and risk factors ................................................ 182 

Overarching assessment tool 7: Cradle to cradle Life Cycle Assessment (LCA) ....... 186 

7.1  Terms and definitions used ..................................................................... 186 

7.2  Level 1 common performance assessment using the LCA method ................ 189 

7.3  Making level 2 and 3 assessments  using the LCA method .......................... 201 

7.4  Property valuation influence and reliability rating ...................................... 205 

4 

 
 
 
 
 
 
Acknowledgements 

The authors would like to acknowledge the support of Josefina Lindblom from DG 
Environment and Manfred Fuchs from DG GROW in the development of the Level(s) 
framework.   

Moreover, the wide ranging support, technical input and guidance received from 
members of the project Steering Group (SG1), the expert Sub Groups (SG2 and SG3) 
and the main stakeholder group (SG4) has also been critical to the development of 
Level(s).  The members of these groups are listed here: 
http://susproc.jrc.ec.europa.eu/Efficient_Buildings/subgroups.html 

5 

 
 
 
 
Introduction to Part 3 of the Level(s) framework 

How to make a performance assessments using Level(s) 

This document is the companion to parts 1 and 2 of the guidance on how to use Level(s).  
In part 1 a general introduction to Level(s) is provided, together with in Part 2 an 
overview of the macro-objectives, performance indicators and the three Levels of 
performance assessment.  The three Levels are briefly described in table i below. 

Table i. Overview of the three performance Levels 

Level 1: Common     
performance assessment 

  The simplest and most accessible type of use for each 

indicator.   

  A common reference point for the performance 

assessment of buildings across Europe. 

Level 2: Comparative 
performance assessment 

  For professionals that wish to make meaningful 

comparisons between functionally equivalent buildings.  
  Lays down rules to support the comparability of results at 

national level or building portfolio level.   

Level 3: Performance 
optimisation assessment 

  The most advanced use of each indicator.  
  Provides guidance to support professionals that wish to 
work at a more detailed level to model and improve 
performance, which may include: 

   making more accurate calculations;  

carrying out modelling in order to optimise design 
and as-built performance;  
anticipating future costs, risks and opportunities 
along the building's life cycle. 

This part 3 of the documentation provides a complete set of technical guidance on how 
to make performance assessments at each of the three different Levels, and then to 
report on the results.  In order to use the guidance it is recommended to follow the steps 
outlines in table ii.    

In order to help users of Level(s) navigate to the indicators and performance assessment 
Levels they would like to use, table iii provides direct hyperlinks to the appropriate 
guidance.   

Icons also help to identify the different assessment levels, guidance notes and reporting 
templates. Figure i provides a key to the icons used.  

Level 1 

L1 

Guidance notes 

Level 2 

L2 

Reporting templates 

Level 3 

L3 

Figure i. Key to the icons used to identify the levels, guidance notes and reporting 
templates 

6 

 
 
  
  
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Table ii. The stepwise approach to performance assessment and reporting 

Step 1: Define the building 
to be reported on 

 

Part 3, section 1.1 should be followed in order to 
define the building, and the associated goal and 
scope of the performance assessment. 

Step 2: Choose the level of 
performance assessment 

Step 3: Follow the guidance 
and rules on how to carry 
out an assessment 

  Based on the goal and scope of the performance 

assessment, the appropriate assessment level for 
the project should be selected from the three 
available options.   
Part 1, section 3.2 provides further guidance on 
the difference between the three levels. 

Part 2 provides a general introduction to each 
indicator.   
Part 3 should thereafter be consulted, where 
guidance is provided for each level on how to 
carry out a performance assessment.  Rules are 
also laid down for reporting in the public domain. 
The Level 1 guidance forms the common basis 
for all assessments, and should be consulted 
before using Levels 2 and 3. 

 

 

 

 

Step 4: Complete the 
reporting format 

 

In each set of technical guidance in Part 3, a 
format for reporting is provided. 

Step 5: Determine the 
valuation influence and 
reliability of the assessment  

  As an optional last step for each indicator, the 
potential influence on a property valuation and 
reliability of the data and calculation method 
may be rated and reported on.  Part 3 provides a 
rating methodology for each indicator. 

7 

 
 
 
 
 
 
 
 
 
 
Table iii. Where to find each indicator, scenario or life cycle tool, and their Levels  

Indicator 

Unit of performance 
measurement 

Detailed guidance which can be found in Part 3 

Level 1 

Level 2 

Level 3 

All levels 

Common 
assessment 

Comparative 
assessment 

Optimisation 
assessment 

Valuation influence 
and reliability rating 

Macro-objective 1: Greenhouse gas emissions along a buildings life cycle   

1.1  Use stage energy 
performance  

1.1.1 Primary energy 
demand 

1.1.2 Delivered energy 
demand (supporting 
indicator)   

1.2 Life cycle Global 
Warming Potential 

kilowatt hours per 
square metre per year 
(kWh/m2 /yr)  

Level 1 common 
performance 
assessment 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

kg CO2 equivalents per 
square metre per year 
(kg CO2 eq./m2/yr) 

Level 1 common 
performance 
assessment 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

Macro-objective 2: Resource efficient and circular material life cycles 

2.1  Life cycle tool: 
Building bill of materials 

Reporting on the Bill of 
Materials for the 
building, as well as for 
the four main types of 
materials used. 

Guidance common to 
all Levels 

- 

- 

- 

8 

 
 
 
 
 
 
 
 
 
 
 
2.2 Life cycle tools: 
scenarios for building 
lifespan, adaptability and 
deconstruction 

2.3 Construction and 
demolition waste and 
materials 

2.4 Overarching 
assessment tool: Cradle to 
grave Life Cycle 
Assessment 

According to the 
performance 
assessment level: 

1.  Design aspects that 
are proposed/have 
been implemented 
(common 
performance 
assessment) 
2.  Semi-qualitative 

assessment giving 
a score 
(comparative 
performance 
assessment) 

3.  LCA-based 

assessment of 
scenario 
performance 
(design 
optimisation) 

kg waste and materials 
per m2 of total useful 
floor area (per life 
cycle and project stage 
reported on) 

Seven environmental 
impact category 
indicators (detailed 
guidance is provided 
under 4.4 Overarching 
assessment tool) 

Scenario 2 

Scenario 2 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Scenario 3 

Scenario 3 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

General rules 
applying to all levels 

Scenario 1 

General rules 
applying to all levels 

Scenario 2 

Level 1 common 
performance 
assessment 

Scenario 3 

Level 1 common 
performance 
assessment 

Level 1 common 
performance 
assessment 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

See the last section 3 
of Part 3 

- 

- 

- 

Macro-objective 3: Efficient use of water resources 

9 

 
 
 
 
 
 
 
 
3.1  Total water 
consumption 

m3 of water per 
occupant per year 

Level 1 common 
performance 
assessment 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

Macro-objective 4: healthy and comfortable spaces 

4.1  Indoor air quality 

4.2  Time outside of 
thermal comfort range 

4.1.1 Good quality 
indoor air: Parameters 
for ventilation, CO2 and 
humidity 

4.1.2 Target list of 
pollutants: Emissions 
from construction 
products and external 
air intake. 

% of the time out of 
range of defined 
maximum and 
minimum temperatures 
during the heating and 
cooling seasons 

Level 1 common 
performance 
assessment 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

Level 1 common 
performance 
assessment 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

Macro-objective 5: Adaptation and resilience to climate change 

5.1 Life cycle tools: 
scenarios for projected 
future climatic conditions 

Scenario 1: Protection 
of occupier health and 
thermal comfort 

Level 1 common 
performance 
assessment 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

Simulation of the 
building's projected 
time out of thermal 
comfort range for the 
years 2030 and 2050.   

Macro-objective 6: Optimised life cycle cost and value 

10 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
6.1 Life cycle costs 

Euros per square metre 
of useable floor area 
per year (€/m2/yr) 

Level 1 common 
performance 
assessment 

Level 2 comparative 
performance 
assessment 

Level 3 performance 
optimisation 
assessment 

Valuation influence and 
reliability rating (all 
levels) 

6.2 Value creation and risk 
factors 

Reliability ratings of 
the data and 
calculation methods for 
the reported 
performance of each 
indicator and life cycle 
scenario tool. 

- 

- 

- 

The potential for a 
positive influence on a 
market valuation 

Reliability rating of a 
Level(s) assessment 

Calculation of the 
technical rating 

11 

 
 
 
 
 
 
 
1.  Description of the building to be assessed 

This section provides guidelines on how to compile and report on the basic description of 
a building.  This also sometime referred to as a 'goal and scope definition'.  The 
description shall comprise the information outlined in table 1 and is required for all 
Levels of assessment. The key terms and definitions used in this section are defined in 
table 2.  The suggested reporting format for the goal and scope of a building is provided 
in section 1.7. 

Table 1. Information that makes up the description of the building to be assessed 

1. The building and its elements 

The building type (or use class) and the pre-defined 
minimum scope of building parts and elements. 

2. The building type, ownership and 
market segment 

A description of the building's market segment, ownership 
structure and intended service life. 

3. The unit to be used for 
comparative purposes 

The common methods to be used for measurement of the 
total useful floor area within a building. 

4. How the building will be used 
and the lifespan of its elements   

A description of the outdoor environment to which the 
building is exposed, the intended conditions of use, 
occupant related usage patterns. Default service lifespans 
for building parts and components are also provided. 

5. The timescale for the 
performance assessment 

The intended or default service life of the building being 
studied. 

6. Which stages in the life cycle 

The life cycle stages that shall be taken into account when 
making the performance assessment. 

Together, this information will also provide a goal and scope definition that both supports 
comparisons of performance assessment results between the individual indicators and 
scenarios as well as for when carrying out a cradle to cradle LCA, if this form of 
performance assessment is chosen.   

Table 2. Key terms and definitions used 

Building element 

Climate zone 

Full time person equivalents 

A technical building system or an element of the building 
envelope. 

A geographical region which may extend across several 
countries and which has distinct average seasonal weather 
conditions, taking into account variables such as temperature, 
precipitation and wind.   

The total number of employees working in a building that use 
the building as their main base and expect to work there for 
part of a typical working week.  Each employee's occupation is 
adjusted to reflect the proportion of a working week they are in 
the building. 

Functional unit 

The quantified performance of a product system for use as a 
reference unit. 

Heating and cooling degree 
days 

The number of days of the year during which on average a 
building in a specific location and with specific conditions of use 
requires heating and cooling. 

12 

 
 
In-use conditions 

Any circumstances that can impact on the performance of a 
building under normal use. 

Investment holding period 

The real or expected period of time during which an investment 
will be attributable to a particular investor. 

Major renovation 

A major renovation is where 1) the total cost of the renovation 
relating to the building envelope or the technical building 
systems is higher than 25 % of the value of the building, 
excluding the value of the land upon which the building is 
situated, or b) more than 25 % of the surface of the building 
envelope will undergo renovation. 

Market segment 

An identifiable group of property types, sharing one or more 
characteristics or needs in an otherwise homogeneous market.  

Reference study period 

Period over which the time-dependent characteristics of the 
building are analysed. 

Reference unit 

Service life 

Measure of the outputs from processes in a given product 
system required to fulfil the function expressed by the functional 
unit. 

Period of time after installation during which a building or an 
assembled system (part of works) meets or exceeds the 
technical requirements and functional requirements defined by 
the client, and/or by the users and/or by regulations. 

System boundary 

Interface in the assessment between a building and its 
surroundings or other product systems 

13 

 
 
 
 
 
 
1.1  The building and its elements 

1.1.1  Building type and site  

The object of a performance assessment is a building, including its foundations and all 
external works within the curtilage of the building site.  The building may be:  

o  an office building;  
o  an individual residential building, providing one dwelling; 
o  an apartment building, providing multiple dwelling, and inclusive of communal 

areas and shared services; 

o  a residential building typology that form part of a housing development which 

consists of several typologies; 

o  a mixed use block comprising a vertical mix of office and residential property. 

The building may be a new construction or a major renovation1. In the case of a 
residential apartment building, the object of assessment may be a representative sample 
of the apartment typologies within the building, rather than the whole building. In the 
same way, for a residential development or catalogue of property types, the objective of 
assessment may be a representative sample of the residential typologies.   

In the case of mixed use buildings, the performance assessment shall be guided by the 
following rules:    

1.  Where possible try to assess internal environments as they relate to each use 

(e.g. energy demand, indoor air quality)  

2.  If this is not possible, then make an assessment of the whole building, excluding 

uses that are not office or residential 

3.  If comparability between uses is important, then allocation of shared resource use 
or environmental impacts shall be made in proportion to the floor area occupied 
by each respective use. 

If the decision is made to allocate resource use or environmental impacts between 
different uses, this shall be applied provided that the shared facilities and services within 
the building: 

relate to the use of the office or residential units, 

o 
o  are not already allocated according to another procedure (e.g. a set number of 

parking spaces per residential unit or per m2 office space), or  
represent other building uses in their own right (e.g. a shop or canteen).   

o 

1.1.2  Building parts and elements 

For consistency, the building shall be defined in terms of a minimum scope of building 
parts and associated elements from which they are made up.  These are set out in table 
1.1.  Products that are procured and installed by occupiers are excluded from the scope.   

Table 1.1. Minimum scope of building parts and elements  

Building parts 

Related building elements 

Shell (substructure and superstructure) 

Foundations (substructure) 

Piles 
Basements 
Retaining walls 

1 A major renovation is where 1) the total cost of the renovation relating to the building envelope or the 
technical building systems is higher than 25 % of the value of the building, excluding the value of the land 
upon which the building is situated, or b) more than 25 % of the surface of the building envelope will undergo 
renovation. 

14 

 
 
 
 
                                           
Load bearing structural frame 

Non-load bearing elements 

Facades 

Roof 

Parking facilities 

Frame (beams, columns and slabs) 
Upper floors 
External walls 
Balconies 
Ground floor slab 
Internal walls, partitions and doors 
Stairs and ramps 
External wall systems, cladding and shading devices 
Façade openings (including windows and external doors) 
External paints, coatings and renders 
Structure 
Weatherproofing 
Above ground and underground (within the curtilage of 
the building and servicing the building occupiers) 2 

Core (fittings, furnishings and services) 

Fittings and furnishings 

In-built lighting system 

Energy system 

Ventilation system 

Sanitary systems 

Other systems 

External works  

Utilities 

Landscaping 

Sanitary fittings 
Cupboards, wardrobes and worktops (where provided in 
residential property) 
Ceilings  
Wall and ceiling finishes   
Floor coverings and finishes  

Light fittings  
Control systems and sensors 
Heating plant and distribution 
Cooling plant and distribution 
Electricity generation and distribution 
Air handling units  
Ductwork and distribution 
Cold water distribution 
Hot water distribution 
Water treatment systems 
Drainage system 
Lifts and escalators 
Firefighting installations 
Communication and security installations 
Telecoms and data installations 

Connections and diversions 
Substations and equipment 
Paving and other hard surfacing 
Fencing, railings and walls 
Drainage systems 

Adapted from CEN (2011), BCIS (2012), DGNB (2014), BRE (2016) 

2 If the share of underground car parking (usable area plus traffic area) accounts for more than 25% of the 
total useful floor area, the traffic area of the underground parking must be subtracted from the total useful 
floor area. 

15 

 
 
 
 
 
 
 
                                           
1.2  The building type, ownership and market segment 

The functional equivalent shall be described in terms of the location, age and physical 
form of the building.  In addition, the market segment and ownership structure shall be 
described.  The description shall comprise the information presented in table 1.2.  

Following the principle of functional equivalence, results shall be reported for a reference 
unit. In Life Cycle Assessment, a reference unit is also commonly referred to as a 
'reference flow'.  This shall be either:  

o  a reference unit of an office building, or  
o  a reference unit for a house, or 
o  a reference unit for each distinct house type or apartment type that forms part of 

a block, a larger property development or a housing stock. 

In the case of multiple units of housing, the schedule of accommodation (the number of 
each different type of unit there are) shall be provided, together with the rationale for 
selection of the house or apartment types as being representative.   

16 

 
 
 
 
Table 1.2. Functional description of the building 

Parameter 

Office buildings 

Residential buildings 

Location 

Climate zone 

Country and region 

Zone (selected from figure 1.1) 

Heating and cooling degree days 3  

Project type 

New build or major renovation 

Year of construction  

For both new-build and major renovations 

For major renovations only 

Original year of 
construction 

Service life or 
holding period 

Building form 

Clients intended service life or 
investment holding period in 
years (to be specified which) 

Low rise office park 
In-fill urban block 
   Perimeter urban block 
   Urban city block 
   Tower/skyscraper 
   Other (to be described) 

Property schedule 4 

Total useful floor area 

Market segment 

Owner occupation or for rent, 
with reference to a combination 
of the following BOMA building 
class definitions 5: 

International base definitions: 

Investment 
Institutional 
   Speculative 

Metropolitan base definitions  

A: Premium rental 

B: Average rental 

C: Below average rental 

   Clients intended service life  
investment holding period 
   the warrantied service life of 

property for sale 
   Free standing, detached 

house 

   Semi-detached house 
   Row or terraced house 
   Multi-family house or 
apartment block 
(up to 4 floors/5-12 
floors/more than 12 floors) 

Schedule of accommodation for the 
development or renovated stock  

   Number of units per bed 

space/form type 

   Net useful floor area of each 
form type in the schedule 

By tenure 

   Owner occupation  
Leasehold, social  
Leasehold, market rental  
Leasehold, student 
Leasehold, seniors 
   Other (to be described) 

3 This can be obtained from local weather data or the energy performance assessment for a building 
4 Measured in accordance with the International Property Measurement Standards (IPMS) as specified in 
Section 1.3.   
5 BOMA (Building Owners and Managers Association), Building class definitions, 
http://www.boma.org/research/Pages/building-class-definitions.aspx 

17 

 
 
 
  
  
  
  
  
 
  
  
  
  
                                           
Servicing 

With/without centralised 
ventilation and/or  air 
conditioning 

With/without centralised heating, 
ventilation and/or air conditioning 

For leasehold office buildings, assumptions about future void rates shall be used to 
calculate the proportion of the floor area, and therefore the associated resource use, that 
is anticipated to be unoccupied on average during the buildings service life.  For 
residential buildings, the same may be done for leasehold properties if the intention is to 
report on average performance for unit types across a housing stock. 

Zone 5 

Zone 4 

Zone 3 

Zone 2 

Zone 1 

Figure 1.1  European climate zones defined by heating and cooling degree days 

Source: Ecofys (2012) Keepcool II (2010) 

1.3  The unit to be used for comparative purposes 

1.3.1  Reference floor area measurement 

A reference unit allows results to be normalised to a common measurement or 
parameter that is related to the building or its users.   

The basic reference unit to be used throughout the Level(s) framework is one square 
metre (m2) of useful internal floor area.   

For the purposes of this framework, the International Property Measurement Standards 
(IPMS) for offices and residential buildings 6 shall be used as the reference standards. 
The IPMS standards are broadly equivalent to the reference area defined in EN 15603 
and prEN ISO 52000-1, which is a measurement of the net internal area inclusive of 
shared circulation areas that are within the thermal envelope.  

6 International Property Measurement Standards Coalition, International Property Measurement Standards: 
Office Buildings, November 2014 and Residential buildings, September 2016 

18 

 
 
 
 
 
 
 
                                           
Table 1.3 identifies the specific IPMS standards that shall be used, together with those 
items that shall be included or excluded from a floor area measurement exercise. In all 
cases, the method used shall be reported on for comparative purposes.  

Table 1.3. Reference internal floor area definitions to be used for office and residential 
buildings 

Office building  

Residential building  

(IPMS measurement standard 3) 

(IPMS measurement standard 3B) 

Inclusions 

All internal walls and columns within 
each occupant's exclusive area.  

Circulation areas within an occupant's 
exclusive area, and those shared 
between different occupants. 

The floor area shall be measured to 
the internal dominant face of walls or 
the centre line of common walls 
shared between tenants.   

Exclusions 

Those parts of a building providing 
shared or common facilities that do 
not change over  time:  

   stairs,  
   escalators,  

lifts and motor rooms,  

   toilets,  
   cleaner's cupboards,  
   plant rooms,  
   fire refuge areas, and  
   maintenance rooms. 

The area in exclusive occupation, 
including the floor area occupied by 
internal walls and columns. 

The floor area shall be measured to the 
internal dominant face and the finished 
surface of all full height internal walls. 

Fully glazed partitions are not regarded 
as permanent internal walls. 

   Patios 
   Unenclosed parking areas, which 

may be measured or defined by the 
number of spaces 

   Staircase openings 
   Voids where the area, including the 
enclosing wall, is greater than 0.25 
m2. 

Separate 
items 

To be reported separately: 

To be reported separately: 

   balconies,  
   covered galleries, and  
   rooftop terraces in exclusive use 

   Attics, basements and cellars 
   Balconies and verandas in exclusive 

use 

   Enclosed garages 
   Limits use areas 

Source: IPMS (2014, 2016) 

1.3.2  Optional additional comparative reference units 

In some cases, two further reference units may be used to more accurately measure the 
resource intensity of a building:  

o 

o 

for office buildings: per area of workspace occupied by each full time person 
equivalent,  
for residential buildings: per bed space.   

Performance normalised according to these alternative reference units shall be reported 
in addition to, and not as a substitute for, the basic reference unit. 

19 

 
 
 
 
 
  
 
 
 
 
1.4  How the building will be used and the lifespan of its elements 

The degree of wear and tear that a building is exposed to will have an impact on the 
lifespan of the building and of its constituent elements.  The main factors relate to the 
environment in which a building is located, how the occupants use a building and how it 
is maintained. 

1.4.1  Building level in-use conditions 

The typical in-use conditions for the building in its location shall be described.  The 
general framework for describing in-use conditions provided by ISO 15686-8 shall be 
used.  This standard lists seven factors of relevance (see table 1.4).  These relate to the 
outdoor environment (local climate, surroundings) and how the building will be used (see 
the next section 1.4.2). Reporting shall as a minimum address factors D, E, F and G. 

Table 1.4 Factor categories for building element service life estimation 

Source: ISO (2008) 

1.4.2  Building occupation and conditions of use 

The anticipated occupation and patterns of use shall be described, as well as the 
'conditions of use'.  The latter may be pre-defined by national calculation methods to 
assess energy performance. Some of the information to describe the conditions of use 
for a building may be provided by national calculation methods for energy performance, 
or if this is not available, by EN ISO 13790 (Annex G.8) or EN ISO 52016-1. 

Table 1.5 Projected patterns of occupation and conditions of use 

Parameter 

Office buildings 

Residential buildings 

Conditions of use 

National calculation method for energy performance that defines the 
building's conditions of use 

Projected 
occupancy density 

Area of workspace in m2 per full 
time person equivalents 7  

Projected pattern 
of occupation 

Number of hours and days per 
year 

n/a 

n/a 

Assumed void rate 

Applicable to leasehold property/space. 

Proportion of lettable floor space projected, on average, to be 
vacant/unoccupied. 

7 See the IPD Global Estate Measurement code for occupiers, Tenth edition, September 2013. 

20 

 
 
 
 
                                           
1.4.3  Building element service lifespan estimations 

Service lifespans for the minimum scope of building parts and elements shall be 
estimated according to the factor methodology in ISO 15686-8.  Specific standards 
relating to building elements may also be valuable, e.g. EN 15459 and heating systems. 

In the absence of estimations made by manufacturers and suppliers, the typical service 
lifespans in table 1.5 may be used.  More detailed, generic lifespans can be obtained 
from building costing tools, as well as some carbon footprinting and LCA tools.   

Determination of specific building element service lifespans is addressed further and can 
be reported on as part of scenario 1 of the 2.2 Life cycle scenario tools. 

Table 1.6  Typical service lives for the minimum scope of building parts and elements 

Building parts 

Related building elements 

Expected lifespan 

Shell (substructure and superstructure) 

Load bearing structural 
frame 

   Frame (beams, columns and slabs) 
   Upper floors 
   External walls 
   Balconies 

60 years 

Non-load bearing 
elements 

   Ground floor slab 
   Internal walls, partitions and doors 
   Stairs and ramps 

30 years 

Facades 

   External wall systems, cladding 

and shading devices 

   Façade openings (including 

windows and external doors) 
   External paints, coatings and 

renders 

Roof 

   Structure 
   Weatherproofing 

30 years (35 years 
glazed) 
30 years 

10 years (paint) 
30 years (render) 

30 years 

Parking facilities 

   Above ground and underground 

60 years 

(within the curtilage of the building 
and servicing the building 
occupiers) 8 

Core (fittings, furnishings and services) 

Fittings and furnishings 

   Sanitary fittings 
   Cupboards, wardrobes and 

20 years 
10 years 

worktops 

   Floor finishes, coverings and 

coatings 

   Skirting and trimming 
   Sockets and switches 
   Wall and ceiling finishes and 

coatings 

30 years (finishes) 
10 years (coatings) 
30 years 
30 years 
20 years (finishes) 
10 years (coatings) 

8 If the share of underground car parking (usable area plus traffic area) accounts for more than 25% of the 
total useful floor area, the traffic area of the underground parking must be subtracted from the total useful 
floor area. 

21 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                           
15 years 

20 years 
30 years 
15 years 
15 years 
30 years 

20 years 
30 years 

25 years 

20 years 
30 years 
15 years 

In-built lighting system 

   Light fittings  
   Control systems and sensors 

Energy system 

   Heating plant and distribution 
   Radiators 
   Cooling plant and distribution 
   Electricity generation  
   Electricity distribution 

Ventilation system 

   Air handling units  
   Ductwork and distribution 

Sanitary systems 

Other systems 

External works  

Utilities 

Landscaping 

   Cold water distribution 
   Hot water distribution 
   Water treatment systems 
   Drainage system 

   Lifts and escalators 
   Firefighting installations 
   Communication and security 

installations 

   Telecoms and data installations 

15 years 

   Connections and diversions 
   Substations and equipment 

30 years 

   Paving and other hard surfacing 
   Fencing, railings and walls 
   Drainage systems 

25 years 
20 years 
30 years 

Adapted from RICS (2017), ETool (2017) 

1.5  The timescale for the performance assessment 

The reference study period to be used for all buildings assessed according to the Level(s) 
framework is 60 years.   

Users may additionally report on the performance of the building for a client's intended 
service life or investment holding period, which may be shorter or longer than the 
reference study period.   

The overall building service life is the subject of scenario 1 of the 2.2 Life cycle scenario 
tools. 

1.6  Which stages in the life cycle  

The system boundary shall encompass all the life cycle stages illustrated in Figure 1.2. 
For renovated existing buildings, the system boundary shall encompass all life cycle 
stages that relate to the extension of the building's service life.  

Any reduction in the scope of life cycle stages for the purpose of making a performance 
assessment using the Level(s) framework shall be clearly stated in the reporting. 
Guidance on the statements that should accompany the reporting is provided for 
indicator 1.2 and cradle to cradle LCA (see section 7).  

22 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
For each life cycle stage (or module) to which impacts are assigned, the system shall 
include all upstream and downstream processes needed to establish and maintain the 
function of the building.  This shall include the point where materials and energy exit the 
system boundary during or at the end of the building's life cycle – referred to in the 
reference standard EN 15978 as life cycle Module D. 

In some cases, buildings that are already on the site to be developed may be required to 
be demolished prior to the construction of a new building, or an existing building may be 
the subject of strip out or remodelling works prior to a major renovation.  In both of 
these cases, the benefits and loads arising from the recovery of demolition or strip out 
materials shall be considered to be outside of the system boundary.  The benefits and 
loads must therefore be allocated to the previous building in order to avoid double 
counting.    

Figure 1.2. Modular schematic of building life cycle stages 

Source: CEN (2011) 

23 

 
 
 
 
 
 
1.7 Suggested reporting format for the building description 

The data collected according to guidance in sections 1.1 – 1.6 shall be compiled and 
reported on as presented in the reporting format below.   

The building type shall in all cases be clearly identified in any reporting.  In the case of a 
mixed use building the sub-division of floor areas shall additionally be identified.  

Description of the building to be assessed  

(to be compiled and reported on for all Levels of assessment) 

Parameter 

Office buildings 

Residential buildings 

Location 

Climate zone 

Country and region 

Zone (selected from figure 1.1) 

Heating and cooling degree days  

Project type 

New build or major renovation 

Year of construction  

For both new-build and major renovations 

Original year of 
construction 

Service life or 
holding period 

For major renovations only 

Clients intended service life or 
investment holding period in 
years (to be specified which) 

Clients intended service life or 
investment holding period. 

Warrantied service life of property 
for sale. 

Building form 

Please select from 

Please select from: 

Low rise office park 
In-fill urban block 
   Perimeter urban block 
   Urban city block 
   Tower/skyscraper 
   Other (to be described) 

   Free standing, detached 

house 

   Semi-detached house 
   Row or terraced house 
   Multi-family house or 
apartment block 
(up to 4 floors/5-9 
floors/more than 9 floors) 

Property schedule 9 

Total useful floor area 

Schedule of accommodation for the 
development or renovated stock  

   Number of units per bed 

space/form type 

   Net useful floor area of each 
form type in the schedule 

Floor area 
measurement 

IPMS Office 3 

IPMS Residential 3c 

(or another standard that should  
be specified) 

(or another standard that should be 
specified) 

9 Measured in accordance with the International Property Measurement Standards (IPMS) as specified in 
Section 1.3 and to be reported in the following field.   

24 

 
 
 
 
  
  
 
                                           
Market segment 

By tenure 

   Owner occupation  

Leasehold, social  
Leasehold, market rental  
Leasehold, student 
Leasehold, seniors 
   Other (to be described) 

Owner occupation or for rent, 
with reference to a combination 
of the following BOMA building 
class definitions 10: 

International base definitions: 

Investment 
Institutional 
   Speculative 

Metropolitan base definitions  

A: Premium rental 

B: Average rental 

C: Below average rental 

Servicing 

With/without centralised 
ventilation and/or  air 
conditioning 

With/without centralised heating, 
ventilation and/or air conditioning 

Conditions of use 

National calculation method for energy performance that defines the 
building's conditions of use 

Projected occupancy 
density 

Area of workspace in m2 per full 
time person equivalents  

Projected pattern of 
occupation 

Number of hours and days per 
year 

n/a 

n/a 

Assumed void rate 

Applicable to leasehold property/space. 

Proportion of lettable floor space projected, on average, to be 
vacant/unoccupied. 

10 BOMA (Building Owners and Managers Association), Building class definitions, 
http://www.boma.org/research/Pages/building-class-definitions.aspx 

25 

 
 
  
  
 
  
  
  
  
 
 
                                           
2.  The indicators by macro-objective 

Macro-objective 1: Greenhouse gas emissions along a buildings life cycle 

Key terms and definitions used 

Biogenic carbon 

carbon derived from biomass 

Biomass 

Building envelope 

Calculation step 

material of biological origin excluding material embedded in 
geological formations and material transformed to fossilized 
material, excluding peat 

the integrated elements of a building which separate its 
interior from the outdoor environment; 

discrete time interval for the calculation of the energy needs 
and uses for heating, cooling, ventilation, humidification and 
dehumidification 

Carbon dioxide equivalent 
(CO2e) 

unit for comparing the radiative forcing of a greenhouse gas to 
that of carbon dioxide  

Calculated energy assessment 

energy rating based on calculations of the weighted delivered 
and exported energy of a building for heating, 

cooling, ventilation, domestic hot water and lighting 

Carbon footprint (or whole life 
carbon measurement) 

sum of greenhouse gas emissions and removals in a product 
system, expressed as CO2 equivalents and based on a life 
cycle assessment using the single impact category climate 
change 

Carbon storage 

Commissioning 

Delivered energy 

carbon removed from the atmosphere and stored as carbon in 
a product 

Clarifying building system performance requirements set by 
the owner, auditing different judgments and actions by the 
commissioning related parties in order to realise the 
performance, writing necessary and sufficient documentation, 
and verifying that the system enables proper operation and 
maintenance through functional performance testing.  

energy, expressed per energy carrier, supplied to the technical 
building systems through the system boundary, to satisfy the 
uses taken into account (heating, cooling, ventilation, 
domestic hot water, lighting, appliances, etc.) or to produce 
electricity 

Direct land use change (dLUC) 

change in human use or management of land within the 
product system being assessed 

Dynamic simulation 

Exported energy 

a method of building energy simulation that calculates the 
heat balance with short times steps (typically one hour) to 
take into account the heat stored in, and released from, the 
mass of the building. 

energy, expressed per energy carrier, delivered by the 
technical building systems through the system boundary and 
used outside the system boundary 

Fossil carbon 

carbon which is contained in fossilised material 

26 

 
 
Functional performance testing 

A set of tests that define the functionality and verify the 
behaviour of a system. These tests are usually defined by the 
commissioning authority in order to verify that building 
systems are completed to satisfy the owner’s project 
requirements and demonstrate functional performance. 

Global Warming Potential (GWP) 

characterization factor describing the radiative forcing impact 
of one mass-based unit of a given greenhouse gas relative to 
that of carbon dioxide over a given period of time 

Greenhouse gas (GHG) 

gaseous constituent of the atmosphere, both natural and 
anthropogenic, that absorbs and emits radiations at specific 
wavelengths within the spectrum of infrared radiation emitted 
by the Earth's surface, the atmosphere, and clouds 

Greenhouse gas emission 

mass of a greenhouse gas released to the atmosphere 

Greenhouse gas emission factor  mass of a greenhouse gas emitted relative to an input or 

output of a unit process or a combination of unit processes 

Greenhouse gas sink 

process that removes a greenhouse gas from the atmosphere 

Indirect land use change (iLUC) 

change in the use or management of land which is a 
consequence of direct land use change but which occurs 
outside the product system being assessed 

Measured energy assessment 

energy rating based on measured amounts of delivered and 
exported energy, as measured by meters or other means 

Offsetting 

mechanism for compensating for all or for a part of the carbon 
footprint through the prevention of the release of, reduction 
in, or removal of an amount of greenhouse gas emissions in a 
process outside the boundary of the product system 

Primary energy 

energy from renewable and non- renewable sources which has 
not undergone any conversion or transformation process. 

(Total) Primary energy factor 

Quasi steady state simulation 

Set point temperature 

for a given energy carrier, non-renewable and renewable 
primary energy divided by delivered energy, where the 
primary energy is that required to supply one unit of delivered 
energy, taking account of the energy required for extraction, 
processing, storage, transport, generation, transformation, 
transmission, distribution, and any other operations necessary 
for delivery to the building in which the delivered energy will 
be used 

a method of building energy simulation that calculates the 
heat balance over a sufficiently long time (typically one month 
or a whole season) to take dynamic effects into account by an 
empirically determined gain and/or loss utilization factor; 

internal (minimum intended) temperature as fixed by the 
control system in normal heating mode, or internal (maximum 
intended) temperature as fixed by the control system in 
normal cooling mode 

Technical building system 

technical equipment for heating, cooling, ventilation, domestic 
hot water, lighting and electricity production 

27 

 
 
 
 
1.1 Indicator of use stage energy performance 

1.1  Use stage energy performance  

Where to find the guidance for each Level  

1.1.1 Primary energy demand 

Level 1 common performance assessment 

1.1.2 Delivered energy demand   

Level 2 comparative performance assessment 

        (supporting indicator)   

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

L1 

1.1.1  Level 1 - Making a common performance assessment  

For a common performance assessment, the following calculation methodology and 
reporting format shall be used. This requires reporting on the assessment type and the 
calculation method used, which shall be based on those required for building permitting 
and/or for issuing Energy Performance Certificates (EPCs) in each Member State in 
accordance with the Directive 2010/31/EU for the Energy Performance of Buildings 
(EPBD).  In practice, this means that the results from existing performance assessments 
can potentially be used for reporting. 

1.1.1.1  Calculation methodology and data requirements 

Calculation methodology to be used 

Indicators 1.1.1 and 1.1.2 require the energy demands of a building to be simulated and 
calculated, with a focus on both the primary energy demand of the building's technical 
systems and the efficiency of the building envelope, and the delivered energy demand 
that can subsequently be monitored using data from metering. 

The underlying calculation method for each component of a buildings energy demand is 
provided by the CEN standards that support the Directive 2010/31/EU for the Energy 
Performance of Buildings. However, Member States are not obliged to use the standards, 
but they can apply calculation methodologies according to national or regional 
circumstances. This means that national calculation methods that are required to be 
used in order to calculate the energy performance of buildings and to issue Energy 
Performance Certificates (EPCs) can also be used as the basis for reporting.   

An important first step is to decide which input data shall be used.  This shall be done 
through identification of the energy performance of building assessment type and sub-
type from the table of those presented in prEN ISO 52000-1 (see table 1.1.1). 
Performance assessment results for the two indicators can be obtained from existing 
documents based on national calculation methods used to acquire a building permit 
and/or from EPCs already issued.   

Further guidance on the aspects of energy demand addressed by each of the two sub-
indicators and the relevant reference standards, is provided below: 

o  1.1.1 Total primary energy demand: Weighting factors shall be applied to the 

calculated building energy needs according to EN 15603 or EN 52000-1 in order 
to obtain the total primary energy demand.  This is a calculation of the overall 
system efficiency of the building's technical systems (HVAC installation, heat and 
power generation, domestic hot water supply, built-in lighting installation) and 
the fuels and energy carriers used.  This energy use can then potentially be 
disaggregated into its non-renewable and renewable components; 
   Non-renewable primary energy demand: The primary energy demand of the 
building that is met by non-renewable sources, without accounting for any 
export of non-renewable energy generated on site (such as from CHP); 
   Renewable primary energy demand: The primary energy demand of the 

building that is met by renewable sources, without accounting for any export 
of renewable energy generated on site (such as from solar PV);.   

28 

 
 
o  1.1.2 Delivered energy demand: Delivered energy is the energy delivered to the 
building in the form of electricity, heat and fuel in order to satisfy uses within the 
building (heating, cooling, ventilation, domestic hot water, lighting, appliances, 
etc.).  An important focus of the calculation method is on the thermal 
performance of the building envelope: 
-  The building envelope (energy needs): This is the starting point for calculation 

methods developed according to EN ISO 13790 and EN ISO 52016.  
Orientation, control of solar gains and daylighting, thermal inertia and zoning 
have to be considered; 

In the context of using this framework, it is important to note that exported renewable 
energy is to be reported separately.  This is because the Level(s) framework takes a life 
cycle approach and, according to reference standard EN 15978, exported energy is 
reported as a benefit beyond the building's system boundary, under Module D. In-built 
lighting may not be specifically covered in all national or regional calculation methods.  
As a result, either the omission from the calculations, or a separate calculation method if 
used, shall be noted in the reporting. The reference standard for lighting estimates shall 
be EN 15193. 

Table 1.1.1  Energy Performance of Building assessment types 

Type 

Sub-type 

Calculated 
(asset) 

Design  

Input data 
Use 
Standard  

Climate  
Standard  

Building 
Design  

As built  

Standard  

Standard  

Actual  

Tailored  

Depending on purpose  

Measured 
(operational) 

Climate 
corrected  
Use 
corrected  
Standard  

Actual  

Corrected 
to standard  
Corrected 
to standard  

Corrected 
to standard  
Actual  

Actual  

Actual  

Type of application 

Building permit, 
certificate under 
conditions  
Energy performance 
certificate, regulation  
Optimisation, 
validation, retrofit 
planning, energy 
audit 
Monitoring, or energy 
audit  
Monitoring  

Corrected 
to standard  

Actual  

Energy performance 
certificate, regulation  

29 

 
 
 
 
Guidance note 1.1 for design teams 

Options for ensuring the consistency of the energy calculation method used 

The majority of national calculation methods are currently based on EN 15603 and its 
associated standards. It is anticipated that over time these methods will be updated to 
reflect the new EN ISO 52000 series. There will therefore be a transitional period during 
which either standard may be referred to. 

Options available to users of the Level(s) framework across the EU could therefore 
include: 

o  Use of a national calculation method and associated software tools developed 

according to one of the reference CEN standard series; 

o  Use of independently developed and validated software tools developed according 

to one of the reference CEN standard series; 

o  Direct use of the calculation method laid down within one of the reference CEN 

standard series. 

In each of these cases, it should be indicated in the reporting that a method developed 
according to a relevant CEN standard has been used or. If none is available, the CEN 
standard itself (or its nationally adopted equivalent) can be used. 

Data requirements and sources  

Table 1.1.2 summarises the potential data sources to use when making simplified 
calculations of performance, using the common metric.  

Table 1.1.2 Specification of the main data requirements and potential sources 

Data item 

Potential source 

Default EU values 

National, regional or locally 
specific values 

Conditions of use 
and occupancy  

EN ISO 13790 (Annex G8) 

ISO/TR 52000-1/2 

EN ISO 52016-1 

National or regional calculation 
method 

Thermal envelope 
description 

EN ISO 13790 (Annex G) 

EN ISO 52016-1  

National or regional calculation 
method: certified products and 
details 

Building services 
description 

EN ISO 13790 (Annex G) 

EN ISO 52016-1  

National or regional calculation 
method: certified products 

Reference year 
climate file 

Three climate zones        
(EN 15265 test cases) 

National or regional calculation 
method 

Member State Meteorological 
Offices 

Primary energy 
factors 

EN 15603 (Annex E) 

EN 52000-1 (Annex B.10) 

National or regional calculation 
method 

30 

 
 
   
 
 
Internal 
temperature set 
points 

EN ISO 13790 (Annex G) 

EN ISO 52016-1 

National or regional calculation 
method 

Ventilation and 
infiltration rates 

EN 15241 

EN 15242 

National or regional calculation 
method 

Internal gains as 
heat flows 

EN ISO 13790 (Annex J) 

EN ISO 52016-1 

National or regional calculation 
method 

Heating/cooling 
system 
characteristics and 
capacity 

- 

National or regional calculation 
method: certified products 11  

11 This may include reference to product characteristics laid down in Ecodesign Implementing Measures, Energy 
Labelling legislation or other relevant harmonised standards. 

31 

 
 
 
 
 
 
 
                                           
1.1.1.2  Suggested reporting format for results 

Users shall identify from the options given, and with reference to table 1.1.1, the sub-
type of energy performance of buildings assessment they have carried out.   

In addition, the calculation method used, and whether it is based on the EN standards 
series or not, shall be indicated. 

Indicator 1.1 Level 1 common assessment reporting format 

Part 1: Type of performance assessment 

Reporting item 

Reporting  

Energy Performance of Buildings 
assessment type 

Energy Performance of Buildings 
assessment sub-type 

Calculation 
method 

EN standard 
compliant 
calculation 
method? 

Specific method 
used and related 
CEN standard 
series 

(select/delete as appropriate) 

   Calculated (asset) 
   Measured (operational) 

   Calculated (asset): Design or as 

built or standard 

   Measured (operational): 

Standard 

Yes/no 

e.g. EN 15603, prEN 52000-1 

Part 2: Performance assessment results 

Reporting 
headings 

Total 

Energy uses (kWh/m2/yr) 

(kWh/m2/yr) 

Heating 

Cooling 

Ventilation   Hot 

Lighting 

water 

1.1.1 Use stage primary energy demand 

Total 
primary 
energy 
demand 

Non-
renewable 
primary 
energy 
demand 

Renewable 
primary 
energy 
demand 

Exported 
energy 
generated 

32 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1.1.2  Use stage delivered energy demand 

Fuels 

District 
energy 

Electricity 

33 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1.1.1.3  Monitoring of as built and occupied performance 

Evidence shows that a commitment to carry out quality and functional performance 
testing of a completed building focusses attention on design details, construction quality 
and the correct installation of services.   

Performance targets can be laid down which will later be checked on site during 
completion of the building.  For offices, this may be applied to the whole or a part of a 
building.  For multi-unit residential building projects, these may be applied to a sample 
of properties.  Reference standards that can be used are identified in guidance note 1.2. 

Guidance note 1.2 for design teams and construction management  

Checking the as built and completed energy performance of a building 

Testing of the completed building envelope, combined with comprehensive 
commissioning, can help focusing attention on the quality of design and the execution of 
works and installations at earlier stages.  

Quality and functional performance testing requirements can be specified with reference 
to specific tests, routines and standards: 

o  Testing of the quality and integrity of the building envelope, with reference 

standards to include:  

   Air tightness using a fan pressurisation test (EN ISO 9972)  

Integrity by thermal imaging survey (EN 13187) 

o  Commissioning of Heating, Ventilation and Air Conditioning (HVAC) systems, with 

reference standards to include: 

   Functional performance testing of the system operating characteristics (EN 

12599) 

   Checking of the integrity of ventilation duct work (EN 15727) 
o  Commissioning of low or zero carbon energy generation technologies, with 

reference to best practice for each technology. 

The Intelligent Energy Europe funded project QUALICHeCK provides further guidance on 
ensuring the quality of works, including a range of case studies from across the EU 12.  

1.1.2  Making Level 2 and 3 assessments  
1.1.2.1  Level 2 - Comparative performance assessments 

L2 

Basic rules for comparative reporting 

Comparative performance assessments shall be made on the basis of the same type and 
sub-type.  To use this reporting option, a number of inputs to the simulation of a 
building shall be fixed:  

o  Use of standard input data: Data provided at national level or the default data 

provided in Annex G of EN ISO 13790 shall be used.  This shall include the use of 
standard occupancy data (see Annex G.8). 

o  Choice of calculation method: The quasi-steady state and simplified hourly 

dynamic methods described in EN ISO 13790 may be used.  If a dynamic method 
is chosen, the results shall be validated according to the criteria and test cases in 
EN 15265 and the variance rating reported.  

12 QUALICHeCK (2016) Source book on Guidelines 
for better enforcement of quality of the works, www.qualicheck-platform.eu 

34 

 
 
  
 
 
                                           
o  Climate data: For measured assessment, the performance shall be corrected in 
relation to the test reference year for the local area or region, following the 
method in EN 15603.   

o  Primary energy factor: The system boundary shall encompass the primary energy 
required to extract and transport the energy carried to the building, as well as 
any other associated operations. 

The conditions of use will already have been fixed according to national/regional 
requirements for the purposes of a regulated energy performance assessment.  
Measured data shall be corrected in accordance with requirements in the CEN 
standards EN 15603  or prEN 52001-1.   

Table 1.1.3 summarises potential data sources for simplified calculation of performance 
using fixed parameters.  It is recommended that special attention is paid to the quality 
and compliance of third party input data, in relation to which further guidance is 
provided in this section. 

Table 1.1.3  Default data sources to be used 

Data item 

Potential source 

Default EU values 

National, regional or locally 
specific values 

Conditions of use 
and occupancy  

EN ISO 13790 (Annex G8) 

ISO/TR 52000-1/2 

EN ISO 52016-1 

National or regional calculation 
method 

Thermal envelope 
description 

EN ISO 13790 (Annex G) 

National or regional calculation  

EN ISO 52016-1  

method: certified products and 
details 

Building services 
description 

EN ISO 13790 (Annex G) 

EN ISO 52016-1  

National or regional calculation 
method: certified products 

Reference year 
climate file 

Three climate zones        
(EN 15265 test cases) 

National or regional calculation 
method 

Member State Meteorological 
Offices 

Primary energy 
factors 

EN 15603 (Annex E) 

EN 52000-1 (Annex B.10) 

National or regional calculation 
method 

Internal 
temperature set 
points 

EN ISO 13790 (Annex G) 

EN ISO 52016-1 

National or regional calculation 
method 

Ventilation and 
infiltration rates 

EN 15241 

EN 15242 

National or regional calculation 
method 

35 

 
 
 
 
 
 
 
 
Internal gains as 
heat flows 

EN ISO 13790 (Annex J) 

EN ISO 52016-1 

National or regional calculation 
method 

Heating/cooling 
system 
characteristics and 
capacity 

- 

National or regional calculation 
method: certified products 13  

Ensuring the quality and compliance of input data 

Input data may also be available that has been checked and certified for use – for 
example, performance data for architectural details that can minimise thermal bridging.  
Use of this input data may be a requirement of a national calculation method in order to 
ensure comparability. Its use may therefore help ensuring that calculations are 
compliant with national calculation methods. The QUALICHeCK project provides further 
orientation on ensuring the quality and compliance of input data (see guidance note 
1.3). 

Guidance note 1.3 for design teams 

Ensuring the quality and compliance of the input data used in an 
performance assessment 

The Intelligent Energy Europe funded project QUALICHeCK has sought to identify 
how the quality and compliance of input data can be ensured14.  Examples of 
sources of compliant input data can include: 

o  Pre‐calculated values for certain technologies/aspects; 
o  Procedures for generating reliable data for innovative products; 
o  Databases of product characteristics; 
o  Rules for consistent declarations of product performance. 

These sources may also be subject to third party verification. 

L3 

1.1.2.2  Level 3 - Design performance optimisation 
This type of assessment shall use input data that is as representative as possible of the 
location and intended conditions of use, to include a focus on the following aspects: 

  Aspect 1.1 – Technical representativeness of the building use patterns 
  Aspect 1.2 – Technical representativeness of the input data used 
  Aspect 2.1 – Geographical representativeness of the weather data used 
  Aspect 2.2  - Geographical representativeness of the primary energy factors used 
  Aspect 3.1 –Time representativeness of the calculation method 
  Aspect 3.2 – Time representativeness of the energy demand profiling 

For each of these aspects, guidance is provided on how to improve the 
representativeness and precision of the calculations. For a calculated performance, the 
assessment may therefore be tailored, reflecting the assessment sub-type described in 
the CEN standards or in national/regional calculation methods.   Building renovations 

13 This may include reference to product characteristics laid down in Ecodesign Implementing Measures, Energy 
Labelling legislation or other relevant harmonised standards. 
14 QUALICHeCK (2016) Compliant and Easily Accessible EPC Input Data, http://qualicheck-
platform.eu/results/reports/ 

36 

 
 
 
 
 
                                           
shall follow the guidance in the CEN standards on preparing a 'validated building 
calculation model'.   

Users should then report on which aspects they have focussed on.  The more aspects 
addressed the better the reliability rating that will be obtained, as the rating improves in 
function of accuracy and representativeness.  

Key aspects to focus attention on 

The design optimisation aspects highlighted for indicator 1.1 focus on those that 
contribute to the representativeness and precision of the calculated performance of a 
building:    

Aspect 1.1 – Technical representativeness of the building use patterns 

Focus of attention: The use of input data that is representative of the conditions of use 
and occupancy patterns associated with the building. 

The design team shall define in as a representative way as possible the input data for 
the simulation.  The starting point shall be predicted occupancy pattern and density for 
the building and the conditions of use with respect to how areas will be heated and 
cooled.  This shall then be used as the basis for defining: 

o 
Internal temperature set points 
o  Ventilation and infiltration rates 
o 
Internal gains and heat flows 

In the case of building renovations, surveys of the existing occupants of a building or a 
building stock can provide additional refinement of the understanding of occupancy 
patterns and user behaviour.  It is important to study user behaviour because evidence 
has shown that, particularly in residential building renovations, there can be a 'rebound 
effect' whereby the efficiency improvements are offset by greater energy use by 
occupants. 

Aspect 1.2 – Technical representativeness of the input data used 

Focus of attention: The extent to which the performance data for building materials and 
energy systems is representative of certified or actual performance. 

Although input data may comply with standards or calculation method requirements, it is 
important to note that it may not result in a more accurate simulation of the as-built 
performance, rather it will help ensure a comparable performance assessment.   

Greater precision can be achieved by calculating or obtaining input data for the 
performance of specific building details or, in the case of building renovations, 
calculating or obtaining input data for the performance of specific construction details 
identified from condition surveys.   

The performance of technologies such as renewable energy generation can be modelled 
separately in order to provide more representative input data.  

Aspect 2.1 – Geographical representativeness of the weather data used 

Focus of attention: The use of weather files that are as representative as possible of the 
location of the building.   

The most likely option for achieving greater representativeness would be a medium term 
(20 or 30 year) set of averages for a standard local weather station.  The Joint Research 
Centre has created an open access hourly weather file database that can be used across 

37 

 
 
the EU15. Further reanalysis of weather datasets to take into account urban heat island 
effects could add additional precision to simulations for a given location.   

Aspect 2.2  Geographical representativeness of the primary energy factors used 

Focus of attention: The use of primary energy factors that are representative of the 
location of the building.   

The reference standards EN 15603 and prEN ISO 52000-1 provide default primary 
energy factors for on-site, nearby or distant energy sources. These represent averages 
for the EU.  However it would preferable to use the primary energy factors provided as 
part of a national calculation method can be used. These would be more representative 
of the energy mix for the specific country.   

Aspect 3.1 –Time representativeness of the calculation method 

Focus of attention: The use of either a 'steady state' or a 'dynamic' method of simulating 
the energy performance of a building.   

The two methods differ in how accurately they are able to simulate the thermodynamic 
performance of a building, particularly in terms of how solar heat gains are accounted for 
within a simulation.   

Steady state simulations use weather data which has a seasonal or monthly time 
interval, whereas dynamic simulations use weather data with an hourly time interval, as 
well as taking into account many more factors that will influence performance.   

Steady state models can estimate overall annual consumption to a reasonable accuracy 
but are unreliable when the building’s performance is determined by variations in 
temperature and solar radiation that take place on a daily and hourly basis. For this 
reason, it is particularly beneficial to use dynamic simulation in Southern European 
countries, where there is a greater duration and intensity of solar radiation during the 
year, daily and hourly variations in which can have a significant influence on 
performance.   

Dynamic simulation can also be used to model the potential contribution of daylighting, 
based on both the availability of daylight and the amount of building floor area 
illuminated.  More information on daylighting simulation can be found under aspect 4.3 
of macro-objective 4.  

Currently, national calculation methods in EU may, in accordance with EN ISO 13790 and 
EN ISO 52016-1, be based on a seasonal or monthly steady state, simplified hourly or 
fully dynamic method.  As a result, the precision of the performance assessment carried 
out for building permitting may differ.   

A design team may choose to use a simple hourly or dynamic method in order to fine 
tune the building design to the local climate.   However, it is important to note that the 
precision of the results will to some extent depend on the knowledge and experience of 
the professionals carrying out the simulation.  This is because dynamic simulations are 
more complex and tend to require greater technical knowledge of the input data and the 
assumptions being made. Guidance note 1.4 provides some orientation on the use of 
dynamic simulation.   

15 Hourly data for Typical Meteorological Years (TMYs)can be downloaded from this location: 
http://re.jrc.ec.europa.eu/tmy.html  

38 

 
 
 
                                           
Guidance note 1.4 for design teams  

Getting started with dynamic building energy simulations 

Setting up such a model can be time consuming, as it requires a great number of 
input parameters to reflect the specific detail about a building and its likely 
operating conditions.   

It is recommendable to therefore start with a simplified tool that allows for a 
focus on one building aspect at a time and/or which restricts the number of inputs 
that are necessary.  A good example is the daylighting tool Radiance16.  

It is also recommended to make an assessment of the local climate and relate 
this to case studies of buildings of the same type with a validated performance in 
the same climate.  A good example is the tool Climate Consultant17.   

Once users have gained more experience, they can move on to use the full 
simulation capabilities. It is recommended to start with a dynamic tool that works 
on the basis of a limited number of inputs. Good examples are Example File 
Generator18 (EnergyPlus) and eQuest19 (DOE2.2).  

In some Member States, the simulation model that supports the national 
calculation method is dynamic – for example, CALENER/HULC in Spain. Training 
and support in the use of the tool is therefore available.  

Where a dynamic simulation tool is not available nationally, a number of 
international tools are available, some of which are free to obtain – for example, 
EnergyPlus. Suitable dynamic simulation tools shall have been validated according 
to the procedures of EN ISO 52016-1, EN 15265 or ASHRAE 140 (the latter two 
being based on the BESTEST method).  Tools that are known to already have 
been validated accordingly include DOE2, BLAST, ESP, SRES/SUN 
(SERIRES/SUNCODE), SERIRES, S3PAS (LIDER/CALENER), TAS, TRNSYS and 
EnergyPlus. 

Aspect 3.2 – Time representativeness of the energy demand profiling 

Focus: The extent to which demand profiles for the building support optimisation of the 
matching of supply and demand. 

The primary energy efficiency and CO2 emissions of electricity supplied over a national 
electricity grid fluctuate according to the mix of generating plant and their associated 
emissions. More polluting fossil fuelled plants are commonly used to bring on additional 
capacity to meet peak loads in summer and winter, for example.  This is illustrated by 
figure 1.1.1 which shows a winter period of hourly generation and consumption of 
electricity in Denmark.   

If the primary energy and CO2 emissions of an hourly demand profile are calculated with 
reference to the hourly electricity supply mix, the result may be different from that 
which may have been modelled on a quasi-steady state basis.   

In a similar way, by matching the hourly demand profile of a building with different 
potential energy generation equipment, the potential for primary energy performance 
improvements and reductions in CO2 emissions can be optimised.  This is particularly the 
case for buildings with mixes of use, where the mix may result in a combined daily and 

16 US Department of Energy, Radiance https://energy.gov/eere/buildings/downloads/radiance 
17 University of California, Climate Consultant, http://www.energy-design-tools.aud.ucla.edu/climate-
consultant/ 
18 EnergyPlus Example File Generator, https://buildingdata.energy.gov/cbrd/resource/704 
19 eQuest, http://doe2.com/equest/index.html 

39 

 
 
 
 
 
                                           
seasonal demand profile that favours a different choice of energy generation equipment 
in comparison to a building with only a single use.   

Figure 1.1.1 Hourly electricity generation and consumption, Denmark, December 2016.  

Source: ENTSO-E (2016) 

40 

 
 
 
 
 
 
 
Suggested reporting format for results 

This reporting format should be provided alongside the format for Level 1. 

Indicator 1.1 Level 3 design optimisation reporting format 

Optimisation aspects addressed 

Aspect 

Addressed? 
(yes/no) 

Notes on data sources and calculation 
method 

Aspect 1.1 - Technical 
representativeness of the 
building use patterns 

Aspect 1.2-  Technical  
representativeness of the 
input data used 

Aspect 2.1 - Geographical 
representativeness of the 
weather data used 

Aspect 2.2 -Geographical 
representativeness of the 
primary energy factors 

Aspect 3.1 - Time 
representativeness of the 
calculation method  

41 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1.1.3 Property valuation influence and reliability rating  

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to indicator 1.1: 

o  Checklists for the potential positive influence on value and risk 

   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation criteria 

o  Ratings of the performance assessment 

   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 results for 
indicator 1.1, or may form part of the overall reporting for indicator 6.2. 

In the case that the ratings will be used as part of the overall reporting for indicator 6.2, 
then the rating 1 results shall be used to calculate the overall Indicator Reliability Index 
(IRI).  The Indicator Reliability Index (IRI) for rating 1 shall be calculated from the 
individual ratings as follows: 

IRI = 

(𝑇𝑒𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+(𝐺𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+ (𝑇𝑅 min{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡})

3

Where: 

TeR = Technical Representativeness 

GR = Geographical Representativeness 

TR = Time representativeness 

To calculate the IRI the lowest score for each of the three types of rating aspect shall be 
used to calculate arithmetic mean of the reliability.   

1.1.3.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on the market 
performance 

Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower void rates. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, 
repair and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased 
overheads or loss of income. 

Checklist 2 – Accounting for the Level(s) assessment in the valuation criteria 
used 

Valuation criteria 
set used 

Identify the scheme or tool 
used 

Version of the 
criteria set used 

42 

 
 
 
 
 
 
 
 
Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

1.1.3.2  Reliability rating of the performance assessment 

Rating 1 - Basis for the performance assessment  

Rating aspect 

Brief description of the 
aspect 

Rating score  

(reflecting the degree of 
representativeness) 

0 

1 

2 

3 

Low 

Medium 

High 

1.1 Technical 
representativeness 
of the building use 
patterns 

1.2 Technical  
representativeness 
of the input data 
used 

2.1 Geographical 
representativeness 
of the weather data 
used 

2.2 Geographical 
representativeness 
of the primary 
energy factors 

Reflecting the actual 
conditions of use, occupancy 
patterns and behaviour. 

The extent to which building 
materials and services input 
data reflect the surveyed 
building or as-built 
construction.  

The use of climate data that 
reflect the building location. 

The use of primary energy 
factors that reflect the 
building location.   

3.1 Time 
representativeness 
of the calculation 
method  

The extent to which 
simulations are a more 
dynamic representation of 
performance. 

3.2 Time 
representativeness 
of the energy 
demand profiling 

The extent to which demand 
profiles support the 
optimisation of supply and 
demand 

Indicator 1.1  

Indicator Reliability Rating 

43 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment 

No formal training 
and limited 
experience in using 
the calculation 
method 

Formal training or 
some applied 
experience in using 
the calculation 
method 

Formal training and 
some applied 
experience in using 
the calculation 
method 

Formal training20  
and significant 
applied experience in 
using the calculation 
method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of the 
assessment 

Self-declaration of 
the performance 
assessment results 

Peer review of the 
input data and 
calculation steps 

Third party auditing 
and verification of 
the calculation 
steps 

Third party auditing 
and verification of the 
input data and 
calculation steps 

20 In accordance with Article 17 of the EPBD 

44 

 
 
 
 
 
                                           
1.2 Indicator of life cycle Global Warming Potential  

1.2 Life cycle Global Warming Potential 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

1.2.1 Level 1 - Making a common performance assessment 
1.2.1.1  Boundary and scope  

L1 

The life cycle stages and documentation of the building 

The scope comprises the evolution of the building from cradle to cradle. The setting of 
the system boundaries shall follow the 'modularity principle' according to the EN 15978. 
This means that the unit processes influencing the building’s environmental performance 
during its life cycle shall be assigned to the module in the life cycle where they occur. 

The building shall be documented as follows, following the scope defined in section 1.1: 

  Components (elements, structural parts, products, materials) needed during its 
life time. This also includes the consideration of in-use conditions and time-
dependent qualities. 

  Associated processes such as maintenance, exchange and end of life processes 

and re-use, recycling and energy retrieval 

  Energy and water use during the operation of the building. 

Additional methodological rules and cut-off criteria are described in section 1.2.1.2 and 
1.2.2 

The end of life of a building starts when the building is decommissioned and no further 
use is intended. Components and materials have to be removed from the site so that it 
can be made ready for the next use. The end of life stage shall be defined according to 
Module C1-C4 of EN 15978. Loads or benefits outside the system boundary are included 
in Module D. 

Simplified options based on an incomplete life cycle  

The Level(s) framework promotes a method that encompasses all the life cycle stages 
defined in EN 15978 and for the scope of building elements defined in section 1.1, table 
1.1. However, the Level(s) framework also recognises that, upon starting to calculate life 
cycle GWP, it may be challenging to compile sufficient life cycle inventory data for all the 
life cycle stages.  Moreover, design professionals may not have the expertise to make 
meaningful assumptions and choices in relation to the use of generic data or data from 
other sources. 

As a simplified life cycle GWP result will not present a true picture of the life cycle GWP 
of a building, it is important to follow a number of reporting rules: 

o  The results shall clearly be reported as being based on an ‘incomplete life cycle’  
o 
In each case, the minimum life cycle boundaries and scope of building elements 
shall be followed 

o  A reliability rating may not be reported on in full, because the basis for the 

reported life cycle will be incomplete 

More detailed guidance on the minimum life cycle boundaries and scope of building 
elements is provided in guidance note 1.4. 

45 

 
 
 
 
Guidance note 1.5 for design teams 

Simplified options for calculating life cycle GWP based on the modelling of 
selected life cycle stages 

It is anticipated that, over time, the better availability of data and software tools, as well 
as improved access to professional training, will facilitate the calculation of life cycle 
GWP across the EU.  In the short term, however, the Level(s) framework will encourage 
design professionals to start calculating life cycle GWP by supporting and allowing users 
to carry out simplified analyses that may focus on a reduced number of life cycle stages 
and building elements.   

A simplified approach may be adopted by focussing first on those life stages in which 
material use and environmental impacts will have taken place upon completion of the 
building, and will be directly influenced by design decisions.  

The use stage modules relating to maintenance, repair and replacement (B2, 3 and 4) 
shall be based on projections for the clients required service life.  They shall be based on 
scheduled maintenance, repairs and replacements of construction products. 

Stage D is intended to represent the net benefit of the materials used in the building if 
they were to be reused and/or recycled – sometimes referred to as the building material 
bank.  Specific calculation rules shall be followed (see section 1.2.1.2). 

Table 1.2.1  Suggested simplified reporting options 

Simplified reporting option 1:  

‘incomplete life cycle: product stage, 
calculated energy performance and projected 
service life’ 

 
 

The product stage (A1-3) 
The use stage (B4, B5, B6) 

Simplified reporting option 2:  

‘incomplete life cycle: product stage, 
calculated energy performance and the 
building material bank' 

The product stage (A1-3) 
The use stage (B6) 
End of life stage (C3-4) 

 
 
 
  Benefits and loads beyond the system 

boundary (D) 

1.2.1.2  Calculation methodology and data requirements 

Calculation methodology to be used 

The general calculation rules for carrying out the performance assessment for indicator 
1.2 are set out in Table 1.2.1 and cover the following aspects of calculating life cycle 
Global Warming Potential (GWP): 

o  Objective(s) 
o  Cut-off rules for the system boundary definition 
o  Energy and water consumption modelling 
o  Scenarios and End of Life 
o  LCI and LCIA datasets and software 
o  Data requirements 
o 

Interpretation of the results and critical review 

Calculations of the contribution of a building to global warming along its life cycle are 
standardised by ISO 14067, although the LCA standard ISO 14040/44 also provides a 
main general reference. Such a calculation is sometimes also referred to as a carbon 
footprint assessment or whole life carbon measurement.   

GWP measures how much heat a greenhouse gas can potentially trap in the atmosphere 
compared to the amount of heat trapped by a similar mass of carbon dioxide. GWP is 

46 

 
 
 
 
 
 
calculated over a specific time horizon, commonly 20, 100 or 500 years. GWP100 is 
considered in this context. GWP is expressed as equivalent mass of carbon dioxide 
(whose GWP is normalised to 1). 

A list of Greenhouse Gases (GHGs) and relative GWPs (2013) can be found in 
http://unfccc.int/resource/docs/2013/cop19/eng/10a03.pdf (see Annex III). The main 
specific greenhouse gases that are of interest are: 

  Carbon dioxide (CO2), by definition, has a GWP of 1 regardless of the time 
horizon considered, because it is the gas being used as the reference. CO2 
remains in the climate system for a very long time. 

  Methane (CH4) is estimated to have a GWP over 100 years that is 25 times that 
21. CH4 emitted today lasts about a decade on average, which is much less 
of CO2
than the persistence time of CO2. However, CH4 absorbs much more energy than 
CO2. The net effect of the shorter lifetime and higher energy absorption is 
reflected in the GWP. The GWP of CH4 also accounts for some indirect effects, 
such as for the fact that CH4 is a precursor to ozone, which is itself a GHG. 

  Nitrous Oxide (N2O) is estimated to have a GWP over 100 years that is 298 times 
that of CO2. N2O emitted today remains in the atmosphere for more than 100 
years, on average. 

  A climate feedback involving changes in the properties of land and ocean carbon 
cycle in response to climate change is also taken into account. In the ocean, 
changes in oceanic temperature and circulation could affect the atmosphere–
ocean CO2 flux; on the continents, climate change could affect plant 
photosynthesis and soil microbial respiration and hence the flux of CO2 between 
the atmosphere and the land biosphere22.  

The overall GWP of a list of GHGs is given by the sum of the products between the 
emission i and the respective GWP100. 

Table 1.2.1 Calculation rules for carrying out a Level 1 life cycle GWP assessment  

Objective(s) 

Minimum building 
scope 

Level 1: Common performance assessment 

The main users of this option are intended to be professionals who 
are not LCA experts, but are interested in understanding and 
improving the overall environmental performance of the building.  

A simplified calculation method and data sources are therefore 
provided.  

The building elements listed for the shell and core, and excluding 
external works. 

See the building parts and element listing in Table 1.1 

System boundary and 
cut off rules 

All life cycle stages shall be calculated, unless a simplified reporting 
option is selected as a starting point (see Guidance note 1.5) 

The modelling shall be as comprehensive and realistic as possible 
in describing the life cycle of the building.   

21 A revised GWP for methane of 28 was published in the IPCC's 5th Assessment Report but is not yet reflected 
in EU legislation or ISO 14067, http://www.ipcc.ch/pdf/assessment-
report/ar5/wg1/WG1AR5_Chapter08_FINAL.pdf 
22 See IPCC, 5th Assessment Report http://www.ipcc.ch/pdf/assessment-
report/ar5/wg1/WG1AR5_AnnexIII_FINAL.pdf 

47 

 
 
 
 
   
 
 
                                           
Energy modelling 

Data to be obtained from Indicator 1.1 

Water modelling 

Data to be obtained from Indicator 3.1 

Scenarios and End of 
Life 

Data to be obtained from life cycle scenario tool 2.2.3 

LCI and LCIA datasets 
and software 

As a minimum, generic or default data has to be used for 
calculating the impacts associated with building parts and elements 
and life cycle processes.  

This data can be obtained in literature and/or by using freely 
available and simple software tools and databases. A list of 
databases and software tools is reported in LCA Section 7.2.4. 

For the Product and Construction Stage Modules (A1-A3), the 
calculation may be made using data at building elemental level 
(see table 1.2.3). 

GWP characterisation factors are available in the literature per 
direct emissions, per unit of energy delivered and per kg of 
material used. This would allow the quantification of the indicator 
also in an excel file. 

Since the main objective of this option is to direct professionals 
towards the future use of comprehensive GWP assessment (as per 
Level 3) where they will focus on the same key environmental 
issues, there is less need in Level 1 to be prescriptive in terms of 
data quality. 

Nevertheless, the option is given for a data quality index calculated 
according to the method set in Section 1.2.3.2 is to be reported for 
transparency reasons, as well as data sources and dates. 

Data requirements 

Interpretation of the 
results and critical 
review 

Result shall be interpreted critically through a sensitivity analysis in 
order to understand: 

 

Environmental hot-spots, possible trade-offs between life 
cycle stages and improvement areas 

 

Influence of data on the results  

  Data gaps, robustness of assumptions, and limitations 

Summary conclusions and recommendations shall be drafted.  

Generic rules 

GHG emissions from the use of a building can in general be split into: 

1.  Direct emissions, e.g. those coming from on-site power generation, refrigeration 

and air-conditioning equipment 

2.  Indirect emissions, i.e. those coming from production and distribution of 

electricity and steam/heat used in the building and from the production and 
supply of materials and construction products of which the building is made up. 
For construction products, the term 'embodied' emissions is often used.  

The quantification of delivered energy in the use stage shall be based on the 
corresponding rules set in Indicator 1.1. 

The quantification of the materials needed during the building life cycle shall be based on 
the corresponding rules set for the bill of materials (see Macro-objective 2 – 2.1 Life 
cycle tool: Building bill of materials). 

48 

 
 
 
Greenhouse gases associated with the delivery of energy and water and to the use of 
materials and construction products can be characterised through emission factors, 
which can be defined with the support of LCA databases (see section 1.2.1.2 on data 
modelling and sources). For instance, according to the database Ecoinvent 3.0.1.0, the 
consumption of 1 m3 of tap water in Europe is on average associated with the emission 
of 378 grams of CO2,eq. 

Credits from 'temporary carbon storage' are to be excluded. Emissions shall be counted 
for as emitted 'now', i.e. no discounting of emissions is permitted.  

Biogenic emissions and land use change 

Biomass takes up CO2 from air for its growth. Following the methodology in EN 16449, a 
'biogenic carbon neutrality' approach shall be applied to the CO2 stored as carbon in 
biomass materials which come from regenerative sources. This means that neither 
credits due to temporary removal and storage of CO2 nor CO2 emissions from 
transformation of 'renewable' biomass shall be taken into account.  

An example of non-regenerative use of biomass is for example the deforestation of a 
tropical forest. In that case, the transformation of biomass shall be considered 
equivalent to that of a fossil source and CO2 emissions shall be accounted. 

Following the treatment of fossil and biogenic carbon in ISO 14067, the amount of CO2 
taken up in biomass and the equivalent amount of CO2 emissions from the biomass at 
the point of complete oxidation (combustion) results in zero net CO2 emissions when the 
biomass carbon is not converted into methane, non-methane volatile organic compounds 
(NMVOC) or other precursor gases. 

If emissions occur of biogenic GHGs which differ from CO2 (e.g. CH4 from biomass 
decomposition in landfill), the GWP100 assigned to such emissions shall be considered 
equal to the difference between the GWP100 corresponding to the emission from fossil 
sources (e.g. 25 for methane) and the GWP100 of the CO2 which would be emitted if the 
carbon contained in the emission itself were oxidised to CO2 (i.e. a ratio of 1:2.25 based 
on the molecular weight of methane and CO2). 

Table 1.2.2 Indicative characterisation factors for GWP 

Substance 

Compartment 

GWP 100 

Carbon dioxide (fossil) 

Air emission 

Carbon dioxide (biogenic, non-renewable)  Air emission 

1 

1 

Carbon dioxide (biogenic) 

Resource from air  0 

Carbon dioxide (biogenic) 

Air emission 

0 

Carbon monoxide (fossil) 

Air emission 

1.57 

Carbon monoxide (biogenic) 

Air emission 

Methane (fossil) 

Air emission 

0 

25 

Methane (biogenic) 

Air emission 

22.25 

Carbon dioxide (land use change) 

Resource from air  -1 

Carbon dioxide (land use change) 

Air emission 

1 

49 

 
 
 
Calculation of loads and benefits from reuse, recycling and energy recovery 
(Module D) 

When materials are recovered for reuse, recycling and recovery, they typically leave the 
system boundary as secondary raw materials or secondary fuels. The End of Life (EoL) 
scenario will specify the recovery rates and fate of each material leaving the system.  

In order to avoid double accounting of reuse or recycling of secondary material already 
reported in A1-A3, the same secondary material cannot be considered twice in terms of 
environmental benefits. This means that any secondary materials used in A1-A3 is 
deducted from the secondary material entering Module D, which is equivalent to subtract 
the recycled content from the recycling rate. For example, if 100 kg of processed 
material containing 30% of secondary material is ready for recycling in Module C3, the 
net flow considered in Module D would be 70kg. 

The environmental loads and benefits of these net material flows are then assessed in 
Module D: 

  The loads include any additional processing required before the secondary 

material is able to substitute the equivalent material from primary sources. These 
processes are not included in, for example, module C3.  This includes processes 
such as cutting to size or cleaning for re-use, re-melting metal or cleaning/sorting 
aggregates for recycling, and combustion processes for energy recovery.  

  The benefits are reported by subtracting the substituted primary process impacts 
where the secondary material directly replaces primary material or fuel. This 
includes the avoided emissions from substituting products by re-used products, 
the avoided production of primary metal or natural aggregate by using recycled 
metal or concrete, and the avoided emissions from replacing primary fuel with 
secondary fuel.  

For certain construction products, there is CO2 data available on the net loads and 
benefits from their re-use, recycling and recovery. Production data from A1-A3 should be 
used to calculate net flows to Module D. If the production data contains a mix of primary 
and secondary production that cannot be separated, the same production mix in A1-A3 
can be used as the substituted production. This will avoid double accounting without 
having to calculate net flows first. 

1.2.1.3  Data modelling and sources  

Modelling approach 

In the same way as for the cradle to cradle Life Cycle Assessment (LCA)', an attributional 
approach 23 shall be followed also for this indicator. Cut off rules, where applicable, are 
described in tables 1.2.1 and 1.2.3 in section 1.2.2. 

Software tools and data 

A list of software tools and data sources which can be used to calculate indicator 1.2 are 
provided in a separate matrix which will be a dynamic list to be updated over time. 
These software tools generally contain reference data for the GWP100 characterisation 
factors for greenhouse gases, based on the Assessment Reports of the 
Intergovernmental Panel on Climate Change (the last updated one being from 2013).  

23 The attributional approach is a system modelling approach in which inputs and outputs are attributed to the 
functional unit of a product system (in this case the use of 1m2 of a building during 1 year) by linking and/or 
partitioning the unit processes of the system in direct proportion to the flows associated with the product. The 
alternative option is the consequential approach in which activities in a product system are linked so that 
activities are included in the product system to the extent that they are expected to change as a consequence 
of a change in demand for the functional unit. 

50 

 
 
 
 
                                           
Guidance note 1.6  for design teams 

Carbon footprinting software tools 

Because the Carbon footprint of a product is the most widespread and used impact 
category in LCA, specific software tools and databases have been developed for this 
purpose.  Many of these tools require the payment of a fee for their use (e.g. Carbon 
Footprint Ltd, CarbonScopeData™).  

A brief overview of what are understood to be two of the most commonly used tools is 
provided below:  

o  Carbon Footprint Ltd does allow free searching and downloads for individual GHGs 
emission factors to use for simplified Life Cycle Analysis (LCA)24. The free version 
of their calculator tool holds life cycle emission factors for over 4,500 common 
products, materials and processes, including Ecoinvent factors as well as 
extensive records from Carbon Footprint Ltd's Life Cycle Inventory (LCI) 
databases, drawn from internationally recognised and traceable sources.  It 
allows for the modelling of a single building. 

o  CarbonScopeData™ is a life cycle inventory (LCI) database25. It provides data for 

a broad array of raw materials used in the economy, common industrial 
processes, energy sources, transport modes and waste disposal. The database 
contains LCI data for well over 1600 materials, products and processes 
representing a broad range of industries and geographical locations (and more 
are being added regularly), compiled from highly credible raw data sources and 
research literature and processed according to rigorous LCA standards.  

Guidelines on how to evaluate data quality are provided in Section 1.2.3. The 
methodological consistency, conformity and completeness of specific data from other 
sources must be verified by independent external experts according to ISO 14071. 

1.2.1.4  Suggested reporting format 

The environmental impacts shall be reported in a tabular format at a disaggregated 
level, i.e. by life cycle stages. The template shown on the following page shall be used.  

As is required for the 'cradle to cradle Life Cycle Assessment (LCA)', additional 
information shall be reported that is complementary to the reporting template, in the 
form of a summary report, which should include: 

L1 

  The reason for carrying out the study, project stage during which the LCA was 

created, intended application and target audiences (including a statement if the 
study will support comparative assertions intended to be disclosed to the public) 

 

Information about the assessment methods used to characterise the life cycle 
impacts 

  System boundary and processes considered in the study, including cut-off and 

allocation rules used for their definition 

  Data sources used for the elements and systems that compose the building (as 

specified in section 1, table 1.1) 

  Energy and water operational use (as per indicators 1.1 and 3.1) 
  Calculation model used to quantify the elementary flows  

  Analysis of hot-spots, trade-offs and improvement options 

  Data quality evaluation and note on the limitations of the study 

24 Carbon Footprint Ltd, http://www.carbonfootprint.com/ 
25 CleanMetrics, CarbonScopeData, http://www.cleanmetrics.com/html/database.htm 

51 

 
 
                                           
  Critical review according to ISO 14071, if applicable  

All information shall be as complete, accurate and objective as possible and shall be 
transparently reported.  

52 

 
 
 
Indicator 1.2 Generic assessment reporting format  

Global Warming Potential for each life cycle stage 

Indicator 

Unit 

Scenario 

Product  

Construction  

Use stage  

End of life  

(A1-3)  

process (A4-5)  

(B1-7)  

(C1-4) 

Benefits and 
loads beyond  

the system 
boundary (D) 

(1) GWP - fossil 

kg CO2 eq  

Si / DOj 

… 

(2) GWP - biogenic 

GWP – GHGs (1+2) 

(3) GWP – land use and land 
transformation 

kg CO2 eq  

kg CO2 eq  

kg CO2 eq  

GWP – overall (1+2+3) 

kg CO2 eq  

Notes: 

Impacts referred to the use of 1 m2 of useable internal floor per year for a default reference study period of 60 years26.  

Results shall be reported for Design Options and Scenarios that have been modelled. 

Si (= Scenario) and DOj (= Design Option) can refer to: 

Intended service life or investment holding period according to clients requirements 

  Reference study period  
 
  Building and elemental service life planning (2.2 life cycle tools, scenario 1) 
  Design for adaptability and refurbishment (2.2 life cycle tools, scenario 2) 
  Design for deconstruction, reuse and recyclability (2.2 life cycle tools, scenario 3) 
 

Future climate change (5.1 life cycle tools, scenario 1) 

26 A further table shall be prepared if, in addition to the reference study period, an intended service life has been modelled. 

53 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                           
1.2.1.5  Monitoring of as-built and occupied performance 

A life cycle GWP assessment can be performed at different stages of a building project 
(e.g. design or occupation). In the context of this framework, it is primarily intended as 
a design tool. However, it is also important to understand how the building performs 
once occupied, i.e. based on as built-specifications, the real Bill of Materials and adapted 
condition of use. Monitoring beyond the design stage shall therefore include:  

  Comparison between the life cycle GWP of the building as designed and as-built 

  Traceability of the data that is required to verify the design stage estimated 
performance, conformity with relevant methodological references and a 
consistency check 

A critical review carried out according to ISO 14071 may also be required to support the 
monitoring stage. 

1.2.2  Making Level 2 and 3 assessments   

L2 

In the following section, rules are laid down for how to use the additional types of 
performance assessment available for calculating life cycle GWP and how to report on 
the results.  

L3 

The rules for Level 2 and 3 assessments are presented in a tabular form in table 1.2.3 
and cover the following aspects of calculating life cycle GWP: 

o  Objective(s) 
o  Cut-off rules for the system boundary definition 
o  Energy and water consumption modelling 
o  Scenarios and End of Life 
o  LCI and LCIA datasets and software 
o  Data requirements 
o 

Interpretation of the results and critical review 

Table 1.2.3 Calculation rules for carrying out Level 2 and 3 life cycle GWP assessments 

Level 2: Comparative performance 
assessment 

Level 3: Design performance 
optimisation 

Objective(s) 

report  on 

The  main  users  of  this  option  are 
intended  to  be  professionals  who  wish 
the  environmental 
to 
performance 
This 
performance  could  be  compared  with 
other  buildings  in  a  portfolio  or  with 
national/regional reference buildings.  

buildings. 

of 

In this case, the GWP assessment is to 
be performed following a more 
comprehensive approach in order to 
obtain reproducible results using the 
same level of information detail. For 
this purpose, minimum requirements 
on the data quality are specified. 

The main users of this option are 
intended to be professionals who want to 
use LCA at an early stage of the building 
project life cycle as a decision making 
support tool for improving the 
sustainability of the building.  

In this case, the GWP assessment is to 
be performed following a more 
comprehensive approach to obtain 
reproducible results using the same level 
of information detail. For this purpose, 
minimum requirements on the data 
quality are specified. 

Minimum 
building 
scope 

The building elements listed for the 
shell and core, and excluding external 
works. 

See the building element listing in 
Table 1.1 

All building elements listed for the shell, 
core and external works.  

See the building element listing in Table 
1.1 

54 

 
 
 
 
 
 
All the life cycle stages shall be 
calculated. The following cut-off rules 
are prescribed: 

   All elements and their components 
that make up less than 1% of the 
building's total mass and GWP impact 
can be excluded. The total amount of 
excluded elements and components 
must not exceed 5% of the total 
mass and the total GWP impacts of 
the building. 

   All input flows to unit processes that 
make up less than 1 % of primary 
energy usage and 1 % of the total 
mass input of that unit process. The 
total amount of excluded input flows 
per module must not exceed 5% of 
the total primary energy usage and 
mass input, or the total GWP impact 
depending on the complexity of the 
calculation tools, of that life cycle 
module. 

System 
boundary and 
cut off rules 

All life cycle stages shall be calculated, 
unless a simplified reporting option is 
selected as a starting point (see 
Guidance note 1.5). 

Different rules shall apply to the 
construction products modelled 
depending on the calculation route: 

1. Use of EPDs: The Product Category 
Rules for the EPDs used shall be 
compliant with EN 15804. 

2. Use of a carbon footprint datasets  

   All elements and their components 
that make up less than 1% of the 
building's total mass can be 
excluded. The total amount of 
excluded elements and components 
must not exceed 5% of the total 
mass of the building. 

3. Use of LCA database and tools:  

   All elements and their components 
that make up less than 1% of the 
building's total mass can be 
excluded. The total amount of 
excluded elements and components 
must not exceed 5% of the total 
mass of the building. 

   All input flows to unit processes 
that make up less than 1 % of 
primary energy usage and 1 % of 
the total mass input of that unit 
process. The total amount of 
excluded input flows per module 
must not exceed 5% of the total 
primary energy usage and mass 
input of that life cycle module 

Energy 
modelling 

Water 
modelling 

Data to be obtained from Indicator 1.1  Data to be obtained from Indicator 1.1 

Data to be obtained from Indicator 3.1  Data to be obtained from Indicator 3.1 

Scenarios and 
End of Life 

Data to be obtained from life cycle 
scenario tool 2.2.3 

Data to be obtained from life cycle 
scenario tool 2.2.3 

55 

 
 
 
 
 
LCI and LCIA 
datasets and 
software 

Specific data should be used for 
foreground processes. Data for 
background processes shall be 
representative of the national/regional 
context analysed. Data from primary 
and secondary sources must be 
validated and third party certified.  

Data for foreground processes should 
refer to specific data. Data for 
background processes shall be 
representative of the national/regional 
context analysed. Data from primary and 
secondary sources must be validated 
and third party certified.  

This option may rely on more complex 
software tools. Some of the software 
tools and databases reported in the 
separate dynamic list have these 
characteristics. 

This option relies on the use of more 
complex software tools, which may be 
specific for the analysis of buildings. 
Some of the software tools and 
databases reported in the separate 
dynamic list have these characteristics. 

Data 
requirements 

Since this option may be used for 
reporting the building's environmental 
performance in the public domain, data 
quality becomes an important issue. 

Since this option aims at optimising the 
building's environmental performance, 
data quality becomes an important 
issue. 

Interpretation 
of the results 
and critical 
review 

A data quality index is to be calculated 
according to the method set in Section 
1.2.3. The overall data quality index 
shall score above 2. For transparency 
reasons, data sources shall moreover 
be reported. 

A data quality index is to be calculated 
according to the method set in Section 
1.2.3. The overall data quality index 
shall score above 2. For transparency 
reasons, data sources shall moreover be 
reported. 

Result shall be interpreted critically 
through a sensitivity analysis in order 
to understand: 

Result shall be interpreted critically 
through a sensitivity analysis in order to 
understand: 

Environmental hot-spots, 
possible trade-offs between life 
cycle stages and improvement 
areas 

 

Environmental hot-spots, 
possible trade-offs between life 
cycle stages and scenarios and 
improvement areas 

 

 

Influence of data on the 
results,  

  Data gaps, robustness of 

assumptions, and limitations 

Summary conclusions and 
recommendations shall be drafted.  

A critical review according to ISO 
14071 is also needed to check the 
consistency of the study against the 
requirement of ISO 14040/44 and ISO 
14067.  

 

Influence of data on the results,  

  Data gaps, robustness of 

assumptions, and limitations 

Summary conclusions and 
recommendations shall be drafted. If 
conclusions are not consistent with the 
defined goal and scope, the phases of 
LCA should be repeated until 
convergence is reached. 

A critical review according to ISO 14071 
is also needed to check the consistency 
of the study against the requirement of 
ISO 14040/44 and ISO 14067.  

56 

 
 
 
1.2.3 Property valuation influence and reliability rating  

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to indicator 1.2: 

o  Checklists for the potential positive influence on a market valuation 

   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation criteria 

o  Reliability rating of the performance assessment 

   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 results for 
indicator 1.1, or may form part of the overall reporting for indicator 6.2. The 
methodology for calculating the Indicator Reliability Index (IRI) for rating 1 is provided 
in section 1.2.3.2. 

1.2.3.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on the market 
performance 

Potential influence 

Evaluated? 

Resulting assumptions used 
in the appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower void rates. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, repair 
and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased overheads 
or loss of income. 

Checklist 2 – Accounting for the Level(s) performance assessment in the 
valuation criteria used 

Valuation criteria 
set used 

Indicate the scheme or tool 
used 

Version of the 
criteria set used 

Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

57 

 
 
 
 
 
 
 
 
 
 
 
 
1.2.3.2  Reliability rating of the performance assessment 

Rating 1: - Basis for the performance assessment 

The calculation of life cycle GWP generally works at two levels:  

  Foreground processes, which affect directly the results (e.g. the actual content of 
concrete in a column, the consumption of electricity during the occupation of a 
building) 

  Background processes, which are linked to and are nested behind the foreground 
processes (e.g. the production and supply of concrete, the production and supply 
of grid electricity). 

The quantification of data for both foreground and background processes may require a 
combination of: 

  Primary data, which is site-specific information based on direct measurements or 

the characterisation of parameters for a certain context; 

  Secondary data, which is available from technical literature and data providers 

(e.g. specific studies, LCA databases); 

  Assumptions, especially when satisfactory data is not available. 

The data available can vary with respect to:  

  Representativeness (its relevance and completeness); 
  Accuracy. 

Rating 1 is based on the assessment of the quality of data against these two main 
parameters. The rating has a matrix form, which is adapted from the European 
Commission's Product Environmental Footprint method's (PEF) data quality evaluation 
methodology, and which is based on four parameters: 

  Technological representativeness of data (TeR) 
  Geographical representativeness of data (GR) 
  Time-related representativeness of data (TiR) 
  Uncertainty of data (U) 

A rating level is to be evaluated for each parameter according to the matrix in Table 
1.2.4.  The overall rating is equal to the Data Quality Index (DQI) which can be 
calculated from the individual ratings as follows: 

DQI = ((TeR+GR+TiR)/3+U)/2 

The rating shall be calculated for each hot spot of the environmental impacts identified 
from the life cycle GWP calculation. Hot spots are points in the life cycle of a product 
which have the highest impacts/importance in the overall life cycle GWP result. They 
may be related to a building's life cycle stages or modules, processes, components 
(elements, structural parts, products, materials) or elementary flow – or combinations 
thereof, for example the installation and replacement of a façade in life cycle modules 
B1-3 and B5.  Together their contribution will, in total, be more than 50% of the total life 
cycle GWP result. 

Once the hot spots have been identified, the data quality shall be rated for each hot-
spot. The overall data quality shall then be calculated as the contribution-weighted 
average of the data quality for each hot-spot:   

DQI overall = Σi (DQI hot-spot,I x Contribution hot-spot,i) / Σi  (Contribution hot-
spot,i) 

58 

 
 
 
 
 
Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

Technical 
capability of the 
personnel 
carrying out the 
assessment 

No formal training 
and limited 
experience in using 
the calculation 
method 

Formal training or 
some applied 
experience in using 
the calculation 
method 

Formal training and 
some applied 
experience in using 
the calculation 
method 

Formal training27  
and significant 
applied experience in 
using the calculation 
method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

Independent 
verification of the 
assessment 

Self-declaration of 
the performance 
assessment results 

Peer review of the 
input data and 
calculation steps 

Third party auditing 
and verification of 
the calculation 
steps 

Third party auditing 
and verification of the 
process data, life 
cycle inventory data 
and calculation steps 

27 In accordance with Article 17 of the EPBD 

59 

 
 
 
                                           
Table 1.2.4  Data quality evaluation matrix 

Rating aspect 

Brief description of 
each aspect  

Technological 
representativeness 

Geographical 
representativeness 

Time-related 
representativeness 

Degree to which the 
dataset reflects the true 
population of interest 
regarding technology 
(e.g. the technological 
characteristics, including 
operating conditions) 

Degree to which the 
dataset reflects the true 
population of interest 
regarding geography 
(e.g. the given 
location/site, region, 
country, market, 
continent) 
Degree to which the 
dataset reflects the 
specific conditions of the 
system being considered 
regarding the time/age 
of the data (e.g. the 
given year compared to 
the reference year of the 
analysis) 

Rating score 

0 

1 

2 

3 

No evaluation made 

No evaluation made 

The data used does 
not reflect 
satisfactorily the 
technical 
characteristics of the 
system (e.g. Portland 
Cement, without other 
specifications) 

The data used reflects 
partially the technical 
characteristics of the 
system (e.g. Portland 
Cement type II, 
without further 
specifications) 

The data used refer to 
a totally different 
geographic context 
(e.g. Sweden instead 
of Spain) 

The data used refers 
to a similar 
geographic context 
(e.g. Italy instead of 
Spain) 

The data used reflects 
the technical 
characteristics of the 
system (e.g. Portland 
Cement type II B-M)  

The data used refers to 
the specific geographic 
context (e.g. Spain) 

No evaluation made 

There are more than 
6 years between the 
validity of the data 
used and the 
reference year to 
which the data 
applies. 

There are between 2 
and 4 years between 
the validity of the 
data used and the 
reference year to 
which the data 
applies. 

There are less than 2 
years between the 
validity of the data used 
and the reference year 
to which the data 
applies. 

60 

 
 
Uncertainty 

Qualitative expert 
judgment or relative 
standard deviation 
expressed as a 
percentage.  

No evaluation made  Modelled/similar data 
is used. Accuracy and 
precision of the data 
has been estimated 
qualitatively (e.g. by 
expert judgment of 
suppliers and process 
operators) 

Modelled/similar data 
is used which is 
considered to be 
satisfactorily accurate 
and precise with the 
support of a 
quantitative 
estimation of its 
uncertainty (e.g. 
representative data 
from trade 
associations for which 
a sensitivity analysis 
has been carried out).  

Site specific and 
validated data is used 
which is considered to 
be satisfactorily 
accurate and precise 
(e.g. window system for 
which a verified EPD is 
available) 

The allocation hierarchy 
has been respected. 

61 

 
 
 
Macro-objective 2: Resource efficient and circular material life cycles 

Key terms and definitions used 

Accessibility 

Adaptability 

Assembly 

Building fabric 

The ability to allow for easy access to building components for 
disassembly, refurbishment, replacement, or upgrade. 

The ability of the object of assessment or parts thereof to be 
changed or modified during its useful life to make it suitable to 
accommodate a new or adapted use. 

An arrangement of more than one material or component to 
serve specific overall purposes 

All construction works that are fixed to the building in a 
permanent manner, so that the dismantling or replacement of 
the product constitute construction operations 

Building component 

Construction product manufactured as a distinct unit to serve 
a specific function or functions. 

Deconstruction 

Disassembly 

Estimated service life 

A process of selectively and systematically dismantling 
buildings to reduce the amount of waste created and generate 
a supply of high value secondary materials that are suitable 
for reuse and recycling. 

The taking apart of a building or a constituent element or 
assembly at the end of its useful life in such a way that allows 
components and parts to be re-used, recycled or recovered. 

Service life that a building or an assembled system would be 
expected to have in a set of specific in-use conditions, 
determined from reference service life data after taking into 
account any differences from the reference in-use conditions. 

In-use condition 

Any circumstance that can impact the performance of a 
building or assembled system under normal use. 

Life cycle inventory analysis 

Phase of a life cycle assessment involving the compilation and 
quantification of inputs and outputs for product throughout its 
life cycle. 

Material separation 

Operation to separate materials, including mechanical, 
chemical or thermal processes (e.g. shredding, smelting, 
sorting etc.) other than dismantling or disassembly. 

Recovery 

Recycling 

Reuse 

Any operation by which waste serving a useful purpose by 
replacing other materials which would otherwise have been 
used to fulfil a particular function, or waste being prepared to 
fulfil that function, in a plant or in the wider economy. 

Any recovery operation by which waste materials are 
reprocessed into products, materials or substances whether 
for the original or other purposes. 

Operation by which a product, or a part thereof, having 
reached the end of one use stage is used again for the same 
purpose for which it was conceived. 

Recyclability 

Ability of waste product to be recycled, based on actual 
practices. 

62 

 
 
Reference service life 

Refurbishment 

Re-use 

Service life of c construction product which is known to be 
expected under a particular reference set of in-use conditions 
and which may form the basis for estimating the service life 
under other in-use conditions. 

Modification and improvement to an existing building in order 
to bring it up to an acceptable condition. 

Any operation by which products or components that are no 
waste are used again for the same purpose for which they 
were conceived or used for other purposes without 
reprocessing 

Scenario 

Collection of assumptions and information concerning an 
expected sequence of possible future events 

Selective demolition 

Removal of materials from a demolition site in a pre-defined 
sequence in order to maximize recovery and recycling 
performance. 

Service life (working life) 

Period of time after installation during which a building or an 
assembled system meets or exceeds the technical 
performance and functional requirements 

Waste audit 

Assessment of construction and demolition waste streams 
prior to demolition or renovation of buildings and 
infrastructures. It 

The macro-objective 2 life cycle tools 

2.1  Life cycle tools: Building bill of 
materials 

Where to find the guidance for each Level  

Guidance common to all Levels 

2.2 Life cycle tools: scenarios for building 
lifespan, adaptability and deconstruction 

Scenario 1: Building and elemental 
service life planning 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Scenario 2: Design for adaptability and 
refurbishment 

Where to find guidance for each level 

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Scenario 3: Design for deconstruction, 
reuse and recycling 

Where to find guidance for each level 

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

63 

 
 
 
 
 
 
 
The macro-objective 2 indicators 

2.3 Construction and demolition waste 
and materials 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

64 

 
 
 
 
 
 
 
 
2.1 Life cycle tool: Building bill of materials (BoM)  

Aim: 

To provide guidance and reporting format to help users put together a Bill of Materials 
(BoM) for a building and to make aggregated reporting on the main materials used.  

Focus of attention: 

The compilation of data on what the building is composed of, using the Bill of Quantities 
as a starting point.  This exercise provides the raw data for indicators such as 1.2 in 
order to calculate environmental impacts.   

Links to other indicators: 

   A linked step is to understand how long each element of a building may last, 

which is addressed by 2.2 life cycle scenario tool 1. 
Indicator 1.2 Life cycle GWP and overarching tool Cradle to cradle LCA require a 
BoM as the basis for calculating the life cycle inventory flows. 
Indicator 6.1 requires the costing of the Bill of Quantities for a building on an 
elemental and component basis. 

2.1  Life cycle tools: Building bill of 
materials 

Where to find the guidance for each Level  

Guidance common to all Levels 

2.1.1  Compiling a bill of materials  

The Bill of Quantities (BoQ) is the starting point for compiling a Bill of Materials (BoM).  A 
BoQ specifies the quantities of different elements of a building (e.g. foundations, 
columns), as well as their their technical specifications and expected lifetime. The BoQ 
comprises different categories of elements, which can have different functional 
performance characteristics. A Bill of Materials (BoM) describes the materials contained 
in the building's elements (e.g. concrete, steel, aluminium). 

The following steps should be followed in order to compile the BoM (see a fictitious 
example in table 2.1.1.): 

1.  Compile the Bill of Quantities: A BoQ is compiled, comprising the elements 

accounting for at least 99% of the mass of the building. 

2.  Identify the basic composition of each building element:  A breakdown in mass of 
the main materials that each building element is made up of should be compiled.  

3.  Identify the technical specification of each building element: This technical 

information will, later, if there is a lack of specific data from manufacturers, 
enable the selection of representative data from within a generic life cycle 
inventory database.   

4.  Aggregation by material: The materials should be aggregated to obtain the mass 
for each type of material.  The materials should be further aggregated into the 
four material types accounted for by Eurostat: 
   Metal materials 
   Non-metallic mineral materials 
   Fossil energy materials 
   Biomass based materials 

65 

 
 
  
  
 
 
 
 
 
Table 2.1.1  Fictitious examples of a Bill of Quantities and its associated Bill of Materials 

Steps 1 and 2 

Bill of 
Quantities 

Technical 
Specifications 

Composition 

Strength: 50 MPa 

  1 m3/m2 of unreinforced concrete with 

100 m2 of 
foundation 

10 columns 

Strength of each 
column: 20 MPa 

strength of 50 MPa and density of 2370 
kg/m3 (of which, cement: 200 kg/m3). 

  10 kg/m2 of light-grade steel 
  0.5 m3/column of reinforced concrete with 
strength of 20 MPa and density of 2420 
kg/m3 (of which, cement: 290 kg/m3, steel: 
30 kg/m3)  

10 window 
units 

Area of each unit: 3m2 
U: 1.5 W/m2K 

  Aluminium, 5 kg/unit 
  Plastic (PA), 0.1 kg/unit 
  Glass, 2.5 kg/unit 

10 doors 

Area of each door: 1 m2 

  Hardwood (0.8 kg/dm3), 15.2 kg/unit 

Thickness: 19 mm 

Steps 3 and 4 

Bill of Materials 

without considering the expected lifetime of 
the building's elements 

Metals 

1200 kg 

Steel, 1000 kg (foundation) 

Steel, 150 kg (columns) 

Aluminium, 50 kg 

Non-metallic 
mineral materials 

Fossil energy 
materials 

Biomass based 
materials 

248975 kg 

Concrete, 237000 kg (foundation) 

Concrete, 11950 kg (columns) 

Glass, 25 kg 

1 kg 

Plastic (PA), 1 kg 

152 kg 

Hardwood, 152 kg 

As can be seen from the example in table 2.1.1, information on the materials contained 
in construction products is needed to quantify the BoM. The optimal solution would be to 
obtain such information directly from the suppliers to a building project. Alternatively, 
this information could be estimated from manufacturers' literature (e.g. the product 
brochures of similar products, or from Environmental Product Declarations (EPDs). 

BoQ and BoM are an important tool for tracking material flows on a building project. As 
such they can play a number of purposes.  These include, at an advanced level, 
providing the primary input data for modelling of the life cycle GWP or a cradle to cradle 
LCA. This is because environmental impacts result from elementary flows associated with 
the production and supply of construction products and materials (e.g. the extraction of 
raw material and the associated production of waste and pollutants). 

66 

 
 
 
 
Life cycle databases exist that can support a more comprehensive assessment of the life 
cycle inventory flows and associated environmental impacts of construction products and 
materials (See the separately published dynamic listing). The material composition of 
some reference construction products can be extracted from such databases.  

Guidance note 2.1 provides further information and examples of how a BoM can be 
estimated using life cycle GWP and LCA databases.   

Guidance note 2.1 for design teams 

The use of LCA databases for the estimation of a bill of materials 

Once the target elements of a building are known, it is possible to obtain an estimation 
of the BoM by using an LCA database, where different types of construction products are 
listed, as shown in the example 1 screen grab below. 

Example 1: Window frame options in an LCA software package 

To make use of an LCA database, datasets must first be selected for products that are as 
similar as possible to the target elements considered. Example 2 below illustrates 
specifications for concrete, for which the strength requirements and mix design must be 
known. 

67 

 
 
 
 
 
 
 
 
 
 
Example 2: Concrete specification options in an LCA software package 

Once a representative dataset has been identified from within the LCA database, the 
material inputs listed on screen need to be matched up to inventory flows of inputs and 
outputs associated with the production of each material using the LCA software. This will 
generate what is called a 'reference flow' for the target building element. Where complex 
building elements with many component parts are being modelled, it might be necessary 
to continue the analysis at the level of the components and sub-components. 

Example 3: Concrete material inputs 

Products 

Amount 

Normal concrete produced with cement CEM II/A (Average World's 
conditions)* 

1 

Unit 

m3 

Material resources 

Lubricating oil 

Sand  

Concrete mixing factory 

Gravel, round  

Synthetic rubber 

Tap water (CA-QC) 

Tap water (Europe without Switzerland) 

Tap water (Rest of the World) 

Cement, alternative constituents 6-20% 

Cement, alternative constituents 6-20% 

Amount 

Unit 

0.02 

720 

4.17E-07 

1280 

0.12 

0.1912 

67.95 

101.9 

20.82 

179.2 

kg 

kg 

p 

kg 

kg 

kg 

kg 

kg 

kg 

kg 

68 

 
 
 
(*) Notes:  

  Exposition class according to EN 206-1: X0 
  Density: 2370 kg/m3, content of cement: 200 kg/m3 

2.1.2  Suggested reporting format for results 

Reporting on the Bill of Materials should be organised according to the building elements 
identified as the 'building and its elements' in section 1.1.2, table 1.1.  

In line with Eurostat's data collection for material flow accounting at EU level, the Bill of 
Materials reporting should also be aggregated to report on the total mass of the four 
main types of materials. 

Part 1 – Mass of different materials in the building material bank 

Material type 

Mass (t) 

Metal  

Non-metallic mineral 

Biomass 

Fossil energy 

Part 2 – Bill of materials organised by the main building parts and elements 

Building 
element 

Bill of 
Quantities 
(units) 

Bill of Materials  by material type (kg) 

Metal  

Non-
metallic 
mineral 

Biomass 

Fossil 
energy 

Element x 

Element y 

Element z 

69 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2.2 Life cycle scenario tools: Life span, adaptability and deconstruction  

2.2 Life cycle tools: scenarios for building 
lifespan, adaptability and deconstruction 

Where to find the guidance for each Level  

General rules applying to all levels 

Valuation influence and reliability rating (all levels) 

Scenario 1: Building and elemental 
service life planning 

General rules applying to all levels 

Scenario 2: Design for adaptability and 
refurbishment 

Scenario 3: Design for deconstruction, 
reuse and recycling 

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

The three life cycle scenario tools provided by the Level(s) framework describe future 
events in the life cycle of a building that complement the physical description of the 
building (the Bill of Materials) and for which changes in potential future performance can 
be analysed (future potential for adaptability and deconstruction). 

The guidance and reporting for each scenario provides users with qualitative and 
quantitative ways of reporting on how far the building addresses each of the three 
aspects of resource efficiency and circularity. 

The method to be followed for each assessment level varies according to the detail, 
comparability and consistency in how they address each performance aspect: 

1.  Common performance level (qualitative): A checklist of the most important 

design aspects that can be taken into consideration and whether/how they are 
addressed. 

2.  Comparative performance level (semi-qualitative):  Design aspects that are 

important to consider are given weightings and the scores achieved by a design 
are then added to give an overall performance which can be reported on.  This 
performance can be compared if the same weighting methodology has been used.   

3.  Performance optimisation level (quantitative): The analysis of the environmental 
performance of designs using other indicators of this framework, such as 1.2 (life 
cycle GWP) or 2.4 (cradle to cradle LCA), so that they can be evaluated, 
compared and reported on. 

Section 2.2.1 provides general rules that shall be followed when using each scenario 
tool. Then in section 2.2.2 detailed rules are provided for each scenario. Section 2.2.3 
provides specific rules for analysis using Level 3. 

2.2.1  General rules for describing and reporting on scenarios 

Those choosing to use the scenario tools shall follow the accompanying set of rules for 
how to report on the results.  These rules are designed to ensure the consistency of the 
underlying assumptions and calculations behind the reporting.  The rules, which differ 
according to the three levels of performance assessment in the Level(s) framework, are 
summarised at the end of this guidance in table 2.2.6.    

The use of indicator 1.2 Life cycle GWP or cradle to cradle LCA for design optimisation 
specifically allows for the performance of designs to be tested and evaluated. To do this, 
possible future scenarios for the use of the building should be developed and tested 

70 

 
 
 
 
drawing upon expert input. When using life cycle GWP or LCA, the specific rules in 
section 2.2.1.2 shall additionally be followed.   

2.2.2 Detailed rules for each scenario tool 
2.2.2.1 Scenario tool 1: Building and elemental service life planning 

Aim:  

To encourage a medium to long term focus on the design life of major building elements, 
as well as their associated maintenance and replacement cycles.   

Focus of attention:  

Estimation of the service life for the entire building and for major building elements (e.g. 
the envelope and structure).   

Links to other indicators:  

   Building element service lives form the basis for calculation of maintenance, 
repair and replacement costs that contribute to indicator 6.1 (disaggregated 
reporting). 

Service lifespans for each of the building parts and elements that form part of the 
minimum scope described in table 1.1 shall be identified.  These lifespans may be 
obtained from a number of sources, which shall in each case be identified in the 
reporting.  Possible sources are identified in Table 2.2.1.  

In the absence of field data or estimations from manufacturers, the typical service 
lifespans in section 1.4.3, table 1.6 may be used.   

Where the length of the reference study period, intended service life or investment 
holding period is longer than that of the service lifespan for a building element, the 
number of replacements will need to be calculated. Section 9.3.3 of the reference 
standard EN 15978 provides rules on the calculation of replacement cycles. 

Table 2.2.1  Possible sources of building element service lifespans 

Description of source 

Examples of sources 

Typical life spans based on reported 
averages 

   Building costing tools such as BCIS,  
   LCA and LCC methods used in building assessment 

scheme such as DGNB,  

   LCA tools such as ETool,  

Life span estimate calculated by 
building professional 

Calculated according to the factor methodology of ISO 
15686-8. 

Life span estimate provided by 
building element manufacturer 

Based on a combination of standardised durability tests 
and feedback from the field.   

Life span estimate obtained from 
field experience 

Based on the recorded performance of building assets 
from the monitoring of individual projects or properties 
within a property portfolio. 

71 

 
 
 
 
Expected 
lifespan 
(years) 

Data 
sources * 

Generic service life planning reporting format 

Building parts 

Related building elements 

Shell (substructure and superstructure) 

Load bearing 
structural frame 

   Frame (beams, columns and 

slabs) 

   Upper floors 
   External walls 
   Balconies 

Non-load bearing 
elements 

   Ground floor slab 
   Internal walls, partitions and 

doors 

   Stairs and ramps 

Facades 

   External wall systems, cladding 

and shading devices 

   Façade openings (including 

windows and external doors) 
   External paints, coatings and 

renders 

Roof 

   Structure 
   Weatherproofing 

Parking facilities 

   Above ground and underground 
(within the curtilage of the 
building and servicing the 
building occupiers) 28 

Core (fittings, furnishings and services) 

Fittings and 
furnishings 

   Sanitary fittings 
   Cupboards, wardrobes and 

worktops 

   Floor finishes, coverings and 

coatings 

   Skirting and trimming 
   Sockets and switches 
   Wall and ceiling finishes and 

coatings 

In-built lighting 
system 

   Light fittings  
   Control systems and sensors 

Energy system 

   Heating plant and distribution 
   Radiators 
   Cooling plant and distribution 
   Electricity generation  
   Electricity distribution 

28 If the share of underground car parking (usable area plus traffic area) accounts for more than 25% of the 
total useful floor area, the traffic area of the underground parking must be subtracted from the total useful 
floor area. 

72 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                           
Ventilation system 

   Air handling units  
   Ductwork and distribution 

Sanitary systems 

Other systems 

   Cold water distribution 
   Hot water distribution 
   Water treatment systems 
   Drainage system 

   Lifts and escalators 
   Firefighting installations 
   Communication and security 

installations 

   Telecoms and data installations 

(*) Data source options: 

a.  Typical life span based on reported averages 
b.  Life span estimate calculated by building professional 
c.  Life span estimate provided by building element manufacturer 
d.  Life span estimate obtained from field experience 

73 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2.2.2.2 Scenario tool 2: Design for adaptability and refurbishment 

Aim:  

To extend the service life of the building as a whole, either by facilitating continuation of 
the intended use or through possible future changes in use.    

Focus of attention:  

Options to improve the performance of the building with respect to life cycle stages B4 
(Replacement) and B5 (Refurbishment).   

Scenario 2: Design for adaptability and 
refurbishment 

Where to find guidance for each level 

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Level 1: Common performance assessment  

L1 

Users shall identify from the checklists provided those design aspects implemented in the 
building design. The reporting differs depending on whether the building is an office or 
residential: 

o  For offices, the checklist of design aspects focuses on flexibility within the office 
market, as well as flexibility to change use within the property market.  The 
checklist is provided in table 2.2.2.  

o  For residential properties, the checklist focuses on the potential to adapt to 

changing family and personal circumstances over time, as well as flexibility to 
change use within the property market.  The checklist is provided in table 2.2.3.  

Table 2.2.2  Checklist of office adaptability and refurbishment design aspects 

Focus area 

Design aspect 

Description 

Change in user 
space requirements 

Column grid spans 

Broader column spans that allow for more 
flexible floor layouts 

Internal wall system 

Non-loading bearing internal walls that allow 
for changes to floor layouts 

Unit size and access 

Access/egress is ensured for possible sub-
divisions in order to provide more letting 
options 

Changes to building 
servicing 

Flexible access to services 

Services that are not embedded in the 
building structure 

Ease of access to plant 
rooms 

Easy access to plant rooms in order to 
facilitate future changes of technical 
equipment 

Flexible cabling patterns 

Use of ducts to provide flexibility in the 
location of service points 

Greater floor to floor 
heights 

The use of greater ceiling heights to give 
more flexibility in the routing of services 

74 

 
 
 
Change to building 
structure 

Facade design for flexibility  The design of facades that support flexibility 

to change internal and external aspects 

Future-proofing of load 
bearing capacity 

Redundant load bearing capacity 
incorporated from the beginning in order to 
support potential future changes in the uses 
and total floor area, including vertical 
additions 

Structural design to 
support expansion 

Structural designs can allow for additional 
storeys to expand the floor area 

Table 2.2.3  Checklist of residential adaptability and refurbishment design aspects 

Focus area 

Design aspect 

Description 

Changes in user 
space requirements 

Access and ability to 
manoeuvre within each 
residential unit  

Ease of access to living spaces, kitchen and 
bathroom in cases of the need for pram or 
wheelchair mobility 

The potential for ground 
floor conversion to a 
contained unit 

The potential for the ground floor to become 
a contained unit with bed space, kitchen, 
toilet and shower 

Ease of access to the 
building services 

Location of services in the building structure 
so as to ensure they are flexible to change 

Changes in building 
level requirements 

Ease of access to each 
residential unit 

Ease of access to residential units in cases of 
the need for pram or wheelchair mobility 

Change of use for 
units or floors 

Wall systems that support 
layout changes 

Internal wall designs that allow for 
unit/floor/building level changes to floor 
layouts 

(for multi-family 
buildings) 

Greater floor to ceiling 
heights 

The use of greater ceiling heights to give 
more flexibility in the routing of services 

Scenario 1, Level 1 common performance assessment reporting format  

Part 1 - Design aspects addressed 

Aspects addressed 

Description of design solution(s) 

Design aspect 

Yes/no 

Aspect x 

Aspect y 

Aspect z 

Part 2 – Supporting property market check 

Check by local property 
market expert carried out? 

Yes/no 

75 

 
 
 
 
 
 
 
 
Additional design aspects 
identified by them? 

List any additional aspects 
identified: 

   Aspect x 
   Aspect y 
   Aspect z 

Level 2: Comparative performance assessment  

L2 

Users shall use a pre-existing index, scoring or calculator tool which provides a 
numerical output.  The tool used shall be clearly identified in the reporting.  This is to 
ensure that comparisons are only made between buildings assessed using the same tool.  
Guidance note 2.2 provides suggestions and more information about currently available 
tools that can be used.      

Guidance note 2.2 for design teams 

Existing tools for assessing the adaptability of a building 

There are currently only a limited number of tools available to assess and compare the 
adaptability of an office building.  Those identified as being suitable for use for the 
comparative performance assessment level are:  

o  DGNB CORE 14 (Germany, 2014 29) Scores can be derived from the methods for two 

separate DGNB criteria: 
   Criterion ECO 2.1 Flexibility and adaptability score 
   Criterion TEC 1.4 Adaptability of technical systems score 

o  BREEAM-NL (Netherlands, 2014) 30 

   Criterion MAT 8 Building flexibility calculator: Based on the Dutch Real Estate 

vacancy risk evaluation, the tool allows for reporting on aspects of the structure, 
facade, interior and installations. 

o  Lifetime Homes (UK, 2010) 31 

- A design audit is suggested against 16 criteria. No scoring system is provided. 

The DGNB and BREEAM-NL tools are more appropriate for office buildings. For residential 
buildings, there is some overlap with the aspects relevant to office buildings – for 
example, if someone wishes to carry out a major renovation, or in the case of a change 
of use from residential to office.  However, there are also distinctive aspects that relate 
to life changes – for example, upon starting a family or having reduced mobility.   

The Lifetime Homes criteria are an important reference.  Developed in the 1990s, 
Lifetime Homes is a set of design criteria intended to reflect the changing needs of 
individuals and families at different stages of life.  They are sometimes also referred to 
as criteria for 'inclusive design'.  

A new ISO 20887 standard on design for deconstruction and adaptability is anticipated 
to be published in 2018 and will provide a harmonised international tool to assess 
adaptability.  It is understood that this ISO standard may, in part, be based on the 
Canadian Standards Association's standard for disassembly and adaptability Z782/06.  
Either standard may be suitable for use at Level 2 of Scenario 2. 

29 The DGNB CORE International criteria can be requested from here: http://www.dgnb-
system.de/en/system/criteria/core14/index_resp.php 
30 The BREEAM NL criteria can be obtained from here: https://www.breeam.nl/content/breeam-nl-english 
31 The Lifetime Homes criteria can be obtained from here: http://www.lifetimehomes.org.uk/pages/revised-
design-criteria.html 

76 

 
 
 
 
                                           
Scenario 1, Level 2 comparative performance assessment reporting format 

Part 1 – Selected design tool 

Design tool used 

Select from those identified in Guidance note 2.2 

Version of the tool of 
standard used 

Building adaptability score 
or index result 

Part 2 - Supporting information 

Aspects addressed 

Description of design solution(s) 

Design aspect 

Yes/no 

Aspect x 

Aspect y 

Aspect z 

L3 

Level 3: Design optimisation assessment  

Users choosing to carry out a life cycle GWP assessment or a cradle to cradle LCA for a 
building can additionally report on the improvement potential of their chosen adaptability 
measures. The results of the scenario are incorporated into the reporting format for both 
life cycle GWP (see indicator 1.2) and cradle to cradle LCA (see section 4.2.3).   

To ensure consistency, the specific rules laid down in section 2.2.3 shall be followed, 
together with the following additional notes that are specific to scenario 2: 

o  Reference assumptions: The intended service life shall be defined by the client.  

This can be used as a reference point for the life cycle GWP or LCA modelling and 
the cost/value engineering of design options. 

o  Scenario definition: In conjunction with a property market expert that has 

knowledge of the local and regional market, the identification of worst, intended 
and best case scenarios for continued future use of the building. Design 
precedents may be identified and should be used to identify design pre-requisites 
for maintaining continued building use over time, as well as design deficiencies 
that may have contributed in the past to failure or voids: 

   Worst case: Local precedents for low/no occupation of buildings of the 

same use that lead to early demolition.   
Intended case: Local precedents that reflect the intended service life as 
defined by the client. 

   Best case: Local precedents for continuation of the same use or changes of 

use that have avoided the need for demolition.    

o  Life cycle GWP or LCA modelling of the design option(s): The implications of 

adaptability measures shall be modelled for life cycle stage B5 (Refurbishment). 
If a change of use is assumed, the use stage shall be modelled to reflect 
the new use over a second, default service life period. Variation from the 
default shall be justified.  

77 

 
 
 
 
 
 
 
 
 
 
 
 
  
  
If the life cycle GWP or LCA results are to be publicly reported, an independent critical 
review of the assumptions shall be carried out by a property market specialist and his or 
her opinion appended to the reporting. 

Software tools may be used to support the probabilistic analysis of life cycle scenarios for 
the future occupation of a building (see guidance note 2.3).    

Guidance note 2.3 for designers, developers and investors 

A software tool for analysing building adaptability scenarios 

The EU-funded CILECCTA project32 has developed a software tool that allows users to 
analyse future scenarios for different building configurations and the influence that these 
scenarios would have on cost and environmental impacts.   

The user may define, ideally based on professional knowledge and experience, the local 
market conditions, their probability of occurring during a defined study period, and 
building specifications that can allow for adaptation to potential future changes in market 
conditions. Examples include the potentials for either an increase in the height of a 
building or to change the primary uses of a building.   

Present and future costs for adaptations can be defined, to then be triggered by runs of 
the model over a defined period of time using a Monte Carlo simulation.  In this way, the 
net present cost of different adaptability measures can be evaluated based on reasoned 
assumptions about the future market conditions. 

The CILECCTA software tool is available in a trial Beta form via an online platform. 
Access for non-commercial use can be requested from the software's designers. 

Scenario 1, Level 3 performance optimisation assessment reporting format 

Part 1 - Design aspects addressed 

Aspects addressed 

Description of design solution(s) 

Design aspect 

Yes/no 

Aspect x 

Aspect y 

Aspect z 

Part 2 – Supporting property market check 

Local property market 
expert check carried out? 

Yes/no 

Identification of local 
design aspects 

List any design aspects with local relevance 
that have been implemented: 

   Aspects x 
   Aspects y 
   Aspects z 

32 CORDIS (2014) CILECCTA Report Summary http://cordis.europa.eu/result/rcn/141443_en.html 

78 

 
 
 
 
 
 
 
 
 
 
                                           
79 

 
 
 
 
2.2.2.3 Scenario tool 3: Design for deconstruction, reuse and recycling 

Aim:  

To facilitate the future circular use of building elements, components and parts that 
make up a building’s material bank. 

Focus of attention: 

The potential for the reuse of recycling of major building elements following 
deconstruction. The scenario relates to the following life cycle stages and their 
associated modules:  

o  End of Life stage C1 (De-construction/demolition)  
o  End of Life stage C3 (Waste processing)  
o  Benefits beyond the system boundary D (Reuse/recycling/recovery potential)   

Scenario 3: Design for deconstruction, 
reuse and recycling 

Where to find guidance for each level 

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Level 1: Common performance assessment  

L1 

Users shall identify from the checklists provided those design aspects implemented in the 
building design. Users should first consult the building parts identified in table 2.2.4, and  
then for each part identify from table 2.2.5 which design aspects have been 
implemented in some form .  

Table 2.2.4 Scope of building parts to be assessed 

Scope of parts  

Building parts 

Shell 

o  Foundations 

o  Load bearing structural frame 

o  Non-load bearing elements 

o  Facades (including windows and doors) 

o  Roof 

Core 

o  Fit out (floors, walls and ceilings) 

o  Services: 

Lighting 

Energy  

   Ventilation 

   Sanitation 

80 

 
 
 
  
  
 
 
 
 
 
Table 2.2.5 Deconstruction, reuse and recycling design aspects list 

Focus area 

Design aspect 

Description 

Ease of disassembly 

Connections are 
mechanical and reversible  

The use of mechanical, non-destructive 
connections as opposed to chemical bonding  

Elements and their parts 
are independent and easily 
separable  

The potential to separate elements that are 
connected to each other 33 and to 
disassemble elements into their constituent 
components and parts 

Connections are easily 
accessible and reversible 

Easy and sequential access in order to 
reverse mechanical connections and remove 
elements 

The number and 
complexity of the 
disassembly steps are low.   

The disassembly should not suppose the 
need for complex preparatory steps, the 
intensive use of manpower and machinery 
and/or off-site processes  

Ease of reuse 

Prefabricated elements 
and parts use standardised 
dimensions  

Specification of elements and parts that are 
of a standardised specification in order to 
provide consistent future stock 

Design supports future 
adaptation to changes in 
functional needs 

Design of major building elements to 
support future adaptation to changes in 
functional needs 

Use of modular building 
services 

Specification of modular systems that may 
retain value upon de-installation  

Ease of recycling 

Parts made of compatible 
or homogenous materials 

Specification of components and constituent 
parts made of homogenous materials, the 
same materials or materials compatible with 
recycling processes. Finishes or coatings 
should not inhibit recycling. 

There are established 
recycling options for 
constituent parts or 
materials 

The part or material is readily recyclable into 
products with a similar field of application 
and function, thereby maximising their 
value.  

Constituent materials can 
be easily separated 

It should be possible to separate 
components and parts into their constituent 
materials. 

33 For example, the facade, building services and internal fit out can be easily removed without damaging the 
structure. 

81 

 
 
 
 
 
 
 
                                           
 
Scenario 3, Level 1 common performance assessment reporting format 

Part 1 – General information 

Element and systems 
inventory available? 

Yes/no 

Deconstruction plan 
made available? 

Yes/no 

Part 2 - Ease of disassembly reporting 

Building part 

Design aspects checked/implemented 

Ease of   
disassembly aspect 

Description of design solution(s) 

See table 2.2.5 listing 

Aspect x 

Part 3 - Ease of reuse reporting 

Building part 

Design aspects checked/implemented 

Ease of   reuse 
aspect 

Description of design solution(s) 

See table 2.2.5 listing 

Aspect y 

Part 4 - Ease of recycling 

Building part 

Design aspects checked/implemented 

Ease of   recycling 
aspect  

Description of design solution(s) 

See table 2.2.5 listing 

Aspect z 

Part 5 - Demolition and waste management expert check 

Expert check carried 
out? 

Yes/no 

Additional design 
aspects identified? 

List any additional aspects 
identified: 

   Aspects x 
   Aspects y 
   Aspects z 

82 

 
 
 
 
 
 
 
 
L2 

Level 2: Comparative performance assessment  

Users shall use a pre-existing index, scoring or calculator tool which provides a 
numerical output.  The tool used shall be clearly identified in the reporting.  This is to 
ensure that comparisons are only made between buildings assessed using the same tool.  
See guidance note 2.4 for suggestions on currently available tools that can be used.    

Assumptions relating to the ease of disassembly, reuse and recycling shall be based on 
solutions and technologies that have already proven to be economically and technically 
viable.  In other words, assumptions should be based on existing solutions and 
technologies. 

Guidance note 2.4 for design teams  

Tools for assessing a building's deconstruction, reuse and recyclability potential 

There are currently only a limited number of tools available to assess and compare the 
potential for deconstruction, reuse and recyclability of an office or residential building.   

The DGNB new-build criterion TEC 1.6 Disassembly and recyclability (Germany, 2015)34 
is suitable for use at the comparative performance assessment level. The criterion 
method provides a scoring for the recyclability of material selection and ease of 
disassembly.   

Other tools exist, such as the BRE Trusts 'Design for deconstruction' index35.  The latter 
has been piloted on live projects and may be integrated into the tools being developed 
by the Buildings as Material Banks (BAMB) project, to be released in 2018. 

A new ISO 20887 standard on design for deconstruction and adaptability is anticipated 
to be published in 2018 and will provide a harmonised international tool to assess 
adaptability.  It is understood that this ISO standard may, in part, be based on the 
Canadian Standards Association's standard for disassembly and adaptability Z782/06.  
Either standard may be suitable for use at Level 2 of Scenario 3. 

Scenario 3, Level 2 comparative performance assessment reporting format 

Part 1 – Selected design tool 

Design tool used 

Tools currently identified as being suitable: 

o  DGNB Germany (2015) 

   TEC 1.6 Disassembly and recyclability 
o  Canadian Standards Association, Z783/12 

(2016) 
   Design for deconstruction methodology, 

scoring for separate parameters 

Version of the tool or 
standard used 

Building deconstruction 
score or indices 

34 The DGNB Germany criteria can be obtained from here: http://www.dgnb-
system.de/de/system/zertifizierungssystem/ 
35 BRE Buzz, Design for deconstruction, BRE Trust, http://brebuzz.net/2015/12/04/design-for-deconstruction-
helping-construction-unlock-the-benefits-of-the-circular-economy/ 

83 

 
 
 
 
 
 
 
                                           
Part 2 - Supporting information 

Aspects addressed 

Description of design solution(s) 

Design aspect 

Yes/no 

Aspect x 

Aspect y 

Aspect z 

84 

 
 
 
 
 
 
 
 
 
 
Level 3: Design optimisation assessment  

L3 

Users choosing to carry out a cradle to cradle LCA for a building can additionally report 
on the improvement potential of their chosen deconstruction measures.  The results of 
the scenario are incorporated into the reporting format for life cycle GWP (see indicator 
1.2) and cradle to cradle LCA (see section 7.2.3).  

To ensure consistency, the specific rules laid down in section 2.2.3 shall be followed, 
together with the following additional notes that are specific to scenario 3: 

o  Reference assumptions: The reference end-of-life scenario for demolition for the 
type of building shall be described for life cycle stages C1-4, with a focus on the 
recovery rate for the reuse and recycling of materials and elements.  The scenario 
should reflect as accurately as possible current local practices.   

o  Scenario definition: In conjunction with a demolition contractor or waste 

management specialist that has knowledge of the local and regional practices, the 
identification of local precedents and best case scenarios for the selective 
deconstruction and disassembly of the same type of building in order to maximise 
reuse and recycling. 

   The improvement in reuse and recycling in the end of life stage for the 
benefits that could be reported under Module D shall be calculated.   
Assumptions relating to the ease of disassembly, reuse and recycling shall 
be based on solutions and technologies that have already proven to be 
economically and technically viable.  In other words, assumptions should 
be based on existing solutions and technologies. 

Project-specific scenarios should be built up from primary data for technology that is 
applied by the construction and demolition sector to the building type/design and, as 
specifically as possible, in the geographical location.   

Default or reference end of life scenarios should be used as the basis for comparisons of 
project-specific scenarios.  The default or reference scenario should ideally be built up 
from national data, but if this is not available for specific materials or parts, EU data may 
be used.   

If the LCA results are to be publicly reported, an independent critical review of the 
assumptions shall be carried out by a demolition contractor or waste management 
expert, and their opinion appended to the reporting. 

Guidance note 2.5 for design teams 

Defining end of life scenarios for a building 

Data on reuse, recycling, recovery and landfill rates, as well as the solutions and 
technologies used, can be obtained from a number of possible sources which include the 
following:   

o  Default EU and Member State scenarios developed to support the use of LCA.  

For example, the DGNB assessment schemes LCA criterion 36 or publicly available 
LCA studies. 

o  Waste diversion rates that are based on Member State statistical data and 

surveys.  These may include information on the specific separation and treatment 
technologies used.   

For example, the Member State factsheets developed by the European 
Commission37.  

36 The criterion document can be obtained by contacting DGNB - http://www.dgnb.de/en/services/request-
dgnb-criteria/form/ 

85 

 
 
                                           
o  Primary data for the specific deconstruction technologies and regional or local 

diversion rates.   

For example, 'cradle to gate with options' or 'cradle to grave' EPDs for specific 
building elements and materials and their possible end of life scenarios.  

The EeEBGuide project provides further general guidance on defining end of life 
scenarios38.  

Scenario 3, Level 3 performance optimisation reporting format 

Part 1 – Demolition and waste management expert check 

Local demolition/waste 
management expert check 
carried out? 

Yes/no 

Identification of local 
design aspects 

List any design measures with local 
relevance that have been implemented: 

   Aspects x 
   Aspects y 
   Aspects z 

Part 2 - End of life scenario selection 

Default scenario used? 

Yes/no 

Scenario source 

Append description and data for the scenario 

Part 3 - Ease of disassembly reporting 

Building part 

Design aspects checked/implemented 

Ease of   
disassembly aspect 

Description of design solution(s) 

See table 2.2.5 listing 

Aspect x 

Part 4 - Ease of reuse reporting 

Building part 

Design aspects checked/implemented 

Ease of   reuse 
aspect 

Description of design solution(s) 

See table 2.2.5 listing 

Aspect y 

37 European Commission, Resource efficient use of mixed wastes – Task 1 Member State factsheets, 
http://ec.europa.eu/environment/waste/studies/mixed_waste.htm 
38 EeEBGuide Project, C-03 (Buildings) / C-08 (Products) LCA modelling of landfill/disposal, 
http://www.eebguide.eu/?p=2197 

86 

 
 
 
 
 
 
 
 
 
                                                                                                                                   
Part 5 - Ease of recycling 

Building part 

Design aspects checked/implemented 

Ease of   recycling 
aspect  

Description of design solution(s) 

See table 2.2.5 listing 

Aspect z 

Part 6 – Building material bank passport 39 

Has a building material bank passport been 
developed? 

Yes/no 

39 For more background on building material bank passports can be found under indicator 2.3, Level 3, Aspect 
3    

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2.2.3  Specific rules for analysing scenarios using life cycle GWP or cradle to 
cradle LCA (Level 3) 

L3 

If life cycle GWP or LCA results are to be reported in the public domain, it is necessary to 
ensure that the scenarios are modelled in a consistent way.  To do so, and to maximise 
their value as a design optimisation tool, it is recommended that the following steps are 
followed during the concept design stage: 

1.  Reference assumptions and baseline scenario: The initial assumptions made 

about the parameters of the building shall be set out (e.g. internal floor layouts 
and level of flexibility). This shall inform a description of the baseline scenario.  

2.  Scenario definition: Hypothetical scenarios related to the design aspect (e.g. for 
adaptability, possible future trends in the property market) shall be developed 
and described based on expert judgement. These should generally include a 
worst, intended and best case.  The intended case shall be based on the client’s 
specifications and represent the baseline scenario.  

3.  Design aspects and measures based on precedents: Identify design measures 

that, based on the worst, intended and best case scenarios, could be incorporated 
into the building design. These could include precedents from other building 
designs (as appropriate for the scenario). 

4.  Cost and value engineering of measures: Based on the design measures identified 
in the previous step 3, and working within constraints of the project, one or more 
preferred design options can be developed.   

5.  Modelling of the design option(s): Life cycle GWP or LCA tools shall be used to 
model each of the resulting design options in order to identify the optimal 
environmental solution and/or the preferred option to be constructed.  This shall 
include a design that reflects the baseline scenario, omitting the design measures 
identified in the previous step 3.  

6.  Reporting of the results: The life cycle GWP or LCA results for the worst case, 

intended case and the preferred option shall be reported on.    

These steps imply the input of relevant experts – cost consultants, market specialists 
and demolition specialists - in order to ensure that the scenarios are realistic.  Further 
notes are provided under each scenario. 

88 

 
 
 
Table 2.2.6  Overall rules for how the scenario tools shall be used 

Scenario tools 

Level 1.  

Level 2.  

Level 3.  

Common performance assessment 

Comparative performance      

Performance optimisation assessment 

Scenario tool 1  

Building and 
elemental service life 
planning 

Scenario 2  

Design for 
adaptability and 
refurbishment 

assessment 

No specific rules are provided for each Level. 

Service lifespan estimates shall be reported for the buildings main elements,  with reference to ISO 15686-8,  
relevant building codes and EN/ISO standards (see the reporting format in section 2.2.2.1). 
See section 1.4.3 for default building element service lifespans 

o  From the checklist provided in 
section 2.2.2.2, identify those 
aspects that have been 
implemented. 

o  For each aspect, describe the 

specific design measures that have 
been implemented (see the 
reporting format in section 2.2.2.2). 

o  Make a check of the relevance of 
the design measures using a 
property market expert with local 
knowledge. 

o  Identification of which semi-qualitative 

o  Reporting of the GWP or LCA results 

assessment tool has been used to obtain 
a score for the building. 

o  Reporting of the score obtained for the 
building's adaptability using the chosen 
semi-qualitative assessment tool. 

o  Identify from the Level 1 checklists those 
aspects that have been implemented.   

for 

   the baseline/reference building with 
default service life and without 
adaptability design measures.  
   the preferred design scenario with 

adaptability measures. 

o  The design scenario shall be selected 
with reference to those aspects listed 
in the Level 1 checklist. 

o  Critical review of the geographical 

representativeness of the preferred 
design measures by a property market 
expert with local knowledge. 

Scenario 3  

o  Identify, from the checklist 

o  Identification of which semi-qualitative 

o  Reporting of the GWP or LCA results 

Design for 
deconstruction, reuse 
and recyclability 

provided in 2.2.2.3, those aspects 
addressed.  

o  For each aspect, describe the 

specific design measures that have 
been implemented (see the 
reporting format in section 2.2.2.3). 

tool has been used. 

for 

o  Reporting of the score obtained for the 

building's deconstruction potential using 
the chosen semi-qualitative assessment 
tool. 

o   Identify from the Level 1 checklist those 

   the default end of life scenario.  
   the design scenarios modelled. 

o  The design scenario shall be selected 
with reference to those aspects listed 
in the Level 1 checklist. 

89 

 
 
 
 
 
aspects that have been implemented.   

o  Critical review of the geographical 

representativeness of the preferred 
design by a demolition contractor or 
waste management specialist. 

90 

 
 
 
2.2.4  Property valuation influence and reliability rating 

The scenarios can provide information and special assumptions to investors and valuers 
about the potential future robustness of the building design and structure to be adapted 
to market needs, as well as the potential to minimise future risks and liabilities that can 
arise from the failure or deterioration of building elements.   

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to life cycle scenarios 1, 2 and 3: 

o  Checklists for the potential positive influence on value and risk 

   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation criteria 

o  Reliability ratings of the performance assessment 

   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 results for 
scenario 2.2, or may form part of the overall reporting for indicator 6.2. 

In the case that the ratings will be used as part of the overall reporting for indicator 6.2, 
then the rating 1 results shall be used to calculate the overall Indicator Reliability Index 
(IRI).   

The Indicator Reliability Index (IRI) for rating 1 shall be calculated from the individual 
ratings as follows: 

IRI = 

(𝑇𝑒𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+(𝐺𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+ (𝑇𝑅 min{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡})

3

Where: 

TeR = Technical Representativeness 

GR = Geographical Representativeness 

TR = Time representativeness 

To calculate the IRI the score for each of the three scenarios shall be used to calculate 
the arithmetic mean of the reliability.   

2.2.3.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on the market 
performance (to be completed for each scenario)  

Potential influence 

Evaluated? 

Resulting assumptions used 
in the appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower voids 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, repair 
and/or replacement costs 

Potential influence 3 

Yes/no 

Reduced future risk of increased overheads 
or loss of income 

91 

 
 
 
 
 
 
 
 
 
Checklist 2 – Accounting for the Level(s) assessment in the valuation criteria 
used 

Valuation criteria 
set used 

Identify the scheme         
or tool used 

Version of the 
criteria set used 

Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

2.2.3.2  Reliability rating of the performance assessment 

Rating 1 - Basis for the performance assessment  

Rating aspect 

Brief description of the 
aspect 

Rating score  

(select based on the assessment level 
used for the scenario) 

0 

1 

2 

3 

Scenario 1  

Building and 
elemental service 
life planning 

Estimating the design 
service life of the building as 
a whole and the service 
lifespan of the major 
building elements  

Scenario 2  

Design for 
adaptability and 
refurbishment 

How the building's design 
can facilitate future 
adaptation to changing 
occupier needs and market 
conditions  

Scenario 3  

Design for 
deconstruction, 
reuse and 
recyclability  

The potential for 
deconstruction to facilitate 
the reuse and recycling 
major building elements   

Scenario tools 2.2 

Indicator Reliability Rating 

92 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment 

No formal training 
and limited 
experience in using 
the tool or 
calculation method 

Formal training or 
some applied 
experience in using 
the tool or 
calculation method 

Formal training and 
some applied 
experience in using 
the tool or 
calculation method 

Formal training40  
and significant 
applied experience in 
using the tool or 
calculation method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of the 
assessment  

Self-declaration of 
the performance 
assessment results 

Peer review of the 
input data and 
calculation steps 

Third party auditing 
and verification of 
the calculation 
steps 

Third party auditing 
and verification of the 
input data and 
calculation steps 

40 In accordance with Article 17 of the EPBD 

93 

 
 
 
 
 
 
                                           
2.3 Indicator on construction and demolition waste 

2.3 Construction and demolition waste 
and materials 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

This indicator can be used to estimate and track performance for a number of different 
waste management processes during a project.  The methodology to be followed for 
distinct processes is described in this section. 

The boundary for calculation and reporting will depend on the point in the project and its 
life cycle at which the waste arises.  Table 2.3.1 provides an overview of the different 
project processes and the related life cycle stages.  

Table 2.3.1  Boundary for reporting at different points in the project and its life cycle 

Project related processes 

Life cycle stages 

Deconstruction and demolition of a 
building(s) in order to clear a site for a new 
building construction  

Part deconstruction/remodelling of a 
building(s) in order to prepare useful parts 
for in-situ reuse 

To avoid double counting, the impacts 
associated with these modules shall  
belong to the previous building's life cycle.   
   waste generated on-site during module 

B5 or C1, 
subsequent materials recovery in 
Module C3 and disposal during C4.  

Preparation of a building in order to 
facilitate a major renovation (as part of a 
previous life cycle). 

Construction on site of a new building or 
major renovation works  

Deconstruction and demolition of the 
building at a future point in time beyond the 
end of its service life (life cycle stages C1/3, 
D).  

all waste generated on-site during 
modules A5, 
the prefabrication of parts and 
elements off site (life cycle stages A3). 
   waste generated on-site during module 

C1, 
subsequent materials recovery in 
Module C3 and disposal during C4.  

2.3.1 Level 1 - Making a common performance assessment 
2.3.1.1  Calculation methodology and data requirements 

L1 

In this section the different waste management processes are dealt with in turn, as well 
as data requirements and potential sources. 

94 

 
 
 
 
  
 
 
 
 
  
  
 
  
 
 
 
Deconstruction and demolition processes 

For estimates of waste and materials that may arise from deconstruction processes, the 
reporting shall be based on an analysis of the bill of materials and quantities for the 
building in question:  

o  For an existing building, this shall be based on the carrying out of a pre-

deconstruction/demolition audit (see guidance note 2.6).  This shall identify which 
specific parts and elements can be recovered, as well as identifying any health 
and safety risks that may relate to specific types of structures or the presence of 
hazardous waste.  

o  For a new building design, this shall be based on analysis of the bill of materials 
and quantities at the design stage, with the results supported by the use of 
scenario tool 2.2.3 Design for deconstruction, reuse and recycling.     

Upon deconstruction/demolition, a weighing, monitoring and tracking system shall be set 
up to record the weight of each waste and material processing batch and consignment. 
The data shall thereafter be aggregated and reported on upon completion of the works.   

Construction processes 

For estimates of waste and materials arising from construction processes (both on and 
off site), the reporting shall be based on an analysis of the design bills of quantities and 
materials.  Estimates shall be based on the way that elements and materials will be 
delivered to the site. The scope shall include packaging from construction products, raw 
materials and application products used on site.   

The estimates for reuse and recycling of these waste arisings shall be supported by a 
site waste management plan that describes the segregation systems that will be used for 
different material flows (see guidance note 2.7).   

Upon commencement of construction, a weighing, monitoring and tracking system shall 
be set up to record the weight of each waste and material batch and consignment.  This 
data shall be aggregated and reported on upon completion of the building.  

Data requirements and sources  

Estimates of building element mass in a building to be demolished shall be made using 
available yardsticks and guidelines.  The European Commission has published a guide to 
carrying out pre-demolition audits.  This provides some general guidelines on the 
process, as well as a set of templates for recording the associated inventory of building 
elements and materials41. Figure 2.3.1 illustrates the general scheme for carrying out a 
pre-demolition waste audit which is described in the guidelines.   

41 European Commission (2017) Waste audit guideline, prepared for DG GROW by VTT, Tecnalia and RPA, 
https://ec.europa.eu/docsroom/documents/24562/attachments/1/translations/ 

95 

 
 
                                           
Figure 2.3.1  General scheme for conducting a pre-demolition waste audit 

Source: European Commission (2017) 

The packaging associated with construction products and materials shall be similarly 
estimated based on representative data sources.  

Wherever possible, estimates of diversion rates should be based on data that is 
representative of the on-site and off-site waste processing operations that are to be used 
– for example, the crushing and grading of concrete waste.  Actual diversion rates for 
waste and materials processed off site may be further validated with data from transfer 
stations and waste management companies that have been used.  

2.3.1.2  Suggested reporting format 

Users shall complete the reporting for each point in the project and life cycle that is 
relevant and for which data has been gathered.   

Level 1, common performance assessment reporting format 

Part 1 - Activity and waste sources being reported on 

Deconstruction/demolition 

Pre-estimate 

Yes/no 

Actual from the site 

Yes/no 

Module D estimate 

Yes/no 

Construction 

Pre-estimate 

Yes/no 

Actual from the site 

Yes/no 

Part 2 - Performance assessment results (for each activity identified in Part1) 

Waste and material streams  

kg/m2 

% of total  
mass flow 

Waste disposed of:  

   Hazardous 
   Non-hazardous 

Diversion for reuse and recycling  

Diversion for other material 
recovery operations (including 
backfilling and energy recovery) 

96 

 
 
 
 
 
 
 
 
 
 
 
2.3.2  Making level 2 and 3 assessments 
2.3.2.1 Level 2 - Making a comparative performance assessment 
To support comparisons between projects, default figures shall be used for the following 
parameters: 

L2 

o  Mass estimations for the bill of materials of a building to be 

deconstructed/demolished prior to the construction of a new building, 
o  Estimates of the packaging likely to be discarded upon use of ready for 

construction products,  

o  Waste destinations and diversion rates for different materials in the EU, or at 

national or regional level. 

Default values can be obtained from waste modelling tools that are designed to support 
the making of estimates. In all reported cases the source of the default figures shall be 
reported for the purpose of transparency and comparability.   

Level 2, comparative performance assessment reporting format 

Part 1 - Activity and waste sources being reported on 

Deconstruction/demolition 

Pre-estimate 

Yes/no 

Actual from the site 

Yes/no 

Module D estimate 

Yes/no 

Construction 

Pre-estimate 

Yes/no 

Actual from the site 

Yes/no 

Part 2 – Selected estimation tool (for each activity identified in Part1) 

Default data aspect 

Estimation tool used 

Version of the 
tool or standard 
used 

Demolition mass estimates 

Ready to use construction 
product packaging estimates 

Waste destination and 
diversion rates 

Other parameters  

(please specify) 

Part 3 - Performance assessment results (for each activity identified in Part1) 

Waste and material streams  

kg/m2 

% of total  
mass flow 

Waste disposed of:  

   Hazardous 
   Non-hazardous 

Diversion for reuse and recycling  

97 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Diversion for other material 
recovery operations (including 
backfilling and energy recovery) 

L3 

2.3.2.2 Level 3 - Performance optimisation assessment 

The design optimisation aspects for indicator 2.3 focus on those that can lead to a more 
precise estimate of waste arisings and the associated reuse and recycling potential, 
namely:  

  Aspect 1 – The technical representativeness and precision of 

deconstruction/demolition waste estimates 

  Aspect 2.1 – The technical representativeness and precision of construction site 

waste estimates 

  Aspect 2.2 – The technical representativeness of off-site construction waste 

estimates 

  Aspect 3 – Technical representativeness of the future deconstruction potential  
  Aspect 4 – The precision of waste accounting on site 

For each aspect a brief outline is provided of how they can improve performance, 
together with guidance notes which go into more detail.   

Users should then report on which aspects they have focussed on.  The more aspects 
addressed the better the reliability rating that will be obtained, as the rating improves in 
function of accuracy and representativeness. 

Key aspects to focus attention on 

Aspect 1 – The technical representativeness and precision of 
deconstruction/demolition waste estimates 

Focus of attention: The carrying out of an audit of the target building(s) prior to strip-
out, deconstruction and/or remodelling. 

A pre-demolition/strip-out audit and plan allows for a more precise identification of the 
key building materials that will arise from demolition works.  The typical information 
provided by such an audit comprises: 

o 

Identification and risk assessment of hazardous waste that may require specialist 
handling and treatment, or hazardous emissions that may arise during 
demolition, 

o  A Demolition Bill of Quantities with a breakdown of different building materials 

and elements,  

o  An estimate of the % re-use and recycling potential based on proposals for 

systems of separate collection during the demolition process,  

o  An estimation of the % potential for other forms of recovery from the demolition 

process. 

Guidance note 2.6 provides further details of auditing and planning tools that can 
support greater precision. 

98 

 
 
 
 
 
 
 
 
Guidance note 2.6 for demolition management  

More about deconstruction and pre-demolition audits 

A pre-demolition/strip-out audit and plan allows for identification of key building and 
materials that will arise from demolition and excavation works.  From this information, 
the possibilities for reuse and recycling can be identified, although it is important to note 
that this will depend on the local market.  

According to the European Commission’s Construction & Demolition waste management 
protocol42, an audit consists of two main parts: 

o 

Information collection from the site: Identification of all waste materials that will 
be generated during the demolition with specification of the quantity, the quality 
and location in the building or civil infrastructure. All materials should be 
identified and the quantity to be recovered should be estimated. 

o  Determining handling and recovery routes: 

   which materials are mandatory to be separated at source and may require 

special handling or treatment (such as hazardous waste); 

   which materials or structures will require special equipment or techniques to 

deconstruct (such as tensioned structures);  

   which materials can/cannot be re-used or recycled based on the deconstruction 

processes and segregation/processing systems; 

Figure 2.3.1 provided a general scheme for gathering this information using a 
combination of a desk study and a field survey.  

Some of this information can then be collated in the form of a demolition Bill of 
Quantities, which will consist of an inventory of the different building materials and 
elements.  Importantly, and as already highlighted, the audit will also take account of 
local markets for the building elements and materials that will arise and the technical 
and quality requirements for their reuse of recycling, as this can be a major market 
barrier.  

As already noted in section 2.3.1.1, the European Commission has published a guide to 
carrying out pre-demolition audits43. Guidance on the preparation of audits is also 
provided in some Member States, such as Sweden44.  Moreover, in some Member States 
such as Belgium the preparation of such a plan according to set procedures can be 
verified45.  

Following the audit, a deconstruction/demolition waste management plan can be 
developed, which will be used to organise and track subsequent activities on site.   

An example of how this process can be managed is the Netherlands voluntary BRL 
SVMS-007 with its  'certified demolition process' steps46.  

42 European Commission, EU Construction & Demolition waste management protocol, Compiled for the 
European Commission by Ecorys, September 2016. 
43 European Commission (2017) Waste audit guideline, prepared for DG GROW by VTT, Tecnalia and RPA, 
https://ec.europa.eu/docsroom/documents/24562/attachments/1/translations/ 
44 Sveriges Byggindustrier (2016) Resource and waste guidelines during construction and demolition 
https://publikationer.sverigesbyggindustrier.se/Userfiles/Info/1094/160313_Guidelines.pdf  
45 Hiser Project, TRACIMAT – Tracing Construction and Demolition Waste Materials, 
http://hiserproject.eu/index.php/news/80-news/116-tracimat-tracing-construction-and-demolition-waste-
materials 
46 The Netherlands, Safe and Environmentally-friendly Demolition Directive (BRL SVMS-007) 
http://www.veiligslopen.nl/en/brl+svms-007/steps+of+the+certified+demolition+process/ 

99 

 
 
 
 
 
                                           
Aspect 2.1 – The technical representativeness and precision of construction site 
waste estimates 

Focus of attention: The development of a plan to manage the flows of waste and 
materials, as well as associated costs that are estimated to arise from a site. 

A site waste management plan is a tool for more precise planning, monitoring and 
implementing actions to manage waste during construction processes.  Guidance note 
2.7 describes further the planning process. Site waste management planning and 
tracking tools of the kind described further in the guidance note may be used to aid 
reporting, and will provide for more consistent recording of arisings.   

Guidance note 2.7 for construction management  

More about construction site waste management planning 

A site waste management plan is a tool for planning, monitoring and 
implementing actions to manage waste during construction processes.  Such a 
plan is usually prepared prior to the commencement of works on-site. A site 
waste management plan usually consists of:  

o  A bill of ordered materials with estimates for waste arisings and the 

potential for waste prevention based on good practice; 

o  Estimates of the % re-use potential based on the use of segregated 

collection systems during the construction process; 

o  An estimation of the % recycling and recovery potential (excluding 
backfilling) based on the use of segregated collection systems. 

Such a plan can bring significant benefits in terms of economic savings and 
project efficiencies.  This is because opportunities for the prevention of waste 
through better design, waste segregation, the recycling of waste produced and 
the re-use of materials on site can be identified more easily. 

The  European  Commission’s  Construction  &  Demolition  waste  management 
protocol  provides  further  general  guidance47.    The  CIRIA  Resource  Efficiency 
KnowledgeBase  provides  detailed  guidance  related  to  both  on-site  and  off-site 
practices under the ‘waste minimisation’ theme48. 

Aspect 2.2 – The technical representativeness of off-site construction waste 
estimates 

Focus of attention: The accurate estimation of waste avoided both on-site and off-site 
based on data from fabricators. 

As was noted in section 2.3.1.1, a reduction in site construction waste could lead to 
waste being created in a factory instead of on-site.  In order to avoid burden shifting, 
comprehensive waste data should be obtained for any task that could have taken place 

47 European Commission, EU Construction & Demolition waste management protocol, Compiled for the 
European Commission by Ecorys, September 2016. 
48 Guidance formerly produced by the UK organisation WRAP can be accessed here following registration -  
http://www.ciria.org/Resources/REK/REK_Guidance.aspx 

100 

 
 
 
 
                                           
on-site and is shifted off-site to a factory (e.g. prefabricated wall panels or brick 
facings).   

Aspect 3 – Technical representativeness of the future deconstruction potential  

Focus of attention: The use of scenario tool 3 to make more realistic estimates of future 
material and elemental reuse and recycling potential. This can also form the basis for 
preparation of a 'building material bank passport'. 

Scenarios for the potential future reuse or recycling of building elements and materials 
may have a high level of uncertainty.  By improving the potential for the deconstruction, 
reuse and recyclability of a building at the design stage, and recording this information 
for future use in the form of a building material bank passport, this uncertainty can be 
reduced. Guidance note 2.8 provides further information on building material bank 
passports. A Building Information Model (BIM) also provides a way of storing this 
information alongside that held for other aspects of a building.  

Assumptions relating to the ease of disassembly, reuse and recycling shall, in line with 
the guidance in the reference standard EN 15978, be based on solutions and 
technologies that have been proven to be economically and technically viable.  In other 
words, they should be based on solutions and technologies that are currently available.   

Guidance note 2.8 for construction management 

Using building material bank passports to improve future deconstruction 
potential 

A 'building material bank passport' is a relatively new concept which can support future 
reuse and recycling.  It entails the recording of information about the building material 
bank (the elements and materials it is composed of) for future use and the design 
measures taken to facilitate ease of deconstruction to recover their value.  The passport 
may also include important information to safely manage demolition processes – for 
example, where in the building tensioned structures have been used.   

Passport formats are currently being developed by EU projects such as Buildings as 
Material Banks (BAMB) and organisations such as Madaster (the Netherlands).  

http://www.bamb2020.eu/topics/materials-passports/ 

Aspect 4 – The precision of waste accounting on site 

Focus of attention: The accurate tracking and accounting of waste arisings from 
demolition and construction sites.   

The EU Construction & Waste management protocol identifies the need to strengthen 
record keeping and traceability mechanisms through the establishment of electronic 
registries.  These records should be based on the actual weight of waste and material 
consignments. This data can be aggregated for reporting during and upon completion of 
the works.  

The use of a tracking tool can facilitate more accurate and timely reporting as well as 
facilitating the later verification of the data. Guidance note 2.9 provides more details on 
tracking tools that can be used.  

101 

 
 
 
 
 
 
 
 
Guidance note 2.9 for construction management  

More about waste monitoring and tracking systems 

Site waste management planning and tracking tools may be used to aid 
reporting, and will provide for more consistent recording of waste arisings.  They 
can also play an important role in providing confidence in the quality of 
segregated waste materials, by providing verification of segregation processes 
and the quality of the resulting recyclates. 

Electronic tracking and verification tools such as Investigo (France)49 , Tracimat 
(Belgium)50 and SMARTwaste (UK)51 provide a convenient way of recording, 
monitoring and reporting on waste management. Tools used shall use the 
European List of Waste in order to ensure the compatibility of reported data 
across the European Union52.  

Level 3 performance optimisation reporting format 

Part 1 - Activity and waste source sources being reported on  

Deconstruction/demolition 

Pre-estimate 

Yes/no 

Actual from the site 

Yes/no 

Module D estimate 

Yes/no 

Construction 

Pre-estimate 

Yes/no 

Actual from the site 

Yes/no 

Part 2 - Performance assessment results (based on activities in Part 1) 

Project stage 

Waste and material 
streams  

kg/m2  % mass 

flow 

Select and report for each 
relevant process prior to 
construction taking place on 
site: 
   Deconstruction and 

Waste disposed of:  

   Hazardous 
   Non-hazardous 
Components for re-use 

demolition: site clearance  

Materials for recycling 

   Part 

deconstruction/remodelling 
of a building(s) to facilitate 
in-situ reuse of the structure 
   Preparatory works prior to a 

Other material recovery 
operations (including 
backfilling and energy 
recovery) 

major renovation  

49 Syndicat National des Entreprises de Démolition, Investigo, http://www.ivestigo.fr/  
50Hiser Project, TRACIMAT – Tracing Construction and Demolition Waste Materials, 
http://hiserproject.eu/index.php/news/80-news/116-tracimat-tracing-construction-and-demolition-waste-
materials 
51 BRE, SMARTWaste, http://www.smartwaste.co.uk/ 
52 Commission Decision 2000/532/EC on the European List of Waste, http://eur-lex.europa.eu/legal-
content/en/TXT/?uri=CELEX:32000D0532   

102 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                           
Construction on site: new 
building or major renovation 
works  

Deconstruction and demolition: 
future scenario at end of life  

Waste disposed of from the 
site:  

   Hazardous 
   Non-hazardous 
Waste disposed of from 
offsite processes:  
   Hazardous 
   Non-hazardous 
Components for re-use 

Materials for recycling 
Other material recovery 
operations (including 
backfilling and energy 
recovery) 
Waste disposed of:  

   Hazardous 
   Non-hazardous 
Components for re-use 
Materials for recycling 
Other material recovery 
operations (including 
backfilling and energy 
recovery) 

Part 3 - Optimisation aspects addressed 

Aspect 

Addressed? 
(yes/no) 

Notes on data sources and calculation 
method 

Aspect 1 – 
Deconstruction/demolition 
waste technical 
representativeness and 
precision 

Aspect 2.1 – Construction 
site waste technical 
representativeness and 
precision 

Aspect 2.2 – Off-site 
construction technical 
representativeness 

Aspect 3 –Future 
deconstruction (Module D) 
technical 
representativeness 

Aspect 4 – Waste 
accounting precision 

103 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2.3.3 Property valuation influence and reliability rating 

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to indicator 2.3: 

o  Checklists for the potentially positive influence on value and risk 

   Checklist 1: Potentially positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation criteria 

o  Ratings of the reliability of performance assessment 
   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 results for 
indicator 2.3, or may form part of the overall reporting for indicator 6.2. 

In the case that the ratings will be used as part of the overall reporting for indicator 6.2, 
then the rating 1 results shall be used to calculate the overall Indicator Reliability Index 
(IRI).   

The Indicator Reliability Index (IRI) for rating 1 shall be calculated from the individual 
ratings as follows: 

IRI = 

(𝑇𝑒𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+(𝐺𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+ (𝑇𝑅 min{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡})

3

Where: 

TeR = Technical Representativeness 

GR = Geographical Representativeness 

TR = Time representativeness 

To calculate the IRI the lowest score for each of the three types of rating aspect shall be 
used to calculate arithmetic mean of the reliability.   

2.3.3.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on the market 
performance 

Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower voids 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, 
repair and/or replacement costs 

Potential influence 3 

Yes/no 

Reduced future risk of increased 
overheads or loss of income 

Checklist 2 – Accounting for the Level(s) assessment in the valuation criteria 
used 

Valuation criteria 
set used 

Identify the scheme         or 
tool used 

Version of the 
criteria set used 

104 

 
 
 
 
 
 
 
 
Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

2.3.3.2  Reliability rating of the performance assessment 

Rating 1 - Basis for the performance assessment  

Rating aspect 

Brief description of the 
aspect 

Rating score  

(reflecting the degree of 
representativeness) 

0 

1 

2 

3 

Low 

Medium 

High 

1. Technical 
representativeness 
of the 
deconstruction and 
demolition waste 
estimates 

2.1 Technical  
representativeness 
of the on-site 
construction waste 
estimates 

2.2 Technical  
representativeness 
of the off-site 
construction waste 
estimates 

2.1 Technical  
representativeness 
of the future 
deconstruction 
potential 

Reflecting the audited 
potential for deconstruction 
on site (present scenario) 

Reflecting the actual 
potential for diversion of 
construction waste on site 

Reflecting the actual 
potential for waste 
avoidance both on and off 
site. 

Reflecting the evaluated 
design potential for 
deconstruction on site 
(future scenario) 

2.2 Precision of the 
waste accounting 
on site 

The accuracy of tracking and 
accounting systems for 
actual waste arisings.  

Indicator 2.3 

Indicator Reliability Rating 

105 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment 

No formal training 
and limited 
experience in using 
the calculation 
method 

Formal training or 
some applied 
experience in using 
the calculation 
method 

Formal training and 
some applied 
experience in using 
the calculation 
method 

Formal training and 
significant applied 
experience in using 
the calculation 
method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of the 
assessment 

Self-declaration of 
the performance 
assessment results 

Peer review of the 
input data and 
calculation steps 

Third party auditing 
and verification of 
the calculation 
steps 

Third party auditing 
and verification of the 
input data and 
calculation steps 

106 

 
 
Macro-objective 3: Efficient use of water resources 

Key terms and definitions used 

Blackwater 

Freshwater 

Greywater 

Waste water containing faecal matter or urine (e.g. from 
toilets and urinals). 

Water having a low concentration of dissolved solids. 

Waste water not containing faecal matter or urine (EN 12056-
1) (e.g. from sinks, showers, baths, washing machines and 
dishwashers). 

Groundwater 

Water which is being held in, and can be recovered from, an 
underground formation. 

Operational water use 

Water use of the building-integrated technical systems and of 
the user, as needed for the technically and functionally 
defined operation of the building. 

Potable water 

Water that is safe to drink or to use for food preparation, 
without risk of health problems. 

Rainwater harvesting 

The collection, accumulation, treatment or purification, and 
storing of water resulting from natural precipitation that has 
not been deliberately contaminated. 

Water Exploitation Index (WEI) 

The mean annual total abstraction of fresh water divided by 
the long-term average freshwater resources. It describes how 
the total water abstraction puts pressure on water resources. 

Water withdrawal (or 
abstraction) 

Anthropogenic removal of water from any water body or from 
any drainage basin, either permanently or temporarily. 

3.1  Indicator of use stage water consumption  

3.1 Use stage water consumption 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

3.1.1 Level 1 - Making a common performance assessment 
3.1.1.1  Calculation methodology and data requirements 

L1 

The generic calculation tool 

The generic calculation method and accompanying tool to be used for performance 
assessments has been developed based on the current approaches to water consumption 
estimates in the EU. The calculation can be carried out using a dedicated excel 
spreadsheet tool, which is provided separately for users of Level(s).  

Results are generated on a per occupant basis at both a daily and an annual level. When 
converting daily data to annual data, it is necessary to state how many days the building 
will be used in the year.  

107 

 
 
 
 
For normalising cleaning or irrigation water consumption, it is necessary to know how 
many people (full-time equivalents) will be using the building.    

Guidance note 3.1 provides an overview of how the generic calculation tool should be 
used at each assessment level. 

Guidance note 3.1 for design teams  

Options for ensuring the consistency of water performance assessments with 
the generic calculation methodology provided 

The spreadsheet tool provided has the following options, which can be used for different 
purposes: 

  Level 1: The Common performance assessment - a focus on the common sanitary 
devices/fittings and water consuming appliances for a particular building with 
flexibility for users to define usage factors (i.e. how many minutes a person is in 
the shower per day etc.) and occupancy rates (i.e. how many days per year the 
building is occupied) in order to be able to adapt to different assumptions used in 
different tools and regions.  

  Level 2: Comparative performance assessment - the same focus as for Option 1 

except that usage factors and the occupation rate are fixed in the methodology in 
order to allow for a truer comparison of estimated inherent water efficiency of the 
sanitary devices/fittings in different buildings.  

  Level 3: Performance optimisation assessment - Demonstrating reductions in 

estimated water demand based on defined baseline scenarios and decisions that 
can make estimates more representative and precise at the design stage for a 
particular building.  

Using the calculation tool 

Step 1. Choice of scope, consumption rates, usage factors and occupancy rate  

The user should identify which sanitary devices/fittings and water using appliances are to 
be included and if irrigation or cleaning is applicable. Default consumption rates for 
different sanitary devices and fittings are provided but may be replaced by specific data 
from suppliers. Default usage factors are also provided and these too may be replaced 
by specific usage factors chosen by the user if reporting under level 1 or level 3.  

The number of days that the building is expected to be occupied per year is to be defined 
by the user too (except in level 2). Cleaning and irrigation are independent of the 
number of people using the building. When included in the scope, it will therefore be 
necessary for users to also define the average full time person equivalents in order to 
convert cleaning and irrigation water consumption into a per occupant per day value. 

The principle of the per occupant water consumption calculation for taps and showers is 
as follows: 

𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑛𝑠𝑢𝑚𝑝𝑡𝑖𝑜𝑛  (

𝐿
𝑜𝑐𝑐𝑢𝑝𝑎𝑛𝑡. 𝑑

) =  𝐶𝑜𝑛𝑠𝑢𝑚𝑝𝑡𝑖𝑜𝑛 𝑟𝑎𝑡𝑒  (

𝐿
𝑚𝑖𝑛

) 𝑥 𝑈𝑠𝑎𝑔𝑒 𝑓𝑎𝑐𝑡𝑜𝑟  (

𝑚𝑖𝑛
𝑜𝑐𝑐𝑢𝑝𝑎𝑛𝑡. 𝑑

)  

𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑛𝑠𝑢𝑚𝑝𝑡𝑖𝑜𝑛  (

𝑚3
𝑜𝑐𝑢𝑐𝑝𝑎𝑛𝑡. 𝑦𝑒𝑎𝑟

) = 𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑛𝑠𝑢𝑚𝑝𝑡𝑖𝑜𝑛  (

𝐿
𝑜𝑐𝑐𝑢𝑝𝑎𝑛𝑡. 𝑑

) 𝑥 0.001 (

𝑚3
𝐿

) 𝑥 𝑜𝑐𝑐𝑢𝑝𝑎𝑛𝑐𝑦 𝑟𝑎𝑡𝑒  (

𝑑
𝑦𝑒𝑎𝑟

) 

The exact same principle applies for calculations for toilets (except that flushes are used 
instead of minutes) and for dishwashers and washing machines (except that cycles are 
used instead of minutes). 

However, as stated above, for water consumption due to cleaning and irrigation, the 
principle of the calculation is different because this is essentially independent of the 
number of people using the building. For cleaning, the basis of the calculation is as 
follows: 

108 

 
 
     𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑛𝑠𝑢𝑚𝑝𝑡𝑖𝑜𝑛  (

𝐿

𝑦𝑒𝑎𝑟

) =  𝐶𝑜𝑛𝑠𝑢𝑚𝑝𝑡𝑖𝑜𝑛 𝑟𝑎𝑡𝑒  (

𝐿

𝑚2) 𝑥 𝑎𝑟𝑒𝑎 (𝑚2) 𝑥 𝑛𝑜. 𝑐𝑙𝑒𝑎𝑛𝑠 𝑝𝑒𝑟 𝑦𝑒𝑎𝑟 (𝑦𝑒𝑎𝑟−1) 

𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑛𝑠𝑢𝑚𝑝𝑡𝑖𝑜𝑛  (

𝑚3
𝑜𝑐𝑐𝑢𝑝𝑎𝑛𝑡. 𝑦𝑒𝑎𝑟

) = 𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑛𝑠𝑢𝑚𝑝𝑡𝑖𝑜𝑛  (

𝐿
𝑦𝑒𝑎𝑟

) 𝑥 0.001 (

𝑚3
𝐿

) ÷  𝑓𝑢𝑙𝑙 𝑡𝑖𝑚𝑒 𝑒𝑞𝑖𝑣𝑡. 𝑜𝑐𝑢𝑐𝑝𝑎𝑛𝑐𝑦 (𝑜𝑐𝑐𝑢𝑝𝑎𝑛𝑡)  

The same principle applies to the calculation for irrigation but there are a number of 
other factors that need to be considered and steps taken which are explained in the 
spreadsheet tool and summarised in guidance note 3.2. 

Step 2. Contextualising the relative importance of water efficiency 

Although water efficiency is important everywhere, it is even more important in areas of 
water stress. Figure 3.1.1 illustrates how a significant proportion of European river 
basins in the EU are considered, according to their summer Water Exploitation Index 
(WEI+), to be either under 'seasonal water stress' or 'severe seasonal water stress'.  
Guidance note 3.2 provides more background on the WEI+. 

For all reporting options, users should therefore select from the dropdown menus on the 
spreadsheet tool which river basin the building will be located in. This will automatically 
generate a multiannual (2002-2014) average summer WEI+.    

Figure 3.1.1 Plot of summer WEI+ values for EU river basins against commonly accepted 
levels of water stress and severe water stress 

Source: European Environment Agency (2016) 

Regardless of whether water consumption is estimated by level 1, 2 or 3 assessments, 
there is the option to divide water consumption into potable and non-potable water. 
Buildings located in river basins with a summer WEI+ of >20% must report consumption 
this way, even if no rainwater harvesting or greywater reuse is carried out. 

109 

 
 
 
 
 
 
 
 
Guidance note 3.2 for design teams 

What is the 'Water Exploitation Index' (WEI+)? 

The WEI+ value indicates the relative importance of water efficiency measures and 
applies  equally to all reporting options. The higher the WEI+ value, the greater the 
water stress in the river basin. As a general rule, WEI+ values exceeding 20% are 
considered as areas under water stress and values exceeding 40% are considered as 
areas under severe water stress.    

WEI+ is defined by the European Environment Agency using the following equation:  

𝑊𝐸𝐼+ =  

𝑚𝑒𝑎𝑛 𝑓𝑟𝑒𝑠ℎ𝑤𝑎𝑡𝑒𝑟 𝑎𝑏𝑠𝑡𝑟𝑎𝑐𝑡𝑖𝑜𝑛𝑠 − 𝑚𝑒𝑎𝑛 𝑓𝑟𝑒𝑠ℎ𝑤𝑎𝑡𝑒𝑟 𝑟𝑒𝑡𝑢𝑟𝑛𝑠
𝑚𝑒𝑎𝑛 𝑟𝑒𝑛𝑒𝑤𝑎𝑏𝑙𝑒 𝑓𝑟𝑒𝑠ℎ𝑤𝑎𝑡𝑒𝑟 𝑟𝑒𝑠𝑜𝑢𝑟𝑐𝑒𝑠

  × 100% 

The WEI+ should be calculated at the river basin level as per the provisions of the Water 
Framework Directive (2000/60/EC). If available, data at the sub-basin level may 
optionally be reported. 

The WEI+ is a dynamic number and will change over defined time periods and especially 
through the seasons. For this reason, a single WEI+ value is generated for each river 
basin based on summer data (i.e. July, August and September) averaged over 12 
summers (2002-2014). This ensures that the values are not skewed by exceptional data 
for one or two years and that the values do not change depending on when the 
assessment was made. 

Data requirements and sources  

An outline of the data requirement needs is presented in table 3.1.1.  Default values 
may be used, but users of the Level(s) framework are encouraged to collect data from 
manufacturers in order to make the estimates more representative.   

Table 3.1.1 Data requirements in order to estimate water consumption 

Data requirement 

Potential sources of data  

Specific water consumption values of devices and fittings 
(e.g. toilets, urinals, taps and showers) 

Specific water consumption values for appliances (i.e. 
dishwashers and washing machines) 

River basin evapotranspiration, soil moisture, surface 
runoff, deep percolation and rainfall flows and contents  

Water abstractions, returns and Water Exploitation Index 

Water demand co-efficient of plants to be planted 

Efficiency of irrigation distribution system 

Grey water / rainwater system efficiencies 

Manufacturers, suppliers and labelling 
schemes (e.g. the European Water 
Label). 

Manufacturers, suppliers and labelling 
schemes (e.g. Energy Star, EU 
Energy Label, ANQUIP, BMA). 

European Environment Agency 
(Waterbase, ECRINS – European 
Catchments and Rivers Network 
System), Eurostat & LISFLOOD (JRC) 

VERDE building assessment scheme 
and "Manual de riego de jardines" by 
the Andalucian autonomous 
community 

Manufacturers and supply chain, 
VERDE building assessment scheme.  

Building regulations, BS8525 (UK), 
suppliers 

110 

 
 
 
3.1.1.2  Suggested reporting format 

The indicator is to be reported via calculations at the design stage and can optionally be 
monitored and reported on in real time during the use stage of the building lifecycle.  
Actual water consumption shall be based on data collected starting from the point when 
the building can first be considered to be fully occupied to ensure that consumption 
patterns will be more predictable. Reporting on meter readings of actual consumption 
should be based on data from at least 12 consecutive months and ideally be averaged 
over at least 3 years.  

The headline indicator must be reported although the spreadsheet tool provides the 
option to disaggregate this into different components (i.e. individual components like 
toilets, or aggregated components, i.e. bathroom or kitchen). The total value or the sub-
totals can be split into potable and non-potable water use. 

Level 1 Common performance reporting format 

Part 1 - Performance assessment report 

Sanitary fittings and devices (e.g. toilets, 
urinals, taps, baths and showers). 

___m3/o/a 

Water using appliances (e.g. dishwashers and 
washing machines). 

___m3/o/a 

Total water consumption 

___m3/o/a 

Part 2 - Optional reporting (mandatory in areas of water stress (i.e. WEI+ 
>20%) 

Water Exploitation Index for location 

___% 

(summer multi-annual)  

Total potable water consumption 

____m3/o/a 

Total non-potable water consumption 

____m3/o/a 

3.1.1.3  Monitoring of design and actual occupied performance 

Actual water consumption can be monitored via meter readings. For health and safety 
reasons, any use of harvested rainwater or greywater must run via separate tanks and 
pipework and so a separate metering system can easily be installed to quantify the use 
of non-potable water. When appropriate metering is in place, the ratio of potable to non-
potable water use at the design stage can be compared to the same ratio for actual 
occupied performance.   

When comparing design and actual occupied performance, users must be aware of the 
main potential sources of 'performance gaps', which may include:  

o 

inaccurate estimates of the number of building users (occupants per day),  

o  actual occupation factors (i.e. days per year) differing from design estimates,  

o 

inaccurate assumptions for some usage factors (especially the use of showers in 
office buildings),  

o  Significant other water uses not accounted for in the calculation (e.g. swimming 

pools, fountains and humidification systems) and  

o  possible leaks.  

111 

 
 
 
 
 
 
L2 

L3 

3.1.2  Making level 2 or 3 assessments 
3.1.2.1 Level 2 - Making a comparative performance assessment  

Data reporting and calculations for level 2 are the same as level 1 (the common metric) 
except that irrigation is excluded from the scope. This is because different climates 
would make building to building comparisons more difficult for irrigation water 
consumption.  

The only other difference is that with level 2, the occupancy rates (days/year), number 
of full time equivalent building users (occupants/d) and usage factors (e.g. 
flushes/occupant/day) are fixed. Consequently, changes in numbers will only depend on 
the relative efficiencies of the sanitary fittings/devices and water using appliances, thus 
ensuring a better building to building comparability.  

3.1.2.2 Level 3 - Design performance optimisation  

Users who wish to demonstrate the effect of different design assumptions with the aim 
of improving the accuracy of estimated water consumption should use level 3. The 
calculation method is the same as level 1 but further flexibility is added for some aspects 
such as:  

  Where multiple taps, showers and toilets of differing efficiencies are installed, the 
option to define if some will be used more frequently than others (based on their 
location and building use patterns) is provided. 

  The option to calculate irrigation water consumption in line with intended 

irrigation protocols (i.e. days/year, minutes per day and L/min consumption 
rates) instead of simply estimating the minimum required irrigation water at a 
monthly time resolution is provided.  

  The option to use more representative rainfall data (i.e. at sub-basin or site level) 

to better estimate rainwater harvesting potential is provided. 

  The option to include other water consuming features of the building, such as 

swimming pools, fountains and HVAC if data is available is provided. 

The effect of different design assumptions can be compared side by side in the 
spreadsheet tool for calculations under level 3. This may be important in decision making 
with clients about design features, or when attempting to market or value the water 
efficient features of the building.  

Key aspects to focus attention on 

The level 3 optimisation aspects for indicator 3.1 focus on how the estimated water 
consumption calculations can be made more representative of the water resources in the 
local area and how the building is to be used.  The three main aspects are: 

  Aspect 1.  Technical and geographical representativeness of the estimated water 

fittings performance and use pattern 

  Aspect 2. The technical and geographical representativeness of the irrigation 

water calculations 

  Aspect 3. Technical opportunities to substitute fresh, potable water consumption  

For each aspect a brief outline is provided of how they can improve performance, 
together with guidance notes which go into more detail.   

Users should then report on which aspects they have focussed on.  The more aspects 
addressed the better the reliability rating that will be obtained, as the rating improves in 
function of accuracy and representativeness. 

Level 3 includes provision for the estimation of other water uses such as for irrigation, 
HVAC and building integrated systems.  It also focusses attention on the potential use of 
alternative water treatment and supply systems based on rainwater or the reuse of grey 
water. 

112 

 
 
Aspect 1.  The technical representativeness of the estimated water fittings 
performance and predicted use pattern 

Focus of attention: Estimation of the buildings water use based on specifications for the 
fittings and predictions of the likely patterns of use and occupation of buildings. 

In this option, the usage factors shall be tailored in order to represent both the actual 
fittings to be installed and the anticipated patterns and conditions of use for the building. 
The default specifications and consumption values listed in the spreadsheet tool can be 
used in this option as a baseline, and improvement from that baseline water 
consumption can be estimated by inputting specific data from suppliers of more efficient 
devices and fittings. This should always be done while keeping the tailored usage factors 
constant. 

Additionally, adjustment factors are provided in the calculation tool that allow for the 
estimated performance to be adjusted in function of the average household consumption 
in that country or region.  This allows for geographical and cultural variations in patterns 
of use to be taken into account at a generalised level.  

Aspect 2. The technical representativeness of the opportunities to substitute 
fresh, potable water consumption  

Focus of attention: In areas of water stress, additional measures can be taken to reduce 
the stress on fresh water resources by substituting with rainwater and/or grey water. 

The capture and use of rainwater or the reuse of grey water can reduce estimated 
potable water consumption for low grade uses such as toilet flushing or irrigation. The 
total amount of substitute non-potable water supplied to the building shall be estimated, 
and from this data the percentage substitution of total potable water that would 
otherwise have had to be supplied shall be calculated and reported on. 

For rainwater systems, it will be necessary to choose either the default or manufacturer 
specific yield co-efficient to account for any losses due to first flush diversion devices, 
filter efficiency and occasional tank overflows during heavy and prolonged rainfall 
periods. For grey water input calculations, the user simply has to select which flow 
(bathroom taps, shower, bath-tub and/or kitchen taps) will be diverted to the grey water 
system.   

The Level(s) framework spreadsheet calculator tool enables estimates to be made of 
grey water and rain water flows based on a buildings location in Europe and potential 
grey water sources within a building. Guidance note 3.3 provides further details. 

Guidance note 3.3 for design teams, asset and facilities managers 

Estimating and monitoring the benefit of non-potable water systems 

The calculation method in the spreadsheet tool links to rainfall data at the river basin 
level by default. If available, this default value can be substituted for more specific local 
data in level 3 reporting. The calculation assumes that all harvested rainwater or 
greywater is sent to a storage tank of adequate capacity and that 90% of the water 
entering the system remains available for reuse. Reuse can only permitted for flushing 
toilets or irrigation in the calculator.  

In order to facilitate disaggregate reporting on potable and non-potable water upon 
occupation of the building, sub-metering would be required for low grade (non-potable) 
water supplied to a building. Specific local quality and hygiene standards may apply for 
low grade water supplies based on rain or grey water.   

113 

 
 
 
 
Aspect 3. The geographical representativeness of the irrigation water 
calculations 

Focus of attention: Water consumption associated with the irrigation of green 
landscaping within the curtilage of the building. 

Where a specific vegetated area within/around the building is defined and is to be 
irrigated, it shall be possible to explore how the choice of efficient irrigation systems, 
lower water demand plants and/or shading and windbreak features can reduce irrigation 
water requirements compared to a reference vegetated area sown with normal lawn 
grass.  

The calculation method provided helps supporting design comparisons by providing 
reference evapotranspiration (ET) figures for a given location and rainfall data to the 
river basin/sub-basin level.  The main variables are the type of vegetation, water 
demand of plant species, micro-climate factors and irrigation system efficiency. 

In order to make the results more comparable, all reference ET rates are chosen in a 
consistent way – that is based on data at the monthly time resolution and using multi-
annual averages (2002-2014) reported by the European Environment Agency and that 
are linked to specific river basin or sub-basin catchments 

Guidance note 3.4 for design teams 

Basic principles of estimating irrigation water requirements  

The following steps need to be followed to estimate the irrigation water needed using the 
calculation tool: 

  The user must define the river basin in which the building is located (from a drop-
down menu in the calculation spreadsheet). This will activate default data for 
actual evaporation rates and rainfall data from the EEA database. 

  The user must then define the total vegetated area linked to the building.  
  The total vegetated area should then be split by vegetation cover type (i.e. trees, 

bushes, climbing plants, mixed flowering plants or lawn grass).  

  General water demand coefficients must then be chosen for each vegetation type 

(specific coefficients are also provided for around 850 different plant species as 
well, in case these details are known already). 

  One of three micro-climate coefficients should then be chosen for each type of 

vegetation cover.  

  Depending on the type of irrigation system to be installed, an efficiency factor 

needs to be specified.  

Vegetation water demand will be generated on a monthly basis and compared to rainfall 
data for the same month. In months where rainfall exceeds vegetation needs, irrigation 
water consumption is assumed to be zero. In other months when vegetation water 
demand exceeds rainfall, the difference between the two values will be the estimated 
irrigation water consumption. The monthly values are then summed up to generate an 
annual irrigation water consumption value.  

114 

 
 
 
 
Level 3 optimisation reporting format 

Part 1 - Performance assessment report 

Net potable water consumption 

____m3/occupant/yr 

Non-potable water consumption 

____m3/occupant/yr 

Potable water substitution rate 

____% 

Part 2 – Breakdown of performance by operational water uses and water grade 

Operational water uses 

Total for each use 
(m3/occupant  
per year)  

Water use by grade 

Potable water use 
(m3/occupant  per 
year) 

Non-potable 
water use 
(m3/occupant per 
year) 

Sanitary fittings and devices (e.g. 
toilets, urinals, taps, baths and 
showers). 

Water using appliances (e.g. 
dishwashers and washing machines). 

Cleaning of floors and windows (office 
buildings only) 

Irrigation 

Total 

Part 3 - Optimisation aspects addressed 

Aspect 

Addressed? 
(yes/no) 

Notes on data sources and calculation method 

Aspect 1 – Technical 
representativeness  of water 
fittings estimated  
performance and use pattern 

Aspect 2 – Technical 
representativeness of 
opportunities to substitute 
fresh, potable water 
consumption  

Aspect 3 – Irrigation water 
geographical 
representativeness  

115 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
3.1.3 Property valuation influence and reliability rating 

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to indicator 3.1: 

o  Checklists for the potentially positive influence on value and risk 

   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation criteria 

o  Ratings of the performance assessment 

   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 results for 
indicator 3.1, or may form part of the overall reporting for indicator 6.2. 

In the case that the ratings will be used as part of the overall reporting for indicator 6.2, 
then the rating 1 results shall be used to calculate the overall Indicator Reliability Index 
(IRI).   

The Indicator Reliability Index (IRI) for rating 1 shall be calculated from the individual 
ratings as follows: 

IRI = 

(𝑇𝑒𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+(𝐺𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})

2

Where: 

TeR = Technical Representativeness 

GR = Geographical Representativeness 

To calculate the IRI the lowest score for each of the two types of rating aspect covered 
by indicator 3.1 shall be used to calculate arithmetic mean of the reliability.   

2.3.3.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on the market 
performance 

Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower void rates. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, 
repair and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased 
overheads or loss of income. 

Checklist 2 – Accounting for the Level(s) assessment in the valuation criteria 
used 

Valuation criteria 
set used 

Identify the scheme            
or tool used 

Version of the 
criteria set used 

116 

 
 
 
 
 
 
 
 
 
Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

2.3.3.2  Reliability rating of the performance assessment 

Rating 1 - Basis for the performance assessment  

Rating aspect 

Brief description of the 
aspect 

Rating score  

(reflecting the degree of 
representativeness) 

0 

1 

2 

3 

Low 

Medium 

High 

1.  Technical 
representativeness  
of water fittings 
estimated  
performance and 
use pattern 

The extent to which the 
parameters used represent 
the actual fittings to be 
installed and the anticipated 
patterns and conditions of 
use for the building. 

2. Technical 
representativeness 
of the opportunities 
to substitute fresh, 
potable water 
consumption  

Estimation of the potential 
to substitute potable water 
and to reduce the quantity 
of wastewater produced. 

3. Irrigation water 
geographical 
representativeness  

Accurate estimation of 
irrigation water needs based 
on local climatic data. 

Indicator 3.1 

Indicator Reliability Rating 

Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment 

No formal training 
and limited 
experience in using 
the calculation 
method 

formal training or 
some applied 
experience in using 
the calculation 
method 

Formal training and 
some applied 
experience in using 
the calculation 
method 

Formal training  and 
significant applied 
experience in using 
the calculation 
method 

117 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of the 
assessment 

Self-declaration of 
the performance 
assessment results 

Peer review of the 
input data and 
calculation steps 

Third party auditing 
and verification of 
the calculation 
steps 

Third party auditing 
and verification of the 
input data and 
calculation steps 

118 

 
 
 
 
 
 
Macro-objective 4: Healthy and comfortable spaces 

Key terms and definitions used 

Adaptation  

Physiological, psychological or behavioural adjustment of 
building occupants to the interior (and exterior) thermal 
environment in order to avoid discomfort. 

Buildings without mechanical 
cooling 

Handover 

Lowest Concentration of 
Interest (LCI) value 

Mechanical cooling 

Operative temperature 

Buildings that rely on other techniques to reduce high 
indoor temperature during the cooling season like 
moderately-sized windows, adequate sun shielding, use 
of building mass, natural ventilation, night time 
ventilation etc. to prevent overheating. 

Step at which possession of the construction works is 
surrendered to the client upon completion with or 
without reservation. 

Health-based values used to evaluate emissions after 28 
days from a single product during a laboratory test 
chamber procedure (as defined in the Technical 
Specification, TS 16516 of the horizontal testing method 
developed by CEN TC 351/WG 2). 

Cooling of the indoor environment by mechanical means 
used to provide cooling of supply air, fan coil units, 
cooled surfaces etc. 

Uniform temperature of an imaginary black enclosure in 
which an occupant would exchange the same amount of 
heat by radiation and convection as in the actual non-
uniform environment. 

Predicted Mean Vote (PMV) 

An index that predicts the mean value of the votes of a 
large group of persons on a 7 point thermal sensation 
scale based on the heat balance of the human body. 

Predicted Percentage 
Dissatisfied (PPD) 

Ventilation rate 

An index that establishes a quantitative prediction of the 
percentage of thermally dissatisfied people (those who 
would vote hot, warm, cool or cold on the 7 point 
thermal scale) who feel too cool or warm. 

Magnitude of outdoor air flow to a room or building 
either through the ventilation system or infiltration 
through the building envelope. 

4.1 Indicator of indoor air quality 

4.1  Indoor air quality 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

119 

 
 
 
 
4.1.1 Level 1 - Making a common performance assessment 
4.1.1.1  Calculation methodology, measurement and data collection 

L1 

When you measure indoor air quality it requires consideration of performance at a 
number of different project stages.  This is because of the complex cause and 
effect relationships for indoor air parameters, which require measurements that 
take account of:  

o 

the performance of ventilation systems,  

o  how effective design strategies are in controlling humidity,  

o 

o 

the combined contribution of building product emissions, and 

the impact on indoor air quality of emissions from occupants and their 
choice of furniture and fit out materials.    

The performance assessment is divided into activities that relate to different 
stages in a building project: 

o  At design stage based on simulation and product testing  
o  At post-completion stage based on in-situ testing 
o  At occupation based on in-situ testing and inspection 

For each stage assessment activities are specified, together with reference 
standards. 

Design stage 1: Simulation of the ventilation strategy 

A design simulation of the building's ventilation strategy in accordance with EN 
16798-7 shall be used to check the modelled performance of the ventilation rate, 
CO2 levels and relative humidity levels.  Specification of filters for intakes air shall 
be based on an assessment of the outdoor air pollution, in accordance with EN 
13779.  Data is therefore required from manufacturers for filter specifications. 

According to Directive 2010/31/EU for the Energy Performance of buildings, a 
ventilation system is part of the technical building system. The simulation shall 
therefore always form part of the performance assessment for the typical use of a 
building as a whole. 

Design stage 2: Use of product testing as a means of source control  

Test results showing the emissions after 28 days shall be reported for each 
material or finish to be installed that falls within the identified scope.  The 
determination of emissions shall be in conformance with CEN/TS 16516.  Test 
data is therefore required from manufacturers/suppliers of the selected building 
products, as defined in the scope.  All testing shall be on the as-finished product.  

Further guidance for design teams on source control by product selection is 
provided in guidance note 4.1. 

Guidance note 4.1 for designers 

Selecting building materials to control pollutant emissions at source 

The indoor environmental quality standards EN 15251 and prEN 16798 both 
highlight the importance of considering building materials as indoor sources of 
pollution.  The EN 15251 and prEN 16978 scope and thresholds for emissions 

120 

 
 
 
from building materials includes emissions of formaldehyde and carcinogenic 
VOCs, with prEN 16798 extending the scope to include LCI ratios53.   

A range of third party verified labelling schemes for the emissions from building 
materials and products have emerged during the last 20 years.  These have had 
the objective of protecting building users and occupants from health hazards by 
encouraging (or requiring) source control strategies that control building material 
emissions. Schemes in Finland, Germany, Denmark, Belgium and France are of 
particular note.  

Of the schemes available in the market, some have been developed as voluntary 
initiatives by industry or NGOs (e.g. in Germany GUT and EMICODE, in Finland 
M1, the Danish Indoor Climate Label), whilst some have been mandated by 
regulation (e.g. the French emissions classes system, the Belgian VOC 
Regulation, the German AgBB).  Various Type I Ecolabels certify low emission 
products, including the EU Ecolabel, the Blue Angel (Germany) and the Nordic 
Swan. 

The JRC has highlighted the significant reductions in material emissions that have 
been driven by such schemes 54. The emissions from these products are (as 
estimated by a material testing laboratory) approximately one fifth of the level 
they were in the early 1990’s. Mature schemes now also provide access to many 
thousands of products, making them more accessible. 

A harmonised European test method for emissions of volatile organic compounds 
from construction products into indoor air, CEN/TS 16516, was published in 2013.  
This established a common method and test conditions based on a 'European 
reference room' in which products are to be tested.  Verification of low emissions 
according to the 28 day emissions test therefore now provides a consistent basis 
for the selection of products.  

Design stage 3: Risk assessment to prevent mould  

A risk assessment shall also be carried out on building designs.  This shall focus 
on measures to control point sources of humidity and the avoidance of areas of 
cold bridging and air infiltration into the building envelope.  The risk assessment 
shall be made in accordance with the following two standards: 

o 

o 

ISO 6946 calculation method for the thermal resistance and transmittance 
of building materials55.   

ISO 13788 calculation method for the hygrothermal performance of 
building components and elements56.   

These  standards  provide  a  calculation  method  for  critical  surface  humidity  that 
may lead to mould growth on the internal surfaces of buildings. To carry out the 
risk  assessment  data  is  required  on  the  thermal  characteristics  of  building 

53 The EU-LCI ratio for an individual compound in a mixture can be obtained by dividing its emission 
concentration by the corresponding EU-LCI value (Ci/LCIi). 
54 European Commission Joint Research Centre IHCP (2012) Harmonisation Framework for Indoor 
Products Labelling Systems in EU, European Collaborative Action: Urban air, indoor environment and 
human exposure, Report No. 27. 
55 ISO Standards, ISO 6946: Building components and building elements - Thermal resistance and 
thermal transmittance - Calculation method. 
56 ISO Standards, ISO 13788: Hygrothermal performance of building components and building 
elements -- Internal surface temperature to avoid critical surface humidity and interstitial 
condensation -- Calculation methods. 

121 

 
 
 
                                           
products  and  architectural  design  details,  with  a  specific  focus  on  thermal 
transmission.  The  latter  may  require  calculation  to  provide  estimates  or 
performance  data  may  be  provided  at  national  level  for  accredited  architectural 
details.  This data can potentially be obtained from existing documents based on 
national calculation methods used to acquire a building permit and/or to issue an 
EPC.   

Post-completion stage 1:  Functional performance testing of ventilation 
systems 

The ventilation rate shall be tested as part of the commissioning process on site 
according to the methods described in Annex D of EN 12599.  The average 
ventilation rate shall be reported. Measurements can be taken at a number of 
points in a system.  The measurements shall be made for the related ducts 
and/or air terminals that supply air to the internal spaces as identified according 
to the guidance in section 2.1.2.2 of the reference standard.  

Post-completion stage 2:  Testing for target air pollutants 

The actual success of design measures (and their combinations) to minimise 
emissions can only be assessed by measuring the indoor air after completion of a 
building.   

Testing is, however, costly and requires careful consideration and programming.  
It is therefore only recommended as an optional step to check and optimise 
performance.  Guidance on sampling and detection is provided under Aspect 5 of 
performance assessment level 3.  

Guidance note 4.2 property managers and investors  

Reference pollutant emission limit values to protect health 

The performance of building products can be assessed based on the testing of 
emissions according to the reference standard CEN/TS 16516. This can inform the 
selection of products as part of a source control strategy to minimise the potential 
risk to occupiers.   

Carcinogenic VOCs, formaldehyde and substances with LCI (Lowest Concentration 
of Interest) value for specific substances are included within the proposed new EU 
emissions class system for reporting on the performance of products57.  The 
classes will enable products to be selected based on their relative performance.   

The performance of internal environments requires reference to a different set of 
standards that address indoor air.  The standards EN 15251 and prEN 16978 
provide informative indoor air concentration limits for a number of pollutants.  
These are based on WHO Indoor Air Quality (IAQ) guidelines for the level of 
indoor exposure58.  Those substances that are measured by indicator 4.1.1 and 
which have WHO guideline values are formaldehyde, benzene, particulates (PM 
2.5 and 10.0) and radon.   

57 The LCI concept is introduced in the following Joint Research Centre report 
http://publications.jrc.ec.europa.eu/repository/bitstream/JRC83683/eca%20report%2029_final.pdf 
58 WHO Europe (2010) Selected pollutants: Guidelines for indoor air quality and WHO Europe (2013) 
Health effects of particulate matter. 

122 

 
 
 
                                           
Occupation stage 1: Testing for target air pollutants 

The actual success of design measures to minimise CO2, relative humidity, radon 
and mould can only be assessed by measuring indoor air after occupation of a 
building.  Guidance on sampling and detection is provided under Aspects 2 and 3 
of performance assessment level 3.  

In the case of mould, expert inspection is required. Testing for the presence of 
mould is possible. However it is costly and requires careful consideration and 
project programming.  It is therefore only recommended in this framework as an 
optional additional measure to check and optimise performance.   

Guidance note 4.3 for property managers, designers and construction 
managers 

Quantitative testing of properties for the presence of mould 

Whilst standard building evaluation methods are generally considered to be the 
most practical method for evaluating the visible presence of mould in a property, 
quantitative testing can play a role in the detection of hidden microbial sources in 
a building materials and structures, thereby facilitating an objective grading of 
damage. 

There are currently few reference standards for quantitative testing. AFNOR XP X 
43-401 (France) includes the unit of measurement Colony Forming Units 
(CFC)/m3.  This metric provides a starting point for measuring mould levels, but 
identification of the species present may be required to complete a more detailed 
evaluation.   

Sophisticated DNA testing using Polymerase Chain Reaction (PCR) methods can 
now be used to identify the specific species of mould and bacteria that are 
present in a sample and which may be responsible for damage to building 
materials and structures. The US EPA’s Environmental Relative Moldiness Index 
(ERMI) has been applied in the EU and is based on DNA analysis of samples for 
comparison with a reference set of mould species59. 

This form of testing requires significant expertise as it entails careful sampling 
followed by characterisation and evaluation of the species present.  Seasonal 
factors, species whose presence may be unrelated to moisture damage and 
contamination from outside a building must also be considered.  The ERMI 
method in particular requires a cross-check with a reference list of species based 
on their geographical occurrence.   

4.1.1.2  Suggested reporting format 

For the common performance assessment the results of design simulations and 
the tested performance of building products shall be reported on.  The carrying 
out of a design assessment for mould prevention can also be reported. The 
reporting shall be completed for each of the required aspects and parameters.  

59 The application of the ERMI in Finland is documented in this scientific paper - Täubel M, Karvonen 
AM, Reponen T, Hyvärinen A, Vesper S, Pekkanen J. 
2016. Application of the environmental relative moldiness index in Finland. Appl 
Environ Microbiol 82:578 –584 

123 

 
 
 
  
                                           
Level 1 common performance reporting format  

Indicator 4.1.1 Design indoor air conditions 

Indoor air 
conditions 
Ventilation rate 

Reporting 

Performance category 
(according to EN 16978) 

CO2 concentration 

Performance category 
(according to EN 16978) 

Relative humidity 

Performance category 
(according to EN 16978) 

Benzene 

Both according to EN 13779 
Outdoor air class of the site:  
Ventilation filter rating: 

Particulates (PM 
2,5/10.0) 

Radon  

Mould 

If relevant for the location 

Design assessment carried out? 
Yes/no 

Indicator 4.1.2 Target air pollutants for source control 

Potential performance for each building product 

Building products 

Target pollutants 

Carcinogenic 
VOCs 

(μg/m³) 

LCI (Lowest 
Concentration 
of Interest) 
ratio (if > 1,0) 

Formaldehyde 

(μg/m³) 

Ceiling tiles 

Paints and varnishes  

- walls and ceiling  

- floors and stairs 

- doors and windows 

Floor coverings 

- textile coverings 

- laminate and flexible 

coverings 

124 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
- wooden coverings  

- associated adhesives 

and sealants 

Renovation products 

- internal insulation  

- interior surface 

treatments (e.g. to 
resist damp) 

L2 

4.1.2  Making level 2 and 3 assessments 
4.1.2.1 Level 2 - Making a comparative performance assessment 

Where the performance of the indoor air conditions and quality is reported in the 
public domain, the following parameters shall be adhered to and, where 
applicable, shall be reported on in order to be able to make comparative 
assertions: 

o  The design simulation tool for indoor air quality conditions. 
o  The timing of the testing and the selection of sample rooms in accordance  
with the guidance provided in the sampling protocol for rooms and spaces 
(see guidance note 4.4). 

o  The sampling and detection methods laid down in Aspect 5 of the level 3 

performance assessment. 

o  The expert assessment rating of mould presence and severity. 

In all cases, the relevant reference standards as specified in this guidance shall 
also have been adhered to. 

L3 

4.1.2.2 Level 3 - Performance optimisation assessment 

Key aspects to focus attention on 

The five design optimisation aspects for indicator 4.1.1 focus on two main aspects 
of performance:  

o 
o 

the representativeness and precision of design measures and simulations. 
the carrying out of post-completion and post-occupation testing in order to 
assess the impact of design stage decisions.   

The specific aspects which are recommended to focus on are listed in the same 
sequence in which they are presented in section 4.1.1.1: 

 

 Aspect 1 – Indoor air conditions: the time representativeness of design 
simulations 

  Aspect 2 – Indoor air conditions: the technical representativeness of post-

occupancy testing 

  Aspect 3 – Target pollutants: Mould inspection to ensure the technical 

representativeness of remedial actions 

  Aspect 4 – Target pollutants: Assessment of local air quality to ensure 

geographical representativeness 

  Aspect 5 – Target pollutants: Performance upon completion and occupancy  

For each aspect a brief outline is provided of how they can improve performance, 
together with guidance notes which go into more detail.   

125 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Users should then report on which aspects they have focussed on.  The more 
aspects addressed the better the reliability rating that will be obtained, as the 
rating improves in function of accuracy and representativeness. 

Aspect 1 – Indoor air conditions: the time representativeness of design 
simulations 

Focus of attention: The use of either a 'steady state' or a 'dynamic' method of 
simulating the indoor air conditions of a building.   

Design performance assessments of the ventilation rate, CO2 levels and relative 
humidity may be obtained by simplified steady state calculation or a dynamic 
simulation, in accordance with EN 15242.   

The two methods differ in how accurately they are able to simulate the occupied 
performance of a building, particularly in terms of how air movements and the 
interaction of occupants are accounted for within a simulation.   

The precision of the results will depend on the knowledge and experience of the 
professionals carrying out the simulation.  This is because dynamic simulations 
are more complex and tend to require greater technical knowledge of the input 
data and the assumptions being made.    

Aspect 2 – Indoor air conditions: the technical representativeness of 
post-occupancy testing 

Focus of attention: The testing of selected aspects upon occupation of the 
building in order to check whether the design conditions are being achieved. 

Internal spaces within a building shall be tested and inspected on-site and upon 
full occupation of the building after a minimum of one year.  The test routines for 
each room specification in the building shall conform to the requirements in table 
4.4.   

Table 4.1.1. Test specification for indoor air conditions  

Testing target 

Testing parameters 

CO2 concentration 

Relative humidity 

Radon 

Direct sampling of the air in rooms, or 
indirect sampling of exhaust air, over 1 week 
or 7 working days. 

Sample of the air during a two month period 
of continuous occupation.   

Aspect 3 – Target pollutants: Mould inspection to ensure the technical 
representativeness of remedial actions 

Focus of attention: The expert inspection and rating of mould presence and 
severity in order to inform remedial actions. 

An expert condition inspection and survey of properties shall be carried out prior 
to renovation.  This will provide a basis for understanding and diagnosing 
problems that have occurred in an existing building.  Remedial steps can then be 
taken in the new renovation design. 

126 

 
 
 
 
 
 
  
 
Mould inspections shall, as minimum, be carried out using a structured 
assessment format which provides a rating.  Any rating used should, as a 
minimum:  

o 
o 

reflect both the presence and severity of mould. 
identify areas of potential damage to the building envelope.   

Guidance note 4.4 provides a brief introduction to three example expert 
inspection formats.  The format used and the basis for the rating shall be 
reported.  Post-occupancy inspections shall be carried out after a minimum of two 
heating seasons (winters).   

If damage to building materials and structures is identified which may be as a 
result of hidden mould, then quantitative testing for mould could be considered 
(see guidance note 4.3). 

127 

 
 
Guidance note 4.4 for designers, property managers and investors 

Expert inspection to identify mould problems in buildings 

There is no standardised reference for the expert inspection of buildings for 
mould. However, a number of assessment formats have been successfully used in 
the UK and the Nordic countries.  All those presented here rely on qualified 
experts to use them. 

The English Housing Condition Survey (2000-2013) used the Mould Severity 
Index (MSI) to quantify the presence of damp and mould.  The MSI relies on 
visual inspection by a qualified expert with the scoring methodology consisting of 
three elements: 

  Prevalence: 1 point is allocated per room where mould is present; 
  Severity: for each room, 1 or 2 additional points are allocated based on 

the ‘moderate’ or ‘severe’ mould presence; 

  Communal space: An additional 1 point is allocated if mould is present in a 

living room. 

A three level classification system was developed in Finland to grade the severity 
of moisture damage from mould.  The classification system was tested for the 
dose-response relationship between the damage and occupant health effects.   

Table 4.1.2  Classification criteria for the severity and amount of moisture 
damage in a property 

Grade I 

Grade II 

Grade III 

  No visible moisture 
damage recorded 

  Minor moisture damage, 

but no further 
consequences expected 
  One patch of deteriorated 
interior finish or covering 
which needed repairing 

  Single observation of a 

damaged interior 
structural component 
that needed opening, 
drying and renewal or 
minor repair 
  Single patch of 

deteriorated interior 
finish or covering, as in 
Grade I, plus other 
damage of the same or 
lower severity 

  The presence of a 
damaged interior 
structural component, as 
in Grade II, together with 
other damage of the same 
level of severity or less 
  A functional element that 
needed partial or total 
renewal, together with or 
without the presence of 
other damage 

Source: Haverinen et al (2001) 

The Nordic countries have developed a classification of the condition of a building 
based on expert visual and non-destructive inspection.  The occurrence and 
extent of dampness and mould shall be measured in each room and a sum of the 
areas used to determine the overall classification.   

Table 4.1.3  Dampness and mould in building structures – proposed Nordic 
classification system 

Classification criteria 

Class 1 

Class 2 

Class 3 

Class 4 

Condition of the structures has been 
checked and the maintenance of 
structures and installations 
documented less than 5 years ago.  

Known water damages or occurrences 
of condensation or capillary water have 
been repaired. 

Yes  

Yes  

Yes  

Yes  

Yes  

128 

 
 
 
 
 
 
  
 
 
Visible mould in occupied spaces:  
- smaller areas (e.g. gasket in a 

None  

window sash) 

- minor areas show signs of mould  
- larger areas show signs of mould 

< 400 cm2 

< 2.500 cm2 

> 2.500 cm2 

Risks of water damage have been 
assessed and proactive measures 
taken to reduce the future risk. 

Yes  

Moisture from recent construction 
phase (only for newly constructed 
buildings). 

No  

No  

Yes  

Source: Danish Standards (2015) 

Aspect 4 –  Assessment of local air quality to ensure geographical 
representativeness 

Focus of attention: The assessment of local air quality in order to inform the 
appropriate design of ventilation systems. 

The quality of intake air in a building can be significantly affected by local air 
pollution. This is particularly the case for buildings with ventilation systems. In 
locations with poor air quality, there is the risk that concentrations of pollutants 
such as benzene and particulates are higher than WHO guidelines.  In these 
locations, the location of the ventilation intakes and the filtration of ventilation 
intake air will need to be carefully designed in order to achieve good quality 
indoor air (see guidance note 4.5). 

Guidance note 4.5 for design teams 

Ventilation design to manage quality of intake air from outside 

EN standard 13779 provides design criteria for ventilation systems to maintain 
indoor air quality.  The criteria are graded to reflect the quality of urban air 
according to WHO guidelines.  Table A.5 of the standard includes filter 
specifications to reduce the intake of urban pollution and in guidance A2.2 
recommendations are provided on the location of ventilation intakes.  

Poor urban air quality is described in EN 13779 as locations where '…pollutant 
concentrations exceed the WHO guidelines or any National air quality standards 
or regulations for outdoor air by a factor greater than 1,5.' Because under the Air 
Quality Directive 2008/50/EC, Member States are required to prepare air quality 
action plans and monitor pollution at a local level, this information is generally 
available from the local authority or from reported data in the public domain.   

Aspect 5 – Testing of performance upon completion and occupancy to 
ensure technical representativeness  

Focus of attention: The testing of indoor air upon occupation of the building in 
order to assess the concentration limits of target pollutants. 

Selected internal spaces within a building shall be tested on-site following 
practical completion and prior to occupation.  A protocol for the sampling of 
rooms and spaces is outlined in guidance note 4.6. The building should already 

129 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
  
 
 
 
 
 
have been fitted-out with the materials and finishes identified in table 4.1.1, but 
will not contain occupiers’ furniture, because this can significantly affect the 
results at this stage.  

Guidance note 4.6 for construction managers 

Room and interior space sampling protocol to support the comparability 
of indoor air quality monitoring exercises 

If comparisons are to be made between the performance of buildings, the 
sampling of rooms and spaces shall be according to the following protocol:   

o  For offices: Testing shall be carried out for each distinct room 

configuration in the building that accounts for >10% of the office space.  
Where room configurations are located in different façade aspects of the 
building, rooms from opposing aspects shall be tested.   

o  For apartment blocks and developments of multiple houses: Testing shall 

be carried out for a minimum of 10% of the properties, and be 
representative of any significant variations in the house or apartment 
typologies, configurations and materials.  Samples shall be taken in the 
living room and the smallest bedroom of each property selected.  

The selected internal spaces within a building shall be tested on-site following 
practical completion, the commissioning of ventilation systems and prior to 
occupation.   

The sampling and detection methods to be used for each target pollutant are 
specified in table 4.1.4.  Sampling devices shall be placed in the centre of a room 
so as not to be influenced by doors, windows or heating/cooling inputs.   

Because benzene and particulate emissions are strongly linked to outside air, 
consideration needs to be given to the season.  Peak exposure is likely to take 
place during the winter season, hence reporting should note the time of year 
when testing takes place. 

Table 4.1.4 Test specification for in-situ pollutant testing  

Concentrations to 
be tested 

Sampling and detection method 

Substances covered 
by EU LCI ratios 

Only applicable to product testing 60 

Formaldehyde 

30 minutes average in accordance with ISO 
16000-3 or equivalent. 

60 This is because the LCI values on which R Values are based are health-based reference 
concentrations of VOCs for inhalation exposure used to assess emissions after 28 days from a single 
product during a laboratory test chamber procedure as defined in CEN/TS 16516 

130 

 
 
 
 
 
 
                                           
Benzene 

Eight hour daytime average in accordance 
with ISO 16017-2 or equivalent. 

Particulates 

Eight hour daytime average for two particle 
sizes in accordance with ISO 7708 or 
equivalent: 

- 
- 

PM10: 50 μ/m3  
PM2.5: 15 μ/m3 

Level 3 performance optimisation reporting format 

Part 1 - Performance aspects reporting format 

Aspect 

Addressed? 
(yes/no) 

Notes on the modelling and sampling 
routine adopted 

Aspect 1 – Time 
representativeness of the 
ventilation design 
simulation 

Aspect 2 – Post occupancy 
testing of indoor air 
conditions 

Aspect 3 – Mould 
inspection  to ensure 
technical 
representativeness of 
remedial measures 

Aspect 4 – Geographical 
representativeness of the 
local air quality 
assessment 

Aspect 5 – Post 
completion and occupancy 
target pollutant testing 

131 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Part 2 - Indoor air results from all project stages 

e
g
a
t
s
n
g

i
s
e
D

e
g
a
t
s
n
o

i
t
e
l
p
m
o
C

Indoor air quality condition 

Ventilation rate 

l/s/m2 

l/s/m2 

CO2 concentration 

Relative humidity 

EU LCI ratios 

Formaldehyde 

Benzene 

Particulates (PM 2,5/10.0) 

ppm 

% 

Substances 
with ratios   
> 1,0 
- 

- 

- 

Radon  

Bq/m3  

- 

- 

- 

- 

- 

- 

- 

n
o
i
t
e
l
p
m
o
c
-
t
s
o
P

- 

- 

- 

- 

n
o
i
t
a
p
u
c
c
O

ppm 

% 

- 

- 

μg/m³ 

μg/m³ 

μg/m³ 

μg/m³ 

μg/m³ 

μg/m³ 

- 

Bq/m3  

Part 3 - Mould inspection reporting 

Assessment and rating method 
used 

Country, method and version 

Expert inspection carried out prior 
to renovaton? 

Yes/no 

Expert inspection carried out post-
occupancy? 

Yes/no 

Rated 
performance 

Pre-renovation 

As applicable, derived from the method 

Post-occupancy 

derived from the method 

132 

 
 
 
 
 
 
 
 
 
 
 
     
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
4.1.3 Property valuation influence and reliability rating 

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to indicator 4.1: 

o  Checklists for the potentially positive influence on value and risk 

   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation 

criteria 

o  Ratings of the performance assessment 

   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 
results for indicator 4.1, or may form part of the overall reporting for indicator 
6.2. 

In the case that the ratings will be used as part of the overall reporting for 
indicator 6.2, then the rating 1 results shall be used to calculate the overall 
Indicator Reliability Index (IRI).   

The Indicator Reliability Index (IRI) for rating 1 shall be calculated separately for 
4.1.1 and 4.1.2 from the individual ratings as follows: 

IRI = 

(𝑇𝑒𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+(𝐺𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+ (𝑇𝑅 min{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡})

𝑛𝑢𝑚𝑏𝑒𝑟 𝑜𝑓 𝑟𝑒𝑙𝑒𝑣𝑎𝑛𝑡 𝑎𝑠𝑝𝑒𝑐𝑡𝑠

Where: 

TeR = Technical Representativeness 

GR = Geographical Representativeness 

TR = Time representativeness 

To calculate the IRI the lowest score for each of the three types of rating aspect 
shall be used to calculate arithmetic mean of the reliability.   

4.1.3.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on the market 
performance 

Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower void rates. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, 
repair and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased 
overheads or loss of income. 

Checklist 2 – Accounting for the Level(s) assessment in the valuation 
criteria used 

Valuation criteria 
set used 

Identify the scheme or tool 
used in the appraisal 

133 

 
 
 
 
 
 
 
Version of the 
criteria set used 

Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

4.1.3.2  Reliability rating of the performance assessment 

Rating 1 - Basis for the performance assessment  

Sub-indicator 

Rating aspect 

Rating score  

(reflecting the degree of 
representativeness) 

0 

1 

2 

3 

Low 

Medium 

High 

4.1.1 Indoor air 
quality 

1. Ventilation design 
simulation time 
representativeness 

4.1.2 Target 
pollutants 

2. Post occupancy technical 
representativeness of the 
indoor air conditions tested 

3. Mould inspection  to 
ensure technical 
representativeness of 
remedial measures  

4. Local air quality 
geographical 
representativeness  

5. Post completion and 
occupancy air quality testing 
technical representativeness 

Indicator 4.1 

Indicator Reliability Rating 

134 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment(s) 

No formal training 
and limited 
experience in 
using the 
calculation 
method 

Formal training or 
some applied 
experience in 
using the 
calculation 
method 

Formal training 
and some applied 
experience in 
using the 
calculation 
method 

Formal  training  
and significant 
applied experience 
in using the 
calculation method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of 
the assessment 

Self-declaration of 
the performance 
assessment 
results 

Peer review of the 
input data and 
calculation steps 

Third party 
auditing and 
verification of the 
calculation steps 

Third party auditing 
and verification of 
the input data and 
calculation steps 

135 

 
 
 
 
 
 
 
4.2 Indicator of time outside of thermal comfort range  

4.2  Time outside of thermal 
comfort range 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

L1 

4.2.1 Level 1 - making a common performance assessment 
4.2.1.1 Calculation methodology and data requirements 

The thermal simulation shall be conducted for the building both with and without 
mechanical cooling and heating.  This shall ensure that the inherent thermal 
characteristics of the building envelope and structure are assessed.  

Calculation of the reported performance shall be carried out in accordance with 
the method described in Annex F of EN 15251 and/or an overheating assessment 
that forms part of a national or regional calculation method.   

For modelling of a building without mechanical cooling, the assumptions described 
in Annex F of EN 15251 that relate to adaptive conditions shall be followed 
(referred to as 'Acceptable indoor temperatures for design of buildings without 
mechanical cooling systems').  

If intended to carry out post-occupancy evaluation of satisfaction/dissatisfaction 
of the thermal environment, and, depending on whether mechanical cooling is to 
be used in the building, either the Predicted Percentage Dissatisfied (PPD) shall 
be estimated based on EN ISO 7730 (for mechanically cooled buildings) or the 
acceptable summer indoor temperature range (for buildings without mechanical 
cooling).  The thermal comfort categories can then be read across to the EN 
15251 categories as shown in table 4.2.1.  

Table 4.2.1 The read across between indoor thermal environment categories, PPD 
and acceptable (adaptive) indoor summer temperatures  

EN 15251 
category 

Fanger method 

PPD (%) 

PMV 

Adaptive   method     
(Nicol et al) 

Operative temperature 
variance (oC) 

I 

II 

III 

IV 

 6 

 10 

 15 

>15 

 

 3 

 4 

-0.2  PMV 

-0.5  PMV 

-0.7  PMV  

PMV < -0.7 and PMV > 
0.7 

Source: Athienitis and O'Brien (2015) 

The overall thermal simulation of the building shall be according to the CEN 
standards that support the Energy Performance of Buildings Directive.  This shall 
be as described in indicator 1.1.  

136 

 
 
 
 
 
 
Data requirements and sources  

The data sources for the thermal simulation shall be as per those identified for 
indicator 1.1.   

The PPD requires input data for six thermal parameters - clothing, activity, air- 
and mean radiant temperature, air velocity and humidity.  Reference values 
provided at national level may be used, or alternatively bespoke values can be 
identified but the assumptions shall be reported.   

The weather data shall be representative of present climatic conditions.  For 
measured performance assessments, the results shall be corrected in accordance 
with EN 15603 or EN 52000-1.  

Table 4.2.2 Data requirements and sources for indicator 4.2 

Data item 

Potential source 

Default EU values 

National, regional or locally 
specific values 

Thermal simulation   See indicator 1.1  

See indicator 1.1 

PPD thermal 
parameters 

ISO 8996, ISO 9920 

EN ISO 7730 Annexes B/C 

EN ISO 7730 Annex E 
(overall estimate of PPD) 

National or regional calculation 
method (overheating 
assessment)  

Building permitting requirements 

Weather data 

Three climate zones        
(EN 15265 test cases) 

National or regional calculation 
method 

Member State Meteorological 
Offices 

4.2.1.2  Suggested reporting format 

The common performance assessment requires, as a minimum, reporting on:  

o 

o 

o 

the type of building thermal simulation (usually carried out according to 
national or regional calculation methods),  
the results of and parameters for the thermal performance assessment, 
and 
in the case that a post-occupancy evaluation will be carried out, both 
predicted and actual satisfaction levels.  

This means that the results of existing overheating assessments carried out 
according to national  or regional requirements can be used for reporting, as long 
as they are based on CEN standards series developed to support the Directive 
2010/31/EU for the Energy Performance of Buildings. 

Users shall identify the type of performance assessment they have carried out, 
the calculation method and its compliance with an EN standards series as per the 
reporting for indicator 1.1. 

137 

 
 
 
 
 
 
Level 1 common performance reporting format 

Part 1 - Type of performance assessment 

Energy Performance of Buildings assessment 
type 

   Calculated (asset) 
   Measured (operational) 

Energy Performance of Buildings assessment 
sub-type 

   Calculated (asset): Design or as built 

or standard 

   Measured (operational): 

Calculation method 

EN standard 
compliant thermal 
simulation? 

Standard 

Yes/no 

Method and EN 
standard series 

Please indicate which 

Part 2 - Performance assessment results 

Performance aspect 

Heating season 

Cooling season 

Operative temperature range 
(oC) 

Lower/upper limits 

Lower/upper limits 

Time out of range (%) 

Proportion of time 

Proportion of time 

- without mechanical cooling 

- with mechanical cooling 

Part 3 - Optional results for later comparison if a post-occupancy 
assessment is to be carried out 61 

Performance aspect 

Heating season 

Cooling season 

Thermal environment categories 

According to EN 15251 

According to EN 15251 

- without mechanical cooling 

- with mechanical cooling 

4.2.1.3  Monitoring of as-built and occupied performance 

Evidence shows that a commitment to carry out functional performance testing of 
building services focusses attention on design precision and the correct 
installation of services.   

Functional performance testing of HVAC systems shall be carried out as part of 
the commissioning process on site and according to the methods described in 
Annex D of EN 12599.    

61 These categories are based on estimation of the occupant dissatisfaction with the comfort 
conditions, providing the basis for comparison of design and occupied dissatisfaction levels. 

138 

 
 
 
 
                                           
Measurement of the performance of HVAC systems upon occupation of the 
building shall be in conformance with the protocols in ISO 7726.  

For the post-occupancy evaluation of satisfaction/dissatisfaction, ISO 10551 
(currently under revision) provides a reference evaluation method and survey 
format for thermal comfort.  

L2 

4.2.2  Making level 2 and 3 assessments 
4.2.2.1 Level 2 - making a comparative performance assessment 

To use this reporting option, a number of parameters and items of input data 
used in the simulation of a building are required to be fixed.  To do this, the 
following rules shall be followed:  

o  Choice of thermal simulation method: The quasi-steady state and 

simplified hourly methods described in EN ISO 13790 may be used.  
Alternatively, if a dynamic method is used, the results shall be validated 
according to EN ISO 52016-1 or the criteria and test cases in EN 15265.  

o  Use of standard input data for the thermal simulation: Data provided at 

national level or the default data provided in Annex G of EN ISO 13790 (or 
EN ISO 52016-1) shall be used.  This shall include the use of standard 
occupancy and conditions of data for the building type (see Annex G.8). 
o  PPD thermal parameter input data: For the six parameters identified in EN 

ISO 7730, the default or reference national or regional data for the 
building type shall be used.   

o  Climate data: The test reference year stipulated by the national or regional 
calculation method shall be used, corrected in the case of measured data 
following the methods in EN 15603 and EN ISO 52000-1.   

o  Heating and cooling seasons: The heating and cooling seasons defined in 

the relevant national calculation method shall be used.   

o  Temperature ranges: The Category II temperature ranges, as stipulated in 

EN 15251 and EN 16978-1, shall be used in all cases.   

The sampling protocol for determining the rooms to be monitored post-occupancy 
shall be as follows: 

o  Office buildings: All room configurations within the total useful floor area 

that are used for office-related work.  

o  Residential buildings: The main living rooms and all bed rooms within a 
home.  In the case of assessment of multiple homes, each distinctive 
configuration and orientation shall be assessed.  

139 

 
 
 
 
4.2.2.2 Level 3 - performance optimisation assessment 

L3 

The following key aspects are important focus areas of attention to improve the 
representativeness and precision of indicator 4.2 performance assessments:  

  Aspect 1 - The geographical representativeness of the weather data used. 
  Aspect 2 - The time representativeness of the calculation method used. 
  Aspect 3 - The duration and intensity of heating and cooling weather 

events. 

  Aspect 4 - Factors that can cause localised thermal discomfort. 

These aspects broadly reflect those also identified for indicator 1.1, together with 
some additional considerations. For each aspect a brief outline is provided of how 
they can improve performance, together with guidance notes which go into more 
detail.   

Users should then report on which aspects they have focussed on.  The more 
aspects addressed the better the reliability rating that will be obtained, as the 
rating improves in function of accuracy and representativeness. 

Key aspects to focus attention on 

Aspect 1 – The geographical representativeness of the weather data used 

Focus of attention: The use of weather files that are as representative as possible 
of the location of the building.   

The most likely option for achieving greater representativeness would be a test 
reference year derived from a medium term (20 or 30 year) time series for a 
standard local weather station. The Joint Research Centre has created an open 
access weather file database that can be used across the EU62.   

Further interpolation of weather datasets to take into account the Urban Heat 
Island (UHI) effect can add precision to datasets.  This is particularly important in 
major cities and locations where the urban design, commuting patterns and 
topography can exacerbate winter or summer conditions.   

Guidance note 4.7 for design teams  

Determining the extent of the urban heat island effect 

The Urban Heat Island (UHI) effect is an additional factor to take into account 
when modelling the external air and radiative temperatures around a building.  
This is because the temperature in an urban area can be elevated compared to 
rural areas due to a combination of:  

  vehicle exhaust,  
  building air conditioning heat rejection,  
 
 
  absorption and re-radiation of heat by roads, paving and structures. 

street canyon geometry,  
reduced evapotranspiration by vegetation and,  

The effect can be generalized across an urban area or, where there are 
combinations of factors, it can be very localised within a district or at specific 

62 The database will form an extension of PVGIS - http://re.jrc.ec.europa.eu/pvgis/apps4/pvest.php 

140 

 
 
                                           
points.  

Recognising the significance of this effect, a number of cities have put in place 
initiatives to support designers to better take it into account.  Examples include 
London63, Stuttgart64 and Zaragoza65. 

Aspect 2 – The time representativeness of the calculation method used 

Focus of attention: The use of a 'dynamic' method of simulating the time out of 
range of a building.   

Quasi-steady state and dynamic energy simulation methods differ in how 
accurately they are able to simulate the thermodynamic performance of a 
building, particularly in terms of how solar heat gains, cold bridging and air 
infiltration are accounted for within a simulation.   

Steady state simulations use weather data this has a seasonal or monthly time 
interval, whereas dynamic simulations use weather data with an hourly time 
interval, as well taking into account many more factors that will influence 
performance.   

Steady state models can estimate overall annual consumption to a reasonable 
accuracy but are unreliable when the building’s performance is determined by 
factors that are variable on a daily and hourly basis. For this reason it is 
particularly beneficial to use dynamic simulation in Southern European countries, 
where there is a greater duration and intensity of solar radiation during the year.   

Currently, national calculation methods in EU may, in accordance with EN ISO 
13790 and EN ISO 52016-1, be based on a seasonal or monthly steady state, 
simplified hourly or fully dynamic method.  As a result, the precision of an 
overheating assessment carried out for building permitting may differ.  This will 
also dictate whether the time out of range is determined based on hours or days.   

Obtaining additional precision from a dynamic simulation will depend on the 
knowledge and experience of the professionals carrying out the simulation.  This 
is because dynamic simulations are more complex and tend to require greater 
technical knowledge of the input data and the assumptions being made.  In some 
EU locations, a steady state simulation may produce equally valid and precise 
results.   

Guidance note 1.3 under indicator 1.1 provides further information on dynamic 
simulation. The Zero Carbon Hub's 'assessing overheating risk' provides specific 
practical guidance in relation to overheating risk assessment66. 

63 London's urban heat island, https://data.london.gov.uk/dataset/london-s-urban-heat-island---
average-summer 
64 Climate ADAPT case study of Stuttgart,http://climate-adapt.eea.europa.eu/metadata/case-
studies/stuttgart-combating-the-heat-island-effect-and-poor-air-quality-with-green-ventilation-
corridors 
65 José M. Cuadrat Prats, Sergio M. Vicente-Serrano y Miguel A. Saz Sánchez, Los efectos de la 
urbanizacion en el clima de Zaragoza (España): La isla de calor y sus factores condictiontes, Boletín 
de la A.G.E. N.º 40 - 2005, págs. 311-327 
66 Zero Carbon Hub (2015) Assessing overheating risk, UK 

141 

 
 
 
                                           
Aspect 3 – The time representativeness of the simulation of extreme 
weather events 

Focus of attention: Assessment of the Continuously Overheated Intervals (COIs) 
during which the building is predicted to remain out of range for a longer period 
of time. 

Whilst an estimation of the time out of range will provide a broad indication of the 
tolerance of the building, it will not provide information on persistent periods of 
temperature stress that may reduce influence occupants tolerance and willingness 
to adapt to higher temperatures, thereby affecting cooling energy use, as well as 
having an impact on the reliability of building services.   

Analysis of the duration and intensity of heat waves can provide the basis for a 
more detailed risk assessment67.  Figure 4.2.1 illustrates how during a seven day 
period a building's operative temperature exceeded a set temperature limit four 
consecutive days in a row for a total of 31 hours. 

More detailed analysis of duration and intensity could have implications for how, 
for example, an excess of heat is managed over a 24 hour period or over several 
days.  This is important because, during continuous overheated periods, the 
urban environment may re-radiate more heat at night, thereby maintaining 
ambient air temperatures.  The effects of heat stress on the human body may 
also be compounded over time, reducing occupant’s willingness to adapt to higher 
temperatures in interior environments.   

Figure 4.2.1  Example of Continuously Overheated Intervals (COIs) over a seven 
day period 

Source: Lee and Steemers (2017) 

Aspect 4 – Technical representativeness of the factors that can cause 
localised thermal discomfort   

Focus of attention: Assessment of the potential for variation in the local thermal 
sensation felt at specific locations in the building. 

The sensation of thermal comfort or discomfort is in practice more complex than 
defining an upper and lower temperature range, or considering the human body 
as a whole.  Evidence from the study of low energy and passive buildings has 
shown that the following localised aspects are important to consider: 

67 W. Victoria Lee & Koen Steemers (2017) Exposure duration in overheating 
assessments: a retrofit modelling study, Building Research & Information, 45:1-2, 60-82 

142 

 
 
 
                                           
o  Draughts,   
o  Vertical air temperature differences,  
o  Floor temperature, and  
o  Radiant temperature asymmetry.  

Assessments of the relationship between occupant discomfort and the potential 
variation in the thermal sensation caused by these aspects are provided in EN 
ISO 7730.  Indicative performance categories for each of these aspects are 
provided in EN 15251 and EN 16978. 

143 

 
 
 
 
Level 3 performance optimisation reporting format 

Part 1 - Performance assessment results 

Performance aspect 

Heating season 

Cooling season 

Operative temperature range 
(oC) 

Lower/upper limits 

Lower/upper limits 

Time out of range (%) 

Proportion of time 

Proportion of time 

- without mechanical cooling 

- with mechanical cooling 

Part 2 - Optional results for later comparison if a post-occupancy 
assessment is to be carried out 

Performance aspect 

Heating season 

Cooling season 

Thermal environment categories 

According to EN 15251 

According to EN 15251 

- without mechanical cooling 

- with mechanical cooling 

Part 3 - Design optimisation aspects addressed 

Aspect 

Addressed? 
(yes/no) 

Notes on data sources and calculation 
method 

Aspect 1 – Weather data 
geographical  
representativeness 

Aspect 2 – Calculation 
method time 
representativeness 

Aspect 3 – Extreme weather 
event time 
representativeness 

Aspect 4 – Technical 
representativeness of factors 
that can cause localised 
thermal discomfort 

4.2.3 Property valuation influence and reliability rating 

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to indicator 4.2: 

o  Checklists for the potentially positive influence on value and risk 

   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation 

criteria 

o  Ratings of the performance assessment 

   Rating 1: Basis for the performance assessment  

144 

 
 
 
 
 
 
 
 
 
 
 
 
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 
results for indicator 4.2, or may form part of the overall reporting for indicator 
6.2. 

In the case that the ratings will be used as part of the overall reporting for 
indicator 6.2, then the rating 1 results shall be used to calculate the overall 
Indicator Reliability Index (IRI).   

The Indicator Reliability Index (IRI) for rating 1 shall be calculated from the 
individual ratings as follows: 

IRI = 

(𝑇𝑒𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+(𝐺𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+ (𝑇𝑅 min{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡})

3

Where: 

TeR = Technical Representativeness 

GR = Geographical Representativeness 

TR = Time representativeness 

To calculate the IRI the lowest score for each of the three types of rating aspect 
shall be used to calculate arithmetic mean of the reliability.   

4.2.3.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on future 
performance 

Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower void rates. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, 
repair and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased 
overheads or loss of income. 

Checklist 2 – Accounting for the Level(s) assessment in the valuation 
criteria used 

Valuation criteria 
set used 

Identify the scheme or tool 
used in the appraisal 

Version of the 
criteria set used 

145 

 
 
 
 
 
 
 
 
 
 
 
 
Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

4.2. 3.2  Reliability rating of the performance assessment 

Rating 1 - Basis for the performance assessment  

Sub-indicator 

Rating aspect 

Rating score  

(reflecting the degree of 
representativeness) 

0 

1 

2 

3 

Low 

Medium 

High 

1. Weather data 
geographical  
representativeness 

The use of weather data 
that reflect the building 
location. 

The extent to which the 
weather data that reflects 
the Urban Heat Island effect 
for the location. 

2. Calculation 
method time 
representativeness 

The extent to which 
simulations are more 
dynamic. 

3. Extreme 
weather event time 
representativeness 

The extent to which the risk 
associated with intense 
periods of heat has been 
assessed. 

4. Technical 
representativeness 
of factors that can 
cause localised 
thermal discomfort 

The extent to which 
localised thermal 
parameters have been 
assessed in order to improve 
designs.   

Indicator 4.2 

Indicator Reliability Rating 

146 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment(s) 

No formal training 
and limited 
experience in 
using the 
calculation 
method 

Accredited 
training or some 
applied 
experience in 
using the 
calculation 
method 

Accredited 
training and some 
applied 
experience in 
using the 
calculation 
method 

Accredited 
training68  and 
significant applied 
experience in using 
the calculation 
method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of 
the assessment 

Self-declaration of 
the performance 
assessment 
results 

Peer review of the 
input data and 
calculation steps 

Third party 
auditing and 
verification of the 
calculation steps 

Third party auditing 
and verification of 
the input data and 
calculation steps 

68 In accordance with Article 17 of the EPBD 

147 

 
 
 
 
                                           
Potential future aspects of Macro-objective 4  

4.3 Future aspect: Lighting and visual comfort 
4.3.1 Why measure this performance aspect?  

The availability and quality of light are important factors in the design of healthy 
and comfortable homes and workspaces.  Visual comfort can be understood both 
in terms of the light needed to carry out tasks but also in terms of what the 
human body requires and, where there is an excess of light, can tolerate.  

Natural light makes a significant contribution to visual comfort.  It is essential to 
the circadian rhythms – sleeping and waking cycles of the human body – and 
without sufficient exposure to natural light, a person's wellbeing and motivation 
can be affected.  

As well as reducing the electricity use associated with artificial lighting, natural 
light has been shown to contribute to more conducive and productive working 
environments, as well as more attractive and healthy homes. Natural light is, for 
example, preferred by office workers, who tend to seek a window location.   

Moreover, Directive 2010/31/EU for the Energy Performance of Buildings states 
that the positive influence of natural lighting shall, where relevant in the 
calculation of energy performance of a building, be taken into account. The 
performance of in-built lighting installations is, furthermore, highlighted as a 
minimum aspect of energy performance calculation methods.  

4.3.2 Which aspects can be measured? 

In this section the most important aspects relating to the quality and availability 
of light are briefly summarised, together with an overview of the most used and 
accepted indicators and metrics.  

Table 4.3.1 then provides a general overview of possible focus areas for attention 
and related reference standards. 

4.3.2.1  The availability and quality of light 

The starting point for considering lighting in a building is the availability and 
quality of light.  This can be understood in terms of a combination of the in-built, 
artificial lighting systems and the penetration of natural light into a building:  

o  Artificial luminaire quality: The design and specification of artificial lighting 
can be used to ensure that there is both sufficient light and of a suitable 
quality for the type of building.  For example, workstations require a 
minimum of 300-500 lux at desk height. The colour quality of luminaires is 
also an important aspect and poor colour rendering can attenuate vision.  

o  Building plan depth and Daylight Factor: The plan depth of an office or 
home will dictate how much of the floor area can be illuminated with 
natural light.  At a plan depth of more than 4-6 metres, a glazing ratio of 
less than 30% and a ceiling height of 3 metres, natural light levels will fall 
below the 500 lux (lumens/m2) necessary for a working environment – 
equivalent to a Daylighting Factor (DF) of 2%.   

o  Discomfort glare: Without careful design, both artificial and natural light 

can make the internal environment uncomfortable and, potentially, result 
in more energy use than predicted.  So, whilst a building design may 
achieve an ideal plan depth and Daylighting Factor for work or living 
spaces, this may result in unwanted glare and thermal gain.  This can be 
the result of both direct sunlight and reflection from clouds.  As a result, 
solar control strategies may be required.    

The reference standards EN 12464-1, EN 16978-1 and prEN 15193-1 address 
indoor work area lighting requirements, indoor lighting quality and daylighting 

148 

 
 
respectively. Standards relating to useful and discomfort daylight are further 
addressed in the following section. 

4.3.2.3 Indicators and metrics for useful and discomfort daylight 

A range of related metrics have been developed to measure both useful and 
discomfort daylight, as well and any associated glare.  This can be simulated both 
on a steady state and dynamic basis.  Some of the most commonly used metrics 
include: 

o  The percentage 'spatial daylight autonomy' of more than 300 lux at desk 

height for a stipulated percentages of the year and an ‘Annual Sun 
Exposure’ of >1000 lux for <10% of the year. 

o  An illuminance level of between 300 and 3,000 lux at desk height, either 

for the number of days of the year or as a percentage of the year. 
o  The Useful Daylight Illuminance (UDI) based on an upper and lower lux 
threshold of 100 and 2000 lux, reflecting levels below which daylight is 
insufficient or above which there may be visual discomfort 

Some of these metrics are used in national building codes, for example the 
stipulation of minimum Daylighting Factors or a percentage of the surface area of 
a building that is glazed (e.g. France, UK, Denmark), but in general they tend 
only to apply to residential buildings and on a guidance basis.  

In terms of estimating or measuring glare, EN 12464 provides a rating of glare 
from artificial lighting (the Unified Glare Rating), stating that there is currently no 
standardised rating of discomfort glare from windows.  The most widely accepted 
metric for daylight glare assessment is currently Daylight Glare Probability (DGP).   

DGP is based on an estimate of the number of occupants that may find the level 
of glare uncomfortable in a space.  Field trials by Fraunhofer ISE in Germany 
have provided some indicative bands of performance which can provide for an 
indicative risk assessment of unwanted glare. 

Table 4.3.1   Focus areas for possible attention on lighting and visual comfort 

Performance aspects  Technical rationale 

Reference standards 

1. Building plan depth 

2. Dynamic daylighting 
simulation  

3. Lighting levels 

- Working plane 

- User control 

4. Artificial lighting 
quality 

- Diffusion of light 

- Colour rendering 

The plan depth of an office or home 
will dictate how much of the floor 
area can be illuminated with natural 
light. 

prEN 16978 

EN 15193-1 

Dynamic simulation of daylighting 
potential can identify opportunities 
to maximise daylighting without 
glare, and to work in tandem with 
artificial lighting. 

EN 15193-1 

Lighting design should ensure that 
there is both sufficient light and of a 
suitable quality for the type of 
building and functions carried out.   

prEN 16978 

Artificial lighting design should 
ensure that luminaires provide 
lighting that is of a suitable quality 
and consistency. 

EN 12464-1 

149 

 
 
5. Control of daylight 
glare 

Excessive daylight can cause 
discomfort, artificial lighting use and 
contribute to overheating. 

-  

4.3.3 Initial reporting format for potential future aspect 4.3  

Lighting and visual comfort 
addressed? 

Yes/no 

Specific 
design 
aspects 
addressed 

Aspect x 

Aspect y 

Aspect z 

Yes/no  Reference standards and methods used 

Yes/no  Reference standards and methods used 

Yes/no  Reference standards and methods used 

150 

 
 
 
 
 
 
 
 
 
4.4 Future aspect: Acoustics and protection against noise 
4.4.1 Why measure this performance aspect?  

The potential for acoustic disturbance from both inside and outside a building is 
cited as an important aspect of occupant satisfaction.  Noise disturbance can have 
a significant detrimental effect on people's health and quality of life.  It can also 
affect productivity in a work environment.   

The importance of protecting citizens from noise is recognised in European policy, 
with Directive 2002/49/EC on the assessment and management of environmental 
noise69, requiring external noise source mapping at local level, together with 
reporting on the number of residents exposed to differing levels of noise.  Annex 
VI of the Directive provides a technical definition of a 'quiet façade', referring to 
buildings where residents are exposed to lower relative noise levels.  

4.4.2 Which aspects can be measured? 

The potential for disturbance from unwanted noise depends on the nature of the 
use of the buildings, servicing and internal layout. The potential issues related to 
office and residential buildings are briefly summarised below.   

Table 4.4.1 then provides a general overview of possible focus areas for attention 
and related reference standards. 

4.4.2.1 In office buildings 

Noise problems may relate to disturbance in open plan environments or, in more 
traditional office layouts, poor acoustic separation between cellular offices or 
meeting rooms.  Servicing such as air conditioning, as well as printers and server 
rooms, can also cause disturbance.   

4.4.2.2 In residential buildings 

In apartments, terraces and semi-detached homes, acoustic insulation of party 
walls and floors is particularly important to minimise sound transmission between 
properties. Consideration of both impact and airborne transmission of sound is 
important in these cases. The reverberation of sound is also an important factor, 
as it can affect concentration within a shared office space, as well as providing a 
means to control the extent of airborne sound. 

In the case of both offices and homes, external sources of noise disturbance such 
as traffic and street activity can be of significance. In commercial buildings, this 
can lead to decisions to seal windows and mechanically ventilate spaces.  

69 Directive 2002/49/EC of the European Parliament and of the Council of 25 June 2002 
relating to the assessment and management of environmental noise 

151 

 
 
 
 
                                           
Table 4.4.1 Focus areas for possible attention on acoustic and noise  

Performance aspects 

Technical rationale 

Reference standards 

1. Façade acoustic 
performance 

Protection of workers and 
residents from external sources 
of noise. 

Directive 2002/49/EC, 
Annex VI 

ISO 16283-3 

Homes: ISO 19488 
(under development) 

2. Impact noise  

- between offices or 
dwellings 

- between rooms 

3. Airborne noise  

- between offices or 
dwellings 

- between rooms 

Protection from the sound of 
impacts or works on a floor or 
wall. 

ISO 717-1 

ISO 16283-1 

Homes: ISO 19488 
(under development) 

Protection from the sound of 
activities in a room or space. 

ISO 717-1 

ISO 16283-1 

Homes: ISO 19488 
(under development) 

Homes: ISO 19488 
(under development) 

4. Reverberation time 

- disturbance within a 
room or space 

- extent of airborne noise 

Protection from the 
reverberation of sounds within 
a room. 

4.4.3 Initial reporting format for potential future aspect 4.4 

Acoustics and protection against noise 
addressed? 

Yes/no 

Specific 
performance 
aspects 
addressed 

Aspect x 

Aspect y 

Aspect z 

Yes/no  Reference standards and methods used 

Yes/no  Reference standards and methods used 

Yes/no  Reference standards and methods used 

152 

 
 
 
 
 
 
 
 
 
 
 
 
Macro-objective 5: Adaptation and resilience to climate change 

Key terms and definitions used 

Climate 

Climate change 

Average and variability of weather at a given location 
over a period of time, normally 30 years. 

Change in the state of the climate that can be identified 
by changes in the mean and/or the variability of its 
properties, and that persists for an extended period, 
typically decades or longer. 

Climate change adaptation 

Process of adjustment to actual or expected climate 
change and its effects. 

Climate projections 

Resilience 

Time-dependent information about the future climate, 
modelled on the basis of plausible assumptions about 
future greenhouse gas emissions and climatological 
relationships. 

Capacity of a social, ecological or economic system to 
cope with hazardous events or disturbance, responding 
or reorganizing in ways that maintain its essential 
function, identity and structure, while also maintaining 
the capacity for adaptation, learning and transformation. 

5.1 Life cycle tools: scenarios for projected future climatic 
conditions 

5.1 Life cycle scenarios: projected 
future climatic conditions 

Scenario 1: Protection of occupier 
health and thermal comfort 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

The first life cycle scenario to be provided for this macro-objective focuses on 
extremes of temperature, with a focus on protecting the health and comfort of 
building occupiers.  

The guidance and reporting provides users with qualitative and quantitative ways 
of reporting on how far the building addresses this specific aspect of climate 
change adaptation and resilience. 

Section 5.1.1 provides general rules that shall be followed when using the scenario 
tool. Then in section 5.1.2 detailed rules are provided. Section 5.1.3 provides 
specific rules for life cycle-based analysis using Level 3. 

5.1.1 Rules for describing and reporting on scenarios 
5.1.1.1 General rules for each type of performance assessment 

If a user chooses to model the scenario they shall follow the accompanying set of 
rules.  These are designed to ensure the consistency of the underlying 
assumptions and calculations behind the reporting.   

The rules, which differ according to the three types of performance assessment in 
the Level(s) framework, are set out in table 5.1.1.  Specific rules shall be followed 

153 

 
 
 
 
for the use of indicator 1.2 life cycle GWP or cradle to cradle LCA to analyse the 
scenario.   

The use of life cycle GWP or LCA in level 3 allows for the performance of future 
scenarios to be tested and evaluated. In the case of level 3, the specific rules in 
section 5.1.3 shall additionally be followed. 

Table 5.1.1  Overall rules for how the scenario tool shall be used 

Type of 
performance 
assessment 

Scenario tool 1  

Protection of occupier health and thermal 
comfort 

Level 1 

o  Use of the same calculation method and indicator 

Common   
performance  
assessment 

metrics as for indicator 4.2 

o  Extension of the thermal simulation used to 

report on indicator 4.2 in order to calculate the 
performance using weather projections for 2030 
and 2050. 

o  The future performance shall be calculated using 
the same operative temperature range as for 
indicator 4.2 

o  If future projections are not available at national, 
regional or local level, weather files derived from 
heat wave events in the last 20-30 years may be 
used.   

Level 2  

o  Comparisons may be made of simulated thermal 

Comparative 
performance 
assessment 

scenarios for 2030 and 2050 if the same 
parameters have been used for:  
conditions of use  

   operative temperature range 

thermal environment input data  

   weather projections 

Level 3 

o  Identification and subsequent thermal simulation 

Design 
performance 
optimisation  

of design options that could improve the 
resilience of the initial design option.  

o  Simulation should take into account the additional 
aspects identified in the guidance as potentially 
improving the reliability of the results. 

o  Analysis of the design options using life cycle 

GWP or LCA in order to identify potential trade-
offs against other performance aspects.   

o  The life cycle GWP or LCA analysis shall be carried 

out according to the specific additional rules 
provided.  

154 

 
 
  
  
 
 
 
 
 
5.1.2 Detailed methodologies for obtaining results for each scenario 
5.1.2.1 Scenario tool 1: Protection of occupier health and thermal comfort 

Aim:  

To encourage assessment of the potential medium to long term effects on the 
health and thermal comfort of building occupiers that may result of future climate 
change.   

Focus of attention:  

The ability of a building fabric to maintain pre-defined thermal comfort conditions 
under projected future climate change.  This shall be for the summer season only.   

Links to other indicators:  

   The additional cooling energy required to maintain these conditions, with 

reference to indicator 1.1.  

   The potential for trade-offs associated with changes in a building's design 
and bill of materials shall also be considered.  See indicators 1.2 and 2.1. 

Level 1: Common performance assessment  

L1 

Users shall extend the thermal simulation of a building to include scenarios for the 
climate in the years 2030 and 2050.  The simulation shall follow the calculation 
methodology stipulated for indicator 4.2.   

The quasi-steady state (monthly) or simplified hourly methods described in EN ISO 
13790 may be used. In all cases, the calculation method shall be reported.  The 
future weather file may therefore be either a design summer year based on 
monthly data or hourly data for a defined summer season.   

Simulations shall be carried out using projected future weather files for 2030 and 
2050.  The modelling shall, as a minimum, be based on the UN IPCC 'mitigation' 
(SRES E1) emissions scenario.  A second worst case scenario 'medium-high' (SRES 
A1B) emissions scenario may also be considered.   This second scenario is more 
extreme and will introduce greater variance into the 2050 simulation. 

Level 1 Common performance reporting format 

Part 1 - Climate change projections used 

Weather file source 

Scenarios modelled 

e.g. E1, A1B 

Part 2 - Performance assessment results 

Performance aspect 

2030 scenario 

2050 scenario 

E1 

A1B 

E1 

A1B 

Proportion 
of time 

Proportion 
of time 

Proportion 
of time 

Proportion 
of time 

Time out of range (%) 

- without mechanical 
cooling 

- with mechanical cooling 

155 

 
 
 
 
Level 2: Comparative performance assessment  

L2 

The following parameters shall be fixed in order to ensure a consistent and 
comparable analysis of the impact of the climate scenarios on a building's 
performance: 

o  Temperature ranges: The Category II temperature ranges, as stipulated in 

EN 15251, shall be used in all cases.   

o  Summer season: The cooling seasons defined in the National Calculation 
method shall be used.  The present weather data shall be the design 
summer year derived from time series with a minimum of 20 years for the 
nearest local weather station. 

o  PPD thermal parameter input data: For the six parameters identified in EN 
ISO 7730 the default or reference national or regional data for the building 
type shall be used.   

Either the quasi-steady state (monthly) or the simplified hourly methods as 
described in EN ISO 13790 may be used.  The method used may form part of a 
national calculation method/overheating assessment.  In all cases, the calculation 
method shall be reported.  The future weather file may be either:  

o  a design summer year based on monthly data, or  
o  hourly data for a defined summer season.   

The same reporting format shall be used as for Level 1. 

Level 3: Performance optimisation assessment  

L3 

The following key aspects shall be considered in order to improve the 
representativeness and precision of the scenario:  

  Aspect 1 – Projected weather file time representativeness and uncertainty 
  Aspect 2 – the inherent thermal resilience of the building design 
  Aspect 3 – Shading and microclimate benefits of green infrastructure  

The latter two aspects address the extent to which built assets integrate inherently 
resilient features, excluding services. 

For each aspect a brief outline is provided of how they can improve performance, 
together with guidance notes which go into more detail.   

Users should then report on which aspects they have focussed on.  The more 
aspects addressed the better the reliability rating that will be obtained, as the 
rating improves in function of accuracy and representativeness. 

Users choosing to carry out a life cycle GWP assessment or a cradle to cradle LCA 
in order to model the scenario can additionally report on the improvement 
potential of their chosen climate resilience measures. The results of the scenario 
are incorporated into the reporting format for life cycle GWP (see section 1.2.1.4) 
and cradle to cradle LCA (see section 7.2.3).  To ensure consistency, the specific 
rules laid down in section 5.1.3 shall be followed.   

Key aspects to focus attention on: 

Aspect 1 – Projected weather file time representativeness and uncertainty 

Focus of attention: The precision and uncertainty associated with the future 
climate projection for a building location. 

The availability of detailed projections of climate change across the EU varies, with 
some Member States having used highly complex models to develop weather files.  

156 

 
 
In other Member States, only high level projections developed at EU level may be 
available, and designers may have to resort to the use of worse case existing 
scenarios for heat waves as a proxy for future extreme weather.  Further 
information is provided in guidance note 5.1. 

The baseline year for the projection shall, as far as possible, be chosen to be 
consistent with those of the present day weather file used.  The level of probability 
for the 2030 and 2050 projections shall be reported, if available.   

An additional level of precision can be introduced if any localised Urban Heat 
Island (UHI) effects have been factored into the present weather files, thereby 
ensuring that the baseline (and projected) climate reflects any significant local 
effects.  This is described further under aspect 1 of indicator 4.2. 

Guidance note 5.1 for design teams 

Possible sources of future climate change projections  

There are broadly three possible sources of climate change projections currently 
available to users of the Level(s) framework.   Each, in turn, is associated with an 
increasing level of precision and certainty: 

1.  Worst case scenario based on recent heat wave events: Average data for 
summers in which heat wave events70 occurred in local area during the 
last 30 years.  An example source at EU level is the European Climate 
Assessment & Dataset71.  National meteorological offices can also provide 
this data based on established definitions of a heat wave event72. 

2.  Dynamic downscaling of UN IPCC models to regional or local scale: Use of 
a weather file generator that is based on UN IPCC General Circulation 
Models, such as the Climate Change World Weather file generator73 or the 
Climate Cost project74. 

3.  Probabilistic downscaling of large-scale models and interpolation of 

regional or local weather station data: The interpolation of local or regional 
weather files based on statistical modelling at a larger scale, such as the 
Ensembles project75.   

Aspect 2 – the technical representativeness of building designs with 
inherent thermal resilience  

Focus  of attention: Taking into account  the  extent to which  a building design  has 
features that make it inherently more resilient and therefore provide an additional 
margin for adaptation over time. 

The building structure and fabric may be designed in a way that provides inherent 
future  resilience  to  overheating  events.    There  are  three  main  areas  of  focus  for 
resilient design to manage the thermal balance of a building: 

70 According to the World Meteorological Organisation a heat wave is defined as when ‘the daily 
maximum temperature of more than five consecutive days exceeds the average maximum temperature 
by 5 °C, the normal period being 1961-1990’ 
71 European Climate Assessment & Dataset project, http://www.ecad.eu/ 
72 See the following example for Spain – AEMET, AEMET analiza las "olas de calor" registradas en 
España desde 1975 http://www.aemet.es/en/noticias/2015/05/olasdecalor 
73 University of Southampton, Climate Change World Weather File Generator for World-Wide Weather 
Data – CCWorldWeatherGen, Energy and Climate Change Division, UK 
http://www.energy.soton.ac.uk/ccworldweathergen/ 
74 ClimateCost, http://www.climatecost.cc/ 
75 ENSEMBLES, Project overview, http://ensembles-eu.metoffice.com/index.html 

157 

 
 
                                           
o  Thermally  activated  building  structures:  These  can,  even  in  the  present 
climate, allow for a significant reduction in the size of HVAC plant because 
of its inherent thermal inertia over a 24 hour operating period.   

o  Thermally resilient envelope and façade: The materials can be selected for 
both  their  albedo  effect  (solar  reflectance)  and  their  thermal  resistance 
(insulation  value),  thereby  reducing  absorption  and  transmission  of  solar 
radiation to the interior of the building. 

o  Thermally  resilient  air  intake  systems:  The  design  of  fresh  air  intake 
pathways  so  that  air  is  brought  into  buildings  through  shaded  external 
spaces  and  through  underground  systems  can  minimise  air  intake 
temperatures 

Dynamic thermal simulation is required to more accurately quantify the benefits of 
inherently resilient design features.  It can also be used to optimise the design of 
facades and structures, as well as the operation of ventilation and cooling systems, 
in order to utilise this capacity.   

Aspect 3 – the technical representativeness of the shading and 
microclimate benefits from green infrastructure  

Focus  of  attention:  Taking  into  account  the  shading  and  microclimate  benefits  of 
green infrastructure in the thermal simulation. 

The  presence  of  vegetation  on  buildings  (e.g.  green  roofs)  or  between/within 
buildings  (e.g.  trees)  can  provide  shading  and  moderate  external  air  and  surface 
temperatures.    This  is  because  it  shades  materials  with  a  low  albedo  and  a  high 
thermal capacity, such as paving, thereby minimising the re-radiation of heat. The 
use  of  soil  instead  of  hard  'sealed'  surfacing  can  further  moderate  external 
temperatures.  

Guidance  note  5.2  provides  some  further  information  on  the  options  available  to 
factor the shading and cooling action of vegetation and soil into building designs. 

Guidance note 5.2 for design teams  

Options  for  modelling  and  assessing  the  performance  improvements  of 
green infrastructure features 

Two  main  options  exist  for  factoring  the  shading  and  cooling  function  of 
vegetation and soil into a building design: 

1.  Change  building  thermal  simulation  inputs:  Some  dynamic  and  quasi 
steady-state building simulations allow for the input of vegetation shading.  
However,  the  potential  to  do  this  is  not  currently  well  developed  and 
representative input data is difficult to obtain.    

2.  Use of a ‘green factor’ scoring system: This can be used as a proxy for the 
ecosystem services provided by green infrastructure.  It works by scoring 
the  shading  and  cooling  potential  of  green  features  on,  in  or  around  a 
building  (e.g.  trees  according  to  their  leaf  area,  evapotranspiration  rate, 
soil  water  retention).    This  approach  has  been  applied  in  cities  such  as 
Berlin, Stockholm and Southampton.    

The  second  option  can  only  be  considered  to  provide  a  useful  proxy  if  the 
potential  ecosystem  services  that  can  be  provided  are  weighted  to  reflect  the 
shading  and  cooling  potential  of  vegetation,  soil  or  combinations  of  both.  The 

158 

 
 
maturity and extent of the vegetation in 2030 and 2050 should also be estimated. 

To  take  an  example  of  the  second  option,  Malmö's  ‘Green  Space  Factor’  (GSF) 
provides  a  simplified  weighting  system  for  green  infrastructure76.  The  GSF  is 
weighted  as  follows  to  take  into  account  the  extent  of  soil  sealing,  the  depth  of 
soil and the extent of vegetation (e.g. mature trees have a greater weighting).   

𝐺𝑆𝐹 =

(𝑎𝑟𝑒𝑎 𝐴 𝑥 𝑓𝑎𝑐𝑡𝑜𝑟 𝐴)+(𝑎𝑟𝑒𝑎 𝐵 𝑥 𝑓𝑎𝑐𝑡𝑜𝑟 𝐵)+(𝑎𝑟𝑒𝑎 𝐶 𝑥 𝑓𝑎𝑐𝑡𝑜𝑟 𝐶)+𝑒𝑡𝑐.

𝑡𝑜𝑡𝑎𝑙 𝑐𝑜𝑢𝑟𝑡𝑦𝑎𝑟𝑑 𝑎𝑟𝑒𝑎

Level 3 performance optimisation reporting format 

To be reported in addition to the results using the format provided for Level 1, and 
those obtained for a life cycle GWP or LCA analysis. 

Part 1 - Performance optimisation aspects addressed 

Aspect 

Addressed? 
(yes/no) 

Notes on data sources and calculation 
method 

Aspect 1 – Projected weather 
file time representativeness 
and uncertainty. 

Aspect 2 – The technical 
representativeness of 
inherently thermal resilience 
building designs 

Aspect 3 – The technical 
representativeness of  
shading and microclimate 
benefits from green 
infrastructure features 

76 Kruuse.A, the green space factor and the green points system, GRaBs Expert paper 6, EU INTERREG 
project, TCPA, April 2001 

159 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                           
5.1.3 Specific rules for analysing scenarios using life cycle GWP or LCA 
(level 3) 

If results are to be reported in the public domain, it is important to ensure that the 
scenario is modelled in a consistent way.  If life cycle GWP or LCA is used, the 
following steps shall be followed: 

1.  Reference assumptions: The initial assumptions about the building's 

thermal environment shall be set out.  Parameters that are fixed at national 
or regional level according to the Directive 2010/31/EU for the Energy 
Performance of Buildings. Calculation methods for overheating assessments 
shall be reflected in these assumptions. 

2.  New scenarios based on a risk assessment: The thermal simulation shall be 

re-run in order to identify potential risks to the thermal comfort of 
occupiers in the future. This shall thereafter be used to develop improved 
design options for subsequent thermal simulation.   

3.  Life cycle modelling of the design option(s): Life cycle GWP or LCA shall be 

used to model the reference (initial design) case and the new design 
options in order to identify the optimal environmental solution, including 
any potential trade-offs.   

4.  Cost and value engineering of the design: Working within the constraints of 
the project, the preferred option to be constructed shall be identified and 
then remodelled using life cycle GWP or LCA.   

5.  Reporting of the results: The results for the reference (intended) case and 

the preferred (improved) option shall be reported on.    

To maximise the value of these steps to optimise designs, they are recommended 
as taking place during the design concept stage. 

These steps imply the input of the architect, energy specialist (if used), service 
engineers and the cost consultant in order to develop and test design scenarios.  

160 

 
 
 
 
 
5.1.4 Market valuation influence and reliability rating 

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to indicator 5.1: 

o  Checklists for the potentially positive influence on value and risk 

   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation 

criteria 

o  Ratings of the performance assessment 

   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 
results for Scenario 1, or may form part of the overall reporting for indicator 6.2. 

In the case that the ratings will be used as part of the overall reporting for 
indicator 6.2, then the rating 1 results shall be used to calculate the overall 
Indicator Reliability Index (IRI).   

The Indicator Reliability Index (IRI) for rating 1 shall be calculated from the 
individual ratings as follows: 

IRI = 

(𝑇𝑒𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+ (𝑇𝑅)

2

Where: 

TeR = Technical Representativeness 

TR = Time representativeness 

To calculate the IRI the lowest score for each of the types of rating aspect shall be 
used to calculate arithmetic mean of the reliability.   

5.1.4.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on the market 
performance 

Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower void rates. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, 
repair and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased 
overheads or loss of income. 

161 

 
 
 
 
 
 
 
 
 
 
 
Checklist 2 – Accounting for the Level(s) assessment in the valuation 
criteria used 

Valuation criteria 
set used 

Identify the scheme or tool 
used in the appraisal 

Version of the 
criteria set used 

Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

5.1.4.2  Reliability rating of the performance assessment 

Rating 1 - Basis for the performance assessment  

Sub-indicator 

Rating aspect 

Rating score  

(reflecting the degree of 
representativeness) 

0 

1 

2 

3 

Low 

Medium 

High 

1. Projected 
weather file time 
representativeness 
and uncertainty. 

The extent to which 
simulations are based on a 
combination of probabilistic 
downscaling and 
local/regional interpolation. 

2. Technical 
representativeness 
of inherently 
resilience building 
design features 

The extent to which the 
structure, envelope, façade 
and air intake systems 
contribute to thermal 
resilience. 

3. Technical 
representativeness 
of the shading and 
microclimate 
benefits of green 
infrastructure 
features 

The extent to which the 
potential benefit of green 
infrastructure has been 
factored into designs and 
simulations.   

Scenario 1 

Indicator Reliability Rating 

162 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment(s) 

No formal training 
and limited 
experience in 
using the 
calculation 
method 

Formal training or 
some applied 
experience in 
using the 
calculation 
method 

Formal training 
and some applied 
experience in 
using the 
calculation 
method 

Formal training77  
and significant 
applied experience 
in using the 
calculation method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of 
the assessment 

Self-declaration of 
the performance 
assessment 
results 

Peer review of the 
input data and 
calculation steps 

Third party 
auditing and 
verification of the 
calculation steps 

Third party auditing 
and verification of 
the input data and 
calculation steps 

77 In accordance with Article 17 of the EPBD 

163 

 
 
 
 
 
 
                                           
Potential future aspects of macro-objective 5 

5.2 Future aspect: Increased risk of extreme weather events 
5.2.1 Why measure this performance aspect?  

As well as a projected rise in average temperature, climate change is projected to 
lead to a greater frequency and intensity of extreme weather events.  This could 
include floods, wind, rainfall and snowfall, as well as hot and cold conditions. By 
exposing them to greater stress, the increased weather loadings may have an 
impact on the life span of building elements and materials.   

5.2.2 Which aspects can be measured? 

The aspects that could be measured are those for which there may be an impact 
on the service life of a building component or material.  Table 5.2.1 provides a 
general overview of possible focus areas for attention and related reference 
standards.  Floods are addressed as a separate potential future aspect 5.3. 

Table 5.2.1 Focus areas for attention on increased risk of extreme weather events  

Resilience aspects 

Technical focus 

Reference 
standards 

1. Increased wind loads  

   the level of structural resistance 

EN 1991-1-4 

required,  

   the fixing of cladding façade 

elements,  

   fabric air tightness. 

2. Increased rainfall  

3. Increased snowfall 

   water tightness to rain ingress,  
   damage to walls and insulation,  
   sources of damp,   
   roof and drainage systems loadings. 

EN 1991-1-1 

   the need for greater structural 
resistance to snow loads,  

   the need for increased dimensions 

of eaves and gutters. 

EN 1991-1-3 

4. Temperature stress 

   the resistance of cladding, render, 
paint and coatings to temperature 
changes. 

EN 1991-1-5 

5.2.3 Initial reporting format for potential future aspect 5.2 

Risk of extreme weather events 
addressed? 

Yes/no 

Specific 
design 
aspects 
addressed 

Aspect x 

Aspect y 

Aspect z 

Yes/no  Reference standards and methods used 

Yes/no  Reference standards and methods used 

Yes/no  Reference standards and methods used 

164 

 
 
 
 
5.3 Future aspect: Increased risk of flood events 
5.3.1 Why measure this performance aspect?  

Climate change is projected to result in an increased frequency of flood events 
across many regions of the EU.  In areas at risk, flood events can have a 
significant impact on people and the buildings they live and work in.   

The direct impact on people's lives can be substantial, with the potential of 
displacement and disruption as a result of damage, or even drowning and injuries 
during event. The impacts on buildings can include damage to building structures, 
interiors and related infrastructure.   

The direct impact of financial losses can be substantial, having a longer term 
impact on insurance premiums and property values in affected areas.   The 
indirect financial impacts of business, supply chain and household disruption can in 
some cases be economically more severe than the direct impacts. 

5.3.2 Which aspects can be measured? 

Whilst flood risk management is usually most effectively addressed by large scale 
flood prevention and mitigation strategies at sub-regional/regional level78, there is 
still scope for any remaining residual risk to be addressed and measured at 
building level.  Performance aspects that could be measured include a focus on:  

o 

o 

flood risk at a fluvial, river basin level and as a result of localised, torrential 
rain events resulting from cloudbursts,  
the related level of protection of properties in function of an identified level 
of risk in a given location.  

Table 5.3.1 provides a general overview of possible focus areas for attention and 
related reference standards. 

Table 5.3.1 Focus areas for attention on increased risk of flood events 

Resilience aspects 

Technical focus 

1.1 Fluvial flood risk 

   Identification of the level of flood risk of the site, 

with reference to local hazard maps79.  

   Location in an area that already has larger scale 
mitigation measures will lower the site risk. 

1.2 Cloudburst (localised) 
flood risk 

   Examination of historical rainfall and landscape 
mapping to identify areas of potential risk80. 

2. Level of property 
protection 

   The extent to which basement, ground floor 
access and habitable rooms (in residential 
buildings) are clear of design flood levels. 

   The extent to which drainage systems control and 

retain excess water flow81. 

78 See Climate-ADAPT case study (2016) Public-private partnership for a new flood proof district in 
Bilbao, http://climate-adapt.eea.europa.eu/metadata/case-studies/public-private-partnership-for-a-
new-flood-proof-district-in-bilbao 
79 European Environment Agency, Adaptation of flood management plans, 2015 http://climate-
adapt.eea.europa.eu/metadata/adaptation-options/adaptation-of-flood-management-plans 
80 .  An example from Denmark illustrates the potential risk and how mapping can be used - ArcGIS, 
Lessons: Find areas at risk of flooding in a cloudburst, https://learn.arcgis.com/en/projects/find-areas-
at-risk-of-flooding-in-a-cloudburst/lessons/explore-the-cloudburst-issue.htm 
81 This could include the use of natural water retention measures, some of which are classified here 
http://ec.europa.eu/environment/water/adaptation/ecosystemstorage.htm 

165 

 
 
 
                                           
5.3.3  Initial reporting format for potential future aspect 5.3 

Risk of flood events addressed? 

Yes/no 

Specific 
design 
aspects 
addressed 

Aspect x 

Aspect y 

Aspect z 

Yes/no  Reference standards and methods used 

Yes/no  Reference standards and methods used 

Yes/no  Reference standards and methods used 

166 

 
 
 
 
  
 
Macro-objective 6: Optimised life cycle cost and value 

6.1 Life cycle costs 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

6.2 Value creation and risk factors 

The potential for a positive influence on a market 
valuation 

Reliability rating of a Level(s) assessment 

Calculation of the technical rating 

Key terms and definitions used 

Discounted cost 

Discount rate 

Elemental cost plan 

resulting cost when the real cost is discounted by the real 
discount rate or when the nominal cost is discounted by 
the nominal discount rate 

factor or rate reflecting the time value of money that is 
used to convert cash flows occurring at different times to a 
common time. 

the total construction cost for the project divided into 
building elements, estimated based on the actual 
quantities of work and materials that will be required to 
construct the project. 

Life Cycle Cost (LCC) 

cost of an asset or its parts throughout its life cycle, whilst 
fulfilling its performance requirements. 

Maintenance 

Maintenance cost 

combination of all technical actions during the service life 
to retain a building or an assembled system in a state in 
which it can perform its required functions 

total of necessarily incurred labour, material or other costs 
incurred to retain a building or its parts in a state in which 
it can perform its required functions  

Net present cost 

sum of the discounted future costs. 

Nominal cost 

Operation cost 

Real cost 

expected price that will be paid when a cost is due to be 
paid, including estimated changes in price due to, for 
example, forecast changes in efficiency, inflation or 
deflation and technology. 

cost incurred in running or managing a facility or the built 
environment, including administration support services. 

cost expressed as a value at the base date, including 
estimated changes in price due to forecast changes in 
efficiency and technology. 

Reference service life 

service life of c construction product which is known to be 
expected under a particular reference set of in-use 
conditions and which may form the basis for estimating 

167 

 
 
 
Repair 

Replacement 

the service life under other in-use conditions. 

returning an item to an acceptable condition by the 
renewal replacement or mending of worn, damaged or 
degraded parts. 

substitution of a whole construction product, building 
element or installation with the same or an equivalent 
product, building element of installation in order to re-
establish the required functional and technical 
performance.  

Required (or intended)        
service life  

service life required by the client or through regulation 

Scenario 

collection of assumptions and information concerning an 
expected sequence of possible future events 

6.1 Indicator of life cycle costs  

6.1 Life cycle costs 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

L1 

6.1.1 Level 1 - Making a common performance assessment 
6.1.1.1  Calculation methodology and data requirements 

Calculation methodology to be used 

The calculation method is based on elemental cost estimates, i.e. the cost of land 
and labour are not included.  Cost estimates shall be compiled for each of the 
building elements and their associated components, as identified by the minimum 
scope in section 1.1.2.   

The costs shall include those related to construction of the building, as well as 
projected costs associated with the future operation of the building (utility costs) 
and the maintenance, repair and/or replacement of building elements and 
components. Further guidance on future cost planning and projections can be 
found in guidance note 6.2. 

The reference standard for calculating the life time of each life cycle stage shall 
be ISO 15686-5.  The accompanying reference standard ISO 15686-8 provides a 
methodology for calculating the design life of elements and components.   

The cost data shall be used to create a cash flow of real costs along the life cycle 
of the building.  A discount rate shall thereafter be applied in order to obtain a 
discounted cash flow and the net present costs. A default 'societal rate' of 3% 
may be used based on the European Commission's guidance for calculating cost 
optimal levels for minimum energy performance requirements82.  

82 Commission Delegated Regulation (EU) No 244/2012 of 16 January 2012 supplementing Directive 
2010/31/EU of the European Parliament and of the Council on the energy performance of buildings by 

168 

 
 
 
 
                                           
 
The net present costs should generally be calculated using real costs, i.e. 
excluding inflation.  However, assumptions about inflation may also be included 
within the discount rate if nominal costs are required for the purpose of detailed 
financial planning83.  Where there is evidence in a Member State of past utility or 
construction costs indices having escalated at a significantly different rate to 
inflation, a different rate may be applied to these costs. 

In all cases, the material and energy costs shall be adjusted to reflect current 
prices from the reference year 2015. This adjustment shall be based on annual 
price indices for the country where the project is located.  Where a national index 
time series is not available, the EU construction price index data published by 
Eurostat shall be used84. 

The defined reference study period of 50 years shall be used.  In addition, the life 
cycle costs for a client's intended service life or investment holding period may be 
calculated.  In all cases, elements and components are not assumed to be 
replaced until they have reached the end of their intended service life.  Section 
9.5 of EN 16627 provides further guidance on calculating replacement rates.   

Data requirements and sources  

Development of the life cycle cost plan for a building will require the collection of 
a range of cost data.  For the whole life cycle this data will need to model costs at 
different points in time and that may, as a result, require a range of different 
types and sources to be used.  The data requirements and associated 
professionals responsible for collecting and estimating costs are outlined in table 
6.1.1.  

Table 6.1.1  Data requirements and responsibilities by life cycle stage 

Life cycle stage 

Professional 
involvement 

Types of data required 

Construction costs 

Obtained during the design 
and contracting stages by 
the cost consultant.   

Cost data obtained from suppliers 
and contractors.   

Operational (utility) 
costs 

Dependant on the life cycle 
stage. 

During the design and construction 
stage, on the basis of the energy 
and water use performance 
assessments.   

Upon completion, property 
managers and owner occupiers 
may obtain data from metering. 

establishing a comparative methodology framework for calculating cost-optimal levels of minimum 
energy performance requirements for buildings and building elements 

83 The inflation rate shall reflect the Member State where the assessment takes place, and based on 
the Harmonised Index of Consumer Prices (HICP) 

84 Eurostat, http://ec.europa.eu/eurostat/statistics-
explained/index.php/Construction_producer_price_and_construction_cost_indices_overview 

169 

 
 
                                                                                                                         
Maintenance, repair 
and replacement costs 

Estimated by cost 
consultants working with 
property managers during 
the acquisition of (a) 
building(s) 

Refurbishment costs 

Potential scenarios for the 
future adaptation of a 
property to changing 
market conditions will need 
to be developed and costed 
by cost and property 
surveyors 

At a basic level, estimates require 
data on: 

   the design life of elements 

and components,  

   the environmental exposure 
conditions that they may be 
exposed to, 

   the service conditions they 

will be subjected to, 
   the potential causes and 

probability of early failures.  

Based on currently available 
products and technologies at 
current prices.   

For offices, this could range from 
costing of a renewal of the fit-out 
and servicing, to a change of use 
from office to residential or short 
stay units (or vice versa). 

End of life costs 

Potential scenarios for the 
deconstruction and 
demolition of the building 
will need to be developed 
and costed.  

Revised cost estimates could be 
obtained from contractors on the 
basis of design features intended 
to make the building easier to 
deconstruct, reuse and recycle.  

Cost estimates would need to be 
made based on current 
technologies and prices. 

6.1.1.2  Simplified rules based on an incomplete life cycle 

The Level(s) framework promotes an LCC method that encompasses all the life 
cycle stages defined in EN 16627 and ISO 15686-5 and for the scope of building 
elements defined in section 1.1, table 1.1. However, the Level(s) framework also 
recognises that upon starting to use LCC, it may be challenging to make 
meaningful assumptions and choices in relation to projected future costs along 
the life cycle. 

In the short term, therefore, the Level(s) framework encourages design 
professionals to start using LCC by supporting and allowing users to carry out 
simplified assessments of life cycle costs that may focus on a reduced number of 
life cycle stages.   

Because a simplified LCC will not present a true picture of all the life cycle costs 
of a building, a number of reporting rules shall be followed: 

o  The results shall clearly be reported as being based on an ‘incomplete life 

o 

cycle’  
In each case, the minimum life cycle boundaries and scope of building 
elements shall be followed 

o  A reliability rating cannot be reported on, because the basis for the LCC is 

incomplete 

More detailed guidance on the minimum life cycle boundaries and scope of 
building elements is provided in guidance note 6.1. 

170 

 
 
 
 
Guidance note 6.1 for design teams 

Simplified options for life cycle costing based on the modelling of 
selected life cycle stages 

A simplified approach may be adopted by focusing first on those life cycle stages 
of short term concern to clients who need to finance the capital costs and require 
an outlook on the operational utility costs for potential occupiers.  

Stages B2, 3 and 4 shall be based on projections for the clients required service 
life.  They shall be based on scheduled maintenance, repairs and replacements of 
construction products. 

Table 6.1.2  Suggested simplified reporting options  

Simplified reporting option 1:  

‘incomplete life cycle: product stage and 
calculated energy and water 
performance’ 

Simplified reporting option 2:  

‘incomplete life cycle: product stage, 
calculated energy performance and 
projected service life’ 

 
 

The product stage (A1-3) 
The use stage (B6-7) 

 
 

The product stage (A1-3) 
The use stage (B2-4,B6) 

171 

 
 
 
 
 
 
 
 
 
6.1.1.3  Suggested reporting format 

The reporting of costs shall be by life cycle stage.  The costs reported under each 
life cycle stage shall be disaggregated into one-off costs (e.g. construction of a 
building), annual recurrent costs (e.g. utility costs) and projected non-annual 
costs (e.g. unscheduled and planned maintenance).   

Level 1 common performance assessment reporting format 

Performance assessment results 

Type of cost 

Cost by life cycle stage (€/m2/yr) 

A 

B 

C  

Product and 
construction 
stages 

Use stage 

End of life stage 

One off costs 

Construction 

Refurbishment and adaption 

Deconstruction  and 
demolition  

Annual recurrent costs 

- 

Energy 

Water 

- 

- 

Projected non-annual 
costs 

Total costs 

Maintenance, repair and 
replacement 

Maintenance, repair and 
replacement  

- 

- 

- 

172 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
6.1.1.4  Monitoring of as-built and occupied performance 

The first opportunity to monitor the predicted life cycle costs occurs with the final 
as-built costs of the building elements, which can be obtained from the lead 
contractor or construction manager upon practical completion and final 
settlement.   

Thereafter, asset and facilities managers can gather data on the performance of 
the building over time in comparison to design estimate values for energy and 
water demand, as well as annual spending on maintenance, repairs and 
replacements in comparison to projections.   

The collection of accurate metered energy and water consumption data requires a 
metering strategy.  Issues to consider in developing a metering strategy are 
outlined in Part 1, section 3.5.1, guidance note 2. 

A range of software packages are available on the market to support asset and 
facilities managers to track maintenance, repair and replacement costs. 

6.1.2 Making Level 2 and 3 comparative and optimisation assessments 
6.1.2.1 Level 2 comparative performance assessment 

L2 

A number of rules that fix parameters for the calculation of costs shall be followed 
if comparative reporting is required.  These are described below:  

o  The reference study period shall be 50 years.  The client's intended service 

life or investment holding period shall additionally be reported. 

o  A discount rate of 4% shall be used to calculate the net present costs 
reported on. The discount rate stipulated by the client for internal 
appraisal purposes shall additionally be reported.   

o  Construction costs shall be adjusted to reflect current prices from the 

reference year 2015. 

o  The cash flows generated shall be discounted over the reference study 

period to give the net present costs of the building.   

o  Average national utility costs for households or services shall be used85. 
The future projections provided by the European Commission in the 
guidance to Delegated Regulation (EU) No 244/2012 may be used as 
reference values. 

Alternatively, the comparative reporting rules of another building assessment or 
reporting scheme may be chosen, in which case the scheme and the associated 
parameters used for cost modelling shall be reported in order to identify the 
comparative basis. 

85 see Eurostat, http://ec.europa.eu/eurostat/statistics-explained/index.php/Energy_price_statistics 

173 

 
 
 
 
                                           
The following life cycle stages shall be optional, subject to them being specified as 
taking place within the reference study period that will be reported on: 

o  Refurbishment: The following scenarios shall be costed and reported for 

comparative purposes: 

   Office building: Refurbishment of the interior fit out, as well as 
renovation of windows and the following systems - lighting and 
HVAC. The ease of carrying out the refurbishment shall be factored 
into the costs.  

   Residential apartment building: Refurbishment of the interior fit out 

and facades, as well as the following systems – lighting and 
energy.  

   Residential individual houses: Refurbishment of the interior fit out 

and facades, as well as the following systems – lighting and 
energy. 

o  End of life: The end of life stages shall be costed on the basis of current 

technology and prices.  Some costs will in any case be incurred in relation 
to use stage investments (e.g. the replacement of equipment). 

Level 2 comparative performance reporting format 

Part 1 – The basis for reporting 

Basis for reporting 

EU Level(s) framework or another 
assessment or reporting scheme? 

Part 2 - Parameters used in calculating the reported results  

Reference discount rate 

If different from the EU Level(s) framework 
discount rate of 3% 

Comparative investors 
discount rate 

The discount rate used by the developer or 
investor in the building 

Reference year 

If reporting is according to another scheme 

Life cycle stages 

Specify if a simplified option has been used 

L3 

6.1.2.2 Level 3 performance optimisation assessment 

Users of the Level(s) framework seeking to optimise life cycle costs are 
recommended to focus attention on the following two aspects: 

  Aspect 1 – Quality and representativeness of cost data 
  Aspect 2 – Quality and representativeness of maintenance, repair and 

replacement plans and projections 

For each aspect a brief outline is provided of how they can improve performance, 
together with guidance notes which go into more detail.   

Users should then report on which aspects they have focussed on.  The more 
aspects addressed the better the reliability rating that will be obtained, as the 
rating improves in function of accuracy and representativeness. 

174 

 
 
 
 
In addition a number of parameters and associated assumptions used to make a 
more precise and accurate assessment of life cycle costs shall be reported, so as 
to ensure that there is a transparent basis for the reported performance. 

Parameters that shall be reported on 

The main parameters for the life cycle cost calculations may be selected by the 
user, but they shall be reported on in order to ensure transparency.  These shall 
include: 

o  Discount rate: The rate shall reflect the investment performance 

requirements of the user (e.g. defined in terms of Weighted Average Cost 
of Capital (WACC), Internal Rate of Return (IRR) or yield) in order to use 
the costs as a component in calculating a building’s Net Present Value.   
Intended service life: Selected to reflect the intended service life or 
investment holding period of the building and the duration of the reported 
maintenance, repair and replacement planning. 

o 

o  Cost escalation over time  

Inflation: Costs may be real or nominal (inclusive of inflation).  The 
latter may be chosen if specific sums must be made available to meet 
payments at specific points in time in the future.  Different rates may 
be used if there is evidence of higher escalation rates for the cost of 
construction materials. 

   Energy prices: The future projections provided by the European 
Commission in the guidance to Delegated Regulation (EU) No 
244/2012 may be used as default values. 

o  Refurbishment scenario: Definition of a scenario for the refurbishment of 

the building in order to extend its service life.  This may continue the same 
use, or require a change in the use.   

o  End of life scenario: Definition of a scenario for the deconstruction and 

demolition of the building, which may take into account design to facilitate 
reuse and recycling. 

The reference year for cost data shall in all cases by 2015.  Costs shall be 
adjusted according to the guidance in section 6.1.1.1. 

Key aspects to focus attention on 

Aspect 1 – Quality and representativeness of the cost data used 

Focus of attention: Cost data used shall be as geographically, temporally and 
technically representative as possible of the building typology and elements.  

Because of strong regional differences in construction and utility costs, users shall 
consider the data used, its quality and its representativeness.   

A focus shall be made on obtaining data that is as high as possible in the 
following indicative hierarchy of cost data, in ascending order of 
representativeness:  

1. Generic or default national or EU data 

o  Default data provided at EU or national level 
o  Default data provided by an existing assessment or reporting scheme 

2. Older or less geographically specific benchmarked and averaged data 

o  Published benchmark data, aggregated and averaged from similar projects 
o  Estimates from published, average cost data obtained from contractors 

and suppliers 

3. Recent tender and market estimates 

175 

 
 
  
o  Analysis of the bills of quantities and schedules from other similar projects 

4. Current tender and market estimates 

o  Direct estimates based on offers from contractors and suppliers 

Guidance on potential sources of default, generic and specific data is provided in 
guidance note 6.2.  The sources of cost data used for each major building 
element shall be reported using the format provided for Level 3.  

The energy and water consumption performance, and the savings potential 
relative to benchmarked performance for other buildings in the market, can be 
verified using a standard such as the International Performance Measurement and 
Verification Protocol (IPMVP)86.  

Guidance note 6.2 for design teams 

Potential sources of elemental cost data for life cycle cost assessment 

A range of sources of construction cost data exist, usually compiled based on 
averages for specific types of buildings at Member State level.  These can provide 
a cost effective source of initial data.  Some examples include: 

o  European Construction Costs: A private paid subscription service that 
provides access to data compiled from a number of Member States. 

o  National cost databases: 

   BCIS (Building Cost Information Service) online (UK): A paid service 
provided by the Royal Institute for Chartered Surveyors (RICS).  
   Catálogo de Elementos Constructivos del CTE (BEDEC, Spain): A 
national database of construction elements and materials which 
includes indicative LCC and LCA data. 

   Belgian Cost Database (ASPEN) (www.aspen-

index.eu/benl/home.asp): A national database of construction 
elements and materials. 

   BKI (Germany): A paid service for design teams which provides 
access to cost yardsticks for typical building elements and for 
different building types 87. 

   OSCAR (Germany): A paid service compiled by property specialists 

that provides cost benchmarks for office buildings88. 

Aspect 2 – Quality and representativeness of maintenance, repair and 
replacement plans and projections 

Focus of attention: Projected costs for maintenance, repairs and replacements 
shall be based on the best available data, knowledge and experience.  

86 Efficiency Valuation Organisation, International Performance Measurement and Verification Protocol 
(IPMVP), https://evo-world.org/en/products-services-mainmenu-en/protocols/ipmvp 
87 Baukosteninformationszentrum Deutscher Architekten (BKI), Statistische Kostenkennwerte für 
Gebäude, 2010, www. baukosten.de. 

88 Jones Lang LaSalle, Büronebenkostenanalyse OSCAR – Office Service Charge Analysis Report, Jones 
Lang Lasalle, Germany, 2009 http://www. joneslanglasalle.de/Germany/DE-DE/Pages/Research-
OSCAR.aspx 

176 

 
 
 
 
                                           
 
The development of a coherent set of cost projections requires the structuring of 
a range of data about the building into a coherent timeline and plan.  Guidance 
note 6.3 provides some initial orientation on typical elements of such a plan.   

Users of the Level(s) framework wishing to improve the reliability of plans and 
projections shall focus on the quality of the analysis of the data that will be used 
to develop the plan, as highlighted in section 6.1.1.1: 

   Data for the design life of elements and components,  
   Consideration of the environmental exposure conditions that they may be 

exposed to, 

   Consideration of the service conditions they will be subjected to, 
   The potential causes and probability of early failures.  

Moreover, an expert review of the overall plan and the assumptions used by an 
experienced maintenance professional could highlight additional improvements.  

Where indicator 1.2 Life cycle Global Warming Potential and/or 2.4 Cradle to 
cradle Life Cycle Assessment have been calculated, the consistency of the 
maintenance, repair and replacement assumptions shall be ensured. 

Guidance note 6.3 for investors, property managers and owner occupiers  

Developing maintenance, repair and replacement plans 

Experience gained from long term management of building stock, such as social 
housing, provides a useful starting point for scheduling and estimating the future 
costs associated with the maintenance, repair and replacement of building 
elements and components.   

A better understanding of the need for data and the types of estimates required 
can be gained by developing such a plan under the following headings: 

o  Unscheduled replacement, repairs and maintenance costs: These relate to 
unforeseen failure or damage before the design life expires.  This might 
normally be estimated on the basis of probability. 

o  Cyclical replacement, repairs and maintenance costs: These relate to costs 
that reoccur during the service life, which can include the predicted failure 
rates over time of elements or systems.  For example, the repainting of 
window frames and external render, the repair/replacement of window 
glazed units, the repair/replacement of domestic boilers. 

o  Minor replacement, repairs and maintenance costs: These relate to 

components that may require interventions several times during the 
service life, but which on their own represent relatively minor costs each 
time.  For example, parts of the external fit-out. 

o  Major replacement costs: These relate to the planned replacement of 

major elements of the building upon expiry of their projected design life 
e.g. roofing, external render, cladding, windows and HVAC systems. 

The resulting plan can be used to anticipate future costs as they occur.  Sufficient 
money can thus be saved annually in a sinking fund to pay for known future 
replacements that will be required at different points in time.   Such a plan can 
also be used to manage potential risks and liabilities.   

Further guidance can be found in section 5.4.2 of ISO 15686-5. 

177 

 
 
 
 
 
Level 3 performance optimisation reporting format 

Part 1 - Optimisation aspects addressed 

Aspect 

Addressed? 
(yes/no) 

Notes  on  data  sources  and  calculation 
method 

Aspect 1 – Quality and 
representativeness of the 
cost data used 

Aspect 2 – Quality and 
representativeness of 
maintenance, repair and 
replacement plans and 
projections 

Part 2 - Data transparency 

Building elements 

Types of data source used for the identified life cycle stages * 

Basis for future assumptions 

B2 Maintenance  B3         

B4    Replacement 

Repair 

A 

Product and 
construction 
stages 

Foundations 

Load bearing 
structural frame 

Non-load bearing 
elements 

Facades 

Roof 

Parking facilities 

Fixed lighting 
system 

Energy system 

Ventilation system 

Sanitary systems 

Miscellaneous 
systems 

* types of data sources: 

1. Generic or default national or EU data 

1a. Default data provided at EU or national level 
1b. Default data provided by an existing assessment or reporting scheme 

178 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2. Older or less geographically specific benchmarked and averaged data 

2a. Published benchmark data, aggregated and averaged from similar projects 
2b. Estimates from published, average cost data obtained from contractors and suppliers 

3. Recent tender and market estimates 

3a. Analysis of the bills of quantities and schedules from other similar projects 

4. Current tender and market estimates 

4a. Direct estimates based on offers from contractors and suppliers 

6.1.3 Property valuation influence and reliability rating 

The following tools are provided to inform the valuation of a property for which 
performance has been assessed according to indicator 6.1: 

o  Checklists for the potentially positive influence on value and risk 

   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation 

criteria 

o  Ratings of the performance assessment 

   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 
results for indicator 6.1, or may form part of the overall reporting for indicator 
6.2. 

In the case that the ratings will be used as part of the overall reporting for 
indicator 6.2, then the rating 1 results shall be used to calculate the overall 
Indicator Reliability Index (IRI).   

The Indicator Reliability Index (IRI) for rating 1 shall be calculated from the 
individual ratings as follows: 

IRI = 

(𝑇𝑒𝑅 Σ{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})

2

Where: 

TeR = Technical Representativeness 

6.1.3.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on future 
performance 

179 

 
 
 
 
 
 
Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower void rates. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, 
repair and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased 
overheads or loss of income. 

Checklist 2 – Accounting for the Level(s) assessment in the valuation 
criteria used 

Valuation criteria 
set used 

Identify the scheme or tool 
used 

Version of the 
criteria set used 

Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

6.1.3.2  Reliability rating of the performance assessment 

Rating 1 - Basis for the performance assessment  

Sub-indicator 

Rating aspect 

Rating score  

(reflecting the degree of 
representativeness) 

0 

1 

2 

3 

Low 

Medium 

High 

1. Quality and 
representativeness 
of the cost data 
used 

The potential accuracy of 
the sources of cost data for 
building elements and 
components. 

2. Quality and 
representativeness 
of maintenance, 
repair and 
replacement plans 
and projections  

The extent to which 
maintenance, repair and 
replacement plans and 
projections are based on the 
best available data, 
knowledge and experience. 

180 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Indicator 6.1 

Indicator Reliability Rating 

Rating 2 – Professional capabilities  

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment(s) 

No formal training 
and limited 
experience in 
using the 
calculation 
method 

Accredited 
training or some 
applied 
experience in 
using the 
calculation 
method 

Accredited 
training and some 
applied 
experience in 
using the 
calculation 
method 

Accredited training 
and significant 
applied experience 
in using the 
calculation method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of 
the assessment 

Self-declaration of 
the performance 
assessment 
results 

Peer review of the 
input data and 
calculation steps 

Third party 
auditing and 
verification of the 
calculation steps 

Third party auditing 
and verification of 
the input data and 
calculation steps 

181 

 
 
 
 
 
 
 
6.2 Indicator of value creation and risk factors  

6.2 Value creation and risk factors 

The potential for a positive influence on a 
market valuation 

Reliability rating of a Level(s) assessment 

Calculation of the technical rating 

This indicator relies on the gathering of the two types of results from each of the 
other indicators and life cycle scenarios:  

o  Valuation checklists: The information gathered from each of the two 

checklists per indicator is intended to provide an outlook on the potential 
for a positive influence of improved sustainability performance on a 
property valuation. 

o  Reliability ratings: The results of the ratings are intended to provide a 

semi-quantitative assessment of:  

the reliability of a Level(s) performance assessment,  
the professional capabilities of those carrying out a performance 
assessment, and  
the extent to which the results have been third party verified.  

The checklists are to be completed following the guidance provided for each 
indicator and scenario.  Guidance is then provided in 6.2.2 as to how ratings from 
individual indicators can be aggregated to present an overall report for a Level(s) 
assessment. 

6.2.1 The potential for positive influence on a market valuation 
6.2.1.1 Using the reporting checklists 

The reporting for this first component of indicator 6.2 comprises two checklists 
which are to be applied to each of the indicators in the Level(s) framework.  It is 
envisaged that these checklists are used by valuation professionals.  

The first checklist identifies three potential influences on project costs, revenues 
and exposure to risk.  The user shall identify which have been evaluated for the 
relevant indicator, and if so, what the resulting assumptions were.   

The second checklist requests that the criteria used to appraise the property 
value are identified. The criteria and sub-criteria which are considered to have 
been influenced by the performance assessment shall be identified. Notes shall be 
provided on the extent of the influence and the supporting assumptions.  

The completed reporting may be used separately to report on the result for 
individual indicators or scenarios, or may form part of the overall reporting for 
indicator 6.2. 

6.2.1.2 Suggested reporting format 

Checklist 1 – Evaluation of potentially positive influences on the market 
performance 

182 

 
 
  
  
  
Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower void rates. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, 
repair and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased 
overheads or loss of income. 

Checklist 2 – Accounting for a Level(s) assessment in the valuation 
criteria used 

Valuation criteria 
set used 

Identify the scheme or tool 
used 

Version of the 
criteria set used 

Indicative example 

Valuation criteria 
set used 

VOB (Germany) 

Version of the 
criteria used 

2005 

Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

Indicative example 

EU Level(s) 
framework indicator 
or scenario 

Valuation or risk rating criteria influenced 

Valuation criterion 

Sub-criterion 

Scenario 2.2.1  Design 
for refurbishment and 
adaptability 

Quality of the property 
cash flow 

Tenant and occupier situation: 
duration and structure of rental 
contracts 

Letting prospects 

Vacancy/letting situation 

Usability by third parties 

183 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
6.2.2 Reliability rating of the performance assessment 
6.2.2.1  Calculation methodology 

Each indicator reliability rating consists of three separate ratings:  

1.  Technical rating - the extent to which performance optimisation aspects 

listed for Level 3 have been implemented.  The aspects relate to the time, 
geographical or technical representativeness of the data and/or the 
precision of the calculation method used.  

2.  Professional capability - the professional capabilities of the personnel 

carrying out the performance assessment for a given indicator or scenario, 

3.  Independent verification - the extent to which the input data and 
calculation steps have been audited and third party verified.     

The first rating is an aggregation of a number of ratings.  It shall be determined 
from the arithmetic mean of the rating scores for each of the Level 3 performance 
optimisation aspects listed for a given indicator.  If a performance aspect is not 
addressed, a zero score is assigned. The format used to present the rating of 
aspects for each indicator is shown in table 6.2.1.  

Table 6.2.1  Format for the presentation of a semi-quantitative reliability rating 

Rating aspect 

Brief description 
of the aspect 

Rating score 

(reflecting the degree of representativeness) 

0 

1 

2 

3 

Description of the 
aspect 

Aspect not 
addressed 

1. Time 
representativeness 
aspect 

2. Geographical 
representativeness 
aspect 

3. Technical 
representativeness 
aspect 

Indicator x.y 

Indicator Reliability Rating 

Resulting 

IRI 

The Indicator Reliability Index (IRI) for each technical rating shall be calculated 
from the individual ratings as follows: 

IRI = 

(𝑇𝑒𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+(𝐺𝑅 𝑚𝑖𝑛{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡𝑠})+ (𝑇𝑅 min{𝑟𝑎𝑡𝑖𝑛𝑔 𝑎𝑠𝑝𝑒𝑐𝑡})

3

Where: 

TeR = Technical Representativeness 

GR = Geographical Representativeness 

TR = Time representativeness 

The lowest score for each of the three types of rating aspect shall be used to 
calculate the arithmetic mean of the reliability.   

184 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
The scales for the rating of professional capabilities and independent verification 
are provided below. 

Table 6.2.2  Format for the professional capability rating 

Rating aspect 

Rating score 

0 

1 

2 

3 

2. Technical 
capability of the 
personnel 
carrying out the 
assessment(s) 

No formal training 
and limited 
experience in 
using the 
calculation 
method 

Formal training or 
some applied 
experience in 
using the 
calculation 
method 

Formal training 
and some applied 
experience in 
using the 
calculation 
method 

Formal training  
and significant 
applied experience 
in using the 
calculation method 

Table 6.2.3  Format for the independent verification rating 

Rating aspect 

Rating score 

0 

1 

2 

3 

3. Independent 
verification of 
the assessment 

Self-declaration of 
the performance 
assessment 
results 

Peer review of the 
input data and 
calculation steps 

Third party 
auditing and 
verification of the 
calculation steps 

Third party auditing 
and verification of 
the input data and 
calculation steps 

6.2.2.2  Suggested reporting format 

The reporting format requires users to report on the ratings made for all the 
indicator s selected for reporting by users of Level(s).  For each performance 
assessment carried out, the results of each of the three ratings (technical, 
professional capability and independent verification) shall be reported on using 
the ‘traffic light’ scale provided.  The colour code corresponds to the same 
categories as for the rating score. 

Indicator 6.2 reporting format 

Reliability ratings for each performance assessment 

Indicator or scenario  1.  

2.  

Technical 
reliability 
rating 

Professional 
capabilities 
rating 

3. 
Independent 
verification 
rating 

Indicator x.y 

Rating key: 

Colour coded 
rating result 

Colour coded 
rating result 

Colour coded 
rating result 

Rating aspect not addressed 

Low  

Medium 

High 

185 

 
 
 
 
 
 
 
 
 
 
Overarching  assessment  tool  7:  Cradle  to  cradle  Life  Cycle  Assessment 
(LCA) 

Cradle to cradle LCA 

Where to find the guidance for each Level  

Level 1 common performance assessment 

Level 2 comparative performance assessment 

Level 3 performance optimisation assessment 

Valuation influence and reliability rating (all levels) 

The Level(s) framework seeks to address the life cycle environmental impacts of 
buildings in an integrated way.  The quantitative assessment of the environmental 
impacts of a building using Life Cycle Assessment (LCA) is recognised at EU level as the 
best method to achieve this.   

Whilst LCA was noted under macro-objective 2 as a method to assess the significant 
environmental impacts of building materials, LCA is promoted as an overarching method 
to assess performance within the Level(s) framework.   

This section provides a toolkit to make LCA more accessible to new users. Guidance is 
provided on how to define the scope, boundaries, functional equivalent, time-related 
characteristics and scenarios required to carry out an LCA.  Data quality is also 
addressed. 

7.1  Terms and definitions used 

Allocation 

Attributional LCA 

partitioning the input or output flows of a process or a 
product system between the product system under study 
and one or more other product systems. 

system modelling approach in which inputs and outputs 
are attributed to the functional unit of a product system by 
linking and/or partitioning the unit processes of the 
system according to a normative rule. 

Background processes 

processes which are linked to the foreground processes 
(e.g. the production and supply of concrete / grid 
electricity). 

Characterization factor 

factor which is applied to convert an assigned life cycle 
inventory result to the common unit used for the 
respective environmental indicator 

Component 

construction product manufactured as a distinct unit to 
serve a specific function or functions. 

Construction product 

item manufactured or processed for incorporation in 
construction works. 

Construction work 

activities of forming a construction works. 

Critical review 

Cut-off criteria 

process intended to ensure consistency between a life 
cycle assessment and the principles and requirements of 
the International Standards on life cycle assessment. 

specification of the amount of material or energy flow or 
the level of environmental significance associated with unit 
processes or product system to be excluded from a study. 

186 

 
 
 
Data quality 

Elementary flow 

characteristics of data that relate to their ability to satisfy 
stated requirements. 

material or energy entering the system being studied that 
has been drawn from the environment without previous 
human transformation, or material or energy leaving the 
system being studied that is released into the environment 
without subsequent human transformation. 

Environmental aspect 

aspect of construction works, part of works, processes or 
services related to their life cycle that can cause change to 
the environment. 

Environmental impact 

change to the environment, whether adverse or beneficial, 
wholly or partially, resulting from environmental aspects. 

Environmental impact 
category 

class representing environmental issues of concern to 
which life cycle inventory analysis results may be 
assigned. 

Environmental indicator 

quantifiable value related to environmental 
impacts/aspects. 

Environmental performance 

performance related to environmental impacts and 
environmental aspects. 

Estimated service life 

service life that a building or an assembled system (part of 
works) would be expected to have in a set of specific in-
use conditions, determined from reference service life data 
after taking into account any differences from the 
reference in use conditions. 

Foreground processes 

processes which affect directly the LCA results (e.g. the 
actual content of concrete in a column, the consumption of 
electricity during the occupation of a building). 

Functional equivalent 

quantified functional requirements and/or technical 
requirements for a building or an assembled system (part 
of works) for use as a basis for comparison. 

Functional performance 

performance related to the functionality of the 
construction works or an assembled system (part of 
works), which is required by the client and/or by users 
and/or by regulations. 

Functional requirement 

type and level of functionality of a building or assembled 
system which is required by the client and/or by users 
and/or by regulations. 

Functional unit 

quantified performance of a product system for use as a 
reference unit. 

Functionality 

suitability or usefulness for a specific purpose or activity. 

Hotspots 

aspects, areas or elements in the life cycle of a product 
which have the highest impacts/importance. 

Primary data (specific data) 

site-specific information based on direct measurement or 
characterisation of parameters for a certain context. 
Primary data can be obtained for instance through meter 
readings, purchase records, utility bills, engineering 

187 

 
 
Process 

Product system 

Reference flow 

models, direct monitoring, mass balance, stoichiometry, or 
other methods.  

set of interrelated or interacting activities that transforms 
inputs into outputs. 

collection of unit processes with elementary and product 
flows, performing one or more defined functions, and 
which models the life cycle of a product. 

measure of the outputs from processes in a given product 
system required to fulfil the function expressed by the 
functional unit. 

Reference study period 

period over which the time-dependent characteristics of 
the object of assessment are analysed. 

Required service life 

service life required by the client or through regulations. 

Scenario 

Secondary data 

collection of assumptions and information concerning an 
expected sequence of possible future events. 

non-specific information which is gathered from LCA 
databases or other sources available in the literature (e.g. 
industry-average data from published databases, 
government statistics, literature studies, and industry 
associations, financial data, proxy data, and other generic 
data). Primary data that go through a horizontal 
aggregation step are also considered as secondary data. 

Sensitivity analysis 

systematic procedures for estimating the effects of the 
choices made regarding methods and data on the outcome 
of a study. 

Service life / working life 

period of time after installation during which a building or 
an assembled system (part of works) meets or exceeds 
the technical requirements and functional requirements. 

System boundary 

set of criteria specifying which unit processes are part of a 
product system interface in the assessment between a 
building and its surroundings or other product systems 

Technical building system 

technical equipment for heating, cooling, ventilation, hot 
water, lighting or for a combination thereof. 

Technical performance 

performance related to the capability of a construction 
works or an assembled system (part of works) to fulfil its 
required functions under the intended use conditions. 

Technical requirement 

type and level of technical characteristics of a construction 
works or an assembled system (part of works), which are 
required or are a consequence of the requirements made 
by either the client, and/or by the users and/or by 
regulations. 

Unit process 

smallest element considered in the life cycle inventory 
analysis for which input and output data are quantified. 

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7.2  Level 1 common performance assessment using the LCA method  

L1 

7.2.1  Boundary and scope  
7.2.1.1 The life cycle stages and documentation of the building 

The scope comprises the evolution of the building from cradle to cradle. The setting of 
the system boundaries shall follow the “modularity principle” according to the EN 15978. 
This means that the unit processes influencing the building’s environmental performance 
during its life cycle shall be assigned to the module in the life cycle where they occur. 

The building shall be documented as follows, following the scope defined in section 1.1: 

  Components (elements, structural parts, products, materials) needed during its 
life time. This also includes the consideration of in-use conditions and time-
dependent qualities. 

  Associated processes such as maintenance, exchange and End of Life processes 

and re-use, recycling and energy retrieval 

  Energy and water use during the operation of the building. 

Additional methodological rules and cut-off criteria are described in Sections 7.2.2 and 
7.2.3. 

The End of Life of a building starts when the building is decommissioned and no further 
use is intended. Components and materials to clear from the site have to be removed 
and the site has to be made ready for the next use. The End of Life stage shall be 
defined according to Module C1-C4 of EN 15978. Loads or benefits outside the system 
boundary are included in Module D. 

7.2.1.2  Simplified options based on an incomplete life cycle 

The Level(s) framework promotes an LCA method that encompasses all the life cycle 
stages defined in EN 15978 and for the scope of building elements defined in section 1.1, 
table 1.1. However, the framework also recognises that upon starting to use LCA it may 
be challenging to compile sufficient life cycle inventory data for all the building elements.  
Moreover, design professionals may not have the expertise to make meaningful 
assumptions and choices in relation to the use of generic data or data from other 
sources. 

Because a simplified LCA will not present a true picture of the life cycle environmental 
impact of a building, a number of reporting rules shall be followed: 

o  The results shall clearly be reported as being based on an ‘incomplete life cycle’  
o 

In each case the minimum life cycle boundaries and scope of building elements 
shall be followed 

o  A reliability rating may not be reported on, because the basis for the LCA is 

incomplete 

More detailed guidance on the minimum life cycle boundaries and scope of building 
elements is provided in LCA guidance note 1. 

LCA guidance note 7.1 for design teams 

Simplified options for LCA based on the modelling of selected life cycle stages 

It is anticipated that over time, the availability of data and software tools, as well as 
improved access to professional training, will facilitate the use of LCA across the EU.  In 
the short term, however, the Level(s) framework will encourage design professionals to 
start using LCA by supporting and allowing users to carry out simplified LCAs that may 
focus on a reduced number of life cycle stages.   

A simplified approach may be adopted by focussing first on those life cycle stages in 
which material use and environmental impacts will have taken place upon completion of 
the building, and will be directly influenced by design decisions.  

Stages B2, 3 and 4 shall be based on projections for the client's required service life.  

189 

 
 
They shall be based on scheduled maintenance, repairs and replacements of construction 
products. 

Stage D is intended to represent the net benefit of the materials used in the building if 
they were to be reused and/or recycled – sometimes referred to as the building material 
bank.  Specific calculation rules shall be followed (see section 7.2.2.1). 

Table 7.1  Suggested simplified reporting options 

Simplified reporting option 1:  

‘incomplete life cycle: product stage, 
calculated energy performance and 
projected service life’ 

  The product stage (A1-3) 
  The use stage (B4-5, B6) 

Simplified reporting option 2:  

‘incomplete life cycle: product stage, 
calculated energy performance and the 
building material bank' 

  The product stage (A1-3) 
  The use stage (B6) 
  The end of life stage (C3-4) 
  Benefits and loads beyond the system 

boundary (D) 

7.2.2  Calculation methodology and data requirements 
7.2.2.1  Calculation methodology to be used 

The general methodology for carrying out an LCA is standardised by the reference 
standard ISO 14040/44 (2006) which describes four main phases: 

1.  Goal and Scope definition 
2.  Life Cycle Inventory (LCI) analysis 
3.  Life Cycle Impact Assessment (LCIA) 
4.  Interpretation 

More specific guidance on how to carry out an LCA study for buildings and construction 
products can be found in the reference standards EN 15978 (2011) and EN 15804 
(2012).  

The Life Cycle Inventory (LCI) analysis phase is at the heart of the LCA calculation 
methodology.  It consists of the compilation and quantification of inputs (e.g. raw 
materials, water and energy flows) and outputs (e.g. co-products, waste emissions to 
air, water and soil) for a product throughout its life cycle, and in accordance with the 
goal and scope definition. The LCI compilation is based on the following steps:  

o  Gathering of information about the resources consumed and the emissions 

released in the life cycle processes included in the system boundary. These are 
called foreground data, which are typically quantified through data collection 
sheets. 

o 

Identification of sources of information for quantifying the associated elementary 
flows. These can be a mix of primary and secondary data, typically quantified 
with the support of LCA databases. 

o  Documentation of all data collected per life cycle stage: 

   Measurement method and the frequency of data collection  
   List of processes and primary/secondary data used 
   Detailed Bill of Materials, including names, units and quantities, as well as 
information on grade/purity and other technically and/or environmentally 
relevant characteristics 

   Evaluation of data quality (see Section 7.4) 

190 

 
 
 
 
 
 
o 

Implementation of the information gathered in spreadsheets and/or LCA 
software. 

o  Computer-aided quantification of input and output elementary flows. 

The Life Cycle Impact Assessment (LCIA) phase aims at understanding and evaluating 
the magnitude and significance of the potential environmental impacts from the life cycle 
of the system under evaluation. Inputs and outputs quantified in the LCI need to be 
assigned to each impact category selected in the goal and scope of the study. 
Environmental impacts are then calculated for each category by converting LCI results 
into quantified impacts by applying characterisation factors. The outcome of the 
calculation is a numerical indicator result.  

The Interpretation phase is the final step of LCA, where initial assumptions and 
outcomes from LCI and LCIA must be critically evaluated in relation to the defined goal 
and scope, and in order to ensure that robust conclusions and recommendations are 
achieved.  

As described under macro-objective 2, additional rules for using LCA are provided within 
the Level(s) framework for the following life cycle scenarios which focus on resource 
efficiency: 

Scenario tool 1: Building and elemental service life planning 
Scenario tool 2: Design for adaptability and refurbishment  
Scenario tool 3: Design for deconstruction, reuse and recyclability  

For further guidance on each step in this process it is recommended to consult the EeB 
Guide project: http://www.eebguide.eu/ 

Table 7.2 Calculation rules for carrying out a Level 1 LCA 

Target end-users 

Level 1: Common performance metric 

The main users of this option are intended to be professionals who 
are not LCA experts, but they are interested in understanding and 
improving the overall environmental performance of the building.  
A simplified calculation method and data sources are therefore 
provided.  

Building scope 

The building elements listed for the shell and core, and excluding 
external works. 

See the building element listing in Section 1,Table 1.1 

System boundary and cut 
off rules 

All life cycle stages shall be calculated, unless a simplified reporting 
option is selected as a starting point. 

The modelling shall be as comprehensive and realistic as possible 
in describing the life cycle of the building.   

Energy modelling 

Inventory data to be obtained from indicator 1.1 

Water modelling 

Inventory data to be obtained from indicator 3.1 

Scenarios and End of Life  With reference to scenarios in macro-objective 2 

LCI and LCIA datasets 
and software 

As a minimum, default data has to be used for calculating the 
impacts associated with building parts and elements and life cycle 
processes.  

This data can be obtained by a literature review and/or by using 
existing software tools and databases.  

This option should be possible based on freely available and simple 
software tools and databases. A list of databases and software 

191 

 
 
 
 
 
   
 
 
 
tools is provided as a separate dynamic list. 

Data quality requirements  Since the main objective of this option is to encourage 
professionals to use LCA and to focus on the same key 
environmental issues, the focus for data quality shall be on 
transparency. 

A data quality index calculated according to the method set out in 
Section 7.2.6 is to be reported for transparency reasons, as well as 
data sources. 

Interpretation of the 
results and critical review 

Result shall be interpreted critically through a sensitivity analysis in 
order to understand: 

 

Environmental hot-spots, possible trade-offs between life 
cycle stages and improvement areas 
The influence of data sources  on the results,  

 
  Data gaps, robustness of assumptions, and limitations. 
Summary conclusions and recommendations shall be drafted.  

7.2.2.2  Life Cycle Impact Assessment (LCIA) methods 

A range of different environmental impact indicators have been developed by the 
scientific community. The indicators that shall be used in this framework are the 
midpoint indicators stipulated in the reference standards EN 15978 and EN 15804.   

Midpoint indicators are considered to be a point in the cause-effect chain (or 
environmental mechanism) at which an impact on the environment can be quantified.  
An impact can be calculated by applying characterisation factors that reflect the relative 
importance of an emission or extraction in a Life Cycle Inventory (LCI) (e.g. the global 
warming potential of methane compared to CO2).  

A brief description of the environmental impact categories and their related indicators 
that users of the Level(s) framework shall characterise and report upon is given in the 
followings: 

o  Global Warming Potential (GWP), which measures how much heat a 

greenhouse gas can potentially trap in the atmosphere compared to the amount 
of heat trapped by a similar mass of carbon dioxide. GWP is calculated over a 
specific time interval, commonly 20, 100 or 500 years. GWP100 (for 100 years) 
is considered in this context. GWP is expressed as equivalent mass of carbon 
dioxide (whose GWP is normalised to 1). 

o  Depletion potential of the stratospheric ozone layer (ODP), which 

measures the relative amount of degradation to the ozone layer caused by a 
chemical compound compared to trichlorofluoromethane (CFC-11, whose ODP is 
thus equal to 1.0). CFC 11 has the maximum ODP amongst chlorocarbons 
because of the presence of three chlorine atoms in the molecule 

o  Acidification Potential of land and water (AP), which can be defined as the 

propensity of a chemical to form acidifying H+ ions. The main acidifying 
chemicals are oxides of sulphur (SOx), oxides of nitrogen (NOx), hydrochloric 
acid (HCl) and ammonia NH3, which are mainly produced by fossil fuel 
combustion. The acidification potential is expressed in terms of equivalent mass 
of SO2. 

o  Eutrophication Potential (EP), expressed as equivalent mass of PO4, 

indicates the degree of hyper-productivity of ecosystems due to nutrients. While 
phosphorous is a critical factor for freshwater, nitrogen plays a more important 

192 

 
 
 
 
role in marine and terrestrial ecosystems. Too much nutrients in water can 
cause the excessive generation of biomass, which finally result in the depletion 
of the dissolved oxygen. Increased content of nitrogen in soil can lead to the 
undesired proliferation of fast growing plant species that can adapt easily to 
those levels. 

o  Formation potential of tropospheric ozone photochemical oxidants 

(POCP) is used to estimate the potential of air emissions to create ozone. The 
POCP value of a particular substance (NOx and volatile organic compounds) 
measures how much the ozone concentration can vary compared to an 
equivalent mass of ethene (C2H4). 

o  Abiotic Resource Depletion Potential for elements (ADP elements-

ultimate reserves) and for fossil fuels (ADP fossil fuels), respectively 
expressed as equivalent mass of Antimony (Sb) and equivalent feedstock energy 
(Lower Heating Value), are used to evaluate the consumption of resources.   

LCA guidance note 7.2 for design teams 

Selecting more comprehensive environmental impact categories 

Building products and materials are responsible for a diversity of environmental impacts, 
with some being distinct to specific materials.  Choices made at the design phase may 
therefore be affected by the type of environmental aspects considered by an LCA.  

The impact categories included in the current versions of EN 15978 and EN 15804 
address only a portion of the possible environmental effects of a building. This is due to 
the fact that methods for assessing other environmental impacts were not considered to 
be robust enough to be included in the standard. 

A revision of the EN 15804 standard is under preparation, with final publication planned 
by the first quarter of 2019, and is likely to move towards closer alignment with the 
current Product Environmental Footprint (PEF) pilot project of the European 
Commission89. This could in particular result in the modification and/or update of the 
impact categories considered in the EN standard and of the associated impact 
assessment methods. Additional impact categories under consideration are: 

  Eco toxicity and human toxicity 
  Particulate matter / respiratory inorganics (dust particles) 
 
  Land use  
  Water scarcity 

Ionising radiation  

Users of LCA will then have the option to assess the performance of buildings for a 
broader range of impacts.  One drawback is that it will then take time for product 
specific data to be developed. Consequently, generic data may have to be initially used, 
making the results less accurate. 

89 http://ec.europa.eu/environment/eussd/smgp/ef_pilots.htm 

193 

 
 
 
 
                                           
LCA guidance note 7.3  

Abiotic Depletion Potential (ADP) and other indicators for assessing the 
depletion of resources  

Construction products are made of different types of materials like metals, non-metallic 
minerals, fossil and biomass-based materials. Depletion of some of these resources is 
assessed in the standards EN 15978 and EN 15804 by the following indicators: 

1.  ADP elements, in kg Sbeq (which is considered representative for the consumption 

of metallic resources) 

2.  ADP fossil fuels, in MJ (which is considered representative for the consumption of 

fossil resources used for both material and energy purposes) 

These indicators are in particular addressing the depletion of metallic and fossil 
resources. Two additional indicator for non-metallic mineral and biomass resources, in 
kg, are thus necessary to include in order to provide a more comprehensive assessement 
of resource depletion. 

The amount of material input needed to make a construction product is in general higher 
that the mass of construction product itself, due to waste and material losses along the 
supply chain and depending on the efficiency of the manufacturing process. 

Using the Bill of Quantities (BoQ) and the Bill of Materials (BoM) for a building, it is 
possible to quantify the Life Cycle Inventory (LCI) of resources. The LCI is effectively a 
compilation of elementary flows of resources associated to the production and supply of 
the construction products listed in the BoQ or materials listed in the BOM. These 
products and materials are considered as necessary during the entire service lifetime of 
the building (e.g. if the expected life of a window is 25 years and the lifetime of the 
building is 50 years, the amount of materials associated to a window must be doubled).  

If ADP is taken as example, the ADP of a product A can be calculated as follows: 

  Option 1) Σ EFi x ADPi 
  Option 2) massA x ADPA 

Where, 

  EFi is the elementary flow i associated to the life cycle of A 
  ADPi is the ADP associated to EFi 
  ADPA is the ADP factor associated to A. 

To provide an example, the following construction product would result in 579 
elementary flows of resources. Although this type of concrete is not reinforced, its 
ADPelements is assessed as 6.088 kg Sbeq per m3 of concrete. This results from 95 
resources used in its production chain, with 4 of them contributing all together to more 
than 90% of the overall score, as reported below. Tables 7.3 and 7.4 present the results. 

Table 7.3  BoM of an unreinforced concrete produced with cement CEM II/A 

Products 

Amount 

Normal concrete produced with cement CEM II/A (Average World's 
conditions)* 

1 

Unit 

m3 

Material resources 

Lubricating oil 

Sand  

Concrete mixing factory 

Gravel, round  

Synthetic rubber 

Amount 

Unit 

0.02 

720 

4.17E-07 

1280 

0.12 

kg 

kg 

p 

kg 

kg 

194 

 
 
Tap water (CA-QC) 

Tap water (Europe without Switzerland) 

Tap water (Rest of the World) 

Cement, alternative constituents 6-20% 

Cement, alternative constituents 6-20% 

(*) Notes:  

0.1912 

67.95 

101.9 

20.82 

179.2 

kg 

kg 

kg 

kg 

kg 

  Exposition class according to EN 206-1: X0 
  Density: 2370 kg/m3, content of cement: 200 kg/m3 

Table 7.4  Elementary flows of resources contributing to the ADPelements of the 
example above 

Substance 

1)  Indium 

2)  Cadmium 

3)  Lead 

Amount 

Contribution 

(g Sb eq.) 

Relative  Cumulative 

4.763 

0.572 

0.129 

78.2% 

78.2% 

9.4% 

2.1% 

1.7% 

87.6% 

89.7% 

91.5% 

4)  Silver, 0.007% in sulfide, Ag 0.004%, Pb, Zn, Cd, 

0.105 

In 

5)  Silver, Ag 9.7E-4%, Au 9.7E-4%, Zn 0.63%, Cu 

0.0945 

1.6% 

93.0% 

0.38%, Pb 0.014%, in ore 

6)  Zinc 

7)  Nickel, 1.98% in silicates, 1.04% in crude ore 

8)  Tin 

0.0564 

0.0563 

0.9% 

0.9% 

94.0% 

94.9% 

The approach described above can be used to calculate depletion of resources for the 
entire life cycle of the building. 

7.2.2.3  Data modelling and sources  

Software tools 

An LCA study could theoretically be carried-out using only spreadsheets to compile the 
data and make the calculations. However, due to the amount of data to process, LCA 
modelling and calculations are typically supported by software tools, which can also 
constitute a source of LCI databases and datasets for elements, technologies and 
operations of relevance for buildings. LCA software tools can be classified as follows: 

  Simplified tools based on excel and/or IT interface (where simplification is usually 
made at the level of life cycle aspects considered and data implemented) vs. 
more complex tools for full LCA (e.g. GaBI, OpenLCA, Simapro). 

  Open-source (e.g. OpenLCA) vs. commercial (e.g. GaBi, SimaPro) software tools. 
  Generic (e.g. GaBi, SimaPro) vs. building-specific software tools (e.g. BEES, 

which is a Windows-based software tool, and, ATHENA, ELODIE and SB Tool). 

A non-exhaustive list of LCA software tools which may have the potential for use is 
provided in a separate dynamic list for users of the Level(s) framework. 

195 

 
 
 
 
 
 
 
 
Modelling rules 

An attributional approach shall be followed in the modelling90. Cut off rules are to be 
used, which define which building elements and parts shall be considered in an LCA. The 
rules to be used are described in Section 7.2.2.1. Default cut-off rules are stipulated for 
reporting at the simplest level (for a common performance assessment). 

An allocation procedure is necessary when input and output from a process must be split 
between more than one product (e.g. ground blast furnace slag from steel production 
which is used in cement mixes) or process. According to EN 15804, allocation should be 
avoided as far as possible by dividing the unit process to be allocated into different sub-
processes that can be allocated to the co-products and by collecting the input and output 
data related to these sub-processes. When allocation is needed, inputs and outputs 
should be partitioned in a way that reflects the underlying relationships between the co-
products: 

1.  Material flows carrying specific inherent properties, e.g. energy content, 

elementary composition (e.g. biogenic carbon content), shall always be allocated 
reflecting the physical flows, irrespective of the allocation chosen for the process 

2.  Allocation shall be based on physical properties (e.g. mass, volume) when the 

difference in revenue from the co-products/processes is low (i.e. of the order of 
1%);  

3.  In all other cases allocation shall be based on economic values.  

Module D recognises the “design for reuse, recycling and recovery” concept for buildings 
by indicating the potential benefits of avoided future use of primary materials and fuels 
while taking into account the loads associated with the recycling and recovery processes 
beyond the system boundary. In this case, the net credits associated to the potential 
substitution of primary material can be taken into account. Net credits are calculated as 
follows: 

  by adding all output flows of a secondary material or fuel and subtracting all input 
flows of this secondary material or fuel from each sub-module first (e.g. B1-B5, 
C1-C4, etc.), then from the modules (e.g. B, C), and finally from the total product 
system thus arriving at net output flows of secondary material or fuel from the 
product system (this in order to avoid double counting); 

  by adding the impacts connected to the recycling or recovery processes from 
beyond the system boundary (after the end-of-waste state) up to the point of 
functional equivalence where the secondary material or energy substitutes 
primary production and then subtracting the impacts resulting from the 
substituted production of the product or substituted generation of energy from 
primary sources; 

  by applying a justified value-correction factor to reflect the difference in 

functional equivalence where the output flow does not reach the functional 
equivalence of the substituting process. 

The amount of secondary material output, which is for all practical purposes able to 
replace one to one the input of secondary material on a closed loop basis is allocated to 
the product system under study and not to module D. 

90 The attributional approach is a system modelling approach in which inputs and outputs are attributed to the 
functional unit of a product system (in this case the use of 1m2 of a building during 1 year) by linking and/or 
partitioning the unit processes of the system in direct proportion to the flows associated with the product. The 
alternative option is the consequential approach which is a system modelling approach in which activities in a 
product system are linked so that activities are included in the product system to the extent that they are 
expected to change as a consequence of a change in demand for the functional unit. 

196 

 
 
 
 
                                           
Data sources  

Carrying out an LCA relies on the compilation of data to describe as accurately as 
possible all the production processes, resource use and emissions related to the building 
and its elements. This data can be either specific or generic data for construction 
products and materials. Data must be relevant and accurate, irrespective of the selected 
type (e.g. specific LCI data, average LCI data). In general, specific and verified LCA data 
(i.e. from Environmental Product Declarations) is more precise than generic LCA data.  

Databases are important resources when primary data related to the specific 
construction products used is not available. Databases can be: 

  Specific (e.g. Bauteil katalog, EPDs) or generic (e.g. Ecoinvent, GaBi)  
  Freely available (e.g. ELCD), partially costly (e.g. Bauteil katalog) or costly (e.g. 

Ecoinvent, GaBi) 

A non-exhaustive list of databases and data sources of relevance for buildings is 
provided in a separate dynamic list for users of the Level(s) framework.  LCA guidance 
note 4 provides design teams with further orientation. 

LCA guidance note 7.4 for design teams 

LCA software tools and databases 

Most LCA software tools and databases are not freely accessible, instead a license has to 
be paid to be able to use them.  There are some exceptions. The OpenLCA tool is an 
example of a software tool that can be downloaded and used for free. It allows for life 
cycle modelling and assessment based on the insertion of primary data and the link to 
(either free or commercial) databases.  It does, however, suppose professional 
development to make correct use of it.   

Alternatively, an accessible way to carry out the LCA of a building is to report in an excel 
file the bill of materials and any other relevant foreground data related to the building's 
life cycle modules (e.g. energy consumption in module B6, net credits in module D). 
Characterisation factors, expressing relative environmental impacts per unit of material 
or process (e.g. per kg or m3), can then be assigned to each entry in order to calculate 
absolute impacts. This can be a long process but allows the user to have a transparent 
and effective tool for calculating the environmental impacts of a building.  

An example of a partially free database of relevance for the building sector is the Bauteil 
katalog. The Bauteilkatalog supplies datasets for the most common building components, 
including product weight and LCIA data. The LCIA data provided with the free licence is 
for primary energy and GWP values. The user needs to have a basic knowledge of LCA to 
understand the data. Further data can be bought.  

Software tools such as Athena allow for importing directly the bill of materials from CAD 
or BIM. The calculation of the building's environmental profile is much easier but at the 
same time, they cannot easily control the results and identify any odd assumptions and 
results. 

Users of the Level(s) framework shall evaluate and report on the quality of the data they 
use. Guidance on how to evaluate data quality is provided in Section 7.4.  

197 

 
 
 
7.2.2.4  Monitoring of as-built and occupied performance 

In the context of this framework, LCA is largely intended as a design tool. This is an 
early stage of a building project, which relies on design specifications and other expected 
characteristics (e.g. Bill of Materials, conditions of use). It is thus important to 
understand and compare how the building potentially performs once occupied, i.e. based 
on as built-specifications, real Bill of Materials, adapted condition of use.  

Monitoring upon completion shall include:  

  Comparison between an LCA of the building as designed and as-built. 
  Verification of the completeness of the information needed for the quantification. 
  Traceability of the data. 
  Conformity with relevant methodological references and a consistency check. 

7.2.3 Suggested reporting format for results 

The environmental impacts shall be reported in a tabular format at a disaggregated 
level, i.e. by life cycle module for each of the impact category indicators. The template 
shown on the following page shall be used.  

Supplementary information shall also be reported in a summary report, to include: 

o  The reason for carrying out the study, project stages during which the LCA was 
created, the intended application and target audiences (including a statement if 
the study will support comparative assertions intended to be disclosed to the 
public). 

o  Building characteristics, intended period of use and scenarios of analysis (as per 

o 

section 1). 
Information about the assessment methods used to characterise the life cycle 
impacts 

o  System boundary and processes considered in the study, including cut-off and 

allocation rules used for their definition 

o  Data sources used for the elements and systems that compose the building (as 

per section 1, table 1.1) 

o  Energy and water operational use (as per the results for indicators 1.1 and 3.1) 
o  LCA model and calculations made to quantify elementary flows and environmental 

indicators 

o  Analysis of hot-spots, trade-offs, improvement options 
o  Data quality and limitations of the study 
o  Critical review according to ISO 14071, if applicable  

All information shall be as complete, accurate and objective as possible and shall be 
transparently reported.

198 

 
 
 
Cradle to cradle LCA generic assessment reporting format 

Environmental impact category results for each life cycle stage 

Indicator 

Unit 

Scenario  Product  

Construction  

Use stage  

End of life  

(A1-3)  

process (A4-5)  

(B1-7)  

(C1-4) 

Benefits and 
loads beyond  

the system 
boundary (D) 

GWP 

ODP 

AP 

EP 

POCP 

kg CO2 eq  

Si / DOj 

… 

kg CFC11 eq 

kg SO2 eq 

kg (PO4)3- eq 

kg C2H4 eq 

ADP elements 

kg Sb eq 

ADP fossil fuels 

MJ (LHV) 

Use of renewable 
primary energy 
resources used as 
raw material 

MJ 

Use of non-metallic 
mineral resources 

kg 

Notes: 

Impacts referred to the use of 1 m2 of useable internal floor per year for a default reference study period of 60 years91.  

Results shall be reported for Design Options and Scenarios that have been modelled. 

Si (= Scenario) and DOj (= Design Option) can refer to 

  Reference study period  

91 A further table shall be prepared if, in addition to the reference study period,  an additional reference unit oran intended service life is to be usedhas been modelled. 

199 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                           
Intended service life or investment holding period according to clients requirements
Building and elemental service life planning (2.2 Life cycle tools: scenario 1)



 Design for adaptability and refurbishment (2.2 Life cycle tools: scenario 2)
 Design for deconstruction, reuse and recyclability (2.2 Life cycle tools: scenario 3)


Future climate change (5.1 Life cycle tools: scenario 1)

200 

7.3  Making level 2 and 3 assessments  using the LCA method 

In the following section, rules are laid down for how to use the additional types of 
performance assessment available for carrying out an LCA and reporting on the results. 

The rules are presented in a tabular form in table 3.5 and cover the following aspects of 
carrying out an LCA: 

o Objective(s)
o Cut-off rules for the system boundary definition
o Energy and water consumption modelling
o Scenarios and End of Life
o
o Data requirements
o

Interpretation of the results and critical review

LCI and LCIA datasets and software

201 

Table 7.5  Rules for carrying out a level 2 or 3 cradle to cradle LCA  

Target end-
users 

Building scope 

Level 2: Comparative 
performance assessment 

Level 3: Design performance 
optimisation 

The  main  users  of  this  option  are 
intended  to  be  professionals  who 
wish  to  report  in  the  public  domain 
on the environmental performance of 
buildings. This performance could be 
compared  with  other  buildings  in  a 
portfolio  or  with  national/regional 
reference buildings.  

In  this  case,  the  LCA  is  to  be 
a  more 
following 
performed 
comprehensive  approach  in  order  to 
obtain  reproducible  results  using  the 
same  level  of  information  detail.  For 
this purpose, minimum requirements 
on the data quality are specified. 

The building elements listed for the 
shell and core, and excluding 
external works. 

See the building element listing in 
section 1, table 1.1 

The main users of this option are 
intended to be professionals who 
want to use LCA at an early stage of 
the building project life cycle as a 
decision making support tool for 
improving the sustainability of the 
building.  

As for level 2, the LCA is to be 
performed following a more 
comprehensive approach in order to 
obtain reproducible results. For this 
purpose, minimum requirements on 
the data quality are specified. 

All building elements listed for the 
shell, core and external works. 

See the building element listing in 
section 1, table 1.1 

System 
boundary and 
cut off rules 

All life cycle stages shall be 
calculated, unless a simplified 
reporting option is selected as a 
starting point. 

Different rules shall apply to the 
construction products modelled 
depending on the calculation route: 

1. Use of EPDs: The Product 
Category Rules for the EPDs used 
shall be compliant with EN 15804. 

2. Use of datasets at the level of 
LCIA: 

All elements and their 
components that make up less 
than 1% of the building's total 
mass can be excluded. The 
total amount of excluded 
elements and components must 
not exceed 5% of the total 
mass of the building. 

3. Use of LCA database and tools:  

All elements and their 
components that make up less 
than 1% of the building's total 
mass can be excluded. The 
total amount of excluded 
elements and components must 
not exceed 5% of the total 
mass of the building. 
All input flows to unit processes 
that make less than 1 % of 
primary energy usage and 1 % 

All the life cycle stages shall be 
considered. The following cut-off rules 
are prescribed: 

   All elements and their 

components that make up less 
than 1% of the building's total 
mass and total environmental 
impacts can be excluded. The 
total amount of excluded 
elements and components must 
not exceed 5% of the total mass 
and the total environmental 
impacts of the building. 

   All input flows to unit processes 
that make less than 1 % of 
primary energy usage and 1 % of 
the total mass input of that unit 
process. The total amount of 
excluded input flows per module 
must not exceed 5% of the total 
primary energy usage and mass 
input, or the total environmental 
impacts depending on the 
complexity of the calculation 
tools, of that life cycle module. 

202 

 
 
 
 
 
 
 
 
  
  
  
of the total mass input of that 
unit process. The total amount 
of excluded input flows per 
module must not exceed 5% of 
the total primary energy usage 
and mass input of that life cycle 
module. 

Energy 
modelling 

Inventory data to be obtained from 
indicator 1.1 

Inventory data to be obtained from 
indicator 1.1 

Water modelling 

Inventory data to be obtained from 
indicator 3.1 

Inventory data to be obtained from 
indicator 3.1 

Scenarios and 
End of Life 

With reference to scenarios in 
macro-objective 2 

With reference to scenarios in macro-
objective 2 

LCI and LCIA 
datasets and 
software 

Data quality 
requirements 

Data for foreground processes 
should refer to specific data. Data for 
background processes shall be 
representative of the 
national/regional context analysed. 
Data from primary and secondary 
sources must be validated and third 
party certified.  

Data for foreground processes should 
refer to specific data. Data for 
background processes shall be 
representative of the 
national/regional context analysed. 
Data from primary and secondary 
sources must be validated and third 
party certified.  

This option may rely on more 
complex software tools. Some of the 
software tools and databases 
reported in Section 7.2.2 have these 
characteristics. 

This option supposes the use of 
building specific software tools. 

Some of the software tools and 
databases reported in Section 7.2.2 
have these characteristics. 

Since this option aims at reporting 
building's environmental 
performance, data quality becomes a 
more important issue. 

A data quality index is to be 
calculated according to the method 
set in Section 7.4. The overall data 
quality index shall score above 2. For 
transparency reasons, also data 
sources shall be reported. 

Since this option aims at supporting 
professionals to optimise a building's 
environmental performance, data 
quality becomes a more important 
issue. 

A data quality index is to be 
calculated according to the method 
set in Section 7.4. The overall data 
quality index shall score above 2. For 
transparency reasons, also data 
sources shall be reported. 
Result shall be interpreted critically 
through a sensitivity analysis in order 
to understand: 

 

 

Environmental hot-spots, 
possible trade-offs between 
life cycle stages and 
improvement areas 
The influence of data sources 
on the results,  

 

 

Environmental hot-spots, 
possible trade-offs between 
life cycle stages and scenarios 
and improvement areas 
Influence of data on the 
results,  

  Data gaps, robustness of 

  Data gaps, robustness of 

assumptions, and limitations. 

assumptions, and limitations 

Summary conclusions and 
recommendations shall be drafted.  

If conclusions are not consistent with 
the defined goal and scope, the 
phases of LCA should be repeated 
until convergence is reached. 

A critical review carried out 
according to ISO 14071 is also 

Summary conclusions and 
recommendations shall be drafted. If 
conclusions are not consistent with 
the defined goal and scope, the 
phases of LCA should be repeated 
until convergence is reached. 

A critical review carried out according 
to ISO 14071 is also needed to check 
the consistency of the study against 

203 

Interpretation of 
the results and 
critical review 

Result shall be interpreted critically 
through a sensitivity analysis in 
order to understand: 

 
 
 
the requirement of ISO 14040/44. 
More in detail, the critical review 
process shall ensure that 

 

 

 

 

 

the methods used to carry out 
the LCA are consistent with 
this International Standard, 
the methods used to carry out 
the LCA are scientifically and 
technically valid, 
the data used are appropriate 
and reasonable in relation to 
the goal of the study, 
the interpretations reflect the 
limitations identified and the 
goal of the study, and 
the study report is 
transparent and consistent. 

The critical review shall be carried out 
by an external independent expert in 
those cases when the results are to 
be publicly disclosed.  

needed to check the consistency of 
the study against the requirement of 
ISO 14040/44. More in detail, the 
critical review process shall ensure 
that 

 

 

 

 

 

the methods used to carry 
out the LCA are consistent 
with this International 
Standard, 
the methods used to carry 
out the LCA are scientifically 
and technically valid, 
the data used are 
appropriate and reasonable 
in relation to the goal of the 
study, 
the interpretations reflect the 
limitations identified and the 
goal of the study, and 
the study report is 
transparent and consistent. 

The critical review shall be carried 
out by an external independent 
expert in those cases when the 
results are to be publicly disclosed. 
Moreover, if the results are intended 
to be used to support comparative 
assertion, the critical review shall be 
carried out by a panel of interested 
parties.  

Moreover, if the study and the 
results are intended to be used to 
support comparative assertion 
among two or more products, the 
critical review shall be carried out by 
a panel of interested parties. 

204 

 
 
 
 
7.4  Property valuation influence and reliability rating  

The following tools are provided to inform the valuation of a property for which 
performance has been assessed using a cradle to cradle LCA: 

o  Checklists for the potentially positive influence on a market valuation 
   Checklist 1: Potential positive influence on future performance 
   Checklist 2: Accounting for the performance assessment in valuation criteria 

o  Reliability rating of the performance assessment 

   Rating 1: Basis for the performance assessment  
   Rating 2: Professional capabilities  
   Rating 3: Independent verification 

The completed reporting may be used separately alongside the Level 1, 2 or 3 results for 
an LCA, or may form part of the overall reporting for indicator 6.2. 

In the case that the ratings will be used as part of the overall reporting for indicator 6.2, 
then the rating 1 results shall be used to calculate the overall Indicator Reliability Index 
(IRI).   

7.4.1  The potential for a positive influence on a market valuation 

Checklist 1 – Evaluation of potentially positive influences on market 
performance 

Potential influence 

Evaluated? 

Resulting assumptions used in the 
appraisal 

Potential influence 1  

Yes/no 

Increased revenues due to market 
recognition and lower voids. 

Potential influence 2  

Yes/no 

Reduced operational, maintenance, repair 
and/or replacement costs. 

Potential influence 3 

Yes/no 

Reduced future risk of increased overheads 
or loss of income. 

Checklist 2 – Accounting for the Level(s) assessment in the valuation criteria 
used 

Valuation criteria 
set used 

Identify the scheme or tool 
used 

Version of the 
criteria set used 

Criteria which the assessment has influenced 

Influence on the valuation or rating  

Valuation criterion 

Sub-criterion 

Criterion x 

Sub-criterion y 

Notes on the extent of the influence and the 
supporting assumptions used 

205 

 
 
 
 
 
 
 
 
 
 
7.4.2  Reliability rating of the performance assessment 

Rating 1: - Basis for the performance assessment 

The calculation of a cradle to cradle LCA generally works at two levels:  

  Foreground processes, which affect directly the results (e.g. the actual content of 
concrete in a column, the consumption of electricity during the occupation of a 
building) 

  Background processes, which are linked to and are nested behind the foreground 
processes (e.g. the production and supply of concrete, the production and supply 
of grid electricity). 

The quantification of data for both foreground and background processes may then 
require a combination of: 

  Primary Data, which is site-specific information based on direct measurements or 

the characterisation of parameters for a certain context.  

  Secondary Data, which is available from technical literature and data providers 

(e.g. specific studies, LCA databases) 

  Assumptions, especially when satisfactory data is not available. 

The data available can vary with respect to:  

  Representativeness (its relevance and completeness); 
  Accuracy. 

Rating 1 is based on the assessment of the quality of data against these two main 
parameters. The rating has a matrix form, which is adapted from the European 
Commission's Product Environmental Footprint method's (PEF) data quality evaluation 
methodology, and which is based on four parameters: 

  Technological representativeness of data (TeR) 
  Geographical representativeness of data (GR) 
  Time-related representativeness of data (TiR) 
  Uncertainty of data (U) 

A rating level is to be evaluated for each parameter according to the matrix in Table 7.6.  
The overall rating is equal to the Data Quality Index (DQI) which can be calculated from 
the individual ratings as follows: 

DQI = ((TeR+GR+TiR)/3+U)/2 

The rating shall be calculated for each hot spot of the environmental impacts identified 
from LCA calculations. Hot spots are points in the life cycle of a product which have the 
highest impacts/importance in the overall LCA result. They may be related to a building's 
life cycle stages, processes, components (elements, structural parts, products, 
materials) or to elementary flows contributing in total to more than 50% of an impact 
category result). 

Once the hot spots have been identified the data quality shall then be rated for each hot-
spot.  The overall data quality shall then be calculated as the contribution-weighted 
average of the data quality for each hot-spot:   

DQI overall = Σi (DQI hot-spot,I x Contribution hot-spot,i) / Σi  (Contribution hot-
spot,i) 

206 

 
 
 
 
 
 
Rating 2 – Professional capabilities 

Rating aspect 

Rating score 

0 

1 

2 

3 

Technical 
capability of the 
personnel 
carrying out the 
assessment 

No formal training 
and limited 
experience in using 
the calculation 
method 

Accredited training 
or some applied 
experience in using 
the calculation 
method 

Accredited training 
and some applied 
experience in using 
the calculation 
method 

Accredited training  
and significant 
applied experience in 
using the calculation 
method 

Rating 3 – Independent verification 

Rating aspect 

Rating score 

0 

1 

2 

3 

Independent 
verification of the 
assessment 

Self-declaration of 
the performance 
assessment results 

Peer review of the 
input data and 
calculation steps 

Third party auditing 
and verification of 
the calculation 
steps 

Third party auditing 
and verification of the 
process data, life 
cycle inventory data 
and calculation steps 

207 

Table 7.6  Data quality evaluation matrix 

Rating aspect 

Brief description of 
each aspect  

Technological 
representativeness 

Geographical 
representativeness 

Time-related 
representativeness 

Degree to which the 
dataset reflects the true 
population of interest 
regarding technology 
(e.g. the technological 
characteristics, including 
operating conditions) 

Degree to which the 
dataset reflects the true 
population of interest 
regarding geography 
(e.g. the given 
location/site, region, 
country, market, 
continent) 
Degree to which the 
dataset reflects the 
specific conditions of the 
system being considered 
regarding the time/age 
of the data (e.g. the 
given year and, if 
applicable, of intra-
annual or intra-daily 
differences) 

Rating score and criteria 

0 

1 

2 

3 

No evaluation made 

No evaluation made 

The data used does 
not reflect 
satisfactorily the 
technical 
characteristics of the 
system (e.g. Portland 
Cement, without other 
specifications) 

The data used reflects 
partially the technical 
characteristics of the 
system (e.g. Portland 
Cement type II, 
without further 
specifications) 

The data used refer to 
a totally different 
geographic context 
(e.g. Sweden instead 
of Spain) 

The data used refers 
to a similar 
geographic context 
(e.g. Italy instead of 
Spain) 

The data used reflects 
the technical 
characteristics of the 
system (e.g. Portland 
Cement type II B-M)  

The data used refers to 
the specific geographic 
context (e.g. Spain) 

No evaluation made 

There are more than 
6 years between the 
validity of the data 
used and the 
reference year to 
which the data 
applies. 

There are between 2 
and 4 years between 
the validity of the 
data used and the 
reference year to 
which the data 
applies. 

There are less than 2 
years between the 
validity of the data used 
and the reference year 
to which the data 
applies. 

208 

Uncertainty 

Qualitative expert 
judgment or relative 
standard deviation 
expressed as a 
percentage.  

No evaluation made  Modelled/similar data 
is used. Accuracy and 
precision of the data 
has been estimated 
qualitatively (e.g. by 
expert judgment of 
suppliers and process 
operators) 

Modelled/similar data 
is used which is 
considered to be 
satisfactorily accurate 
and precise with the 
support of a 
quantitative 
estimation of its 
uncertainty (e.g. 
representative data 
from trade 
associations for which 
a sensitivity analysis 
has been carried out). 

Site specific and 
validated data is used 
which is considered to 
be satisfactorily 
accurate and precise 
(e.g. window system for 
which a verified EPD is 
available) 

The allocation hierarchy 
has been respected. 

209 

7.4.3  Calculation of the technical rating 

The technical rating shall be calculated for each hot spot of the environmental impacts 
identified from the LCA study. Hot spots are points in the life cycle of a product which have 
the highest impacts/importance in the overall LCA result. They may be related to either a 
building's life cycle stages, processes, components (elements, structural parts, products, 
materials) or elementary flow contributing in total to more than 50% of an impact category 
result. 

The calculation of the rating shall be based on the following steps: 

1. Hot-spots shall be identified for each impact category indicator.
2. Hot-spots shall be listed according to their contribution to the environmental

impacts, as shown in Table 3.7.

3. Data quality shall then be rated for each hot-spot according to Table 3.6, as shown in

Table 3.8

4. The overall data quality shall be calculated as the contribution-weighted average of

the data quality for each hot-spot:
DQIoverall = Σi (DQIhot-spot,I x Contributionhot-spot,i) / Σi  (Contributionhot-spot,i)

For the example reported below in Table 7.7 and Table 7.8, the overall data quality would be 
calculated as 2.1892. 

Table 7.7  Example of how to list hot spots based on their contribution 

Contributions to the overall environmental impacts 

Hot-spot 

Electricity 
demand 
during use 

Heat 
demand 
during use 

Reinforced 
concrete 

Insulation 
material 

GWP 

40% 

ODP 

45% 

30% 

30% 

40% 

AP 

EP 

POCP 

ADP element 

ADP fossil 

25% 

20% 

35% 

30% 

30% 

10% 

15% 

15% 

20% 

15% 

50% 

10% 

5% 

30% 

45% 

30% 

92 2.18 = [(40% x 2 + 25% x 3 + 10% x 2 + 5% x 1) +(45% x 2 + 20% x 3 + 15% x 2) + (30% x 3 + 35% x 3 + 15% x 2) + (30% x 2 + 
30% x 3 + 20% x 2) + (50% x 2 + 30% x 2) + (45% x 2 + 30% x 3 + 10% x 2)] / 570% 

210 

Table 7.8  Example of data quality evaluation for each hot-spot 

Data quality for each hot-spot 

Hot-spot 

GWP 

ODP 

Electricity 
demand 
during use 

Heat 
demand 
during use 

Reinforced 
concrete 

Insulation 
material 

2 

3 

2 

1 

2 

3 

2 

1 

AP 

3 

EP 

2 

3 

3 

2 

2 

2 

1 

POCP 

ADP element 

ADP fossil 

2 

3 

2 

1 

3 

3 

2 

2 

2 

3 

2 

1 

211 

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On the phone or by email 

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doi:10.2760/95143 
ISBN 978-92-79-76907-8