BREEAM Refurbishment and Fit Out: raising the standard for sustainable building refurbishment

Refurbishment is no longer a secondary option to new build. It is central to decarbonisation, ESG strategy, and long-term asset performance. As expectations across the built environment continue to evolve, the focus is shifting towards sustainable refurbishment of existing buildings, and how they can be improved, adapted, and future-proofed.

BREEAM Refurbishment and Fit Out Version 7 reflects this shift. The updated framework provides a more practical, flexible and performance-led approach, aligning with how projects are delivered and how buildings are expected to perform over time.

Across the UK and internationally, there is a clear move away from design intent alone. Clients are increasingly focused on measurable outcomes, particularly in relation to energy, carbon, resilience, and whole-life value.

A more flexible approach to building refurbishment

One of the most important developments in BREEAM Refurbishment and Fit Out V7 is its flexibility. The framework is structured around four core parts: fabric, core services, tenant fit-out services, and interior design.

Each refurbishment project is assessed based only on the elements being refurbished. If the building envelope is not part of the scope, it is not included in the assessment. This ensures that BREEAM Certification reflects real project conditions and removes unnecessary complexity for project teams.

The ability to assess mixed-use buildings as a single entity is another key advancement. Developments that combine office, retail or other uses can now be assessed holistically, supporting a more integrated approach to sustainability and asset management.

Moving from energy efficiency to measurable performance

Energy remains a central pillar of the BREEAM Standard, with Version 7 strengthening its focus on performance and alignment with net zero carbon targets.

Two complementary energy assessment methods

BREEAM Refurbishment and Fit Out V7 introduces two complementary energy methodologies, one newly developed, and the other significantly enhanced to improve accuracy and applicability.

The Asset Energy Calculator assesses the performance of the building fabric and services. It has been expanded to handle multiple building types and system configurations within a single model. Performance is benchmarked both against a standard reference building and the building’s pre-refurbishment baseline, providing a clear measure of improvement.

Operational Energy (ENE02) is a new addition. It considers how the building is expected to perform in use, including predicted energy consumption and carbon emissions. This allows project teams to assess alignment with net zero carbon trajectories, which is increasingly important for investors, lenders and regulators.

 

Energy credits and practical application

A common question within the industry is what energy-efficient products are required to achieve BREEAM energy credits. The focus is on energy-efficient products and systems that account for the majority of energy use within the specific refurbishment project, rather than prescribing specific solutions.

Credits are awarded based on reductions in energy use intensity and carbon emissions, as measured through the two main energy assessment methods. In practice, this often involves a combination of high-performance building services, efficient lighting systems, improved fabric performance, and the integration of on-site renewable energy.

For new commercial builds and refurbishment projects alike, the approach remains consistent: reduce energy demand, optimise building systems, integrate renewable technologies, and ensure the building can respond to future energy requirements.

Demand-side management and grid interaction

Demand-side management is introduced in RFO V7 as a new and important consideration. Buildings are expected to respond to grid conditions by shifting energy use to periods when renewable energy supply is higher.

This supports wider grid decarbonisation efforts and helps buildings remain aligned with long-term sustainability goals. As energy systems continue to evolve, this type of flexibility will become increasingly important for sustainable buildings.
 

Embedding resilience and climate adaptation into building refurbishment

Resilience is becoming a defining consideration in refurbishment projects, particularly as climate risks continue to intensify.

BREEAM V7 introduces a structured five-part resilience framework, high-level hazard screening, detailed risk assessment, implementation of resilience measures, protection from human and malicious risks, and contribution to local resilience.

Understanding BREEAM resilience

Resilience within BREEAM refers to the ability of a building to remain safe, functional and adaptable in response to environmental and operational risks.

Resilience credits are not mandatory in RFO V7, but they provide a clear framework for integrating natural hazards and climate adaptation into refurbishment strategies. The approach aligns with global standards such as IFRS S2 (formerly TCFD), EU Taxonomy and ISO guidance, supporting more consistent and credible ESG reporting.

In practice, achieving resilience credits may involve designing for future climate conditions, incorporating passive cooling strategies, enhancing flood protection measures, and ensuring that critical systems remain operational during disruption.

Challenges remain, particularly in sectors such as healthcare, where the need for mechanical ventilation must be balanced against overheating risks. Budget constraints also play a role, reinforcing the importance of a risk-based approach to prioritising interventions that deliver the greatest long-term benefit.
 

Taking a whole-life approach to materials and embodied carbon

Material selection is a critical component of reducing embodied carbon in any building refurbishment, and is increasingly central to BREEAM Refurbishment and Fit Out.

The framework prioritises responsible sourcing, material efficiency, and circular economy principles. Decisions around what is retained, replaced or newly specified can significantly influence a building’s overall environmental performance.

Reducing embodied carbon through material strategies

Retaining existing building elements wherever possible can significantly reduce embodied carbon. Where new materials are required, priority should be given to products that are responsibly sourced, have low embodied carbon, and are designed for durability.

Across the UK, there is growing availability of materials aligned with BREEAM requirements, including sustainable timber, low-carbon concrete, and façade systems with verified environmental credentials.

Making better material decisions across the asset lifecycle

Material choices should be considered as part of a whole-life strategy. This includes understanding maintenance requirements, replacement cycles, and end-of-life scenarios such as reuse or recycling.

BREEAM supports this process by providing a structured framework that helps project teams make informed decisions at each stage of the building lifecycle, improving consistency and long-term performance.

Connecting energy, resilience and materials for stronger ESG outcomes

Energy, resilience and materials are increasingly interconnected. BREEAM V7 reflects this by supporting a more integrated approach to sustainability across refurbishment projects.

This enables project teams to align operational energy performance with climate adaptation measures, while also addressing embodied carbon through material selection. The result is a more balanced and credible approach to ESG, supporting both regulatory compliance and long-term asset value.

For investors and developers, this provides a consistent and transparent method for assessing sustainability performance, supporting better decision-making across portfolios.

 

Looking ahead with sustainable refurbishment

Refurbishing buildings for sustainability represents one of the most significant opportunities to reduce carbon emissions across the built environment while improving the performance and resilience of existing assets.

BREEAM Refurbishment and Fit Out Version 7 introduces a more practical, flexible and performance-led approach that aligns with how refurbishment projects are delivered and how buildings perform in use.

Find out more about BREEAM Refurbishment and Fit Out and how it can support your next project.