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BEAM PLUS FOR EXISTING BUILDINGS INDOOR ENVIRONMENTAL QUALITY (IEQ)
V ERSION 1.2 IEQ 2 P LUMBING AND DRAINAGE
Copyright © 2012 BEAM Society Limited. All rights reserved.
Page 111
6 IEQ 6.2 HYGIENE
IEQ 2 PLUMBING AND DRAINAGE
EXCLUSIONS None.
OBJECTIVE Reduce the potential for contamination of plumbing and drainage
systems, reduce the ability of systems to carry infections, and reduce the
likelihood of odours.
CREDITS ATTAINABLE 1
PREREQUISITES Compliance with the provisions of the Building (Standards of Sanitary
Fitments, Plumbing, Drainage Works and Latrines) Regulations.
CREDIT REQUIREMENT 1 credit where system design, operation and maintenance is such as to
reduce the potential for transmission of harmful bacteria, viruses and
odours.
ASSESSMENT The Client shall submit details of the plumbing and drainage systems in
the building, and confirmation that installation of the systems and
equipment satisfies applicable regulations. A summary report shall be
submitted highlighting appropriate means in place to ensure the safe and
hygienic operation of the systems and components.
The ‘appropriate means’ shall include, but are not limited to, reference to
the following:
 adequacy of flushing water supply to meet peak demand;
 adequacy of drainage stacks under peak loading;
 venting of stacks;
 access to pipework and ducts for maintenance purposes;
 attention to leaks at joints, seals, etc;
 design of floor drains; and
 maintenance of water seals.
Where it can demonstrate that the management, operation and
maintenance of the plumbing and drainage systems and equipment, and
any other provisions that can impact on performance (e.g. ventilation of
bathrooms) have been given due attention, e.g. comply with the
recommended practices promoted by various authorities, then the credit
shall be awarded.
BACKGROUND Since the outbreak of the SARS virus there has been a great deal of
attention to the design of buildings to improve building hygiene. There
appears to be sufficient evidence to conclude that a building drainage
system was a path for the transmission of the SARS virus. Subsequent
investigations have identified that certain features of drainage and
sewage system design should be improved. BEAM seeks to ensure
greater attention is paid to the maintenance of plumbing and drainage
systems in buildings in order to reduce the risk of transmission of
bacteria, viruses and odours into occupied areas.
Water seal traps are required to be provided for all sanitary fitments,
including floor drains (if provided), before they are connected to a
common drainage stack [1]. Trap seal retention can be a problem in
1 Buildings Department. Practice Note for Authorized Persons, Registered Structural Engineers and Registered
Geotechnical Engineers, PNAP No. ADV-24 Floor Drains in Kitchens and Bathrooms.