Consumption Tracking & Leak Prevention

In this third installment of our BREEAM utility data series, we focus on water credits – how buildings can earn BREEAM points by managing water usage and how utility data (like water meter readings and consumption records) plays a pivotal role. Water is a precious resource, and BREEAM rewards both design measures and operational practices that reduce potable water consumption. Below, we break down each relevant water credit into two sections: one for BREEAM In-Use (existing buildings in operation) and one for BREEAM New Construction (new build projects). This clear separation will help professionals quickly find guidance for their specific project type. We also reference official BREEAM credit codes (e.g., Wat 01, Wat 10) and link to source material for further detail. The tone remains informative and professional, aligning with the prior posts in this series.

Water Monitoring and Metering

Effective monitoring is the first step toward managing water use. BREEAM incentivizes the installation of meters and monitoring systems to track water consumption in both new and existing buildings.

BREEAM In-Use

Credit Wat 01 (Water Monitoring) – This credit in BREEAM In-Use aims to ensure the building’s water consumption is actively measured and managed. The intent is to “reduce the consumption of water in buildings through the effective management and monitoring of water consumption”. In practice, this means the asset should be equipped with water meters and possibly sub-meters on major water uses, with regular tracking of usage data. Earning all 6 credits (plus 1 exemplary) for Wat 01 requires demonstrating comprehensive monitoring: a main meter that accurately records total water use and procedures to review the data, identify anomalies, and take action​. The value of this credit lies in raising awareness of water usage among facility managers and occupants. By identifying large water uses or sudden changes in consumption, the building management can quickly pinpoint leaks or inefficiencies and encourage reductions in unnecessary use.

In short, BREEAM In-Use expects an existing building to have the infrastructure and management practices to closely monitor its water utility data as a foundation for water conservation.

BREEAM New Construction

Credit Wat 02 (Water Monitoring) – For new builds, BREEAM New Construction similarly requires water metering, though the credit numbering differs. Wat 02 in this scheme awards 1 credit for designing the building with the capability to monitor water consumption​. The aim is “to ensure water consumption can be monitored and managed, and therefore encourage reductions in consumption”. To achieve this, the design must include:

• A water meter on the main water supply to each building (including private sources like boreholes).

• Meters (or sub-meters) on any major water-consuming plant or building area that accounts for 10% or more of total water demand.

• Each meter fitted with a pulsed or open-protocol output connected to a Building Management System (BMS) for logging and analysis.

In essence, the new building should have the hardware to record water use from day one, enabling facility managers to collect utility data and manage consumption. An exemplary performance (innovation) credit is typically available if you go beyond the basics – for example, by installing additional sub-meters on high-use areas (≥10% of building demand) with BMS integration. This mirrors the BREEAM In-Use intent: having granular water data accessible means the building can track usage patterns, set targets, and detect issues early. By planning for water monitoring in the design stage, project teams lay the groundwork for efficient water management throughout the building’s life.

Water Consumption and Efficient Fixtures

Reducing potable water demand is a core goal of BREEAM’s water category. This is addressed through efficient fixtures and (in new builds) performance calculations. Utility data comes into play by verifying these savings in operation.

BREEAM In-Use

Credits Wat 02–Wat 06 (Water Efficient Equipment) – BREEAM In-Use breaks down water efficiency into separate credits for each type of fixture and equipment. These cover efficient toilets, urinals, taps (handwashing basins), showers/baths, and white goods (like dishwashers and washing machines). Each of these five issues can earn up to 4 credits by demonstrating that the asset’s installations are water-efficient​. For example, Wat 02 (toilets) encourages low-flush or dual-flush toilets. The aim is “to reduce water consumption by encouraging the specification of water efficient toilets”. Achieving this credit typically means all or most toilets have flush volumes meeting BREEAM’s efficiency benchmarks. The value is clear: efficient fixtures “improve water efficiency and reduc[e] the cost related to water consumption in use”, while also conserving water supplies during times of scarcity​. Similarly, Wat 03 (urinals) incentivizes waterless or sensor-based urinals, Wat 04 (basin taps) looks for low-flow or sensor taps, Wat 05 (showers) for low-flow showerheads, and Wat 06 (white goods) for appliances with low water usage. Each credit is gained by evidence that the equipment meets specific efficiency standards (often referenced to flow rates or volume per use).

In addition to efficient hardware, BREEAM In-Use also evaluates actual operational water performance. Wat 11 (Water Consumption) under the Management section awards up to 4 credits for tracking the building’s annual water use from utility supplies​. The goal is to ensure that management is aware of how much water the asset consumes each year​. Here is where real utility data is crucial: the assessment requires compiling metered water usage (e.g., from water bills or readings) over a set period. Buildings are typically benchmarked against performance thresholds – lower consumption per occupant or per floor area can yield more credits. In short, BREEAM In-Use not only wants to see efficient fixtures installed (Wat 02–06) but also that those efficiencies translate into measured lower consumption in practice (Wat 11). By using actual consumption data, building operators can identify if further improvements are needed or if water-saving measures are performing as expected.

BREEAM New Construction

Credit Wat 01 (Water Consumption) – In the New Construction scheme, water efficiency is consolidated into a single credit issue. Wat 01 rewards up to 5 credits for designing the building with highly efficient water fixtures and systems, plus an additional exemplary credit for outstanding performance​. The aim is “to reduce the consumption of potable water for sanitary use in new buildings by using water-efficient components and water recycling systems.” In practice, this credit requires performing a BREEAM Water Calculator analysis. All the main water-consuming fittings (WCs, urinals, taps, showers, baths, etc.) in the building are entered into the calculator, which compares the building’s projected water use (liters per person per day) against a baseline with standard fixtures​. The percentage improvement determines how many credits are earned. For instance, achieving the full 5 credits typically means the design outperforms the baseline by a large margin (often around 40%+ reduction in water use), and an exemplary credit may require an even higher reduction (e.g. ~55-60% or more).

To maximize this credit, design teams incorporate efficient sanitary fixtures (low-flow taps, dual-flush WCs, low-flow showers) and possibly rainwater or greywater recycling. If any rainwater harvesting or greywater system is planned, its contribution to reducing mains water demand is included in the calculation. This can significantly boost the percentage improvement. In fact, BREEAM explicitly instructs that details of any such system be included since alternative water sources directly offset potable water use. By modeling water usage with real performance data of specified fixtures, the design stage assessment ensures the building is engineered to use as little water as feasible. The end result is not just a theoretical exercise – upon completion, the installed fixtures must match the specifications to achieve the intended savings. While BREEAM NC does not require post-occupancy metering data to award Wat 01, the assumption is that a building designed with these features, combined with the water monitoring (Wat 02) infrastructure, will indeed achieve the projected low consumption in operation. Owners are encouraged to track actual utility data once the building is in use to verify these savings, much as BREEAM In-Use would do.

Leak Detection and Prevention

Leaks can squander significant amounts of water and cause damage. BREEAM addresses this by encouraging systems that detect leaks early and prevent water wastage in both new and existing buildings. Utility data (from meters or leak detection devices) is key to spotting anomalies that indicate leaks.

BREEAM In-Use

Credit Wat 07 (Leak Detection System) – This issue requires that the existing building has measures to detect major water leaks. The aim is “to reduce the overall consumption of water in buildings through minimizing wastage due to water leaks.” In practice, compliance usually means an automated leak detection system is in place on the main incoming water supply. Such a system typically monitors the continuous flow of water and triggers an alarm if the flow exceeds a preset rate for too long (indicating a possible burst or major leak). The presence of a leak detection device (or a smart meter with leak alert functionality) that is regularly checked by management can earn up to 4 credits here. The benefit is clear: it “reduces potable water wastage associated with leaks” and “minimises damage, costs and disruption” by ensuring that leaks are identified and addressed promptly​. For example, a building might install a flow sensor on the main pipe that sends alerts to the facility team if water is running continuously overnight when the building is unoccupied. Early detection can save thousands of liters of water and prevent property damage.

Credit Wat 08 (Leak Prevention) – Where Wat 07 focuses on the main supply, Wat 08 (2 credits) targets preventing small leaks or wastage in internal plumbing. The aim is to “minimise undetected wastage and leaks from sanitary fittings and supply pipework.” This is typically achieved by installing flow control devices or shut-off valves that automatically stop or reduce water flow when areas are not in use. For instance, in a commercial building, fitting motion-sensor or timer-controlled shut-off valves on restroom water supplies can prevent water from continuously running due to a stuck valve or unnoticed leak in an unoccupied restroom. By having such controls, any leak in pipes or fixtures will be limited to a small volume because the water supply is cut off when the space isn’t occupied. BREEAM In-Use rewards this proactive approach to avoid water being wasted for long periods. (Notably, BREEAM NC also values this – as we’ll see, it often calls these “flow control devices” in WC areas.)

Credit Wat 09 (Isolation Valves) – This 4-credit issue is unique to BREEAM In-Use and reflects practical facility management. The aim is “to minimise unnecessary water consumption due to defects and to minimise disruption during maintenance.” Essentially, the building should have adequate isolation valves on water circuits and equipment. This means if a particular fixture or appliance is faulty (or needs maintenance), it can be isolated (shut off) without having to turn off water to the entire floor or building. For example, having localized shut-off valves for each bathroom, kitchen, or plant room equipment. This way, a leaking pipe or broken tap can be turned off immediately at its source, stopping the waste, while other areas remain operational. Isolation valves themselves don’t prevent a leak from occurring, but they drastically reduce the impact when one does occur – both in water lost and in the time/cost to fix the issue. BREEAM In-Use gives credit for this foresight, since buildings with sectional controls demonstrate resilience against water wastage. Together, Wat 07, 08, and 09 create a comprehensive leak management strategy: detect leaks, automatically limit water flow during off-hours, and enable quick isolation of problems. All of these rely on systems that either use water consumption data or affect it – for instance, a leak detection system might use meter data trends to alarm, and the activation of a shut-off valve will be reflected in consumption dropping.

BREEAM New Construction

Credit Wat 03 (Water Leak Detection and Prevention) – In BREEAM New Construction, leak management is addressed at the design stage, typically under Wat 03, which can be worth 1–2 credits (depending on scheme version). The combined aim is to mitigate water losses through leaks by including both detection and prevention measures in the new building’s design. According to the BREEAM criteria, one part is an automatic leak detection system on the mains supply pipe: a permanent system that monitors flow and alerts the building occupants or managers if a continuous or high-rate flow is detected that could indicate a burst pipe. This system must be capable of detecting unusual water usage (above a set threshold for a set time) and sending an alert. For example, a leak detection unit might monitor the incoming meter and trigger an alarm or BMS alert if water flows non-stop for over an hour during times the building is expected to have little or no use. This design requirement ensures the building will have the technology to catch major leaks as soon as they happen, rather than discovering them days later via a shocking water bill.

The second part of Wat 03 deals with leak prevention within the building (sometimes historically labeled Wat 04, but in newer versions combined under Wat 03). BREEAM requires flow control devices that regulate or shut off the water supply to certain areas when not in use​. Typically, this means each toilet block or floor has a zone valve linked to a presence detector or timer. If no movement is sensed (or outside of business hours), the water supply to that zone can be isolated. This design prevents undetected running taps or minor leaks from running indefinitely. BREEAM often awards one credit for providing these automatic shut-off (isolation) controls on all sanitary areas. The combined outcome of these measures is a robust leak mitigation plan: the main supply is monitored for big leaks, and the internal distribution is sectioned to prevent small leaks from becoming big wastes. By incorporating these features, new constructions address water leaks proactively. It’s worth noting that these requirements mirror what we find in BREEAM In-Use for existing buildings (Wat 07/08/09), showing consistency in what’s considered best practice. In summary, to get the leak-related credits in a new build, the design team must specify a leak detection system (often connected to the water meter/BMS) and automatic shut-off valves for WCs and other critical areas​. These features ensure that once the building is operational, any spike in water usage can be caught by facility managers (via utility data alerts), and water isn’t needlessly flowing when nobody is around to notice a leak.

Alternative Water Sources and Recycling

Another way to reduce demand on mains water (and thus utility consumption) is to use alternative water sources for non-potable needs. BREEAM encourages rainwater harvesting, greywater recycling, and similar strategies that supply water for toilet flushing, irrigation, or other uses, thereby cutting down on utility-supplied water usage.

BREEAM In-Use

Credit Wat 12 (Water Recycling) – BREEAM In-Use explicitly rewards buildings that utilize alternative water sources. The aim is “to encourage the use of alternative water supplies to reduce the demand for utility-supplied water.”. This typically covers systems like rainwater harvesting, greywater recycling, or even recycled process water that can be used for things like landscaping, toilet flushing, or cooling towers. Wat 12 awards 2 credits at most, based on the proportion of the building’s total water consumption that is met by these alternative sources. In practice, the building owner would need to provide data on how much water (in m³ per year) is coming from non-mains supplies versus the total water consumption. The greater the fraction of alternative water, the more credits earned. According to the BREEAM In-Use manual, if at least 15% of the asset’s annual water consumption is supplied by alternative sources, the full 2 credits can be achieved​. A smaller contribution (e.g., 5% to <15%) would yield 1 credit, and below 5% gets zero​. For example, a commercial building that collects rooftop rainwater and uses it for toilet flushing might find that 20% of its water comes from rainwater in a year – this would satisfy the criteria for full points. The evidence typically required is metered data for the alternative supply (e.g., a water meter on the rainwater system) alongside the main water data to verify the percentages. This again highlights the role of utility data: you need to track how much rainwater or recycled water is used, just as you track mains water. Achieving Wat 12 not only earns credits but also directly saves on water bills and reduces strain on municipal water resources. BREEAM values this because using harvested or recycled water “reduces potable (drinking) water use in high-consumption elements and equipment, as well as the associated energy consumption” for water treatment​. It’s a win-win for sustainability – less freshwater drawn from the environment and often less energy used in pumping or treating water.

BREEAM New Construction

In the New Construction scheme, there isn’t a standalone credit labeled “water recycling,” but incorporating alternative water sources is one of the most effective ways to score well on Wat 01 (Water Consumption). The BREEAM water calculator accounts for rainwater or greywater systems by allowing the assessor to input how these systems offset the demand for mains water. If a project installs a rainwater harvesting tank to supply irrigation and toilet flushing, the calculated potable water use per person will drop significantly, leading to more credits. In fact, to achieve the exemplary performance credit in Wat 01, it usually requires a very high percentage reduction in mains water use, which often can only be met by combining ultra-efficient fixtures and some form of alternative water source. For example, a design that achieves the order of 70% reduction in potable water use (relative to baseline) might qualify for the exemplary credit – such a level of reduction typically implies that a large portion of water for toilets or other uses is coming from collected rainwater or recycled greywater. The New Construction manual notes that any proposed rainwater/greywater system must be included in the assessment and meet relevant standards. This ensures the systems are safe and effective. While BREEAM NC doesn’t separately award points just for having a rainwater harvesting system, the presence of one is indirectly rewarded through the Wat 01 scoring. Design teams often find that implementing these systems is a strategic way to hit the highest water credit benchmarks. In summary, alternative water use in New Construction is embedded in the water efficiency credit – it helps reduce the calculated main water consumption, thereby securing more credits and potentially an exemplary credit​. From a utility data perspective, once the building is operational, it will be important to monitor how much water is being collected and used from alternative sources vs. the mains. This is exactly what BREEAM In-Use Wat 12 looks at, so there is continuity: a feature implemented at design (and rewarded in design-stage modeling) will later be tracked in operation to ensure it’s delivering the expected savings.

Conclusion and Key Takeaways

Water sustainability in BREEAM involves a full lifecycle approach – from design specifications to operational management – and utility data is the common thread that ties it all together. For new construction projects, BREEAM credits in the water category (Wat 01 to Wat 04) encourage you to design buildings that anticipate efficient water use by installing meters, low-flow fixtures, leak detection systems, and even alternative water supply systems. These design measures are informed by data (e.g., performance ratings of products, modeling of usage) and set the stage for a building that can achieve a high level of water efficiency on paper and in practice. For in-use assets, BREEAM expands the focus to ensure that those design intentions carry through to reality. Credits like Wat 01 (monitoring) and Wat 11 (consumption) literally require reading the meters and analyzing the water bills; Wat 07–09 demand that you have technology and protocols to catch and stop leaks by monitoring flow data; Wat 12 rewards tracking and maximizing alternative water volumes. Additionally, BREEAM In-Use includes further management-oriented credits – Wat 13 (Water Consumption Reporting) and Wat 14 (Water Strategy) – which are about the human side of data usage​. They encourage organizations to have formal processes for reporting water performance to building users and to develop long-term strategies for water reduction. In essence, the BREEAM In-Use framework recognizes that collecting data is only the first step; communicating that information and having a plan to act on it is equally important for sustained improvement.

For professionals working on BREEAM projects, the lesson is clear: put water metering and management at the heart of your strategy. During design, plan for comprehensive metering and specify the most efficient fixtures feasible – use the BREEAM water calculator to guide decisions. During operation, continuously track water use, set benchmarks, and react quickly to anomalies (spikes in data) that could signal leaks or operational issues. By doing so, you not only earn BREEAM credits but also cut operating costs and contribute to broader sustainability goals. Water is often called the next critical global resource, and BREEAM’s emphasis on monitoring and data-driven management reflects that reality. Utilizing utility data for water isn’t just about scoring points – it’s about understanding and respecting a resource that is vital to both the environment and the bottom line. With the right data and diligence, buildings can greatly reduce their water footprint, earning BREEAM recognition and, more importantly, ensuring a more sustainable use of water over their life cycle.

Up next in Part 4: We’ll explore Management Credits — covering policies, procedures, and reporting practices that support ESG compliance and operational excellence across both BREEAM New Construction and In-Use schemes.

If you missed Part 1, catch up on how utility data supports the foundations of BREEAM certification across both In-Use and New Construction projects.

If you missed Part 2, we broke down the BREEAM Energy Credits, showing how real-time utility data helps unlock performance-based credits by tracking energy use, improving sub-metering, and enabling carbon reduction strategies across both New Construction and In-Use schemes.