EPCs
In accordance with the EU’s Energy Performance of Buildings Directive, The Government of England & Wales has introduced legislation that implements measures to reduce carbon emissions from buildings. Since October 2008, all buildings need an Energy Performance Certificate (EPC) when they are sold, built or rented.
EPC implementation dates and levels of certification have been phased based on building size and complexity.
Certification requirements for commercial buildings
England:
- From 6th April 2008 all commercial buildings greater than 10,000 sq.m
- From 1st July 2008 all commercial buildings greater than 2,500 sq.m
- From 1st October 2008 all commercial buildings greater than 50 sq.m
EPC’s are required from 1st October 2008 for all ‘conditioned’ commercial buildings over 50 sq.m when they are sold, let, modified (building fabric or services) or constructed. A ‘conditioned’Â building is one with a roof and walls which uses energy to condition the indoor climate i.e. some levels of heating, mechanical ventilation or cooling.
Scotland:
- All buildings – 4th January 2009
What’s involved?
It is the responsibility of the property developer, owner, or landlord to obtain an EPC. EPCs are produced by accredited energy assessors. The assessment typically involves a survey of the building, a building energy model, recommendations for improvement and registration the certificate with the government’s online database.
Failure to provide an EPC can result in a fine of 12.5% of the rateable value of the building up to a maximum of ÂŁ5,000. Enforcement is carried out by local Trading Standards departments.
Transitional arrangements provide that where non-dwellings of floor area 10,000 sq.m or more were on the market prior to 1st April 2008, they need to have an EPC by 1st October 2008. If they are rented or sold before then, the EPC must be provided as soon as is reasonably practicable. Similar provisions apply to non-dwellings of 2,500 sq.m and more on the market before July 1st 2008.
What buildings will be exempt?
The following do not require an EPC:
- Places of worship
- Stand-alone buildings of less than 50 sq.m (except for dwellings)
- Temporary buildings with a planned usage period of two years or less
- Particular buildings with a low energy demand (e.g. barns)
- Buildings to be demolished are (in some circumstances)
- An EPC is not required for any (off-plan) sales or letting before the construction of the building has been completed but a predicted Energy Assessment (PEA) is usually required
An EPC is valid for ten years, or until a newer EPC is prepared.
What will the assessor look at in the building?
Thermal characteristics, heating and hot water systems, air conditioning, artificial ventilation, built in lighting installations, the position and orientation of the building, solar systems, natural ventilation and indoor climatic conditions.
EPCs and DECs in more detail
The way a building is constructed, insulated, heated and ventilated effects its energy consumption and carbon emissions.
The Energy Performance Certificate is one measure being introduced to help improve the energy efficiency of our buildings. It is part of a programme of work being rolled out across Europe to reflect legislation. Other changes require larger public buildings to display certificates (DECs) showing the energy efficiency of the building and the requirement for inspections of air conditioning systems.
Below is a summary of what is happening in England and Wales. Scotland and Northern Ireland are introducing their own regulations.
Energy Performance Certificates
The certificate provides energy efficiency A-G ratings and recommendations for improvement. The ratings – similar to those found on products such as fridges – are standard so the energy efficiency of one building can easily be compared with another building of a similar type. Acting on an EPC is important to cut energy consumption, save money on bills and help to safeguard the environment.
Display Energy Certificates for public buildings
By October 2008 Display Energy Certificates (DECs) will be required for larger public buildings to raise awareness of the energy efficiency of our public buildings.
The DEC should be displayed in a prominent place, clearly visible to the public at all times. They must be accompanied by an Advisory Report that lists cost effective measures to improve the energy rating of a building. The government is currently consulting on whether to extend this to private sector buildings.
A DEC is valid for one year and the Advisory Report is valid for seven years.
Inspections for air conditioning systems
An increasing number of buildings have air conditioning systems. Mandatory inspections will be required to ensure they are carefully managed and maintained to minimise energy usage.
The first inspection of all existing air conditioning systems over 250 kW must have occurred by 4 January 2009. The first inspection of all remaining air-conditioning systems over 12 kW must have occurred by 4 January 2011.
The inspection will include an assessment of the efficiency of the system with advice on improvements or replacements, as well as alternative solutions.
The full EPC timetable is provided below:
| 6 April 2008 |
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| 1 July 2008 |
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| 1 October 2008 |
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| 4 January 2009 |
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| 4 January 2011 |
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Note: a system first put into service on or after 1 January 2008 must have a first inspection within 5 years of it first being put into service.