BRUKL Reports (SBEM Calculations)

SBEM calculations are required for several construction scenarios. Select from the options below to find out more.

All Non-Domestic buildings require SBEM calculations at both design and completion stage unless they would normally be exempt from Part L (and therefore Commercial EPC requirements). These would include:

  • Places of worship
  • Stand-alone units of less than 50m2
  • Listed buildings that are unable to comply with Part L due to planning restrictions
  • Temporary buildings with a planned lifecycle of less than 2 years

SBEM calculations are required where the extension part has a floor area greater than 25% of the floor area of the original building and a gross internal area greater than 100m2.

An SBEM will also be triggered if the glazing areas are greater than those shown in the table below, and if so then the calculations will need to show that the extension is as energy efficient (with the same, or lower carbon emissions) than the equivalent extension but with compliant glazing areas.

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The calculations will only apply to the extension area but may take into consideration the existing buildings core services.

Essentially all conversions to non-dwellings require an SBEM Calculation in order to comply with Part L2b of the Building Regulations (or a regional variant). A conversion typically occurs as a result of a ‘Material Change of Use’, where the purpose or use of the building is altered.

Some examples of what is considered a ‘Material Change of Use’ are provided by Building Regulations/Standards:

  • The building is used as a hotel or boarding houses where it was previously not
  • The building is used as an institution or school where previously it was not
  • The building is used as a public building where previously it was not
  • The building is used as a dwelling where previously it was not

Freeman Surveying Ltd are one of the most experienced and qualified SBEM providers in the United Kingdom. We are qualified to directly provide level 5 (DSM) BRUKL calcs as well as level 4 SBEM calcs throughout the UK (not including NI) and frequently undertake work in Scotland, Wales and England. Our services include:

  • ‘Design-Stage’ SBEM/DSM calculations including modelling multiple simulations to ensure BER<TER
  • ‘As-Built’ SBEM/DSM calculations, again including modelling multiple simulations to ensure BER<TER
  • Lodged “as-built” Commercial EPC – This must be a level 4 (or 5) ‘On-Construction Commercial EPC’. This can also be in for form of a ‘Shell and Core’ EPC.

SBEM calculations and On-Construction Commercial EPCs can be produced off plan by a level 4 qualified assessor – there is no requirement to visit site providing the Assessor has been issued with the relevant information.

To complete SBEM / DSM work we require the following information. We will email you with formal requirements upon appointment.

  • HVAC info – location/heat recovery, make/model etc.
  • Lighting loads (w/m2 @ 100 LUX, or, lumens/watts either per zone or average for building)
  • Hot water systems (storage tank make/model/size)
  • U-Values – walls, floors, roofs, glazing, doors
  • Plans and elevations – must include measurements (do not include autocad files)
  • General overview of mechanical ventilation – location, heat recovery, make/model etc
  • External elevations / conceptual drawings
  • Air test Certificate if >500m2 (or if <500m2 and permeability is being declared as less than 15)
  • (optional but helpful) Photographs of the project, during construction and upon completion

Note, for shell and core / design stage buildings, as a minimum we require only floor plans and elevations to produce either an EPC or an SBEM report. However, any M&E specifications or U values that have been recommended (in the absence of any information provided) within the calculations should be implemented as a minimum during fit out.

For further details see Non Domestic Convention 2.06.

An On-Construction EPC is only required for building regulation compliance when it is fitted with services including HVAC and Hot Water, however if the building is required for marketing and sale whilst it is still in SHELL AND CORE stage, then an On-Construction EPC using the presumption of the most energy intensive fit out is allowed.

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