The Old Sunday School Chapel Street Waterbeach CAMBRIDGE ...
The Old Sunday School Chapel Street Waterbeach CAMBRIDGE CB25 9HR
Report Reference No:2119804 Date: 22 October 2010
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Section A Client Report ¡ ¡ ¡ ¡ ¡
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Introduction to Energy Performance Certificates Production of the EPC About the Energy Consultant Related parties General conditions relating to this report, the EPC and the Recommendations Report
Section B General Information ¡ ¡
Property details Consultant details
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Section C Energy Performance Certificate Data Inputs and Limitations
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Section D Energy Performance Certificate
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Section E Recommendations Report
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Section F Appendices ¡
Commercial EPC Explained
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Section A Client Report
The Old Sunday School, Chapel Street, Waterbeach, CAMBRIDGE, CB25 9HR
Introduction to Energy Performance Certificates An Energy Performance Certificate (EPC) is required when a building, or part of a building (including a part of a building which has been designed or altered to be used separately), is constructed, sold or let. This EPC and associated Recommendations Report has been produced in accordance with this legal requirement. The purpose of the EPC is to provide an indication of the energy efficiency of the building fabric and the installed heating, ventilation, cooling and lighting systems. It does not take into account how the organisation in occupation at the time of inspection uses the installed systems. EPCs can only be produced by an Energy Consultant accredited by a government approved Accreditation Scheme. To be valid, both the EPC and the Recommendations Report must be lodged with the government approved Central Register. The EPC is valid for a period of 10 years. However, if the building is modified it may need a revised EPC. The EPC is identified by a unique 20 digit reference number on the top right hand side of the EPC report that relates to the specific premises.
Production of the EPC The EPC and associated Recommendations Report have been prepared in accordance with the latest version of SBEM, the government approved UK National Calculation Methodology for non domestic property. A number of government approved software products exist which work in conjunction with the National Calculation Methodology. The assessment software used to produce this report is identified within the Administrative Information section of the EPC.
About the Energy Consultant This report has been produced by an energy consultant who is an approved energy assessor and a member of the NHER Accreditation Scheme operated by NES Ltd. To join the NHER Accreditation Scheme and become an approved energy consultant, applicants must demonstrate that they: l
hold the required qualification and are competent and possess the appropriate skills to conduct energy assessments in accordance with the approved National Calculation Methodology.
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maintain their competence over the lifetime of their membership of the scheme.
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have in place appropriate procedures to address complaints.
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have in place Public Indemnity and Public Liability insurance for the purposes of carrying out assessments and producing EPCs.
This EPC and Recommendations Report may be subject to monitoring by the NHER Accreditation Scheme in accordance with its obligations under the terms of government approval to ensure that EPCs are consistently and accurately produced.
Related Parties Where the energy consultant has any known commercial relationship with any persons or organisations related to the subject property this will be identified in the Related Parties Disclosure section within the Administrative Information section of the EPC.
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General conditions relating to this report, the EPC and the Recommendations Report l
The data items are collected and summarised within the Client Report, EPC and Recommendations Report is for the purposes of producing these documents and should not be relied on for any other purposes.
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For the avoidance of doubt, the Client Report, EPC and Recommendations Report are not structural surveys, schedule of conditions, schedules of dilapidations or reports relating to any obligations or liabilities under any other legislation.
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The Client Report, EPC and Recommendations Report have been produced on the basis that any information supplied in respect of the subject property is accurate and complete.
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No enquiries have been made and no legal advice has been taken concerning the title of the subject property.
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No enquiries have been made of the local planning department to confirm that the particular use of the property is allowed under planning law and the building type and occupation activity reported is based on the observation at the time of inspection.
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No investigations have been carried out to determine whether or not any deleterious, hazardous, contaminating or polluting materials have been used in the construction of the property or have since been incorporated and it is beyond the scope of this report to confirm, or otherwise, that the property is free from risk in this respect.
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Consents from the landlord and/or relevant planning authorities may be required for any or all of the recommendations in the Recommendations Report. In addition no enquiries have been made of any authorities as to whether the measures within the Recommendations Report will be allowed.
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Section B General Information Property details
Full address and postcode of the property
The Old Sunday School Chapel Street Waterbeach CAMBRIDGE CB25 9HR
Date of inspection
22 October 2010
Description of the property
The property is a conversion of a former Sunday School adjacent to a Victorian Chapel. Various aspects of the building fabric have been enhanced and updated.
Building type for the purposes of producing the Office EPC Energy rating of this property
82
Band D
EPC certificate reference number
08922003833023907003
Floor area (m²)
348.4
Energy consultant details Energy consultant's name
Mr Douglas Duncan
Energy consultant's NHER accreditation scheme membership number
SAVA001515
Company/Organisation name
Cambridge Home & Commercial EPC
Company/Organisation address
12 Storeys Way Cambridge CB3 0DT
Company/Organisation contact details
Email
doug@cambridgehcepc.co.uk
Telephone
01223 691043
Fax
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Section C Energy Performance Certificate Data Inputs and Limitations Construction The exterior shell of the building is built of solid brick walls. The side extension is also solid brick but is believed to be single skinned. The original ground floor has been replaced by a concrete beam and block suspended floor. An upper mezzanine floor has been installed. The original pitched roof has been retained but additional insulation at rafters has been incorporated in keeping with the Building Regulations in force when the work was done.
Property age The main structure was built in 1900. The updates are believe to date from 1985 onwards.
Openings The openings in the building are consistant with buildings of this original use. The windows at either end of the building have crittal metal frames that are believed to date from the 1940s. All other windows consist of softwood framed single glazed types that have been replaced at some stage unknown. In the rooms located on the mezzanine floor the windows have supplementary internal glazing.
Space heating Main heating is from a Combi Condensing boiler located in the ground floor ladies toilet. This is a modern type. In addition some rooms are equipped with split air conditioning systems that can be used to supplement the LTHW heating.
Water heating The main water heating derives from the LTHW Central Heating boiler. In addition there is an on demand water heater in the kitchen.
Lighting The main lighting is by T8 fluorescent sytems with traditional ballasts in a variety of luminaires. The toilets and some smaller rooms use general tungsten lighting. The entrance and receptionist station use some compactt fluorescent lighting.
Extractors The toilets are equipped with individual mechanical extraction systems.
Air conditioning Some rooms are equipped with split air conditioning systems using air source heat pumps.
Mechanical ventilation None present.
Renewable energy None Present.
Limitations The floors were obscured by carpets and other coverings that limit view of the constructions.
Energy consultant`s notes
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Energy Performance Certificate 338
Non-Domestic Building This certificate has been produced by E P C g e n, a software module developed by B R E for C L G under contract with F M. The author of the program is J o s e O r t i z (o r t i z j @ b r e . c o . u k ). Some security features proves the authenticity of this document.
The Old Sunday School Chapel Street Waterbeach CAMBRIDGE CB25 9HR
Certificate Reference Number: 0892-2003-8330-2390-7003
This certificate shows the energy rating of this building. It indicates the energy efficiency of the building fabric and the heating, ventilation, cooling and lighting systems. The rating is compared to two benchmarks for this type of building: one appropriate for new buildings and one appropriate for existing buildings. There is more advice on how to interpret this information on the Government's website www.communities.gov.uk/epbd.
Energy Performance Asset Rating 2
312
6
5
6
8
7
SK-335512-668630
More energy efficient 364 1
8
26
52
78
2
A+ A 0-25 B 26-50 C 51-75 D 76-100 E 101-125 F 126-150 G Over 150
-
0
8
9
2
-
2
0
0
3
-
8
3
3
0
-
2
3
9
0
-
7
0
0
3
-
S
K
3
3
5
5
1
2
6
6
8
6
3
0
-
D
C
L
G
x
E
P
C
g
e
n
2
0
0
8
Net zero CO2 emissions
82
286
This is how energy efficient the building is.
Less energy efficient 260
104
130
156
Technical information Main heating fuel:
Benchmarks Natural Gas
Building environment:
Heating and Natural Ventilation 2
Total useful floor area (m ):
40 89
348
Building complexity (NOS level):
3
2
Building emission rate (kgCO2 /m ):
73.69 182
Buildings similar to this one could have ratings as follows:
208
If newly built If typical of the existing stock 234
352
Administrative information This is an Energy Performance Certificate as defined in SI2007:991 as amended Assessment Software:
SBEM online v1.2 using calculation engine SBEM v3.5.a.0
Property Reference:
728380330000
Assessor Name:
Douglas Duncan
Assessor Number:
SAVA001515
Accreditation Scheme:
National Energy Services
Employer/Trading Name:
Cambridge Home & Commercial EPC
Employer/Trading Address:
12, Storeys Way, Cambridge CB3 0DT
Issue Date:
27 Oct 2010
Valid Until:
26 Oct 2020 (unless superseded by a later certificate)
Related Party Disclosure:
Not related to the owner
330
Recommendations for improving the property are contained in Report Reference Number: 9200-7938-0480-3230-0024
If you have a complaint or wish to confirm that the certificate is genuine
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Details of the assessor and the relevant accreditation scheme are on the certificate. You can get contact details of the accreditation scheme from the Government's website at www.communities.gov.uk/epbd, together with details of the procedures for confirming authenticity of a certificate and for making a complaint.
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264
110
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For advice on how to take action and to find out about technical and financial assistance schemes to help make buildings more energy efficient visit www.carbontrust.co.uk or call us on 0800 085 2005 242
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9200-7938-0480-3230-0024
Recommendation Report Report Reference Number: 9200-7938-0480-3230-0024 The Old Sunday School Chapel Street Waterbeach CAMBRIDGE CB25 9HR
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Building Type(s): Office ADMINISTRATIVE INFORMATION 1
Issue Date:
27 Oct 2010
Valid Until:
26 Oct 2020 (*)
Total Useful Floor Area (m2): 348 Calculation Tool Used:
SBEM online v1.2 using calculation engine SBEM v3.5.a.0
Property Reference:
728380330000
Energy Performance Certificate for the property is contained in Report Reference Number: 0892-2003-8330-2390-7003
ENERGY ASSESSOR DETAILS 46
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Assessor Name:
Douglas Duncan
Employer/Trading Name:
Cambridge Home & Commercial EPC
Employer/Trading Address:
12, Storeys Way, Cambridge CB3 0DT
Assessor Number:
SAVA001515
Accreditation scheme:
National Energy Services
Related Party Disclosure:
Not related to the owner
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(*) Unless superseded by a later recommendation report
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Table of Contents 1. Background................................................................... 3 2. Introduction................................................................... 3 3. Recommendations........................................................ 4
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4. Next Steps..................................................................... 6 5. Glossary........................................................................ 8
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1. Background Statutory Instrument 2007 No. 991, The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007, as amended, transposes the requirements of Articles 7.2 and 7.3 of the Energy Performance of Buildings Directive 2002/91/EC. This report is a Recommendation Report as required under regulations 16(2)(a) and 19 of the Statutory Instrument SI 2007:991.
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This section provides general information regarding the building: Total Useful Floor Area (m2 ):
348
Building Environment:
Heating and Natural Ventilation
2. Introduction 1
This Recommendation Report was produced in line with the Government's approved methodology and is based on calculation tool SBEM online v1.2 using calculation engine SBEM v3.5.a.0 . In accordance with Government's current guidance, the Energy Assessor did undertake a walk around survey of the building prior to producing this Recommendation Report.
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3. Recommendations The following sections list recommendations selected by the energy assessor for the improvement of the energy performance of the building. The recommendations are listed under four headings: short payback, medium payback, long payback, and other measures.
a)Recommendations with a short payback
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This section lists recommendations with a payback of less than 3 years: Recommendation
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Potential impact
Replace tungsten GLS lamps with CFLs: Payback period dependent on hours of use.
LOW
Replace tungsten GLS spotlights with low-voltage tungsten halogen: Payback period dependent on hours of use.
LOW
Consider replacing T8 lamps with retrofit T5 conversion kit.
HIGH
Some spaces have a significant risk of overheating. Consider solar control measures such as the application of reflective coating or shading devices to windows.
MEDIUM
Add optimum start/stop to the heating system.
MEDIUM
Introduce HF (high frequency) ballasts for fluorescent tubes: Reduced number of fittings required.
LOW
The default heat generator efficiency is chosen. It is recommended that the heat generator system be investigated to gain an understanding of its efficiency and possible improvements.
LOW
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b)Recommendations with a medium payback
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This section lists recommendations with a payback of between 3 and 7 years: Recommendation
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Potential impact
The default chiller efficiency is chosen. It is recommended that the chiller system be investigated to gain an understanding of its efficiency and possible improvements.
LOW
Some windows have high U-values - consider installing secondary glazing.
MEDIUM
Add weather compensation controls to heating system.
MEDIUM
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Add local time control to heating system.
LOW
Improve insulation on HWS storage.
LOW
Carry out a pressure test, identify and treat identified air leakage. Enter result in EPC calculation.
MEDIUM
c)Recommendations with a long payback This section lists recommendations with a payback of more than 7 years: 322
Recommendation
Potential impact
Some glazing is poorly insulated. Replace/improve glazing and/or frames.
MEDIUM
Consider installing building mounted wind turbine(s).
LOW
Consider installing solar water heating.
LOW
Consider installing PV.
LOW
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d)Other recommendations This section lists other recommendations selected by the energy assessor, based on an understanding of the building, and / or based on a valid existing energy report. No recommendations defined by the energy assessor have been identified
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4. Next steps a)Your Recommendation Report As the building occupier, regulation 10(1) of SI 2007:991 requires that an Energy Performance Certificate "must be accompanied by a recommendation report". You must be able to produce a copy of this Recommendation Report within seven days if requested by an Enforcement Authority under regulation 39 of SI 2007:991.
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This Recommendation Report has also been lodged on the Government's central register. Access to the report, to the data used to compile the report, and to previous similar documents relating to the same building can be obtained by request through the Non-Dwellings Register (www.epcregister.com) using the report reference number of this document. 1
b)Implementing recommendations The recommendations are provided as an indication of opportunities that appear to exist to improve the building's energy efficiency. The calculation tool has automatically produced a set of recommendations, which the Energy Assessor has reviewed in the light of his / her knowledge of the building and its use. The Energy Assessor may have comments on the recommendations based on his / her knowledge of the building and its use. The Energy Assessor may have inserted additional measures in section 3d (Other Recommendations). He / she may have removed some automatically generated recommendations or added additional recommendations.
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These recommendations do not include matters relating to operation and maintenance which cannot be identified from the calculation procedure. 276
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c)Legal disclaimer The advice provided in this Recommendation Report is intended to be for information only. Recipients of this Recommendation Report are advised to seek further detailed professional advice before reaching any decision on how to improve the energy performance of the building.
d)Complaints Details of the assessor and the relevant accreditation scheme are on this report and the energy performance certificate. You can get contact details of the accreditation scheme from our website at www.communities.gov.uk/epbd, together with details of their procedures for confirming authenticity of a certificate and for making a complaint.
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5. Glossary a)Payback The payback periods are based on data provided by Good Practice Guides and Carbon Trust energy survey reports and are average figures calculated using a simple payback method. It is assumed that the source data is correct and accurate using up to date information.
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The figures have been calculated as an average across a range of buildings and may differ from the actual payback period for the building being assessed. Therefore, it is recommended that each suggested measure be further investigated before reaching any decision on how to improve the energy efficiency of the building.
b)Carbon impact 1
The High / Medium / Low carbon impact indicators against each recommendation are provided to distinguish, between the suggested recommendations, those that would have most impact on carbon emissions from the building. For automatically generated recommendations, the carbon impact indicators are determined by software, but may have been adjusted by the Energy Assessor based on his / her knowledge of the building. The impact of other recommendations are determined by the assessor.
c)Valid report A valid report is a report that has been: Produced within the past 10 years Produced by an Energy Assessor who is accredited to produce Recommendation Reports through a Government Approved Accreditation Scheme 46
Lodged on the Register operated by or on behalf of the Secretary of State. 276
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A guide to Commercial Energy Performance Certificates
he ng heat heating hea he g Ac ccre cre cred redit red edit ditation n sc sch che gree en
Asset rating Asset Asse ting Ve V
ation
Commercial EPC Factsheet
What is an Energy Performance Certificate? An Energy Performance Certificate indicates the energy efficiency of the building fabric, and the installed heating, ventilation, cooling and lighting systems. It does not take into account how the present occupier uses those systems. An official, valid certificate will include:
• a Certificate Reference Number • the address of the property it relates to • the Asset Rating • brief Technical Information • benchmarks
Why is an EPC important? As a Member State of the EU, the UK was required to implement the requirements of the Energy Performance of Buildings Directive (Directive 2002/91/EC – the EPBD) in full by January 2009, this process having started on 4th January 2003. The EPBD is intended to deal with two main issues:
• the green issue of reducing emissions prejudicial to the planet’s future - carbon dioxide (CO2) emissions are now accepted as a major cause of global climate change - ‘global warming’ • and the political issue of security of energy supplies in the medium to long term
The certificate also provides administrative information, including:
Also, consumption is expanding, with a consequent
• the Assessor’s Name and Number,
increase in CO2 emissions, and better energy efficiency
• his or her Accreditation Scheme
in buildings is intended to play an important part in the
• the issue date
package of policies and measures needed to comply with
• the reference number of the associated
the Kyoto Protocol.
Recommendations Report The EPBD requires member states to:
For the purposes of producing an energy rating, commercial buildings have been divided into 3 levels – 3, 4 and 5. The differences between the different levels focus on the sophistication of installed heating and ventilation systems.
• develop consistent methods of assessing energy performance of buildings and some installed building services • set minimum standards for new buildings, and work on some larger existing buildings, based on those energy assessment methods
An EPC will be provided with a Recommendations Report to improve the energy efficiency of the building.
• provide certificates which state the building’s energy performance, and in some circumstances have those certificates on public display • inspect some air-conditioning systems to determine their energy performance • give advice on improving the efficiency of some heating systems • provide information about energy efficiency to occupiers and other building users The main intention of the EPBD is to promote dissemination of energy efficiency information to occupiers and other building users, with a view to raising awareness of the issues involved.
The EPBD requires that Energy Performance Certificates
It is also becoming common for major occupiers to
are required when buildings change hands on sale or let.
consider their ‘green’ credentials as part of their corporate responsibilities. It is part of the intention of EPBD that
The EPBD also includes requirements designed to
certification – ‘labelling’ – of buildings is the enabler for ‘green’
encourage improvements to the energy efficiency of
considerations to become part of the transaction value.
heating and cooling systems in larger buildings. In the UK, air-conditioning systems will be inspected regularly by accredited inspectors specialising in this area, but for
When is an EPC required?
heating systems the requirement is covered by a system of
An Energy Performance Certificate (EPC) is required when
providing advice rather than inspections.
a building, (including a part of a building which has been designed or altered to be used separately), is constructed, sold or let. In respect of non-dwellings, the responsibility for
Benefits of ‘green’ properties
ensuring certificates and inspections are done is shown in the following table:
There is evidence suggesting that ‘green’ properties
Regulation
Area of responsibility
Relevant person
may offer considerable benefits to occupiers and
5(2) and 5(5)
The EPC is made available to prospective buyers and tenants, and given to eventual buyers and tenants.
The seller or landlord
9(2)
EPCs are given to the owners of newly constructed Crown or statutory undertakers’ buildings.
The builder
10
EPCs must be accompanied by recommendation reports.
The relevant person for the EPC on sale or rent, that is the seller or landlord or the builder under reg. 9(2)
21(1), 23 and 24
Certain air-conditioning systems must have inspections at least every five years, and keep a copy of the inspection report. A person taking over the system must ensure that it is inspected within three months if no inspection report is given when responsibility changes.
The system controller, usually the owner
39(4)
A valid EPC, recommendation report, advisory report or air-conditioning inspection report must be produced when required by an enforcement authority within seven days.
The seller or landlord, building occupier, or system controller
owners, which in time could be reflected in property values. Building owners will want reassurance that the assessment of their building has been carried out in a professional manner to a high level of accuracy, especially if the actions (or failure to act) of the energy assessor may affect the future value of those premises. Benefits that may accrue to the market value of commercial properties include:
• tenants attracted more quickly • such properties let more readily • reduced tenant turnover • higher rents, higher yields and higher capital values, with some research suggesting significantly higher sale prices, up to 27%, being achieved
Building owners need to be aware that for enforcement purposes, it is the responsibility of the relevant person to make sure that the EPC is made available and provided to the ultimate buyer or tenant. This is the case, even if in practice this is done by someone else (e.g. an agent or building manager/ managing agent).
heating
heating
Accreditation scheme
Accreditation scheme green on
Commercial EPC Factsheet
The certificate for a property being offered for sale or let must
The following buildings do not need EPCs:
be made available for viewing as follows:
• buildings used primarily or solely as places of worship
• as soon as a building is in the process of being offered for
• temporary buildings with a planned time of use of two
sale, it is the responsibility of the seller to make an EPC available and a recommendation report, free of charge, to prospective buyers • as soon as a building is in the process of being offered to let, it is the responsibility of the prospective landlord to make available an EPC and recommendation report to prospective tenants • when a building being constructed is physically
years or less • industrial sites, workshops and non-residential agricultural buildings with low energy demand (but note, removal of existing heating systems to take advantage of this exemption is likely to be seen as an attempt to avoid regulation and not tolerated) • standalone buildings with a total floor area of less than 50m2 which are not dwellings
complete, it is the responsibility of the person carrying out the construction to give an EPC and recommendation
Historic and listed buildings are not exempt, and Crown
report to the building owner and to notify Building
and statutory undertakers’ buildings are also included in
Control that this has been done
the requirements.
• for air-conditioning systems, the person who controls the operation of the system is the person who has the
Although an EPC is normally valid for 10 years, in some
responsibility for ensuring an inspection takes place.
cases of conversion to buildings a pre-existing EPC will
The person who controls the operation of the system is
not be valid for use for the conversion, even if it is within
the person who controls the technical functioning of the
its validity period. This will be the case when the building
system, not someone who can just alter the temperature
is modified to create more or fewer separate parts than previously, and there is provision or extension of any
For buildings being offered for sale or let, the requirement
fixed services for heating and/or mechanical ventilation
to provide an EPC occurs ‘as soon as a building is in the
systems. This may happen if a building taken over as
process’ of sale or let - this does not necessarily mean
empty shell and core is then fitted out. Even if an EPC was
‘marketing’.
provided with the original transaction, if the adaptations to the premises are as described, the responsible person
For all sales and rentals, the EPC must be made available to
will be required to obtain a new EPC consistent with the
any prospective buyer or tenant at the earliest opportunity
modifications.
and in any event:
• before entering into a contract, or • when information in writing is first given to such a person who requests information about the building, or • when the building is first viewed by a such a person Both the EPC and the recommendation report must be provided free of charge to prospective buyers or tenants, and be given to the person who ultimately becomes the buyer or tenant of the building. The EPC for a non domestic building is valid for 10 years, although if a newer EPC is produced, only the latter will be the valid EPC for the building. There may be a requirement to produce a new certificate earlier than this if certain work is carried out on the building
Note: Buildings are divided into 3 categories for the purposes
All member states must have a national calculation
of issuing EPCs:
methodology (NCM) which makes consistent comparisons
• Level 3
between buildings. National calculation methodologies
• Level 4
may differ from state to state, and are allowed to involve
• Level 5
more than one calculation method or tool. In the UK,
All new build properties will be Level 4 or above. Therefore, if
a number of NCM compliant tools are available, which
the building is recently constructed shell and core, i.e. it has
differ between dwellings and non dwellings, and vary in
not been occupied since construction was complete, there
complexity.
may be a pre-existing calculation based on the building’s design. In this case the EPC should be produced by a Level 4 Assessor, who is competent to produce an EPC based on the
In the UK the National Calculation Methodologies are:
new build assessment, using the same assumptions made in
• Standard Assessment Procedure (SAP) - dwellings
that calculation.
• Reduced Data SAP (RDSAP) – dwellings • Simplified Building Energy Model (SBEM) – the majority of
What happens if an EPC is not produced when required?
non-domestic buildings • Approved Dynamic Simulation Models (DSM) – may be used for all non-domestic buildings, but are complex and so they tend to be used only for non-domestic buildings
Local weights and measures authorities (or specifically
that have specific features that cannot be assessed
for EPCs on construction of new buildings, local building
using SBEM
control officers or approved inspectors) are responsible for ensuring that where appropriate, valid EPCs are provided. Local weights and measures authorities are also
To produce the EPC the assessor will need:
responsible for ensuring that owners of air-conditioning
• data about the building construction
systems (over 12kW) are in possession of an inspection
• any alterations to the building fabric since it was built
report - systems will have to be inspected at least once
• the building services
every five years.
• the “activities” taking place (or allowed to take place by the planning class)
Enforcement agencies have new powers to investigate, require the production of EPCs serve penalty notices
To collect the relevant data the assessor will undertake
for failure to comply with duties in respect of certificates
a full visual inspection and measured survey. In some
or air-conditioning inspection reports for buildings. The
instances a full data set may be impossible to collect by
Regulations give trading standards officers the power to
visual inspection alone and the assessor will refer to any
require that the responsible person produces an EPC and
additional information provided by the building owner/
recommendation report for inspection within seven days of
occupier.
the request. If no additional information is made available to the
How is an EPC produced? The EPC is an Asset Rating based on the asset (the building’s fabric and installed building services) and not on how much the present occupiers use those services. A building with a poor energy rating may currently have reasonably low fuel bills, just because the current occupiers do not heat the premises. Conversely, a high
assessor, the assessment will proceed on the basis of the default values built into the official energy rating methodology, SBEM. These defaults are pessimistic, so if evidence is available to allow the Assessor to override them, a better rating usually results. If you are able to provide any written information of this type, the more accurate assessment is likely to produce an improved energy rating.
energy rating may not be matched by low fuel bills if the current occupiers heat and light the premises overnight, when they are unoccupied.
heating
Accreditation scheme green on
Commercial EPC Factsheet The process is complex and time consuming, because
All valid EPCs and Recommendations Reports are lodged
before the data may be input, the Assessor must reflect on
with the Central Register. The register provides an
the data gathered and collate it in a form which suits the
independent means for potential buyers or renters (and
SBEM methodology. Even for a straightforward building this
those acting on their behalf) to check that certificates
may take a full day, and longer for more complex buildings.
are authentic via the unique RRN – the report reference number - which can be found on the top right hand side
This is particularly so for buildings containing large
of the certificate.
numbers of ‘zones’ (zones can be separate rooms, or separate areas within open plan rooms that have to be
Access to the register of certificates is allowed to
individually considered in SBEM); for such buildings, this
any person who has the RRN, but only authorised
can take several days.
enforcement officers are able to search by address, postcode or other means. The Regulations protect EPCs
When the SBEM analysis is complete the Assessor can
from unauthorised disclosure to a third party e.g. by a
produce the EPC and Recommendations Report and lodge
company using the EPC without permission to market
them on the Central Register of EPCs. Whilst the EPC is
their products.
produced automatically by the approved software, the Assessor must use his or her own knowledge to collate the
Unauthorised disclosure is an offence punishable by a
Recommendations Report, which you will receive alongside
fine, so if you know the unique RRN for an EPC you should
the EPC. An NHER accredited Assessor will also provide a
only disclose it to persons who have an interest in the
Client Report, informing you about the process undertaken,
property, e.g. the current or prospective owner or tenant,
assumptions made, and any limitations of the inspection
enforcement officers and accreditation schemes. Access
undertaken.
to the register is also allowed for some other purposes, such as preventing or detecting crime or complying with
Assessors can only produce EPCs and Recommendation Reports on buildings within their competency and Accreditation Schemes are required to identify the level of competence of Assessors (levels 3, 4 or 5). Most commercial buildings are well within the capability of a level 3 Assessor. You should note that only Level 4 and 5 Assessors are deemed competent to assess new buildings prior to completion.
The Recommendations Report:
• is a valuable document giving advice on how to improve the energy performance of the premises • no mandatory requirement to implement any of the recommendations provided • doing so will improve the premises, save on energy costs for the occupier, and reduce carbon dioxide emissions from the building • over time, improving the energy performance of the building is expected to improve its asset value, achieve higher rents and make the property easier to let
a court order.
Who can produce the EPC?
If you cannot find your certificate in the register or
All Energy Assessors must:
you have any concerns regarding the authenticity of
• demonstrate that they are competent and possess the
the information it contains, you should contact the
appropriate skills to conduct energy assessments to
accreditation body of your energy assessor. The energy
produce the EPC in the appropriate National
assessor details, their accreditation scheme and their
Calculation Method
membership number should be on the certificate.
• belong to a government approved accreditation scheme that meet published statutory criteria. Several different approved accreditation schemes exist • have in place appropriate procedures to address complaints • have appropriate Public Indemnity and Professional Liability insurance While these requirements are common to all assessors and the Government approves accreditation schemes to
Recommendations report The recommendation report is included with the EPC to improve the energy efficiency of the building. The recommendations only include those improvements that are appropriate for the building. For each recommendation indicative paybacks are noted. Recommendations are provided in four categories, of which
monitor those assessors to ensure these requirements
the first three are identified by the SBEM software based on
and upheld, there will be practical differences between
the Assessor’s inspection:
schemes, and you are free to only offer commissions to
• with a short term payback – less than three years
Assessors who are accredited with particular schemes,
• with a medium term payback – between three and
as you prefer.
seven years • with a long term payback – greater than seven years
Accreditation Schemes make checks on work undertaken by Assessor to confirm they are working to quality
• other recommendations (based on the energy assessor’s knowledge)
standards. Accreditation schemes do not have the power to enforce the regulations - these powers lie with the
Your assessor is well placed to assist you in deciding
authorities named earlier in this fact sheet.
the best course of action to take if you wish to make improvements to the energy performance of the building.
If you need to check the authenticity of an EPC, or verify
Any services the Assessor offers in this respect will be
that the person who produced the assessment is properly
covered by a separate instruction from the preparation
qualified and accredited, go to www.ndepcregister.com.
of the EPC.
[This is the address for non-domestic properties there is a separate register for dwellings]. You can verify the credentials of your energy assessor online, by searching on the energy assessor’s name or accreditation scheme membership number.
heating
heating
Accreditation scheme
Accreditation scheme green on
© 2009 National Energy Services Ltd.
Disclaimer regarding general information:
This factsheet, made available by NHER, is only intended as a general guide to provide background information. All reasonable steps have been taken to ensure its accuracy, but neither NES Ltd nor the NHER Accreditation Scheme can be held liable for any errors or omissions contained herein, nor any loss or damage howsoever arising from the use of this appendix, or variants of it. Contact: NHER Accreditation Team 01908 44227 7
The National Energy Centre, Davy Avenue, Milton Keynes MK5 8NA T: 01908 672787
F: 01908 662296 E: [email protected]
W: www.nher.co.uk
01/10/2009
Report Reference No:2119804 Date: 22 October 2010
Contents l
Section A Client Report ¡ ¡ ¡ ¡ ¡
l
Introduction to Energy Performance Certificates Production of the EPC About the Energy Consultant Related parties General conditions relating to this report, the EPC and the Recommendations Report
Section B General Information ¡ ¡
Property details Consultant details
l
Section C Energy Performance Certificate Data Inputs and Limitations
l
Section D Energy Performance Certificate
l
Section E Recommendations Report
l
Section F Appendices ¡
Commercial EPC Explained
Page 2 of 24
Section A Client Report
The Old Sunday School, Chapel Street, Waterbeach, CAMBRIDGE, CB25 9HR
Introduction to Energy Performance Certificates An Energy Performance Certificate (EPC) is required when a building, or part of a building (including a part of a building which has been designed or altered to be used separately), is constructed, sold or let. This EPC and associated Recommendations Report has been produced in accordance with this legal requirement. The purpose of the EPC is to provide an indication of the energy efficiency of the building fabric and the installed heating, ventilation, cooling and lighting systems. It does not take into account how the organisation in occupation at the time of inspection uses the installed systems. EPCs can only be produced by an Energy Consultant accredited by a government approved Accreditation Scheme. To be valid, both the EPC and the Recommendations Report must be lodged with the government approved Central Register. The EPC is valid for a period of 10 years. However, if the building is modified it may need a revised EPC. The EPC is identified by a unique 20 digit reference number on the top right hand side of the EPC report that relates to the specific premises.
Production of the EPC The EPC and associated Recommendations Report have been prepared in accordance with the latest version of SBEM, the government approved UK National Calculation Methodology for non domestic property. A number of government approved software products exist which work in conjunction with the National Calculation Methodology. The assessment software used to produce this report is identified within the Administrative Information section of the EPC.
About the Energy Consultant This report has been produced by an energy consultant who is an approved energy assessor and a member of the NHER Accreditation Scheme operated by NES Ltd. To join the NHER Accreditation Scheme and become an approved energy consultant, applicants must demonstrate that they: l
hold the required qualification and are competent and possess the appropriate skills to conduct energy assessments in accordance with the approved National Calculation Methodology.
l
maintain their competence over the lifetime of their membership of the scheme.
l
have in place appropriate procedures to address complaints.
l
have in place Public Indemnity and Public Liability insurance for the purposes of carrying out assessments and producing EPCs.
This EPC and Recommendations Report may be subject to monitoring by the NHER Accreditation Scheme in accordance with its obligations under the terms of government approval to ensure that EPCs are consistently and accurately produced.
Related Parties Where the energy consultant has any known commercial relationship with any persons or organisations related to the subject property this will be identified in the Related Parties Disclosure section within the Administrative Information section of the EPC.
Page 3 of 24
General conditions relating to this report, the EPC and the Recommendations Report l
The data items are collected and summarised within the Client Report, EPC and Recommendations Report is for the purposes of producing these documents and should not be relied on for any other purposes.
l
For the avoidance of doubt, the Client Report, EPC and Recommendations Report are not structural surveys, schedule of conditions, schedules of dilapidations or reports relating to any obligations or liabilities under any other legislation.
l
The Client Report, EPC and Recommendations Report have been produced on the basis that any information supplied in respect of the subject property is accurate and complete.
l
No enquiries have been made and no legal advice has been taken concerning the title of the subject property.
l
No enquiries have been made of the local planning department to confirm that the particular use of the property is allowed under planning law and the building type and occupation activity reported is based on the observation at the time of inspection.
l
No investigations have been carried out to determine whether or not any deleterious, hazardous, contaminating or polluting materials have been used in the construction of the property or have since been incorporated and it is beyond the scope of this report to confirm, or otherwise, that the property is free from risk in this respect.
l
Consents from the landlord and/or relevant planning authorities may be required for any or all of the recommendations in the Recommendations Report. In addition no enquiries have been made of any authorities as to whether the measures within the Recommendations Report will be allowed.
Page 4 of 24
Section B General Information Property details
Full address and postcode of the property
The Old Sunday School Chapel Street Waterbeach CAMBRIDGE CB25 9HR
Date of inspection
22 October 2010
Description of the property
The property is a conversion of a former Sunday School adjacent to a Victorian Chapel. Various aspects of the building fabric have been enhanced and updated.
Building type for the purposes of producing the Office EPC Energy rating of this property
82
Band D
EPC certificate reference number
08922003833023907003
Floor area (m²)
348.4
Energy consultant details Energy consultant's name
Mr Douglas Duncan
Energy consultant's NHER accreditation scheme membership number
SAVA001515
Company/Organisation name
Cambridge Home & Commercial EPC
Company/Organisation address
12 Storeys Way Cambridge CB3 0DT
Company/Organisation contact details
doug@cambridgehcepc.co.uk
Telephone
01223 691043
Fax
Page 5 of 24
Section C Energy Performance Certificate Data Inputs and Limitations Construction The exterior shell of the building is built of solid brick walls. The side extension is also solid brick but is believed to be single skinned. The original ground floor has been replaced by a concrete beam and block suspended floor. An upper mezzanine floor has been installed. The original pitched roof has been retained but additional insulation at rafters has been incorporated in keeping with the Building Regulations in force when the work was done.
Property age The main structure was built in 1900. The updates are believe to date from 1985 onwards.
Openings The openings in the building are consistant with buildings of this original use. The windows at either end of the building have crittal metal frames that are believed to date from the 1940s. All other windows consist of softwood framed single glazed types that have been replaced at some stage unknown. In the rooms located on the mezzanine floor the windows have supplementary internal glazing.
Space heating Main heating is from a Combi Condensing boiler located in the ground floor ladies toilet. This is a modern type. In addition some rooms are equipped with split air conditioning systems that can be used to supplement the LTHW heating.
Water heating The main water heating derives from the LTHW Central Heating boiler. In addition there is an on demand water heater in the kitchen.
Lighting The main lighting is by T8 fluorescent sytems with traditional ballasts in a variety of luminaires. The toilets and some smaller rooms use general tungsten lighting. The entrance and receptionist station use some compactt fluorescent lighting.
Extractors The toilets are equipped with individual mechanical extraction systems.
Air conditioning Some rooms are equipped with split air conditioning systems using air source heat pumps.
Mechanical ventilation None present.
Renewable energy None Present.
Limitations The floors were obscured by carpets and other coverings that limit view of the constructions.
Energy consultant`s notes
Page 6 of 24
Energy Performance Certificate 338
Non-Domestic Building This certificate has been produced by E P C g e n, a software module developed by B R E for C L G under contract with F M. The author of the program is J o s e O r t i z (o r t i z j @ b r e . c o . u k ). Some security features proves the authenticity of this document.
The Old Sunday School Chapel Street Waterbeach CAMBRIDGE CB25 9HR
Certificate Reference Number: 0892-2003-8330-2390-7003
This certificate shows the energy rating of this building. It indicates the energy efficiency of the building fabric and the heating, ventilation, cooling and lighting systems. The rating is compared to two benchmarks for this type of building: one appropriate for new buildings and one appropriate for existing buildings. There is more advice on how to interpret this information on the Government's website www.communities.gov.uk/epbd.
Energy Performance Asset Rating 2
312
6
5
6
8
7
SK-335512-668630
More energy efficient 364 1
8
26
52
78
2
A+ A 0-25 B 26-50 C 51-75 D 76-100 E 101-125 F 126-150 G Over 150
-
0
8
9
2
-
2
0
0
3
-
8
3
3
0
-
2
3
9
0
-
7
0
0
3
-
S
K
3
3
5
5
1
2
6
6
8
6
3
0
-
D
C
L
G
x
E
P
C
g
e
n
2
0
0
8
Net zero CO2 emissions
82
286
This is how energy efficient the building is.
Less energy efficient 260
104
130
156
Technical information Main heating fuel:
Benchmarks Natural Gas
Building environment:
Heating and Natural Ventilation 2
Total useful floor area (m ):
40 89
348
Building complexity (NOS level):
3
2
Building emission rate (kgCO2 /m ):
73.69 182
Buildings similar to this one could have ratings as follows:
208
If newly built If typical of the existing stock 234
352
Administrative information This is an Energy Performance Certificate as defined in SI2007:991 as amended Assessment Software:
SBEM online v1.2 using calculation engine SBEM v3.5.a.0
Property Reference:
728380330000
Assessor Name:
Douglas Duncan
Assessor Number:
SAVA001515
Accreditation Scheme:
National Energy Services
Employer/Trading Name:
Cambridge Home & Commercial EPC
Employer/Trading Address:
12, Storeys Way, Cambridge CB3 0DT
Issue Date:
27 Oct 2010
Valid Until:
26 Oct 2020 (unless superseded by a later certificate)
Related Party Disclosure:
Not related to the owner
330
Recommendations for improving the property are contained in Report Reference Number: 9200-7938-0480-3230-0024
If you have a complaint or wish to confirm that the certificate is genuine
308
1
Details of the assessor and the relevant accreditation scheme are on the certificate. You can get contact details of the accreditation scheme from the Government's website at www.communities.gov.uk/epbd, together with details of the procedures for confirming authenticity of a certificate and for making a complaint.
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110
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154
For advice on how to take action and to find out about technical and financial assistance schemes to help make buildings more energy efficient visit www.carbontrust.co.uk or call us on 0800 085 2005 242
176
198
220
9200-7938-0480-3230-0024
Recommendation Report Report Reference Number: 9200-7938-0480-3230-0024 The Old Sunday School Chapel Street Waterbeach CAMBRIDGE CB25 9HR
322
Building Type(s): Office ADMINISTRATIVE INFORMATION 1
Issue Date:
27 Oct 2010
Valid Until:
26 Oct 2020 (*)
Total Useful Floor Area (m2): 348 Calculation Tool Used:
SBEM online v1.2 using calculation engine SBEM v3.5.a.0
Property Reference:
728380330000
Energy Performance Certificate for the property is contained in Report Reference Number: 0892-2003-8330-2390-7003
ENERGY ASSESSOR DETAILS 46
92
Assessor Name:
Douglas Duncan
Employer/Trading Name:
Cambridge Home & Commercial EPC
Employer/Trading Address:
12, Storeys Way, Cambridge CB3 0DT
Assessor Number:
SAVA001515
Accreditation scheme:
National Energy Services
Related Party Disclosure:
Not related to the owner
138
(*) Unless superseded by a later recommendation report
184
Page 1 of 8
230
276
9200-7938-0480-3230-0024
Table of Contents 1. Background................................................................... 3 2. Introduction................................................................... 3 3. Recommendations........................................................ 4
322
4. Next Steps..................................................................... 6 5. Glossary........................................................................ 8
1
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1. Background Statutory Instrument 2007 No. 991, The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007, as amended, transposes the requirements of Articles 7.2 and 7.3 of the Energy Performance of Buildings Directive 2002/91/EC. This report is a Recommendation Report as required under regulations 16(2)(a) and 19 of the Statutory Instrument SI 2007:991.
322
This section provides general information regarding the building: Total Useful Floor Area (m2 ):
348
Building Environment:
Heating and Natural Ventilation
2. Introduction 1
This Recommendation Report was produced in line with the Government's approved methodology and is based on calculation tool SBEM online v1.2 using calculation engine SBEM v3.5.a.0 . In accordance with Government's current guidance, the Energy Assessor did undertake a walk around survey of the building prior to producing this Recommendation Report.
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3. Recommendations The following sections list recommendations selected by the energy assessor for the improvement of the energy performance of the building. The recommendations are listed under four headings: short payback, medium payback, long payback, and other measures.
a)Recommendations with a short payback
322
This section lists recommendations with a payback of less than 3 years: Recommendation
1
Potential impact
Replace tungsten GLS lamps with CFLs: Payback period dependent on hours of use.
LOW
Replace tungsten GLS spotlights with low-voltage tungsten halogen: Payback period dependent on hours of use.
LOW
Consider replacing T8 lamps with retrofit T5 conversion kit.
HIGH
Some spaces have a significant risk of overheating. Consider solar control measures such as the application of reflective coating or shading devices to windows.
MEDIUM
Add optimum start/stop to the heating system.
MEDIUM
Introduce HF (high frequency) ballasts for fluorescent tubes: Reduced number of fittings required.
LOW
The default heat generator efficiency is chosen. It is recommended that the heat generator system be investigated to gain an understanding of its efficiency and possible improvements.
LOW
46
b)Recommendations with a medium payback
276
This section lists recommendations with a payback of between 3 and 7 years: Recommendation
92
Potential impact
The default chiller efficiency is chosen. It is recommended that the chiller system be investigated to gain an understanding of its efficiency and possible improvements.
LOW
Some windows have high U-values - consider installing secondary glazing.
MEDIUM
Add weather compensation controls to heating system.
MEDIUM
138
Page 4 of 8
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230
9200-7938-0480-3230-0024
Add local time control to heating system.
LOW
Improve insulation on HWS storage.
LOW
Carry out a pressure test, identify and treat identified air leakage. Enter result in EPC calculation.
MEDIUM
c)Recommendations with a long payback This section lists recommendations with a payback of more than 7 years: 322
Recommendation
Potential impact
Some glazing is poorly insulated. Replace/improve glazing and/or frames.
MEDIUM
Consider installing building mounted wind turbine(s).
LOW
Consider installing solar water heating.
LOW
Consider installing PV.
LOW
1
d)Other recommendations This section lists other recommendations selected by the energy assessor, based on an understanding of the building, and / or based on a valid existing energy report. No recommendations defined by the energy assessor have been identified
46
276
92
138
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4. Next steps a)Your Recommendation Report As the building occupier, regulation 10(1) of SI 2007:991 requires that an Energy Performance Certificate "must be accompanied by a recommendation report". You must be able to produce a copy of this Recommendation Report within seven days if requested by an Enforcement Authority under regulation 39 of SI 2007:991.
322
This Recommendation Report has also been lodged on the Government's central register. Access to the report, to the data used to compile the report, and to previous similar documents relating to the same building can be obtained by request through the Non-Dwellings Register (www.epcregister.com) using the report reference number of this document. 1
b)Implementing recommendations The recommendations are provided as an indication of opportunities that appear to exist to improve the building's energy efficiency. The calculation tool has automatically produced a set of recommendations, which the Energy Assessor has reviewed in the light of his / her knowledge of the building and its use. The Energy Assessor may have comments on the recommendations based on his / her knowledge of the building and its use. The Energy Assessor may have inserted additional measures in section 3d (Other Recommendations). He / she may have removed some automatically generated recommendations or added additional recommendations.
46
These recommendations do not include matters relating to operation and maintenance which cannot be identified from the calculation procedure. 276
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c)Legal disclaimer The advice provided in this Recommendation Report is intended to be for information only. Recipients of this Recommendation Report are advised to seek further detailed professional advice before reaching any decision on how to improve the energy performance of the building.
d)Complaints Details of the assessor and the relevant accreditation scheme are on this report and the energy performance certificate. You can get contact details of the accreditation scheme from our website at www.communities.gov.uk/epbd, together with details of their procedures for confirming authenticity of a certificate and for making a complaint.
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5. Glossary a)Payback The payback periods are based on data provided by Good Practice Guides and Carbon Trust energy survey reports and are average figures calculated using a simple payback method. It is assumed that the source data is correct and accurate using up to date information.
322
The figures have been calculated as an average across a range of buildings and may differ from the actual payback period for the building being assessed. Therefore, it is recommended that each suggested measure be further investigated before reaching any decision on how to improve the energy efficiency of the building.
b)Carbon impact 1
The High / Medium / Low carbon impact indicators against each recommendation are provided to distinguish, between the suggested recommendations, those that would have most impact on carbon emissions from the building. For automatically generated recommendations, the carbon impact indicators are determined by software, but may have been adjusted by the Energy Assessor based on his / her knowledge of the building. The impact of other recommendations are determined by the assessor.
c)Valid report A valid report is a report that has been: Produced within the past 10 years Produced by an Energy Assessor who is accredited to produce Recommendation Reports through a Government Approved Accreditation Scheme 46
Lodged on the Register operated by or on behalf of the Secretary of State. 276
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A guide to Commercial Energy Performance Certificates
he ng heat heating hea he g Ac ccre cre cred redit red edit ditation n sc sch che gree en
Asset rating Asset Asse ting Ve V
ation
Commercial EPC Factsheet
What is an Energy Performance Certificate? An Energy Performance Certificate indicates the energy efficiency of the building fabric, and the installed heating, ventilation, cooling and lighting systems. It does not take into account how the present occupier uses those systems. An official, valid certificate will include:
• a Certificate Reference Number • the address of the property it relates to • the Asset Rating • brief Technical Information • benchmarks
Why is an EPC important? As a Member State of the EU, the UK was required to implement the requirements of the Energy Performance of Buildings Directive (Directive 2002/91/EC – the EPBD) in full by January 2009, this process having started on 4th January 2003. The EPBD is intended to deal with two main issues:
• the green issue of reducing emissions prejudicial to the planet’s future - carbon dioxide (CO2) emissions are now accepted as a major cause of global climate change - ‘global warming’ • and the political issue of security of energy supplies in the medium to long term
The certificate also provides administrative information, including:
Also, consumption is expanding, with a consequent
• the Assessor’s Name and Number,
increase in CO2 emissions, and better energy efficiency
• his or her Accreditation Scheme
in buildings is intended to play an important part in the
• the issue date
package of policies and measures needed to comply with
• the reference number of the associated
the Kyoto Protocol.
Recommendations Report The EPBD requires member states to:
For the purposes of producing an energy rating, commercial buildings have been divided into 3 levels – 3, 4 and 5. The differences between the different levels focus on the sophistication of installed heating and ventilation systems.
• develop consistent methods of assessing energy performance of buildings and some installed building services • set minimum standards for new buildings, and work on some larger existing buildings, based on those energy assessment methods
An EPC will be provided with a Recommendations Report to improve the energy efficiency of the building.
• provide certificates which state the building’s energy performance, and in some circumstances have those certificates on public display • inspect some air-conditioning systems to determine their energy performance • give advice on improving the efficiency of some heating systems • provide information about energy efficiency to occupiers and other building users The main intention of the EPBD is to promote dissemination of energy efficiency information to occupiers and other building users, with a view to raising awareness of the issues involved.
The EPBD requires that Energy Performance Certificates
It is also becoming common for major occupiers to
are required when buildings change hands on sale or let.
consider their ‘green’ credentials as part of their corporate responsibilities. It is part of the intention of EPBD that
The EPBD also includes requirements designed to
certification – ‘labelling’ – of buildings is the enabler for ‘green’
encourage improvements to the energy efficiency of
considerations to become part of the transaction value.
heating and cooling systems in larger buildings. In the UK, air-conditioning systems will be inspected regularly by accredited inspectors specialising in this area, but for
When is an EPC required?
heating systems the requirement is covered by a system of
An Energy Performance Certificate (EPC) is required when
providing advice rather than inspections.
a building, (including a part of a building which has been designed or altered to be used separately), is constructed, sold or let. In respect of non-dwellings, the responsibility for
Benefits of ‘green’ properties
ensuring certificates and inspections are done is shown in the following table:
There is evidence suggesting that ‘green’ properties
Regulation
Area of responsibility
Relevant person
may offer considerable benefits to occupiers and
5(2) and 5(5)
The EPC is made available to prospective buyers and tenants, and given to eventual buyers and tenants.
The seller or landlord
9(2)
EPCs are given to the owners of newly constructed Crown or statutory undertakers’ buildings.
The builder
10
EPCs must be accompanied by recommendation reports.
The relevant person for the EPC on sale or rent, that is the seller or landlord or the builder under reg. 9(2)
21(1), 23 and 24
Certain air-conditioning systems must have inspections at least every five years, and keep a copy of the inspection report. A person taking over the system must ensure that it is inspected within three months if no inspection report is given when responsibility changes.
The system controller, usually the owner
39(4)
A valid EPC, recommendation report, advisory report or air-conditioning inspection report must be produced when required by an enforcement authority within seven days.
The seller or landlord, building occupier, or system controller
owners, which in time could be reflected in property values. Building owners will want reassurance that the assessment of their building has been carried out in a professional manner to a high level of accuracy, especially if the actions (or failure to act) of the energy assessor may affect the future value of those premises. Benefits that may accrue to the market value of commercial properties include:
• tenants attracted more quickly • such properties let more readily • reduced tenant turnover • higher rents, higher yields and higher capital values, with some research suggesting significantly higher sale prices, up to 27%, being achieved
Building owners need to be aware that for enforcement purposes, it is the responsibility of the relevant person to make sure that the EPC is made available and provided to the ultimate buyer or tenant. This is the case, even if in practice this is done by someone else (e.g. an agent or building manager/ managing agent).
heating
heating
Accreditation scheme
Accreditation scheme green on
Commercial EPC Factsheet
The certificate for a property being offered for sale or let must
The following buildings do not need EPCs:
be made available for viewing as follows:
• buildings used primarily or solely as places of worship
• as soon as a building is in the process of being offered for
• temporary buildings with a planned time of use of two
sale, it is the responsibility of the seller to make an EPC available and a recommendation report, free of charge, to prospective buyers • as soon as a building is in the process of being offered to let, it is the responsibility of the prospective landlord to make available an EPC and recommendation report to prospective tenants • when a building being constructed is physically
years or less • industrial sites, workshops and non-residential agricultural buildings with low energy demand (but note, removal of existing heating systems to take advantage of this exemption is likely to be seen as an attempt to avoid regulation and not tolerated) • standalone buildings with a total floor area of less than 50m2 which are not dwellings
complete, it is the responsibility of the person carrying out the construction to give an EPC and recommendation
Historic and listed buildings are not exempt, and Crown
report to the building owner and to notify Building
and statutory undertakers’ buildings are also included in
Control that this has been done
the requirements.
• for air-conditioning systems, the person who controls the operation of the system is the person who has the
Although an EPC is normally valid for 10 years, in some
responsibility for ensuring an inspection takes place.
cases of conversion to buildings a pre-existing EPC will
The person who controls the operation of the system is
not be valid for use for the conversion, even if it is within
the person who controls the technical functioning of the
its validity period. This will be the case when the building
system, not someone who can just alter the temperature
is modified to create more or fewer separate parts than previously, and there is provision or extension of any
For buildings being offered for sale or let, the requirement
fixed services for heating and/or mechanical ventilation
to provide an EPC occurs ‘as soon as a building is in the
systems. This may happen if a building taken over as
process’ of sale or let - this does not necessarily mean
empty shell and core is then fitted out. Even if an EPC was
‘marketing’.
provided with the original transaction, if the adaptations to the premises are as described, the responsible person
For all sales and rentals, the EPC must be made available to
will be required to obtain a new EPC consistent with the
any prospective buyer or tenant at the earliest opportunity
modifications.
and in any event:
• before entering into a contract, or • when information in writing is first given to such a person who requests information about the building, or • when the building is first viewed by a such a person Both the EPC and the recommendation report must be provided free of charge to prospective buyers or tenants, and be given to the person who ultimately becomes the buyer or tenant of the building. The EPC for a non domestic building is valid for 10 years, although if a newer EPC is produced, only the latter will be the valid EPC for the building. There may be a requirement to produce a new certificate earlier than this if certain work is carried out on the building
Note: Buildings are divided into 3 categories for the purposes
All member states must have a national calculation
of issuing EPCs:
methodology (NCM) which makes consistent comparisons
• Level 3
between buildings. National calculation methodologies
• Level 4
may differ from state to state, and are allowed to involve
• Level 5
more than one calculation method or tool. In the UK,
All new build properties will be Level 4 or above. Therefore, if
a number of NCM compliant tools are available, which
the building is recently constructed shell and core, i.e. it has
differ between dwellings and non dwellings, and vary in
not been occupied since construction was complete, there
complexity.
may be a pre-existing calculation based on the building’s design. In this case the EPC should be produced by a Level 4 Assessor, who is competent to produce an EPC based on the
In the UK the National Calculation Methodologies are:
new build assessment, using the same assumptions made in
• Standard Assessment Procedure (SAP) - dwellings
that calculation.
• Reduced Data SAP (RDSAP) – dwellings • Simplified Building Energy Model (SBEM) – the majority of
What happens if an EPC is not produced when required?
non-domestic buildings • Approved Dynamic Simulation Models (DSM) – may be used for all non-domestic buildings, but are complex and so they tend to be used only for non-domestic buildings
Local weights and measures authorities (or specifically
that have specific features that cannot be assessed
for EPCs on construction of new buildings, local building
using SBEM
control officers or approved inspectors) are responsible for ensuring that where appropriate, valid EPCs are provided. Local weights and measures authorities are also
To produce the EPC the assessor will need:
responsible for ensuring that owners of air-conditioning
• data about the building construction
systems (over 12kW) are in possession of an inspection
• any alterations to the building fabric since it was built
report - systems will have to be inspected at least once
• the building services
every five years.
• the “activities” taking place (or allowed to take place by the planning class)
Enforcement agencies have new powers to investigate, require the production of EPCs serve penalty notices
To collect the relevant data the assessor will undertake
for failure to comply with duties in respect of certificates
a full visual inspection and measured survey. In some
or air-conditioning inspection reports for buildings. The
instances a full data set may be impossible to collect by
Regulations give trading standards officers the power to
visual inspection alone and the assessor will refer to any
require that the responsible person produces an EPC and
additional information provided by the building owner/
recommendation report for inspection within seven days of
occupier.
the request. If no additional information is made available to the
How is an EPC produced? The EPC is an Asset Rating based on the asset (the building’s fabric and installed building services) and not on how much the present occupiers use those services. A building with a poor energy rating may currently have reasonably low fuel bills, just because the current occupiers do not heat the premises. Conversely, a high
assessor, the assessment will proceed on the basis of the default values built into the official energy rating methodology, SBEM. These defaults are pessimistic, so if evidence is available to allow the Assessor to override them, a better rating usually results. If you are able to provide any written information of this type, the more accurate assessment is likely to produce an improved energy rating.
energy rating may not be matched by low fuel bills if the current occupiers heat and light the premises overnight, when they are unoccupied.
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Commercial EPC Factsheet The process is complex and time consuming, because
All valid EPCs and Recommendations Reports are lodged
before the data may be input, the Assessor must reflect on
with the Central Register. The register provides an
the data gathered and collate it in a form which suits the
independent means for potential buyers or renters (and
SBEM methodology. Even for a straightforward building this
those acting on their behalf) to check that certificates
may take a full day, and longer for more complex buildings.
are authentic via the unique RRN – the report reference number - which can be found on the top right hand side
This is particularly so for buildings containing large
of the certificate.
numbers of ‘zones’ (zones can be separate rooms, or separate areas within open plan rooms that have to be
Access to the register of certificates is allowed to
individually considered in SBEM); for such buildings, this
any person who has the RRN, but only authorised
can take several days.
enforcement officers are able to search by address, postcode or other means. The Regulations protect EPCs
When the SBEM analysis is complete the Assessor can
from unauthorised disclosure to a third party e.g. by a
produce the EPC and Recommendations Report and lodge
company using the EPC without permission to market
them on the Central Register of EPCs. Whilst the EPC is
their products.
produced automatically by the approved software, the Assessor must use his or her own knowledge to collate the
Unauthorised disclosure is an offence punishable by a
Recommendations Report, which you will receive alongside
fine, so if you know the unique RRN for an EPC you should
the EPC. An NHER accredited Assessor will also provide a
only disclose it to persons who have an interest in the
Client Report, informing you about the process undertaken,
property, e.g. the current or prospective owner or tenant,
assumptions made, and any limitations of the inspection
enforcement officers and accreditation schemes. Access
undertaken.
to the register is also allowed for some other purposes, such as preventing or detecting crime or complying with
Assessors can only produce EPCs and Recommendation Reports on buildings within their competency and Accreditation Schemes are required to identify the level of competence of Assessors (levels 3, 4 or 5). Most commercial buildings are well within the capability of a level 3 Assessor. You should note that only Level 4 and 5 Assessors are deemed competent to assess new buildings prior to completion.
The Recommendations Report:
• is a valuable document giving advice on how to improve the energy performance of the premises • no mandatory requirement to implement any of the recommendations provided • doing so will improve the premises, save on energy costs for the occupier, and reduce carbon dioxide emissions from the building • over time, improving the energy performance of the building is expected to improve its asset value, achieve higher rents and make the property easier to let
a court order.
Who can produce the EPC?
If you cannot find your certificate in the register or
All Energy Assessors must:
you have any concerns regarding the authenticity of
• demonstrate that they are competent and possess the
the information it contains, you should contact the
appropriate skills to conduct energy assessments to
accreditation body of your energy assessor. The energy
produce the EPC in the appropriate National
assessor details, their accreditation scheme and their
Calculation Method
membership number should be on the certificate.
• belong to a government approved accreditation scheme that meet published statutory criteria. Several different approved accreditation schemes exist • have in place appropriate procedures to address complaints • have appropriate Public Indemnity and Professional Liability insurance While these requirements are common to all assessors and the Government approves accreditation schemes to
Recommendations report The recommendation report is included with the EPC to improve the energy efficiency of the building. The recommendations only include those improvements that are appropriate for the building. For each recommendation indicative paybacks are noted. Recommendations are provided in four categories, of which
monitor those assessors to ensure these requirements
the first three are identified by the SBEM software based on
and upheld, there will be practical differences between
the Assessor’s inspection:
schemes, and you are free to only offer commissions to
• with a short term payback – less than three years
Assessors who are accredited with particular schemes,
• with a medium term payback – between three and
as you prefer.
seven years • with a long term payback – greater than seven years
Accreditation Schemes make checks on work undertaken by Assessor to confirm they are working to quality
• other recommendations (based on the energy assessor’s knowledge)
standards. Accreditation schemes do not have the power to enforce the regulations - these powers lie with the
Your assessor is well placed to assist you in deciding
authorities named earlier in this fact sheet.
the best course of action to take if you wish to make improvements to the energy performance of the building.
If you need to check the authenticity of an EPC, or verify
Any services the Assessor offers in this respect will be
that the person who produced the assessment is properly
covered by a separate instruction from the preparation
qualified and accredited, go to www.ndepcregister.com.
of the EPC.
[This is the address for non-domestic properties there is a separate register for dwellings]. You can verify the credentials of your energy assessor online, by searching on the energy assessor’s name or accreditation scheme membership number.
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© 2009 National Energy Services Ltd.
Disclaimer regarding general information:
This factsheet, made available by NHER, is only intended as a general guide to provide background information. All reasonable steps have been taken to ensure its accuracy, but neither NES Ltd nor the NHER Accreditation Scheme can be held liable for any errors or omissions contained herein, nor any loss or damage howsoever arising from the use of this appendix, or variants of it. Contact: NHER Accreditation Team 01908 44227 7
The National Energy Centre, Davy Avenue, Milton Keynes MK5 8NA T: 01908 672787
F: 01908 662296 E: [email protected]
W: www.nher.co.uk
01/10/2009
