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FAQs |
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Frequently Asked Questions about energy assessments. |
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Domestic, Commercial, DEC and New Build Energy Assessors |
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It is unlikely that a poor SAP rating in itself will unduly affect the value of a property. Only where two identical properties in the same location and state of repair is it likely that the property with the poorer SAP rating may fetch less when it is put on the market.
Older un-modernised properties where little has been changed since they were built will fetch less than properties that have been brought up to date. This is a reflection of their state and not their SAP rating, though a low SAP rating may be an indicator that a property is in need of refurbishment. |
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Display Energy Certificate: |
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General: |
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Yes, all member states within the European Union are instigating the EU Directive 2002/91/EC, which requires owners of domestic and commercial property to have an assessment regarding the energy performance of their property. This must also include an indicator of CO2 emissions. Article 7 of the Directive states that whenever a property is constructed, sold or rented out a certificate detailing energy performance must be made available. |
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In order to deliver Energy Performance Certificates to a consistently high standard the Government has issued regulations regarding what is in an EPC and who may undertake an Energy Assessment. The only people authorised to produce an EPC are those holding a Diploma in Home Inspection (Home Inspector) or a Diploma in Domestic Energy Assessment (DEA). |
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SAP stands for Standard Assessment Procedure and RdSAP stands for Reduced data Standard Assessment Procedure. The difference is that a SAP is calculated off plan at the time of construction of the property and requires much more detailed input than RdSAP.
RdSAP is used for existing properties that are not newly built. The RdSAP software has to make assumptions regarding certain aspects of the property’s construction and insulation. This is because, if a full SAP had to be calculated after construction then an Energy Assessment would be destructive to certain aspects of the property, and this is not practical.
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The reason an EPC is required at the time when a property is either sold or let is because it is a good time to undertake improvements. Putting in a new boiler or changing the central heating system is best done before the property is re-occupied. |
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Carbon dioxide emissions from buildings account for nearly one third of all UK emissions and the majority of this is from domestic dwellings. The Governments White Paper on Energy published in February 2003 highlighted the fact that CO2 emissions were adding to global warming. It committed the UK to reduce its Carbon Dioxide emissions by 60%, by the year 2050. Not only does it make environmental sense to reduce the use of fossil fuels, it also makes good political and economic sense.
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The recommendations in an EPC fall into three categories, lower cost measures, higher cost measures and further measures. Lower cost measures are those that generally cost less than £500 and may include such things as fitting low energy light bulbs or increasing the loft insulation. Higher cost measure are those costing more than £500 and an EPC may suggest replacing the current boiler with a new “A” rated condensing boiler. Further measures may suggest such things as fitting photovoltaic panels to the roof.
The EPC will show the cumulative effect on the SAP and EIR ratings by undertaking these suggestions. However, they are only suggestions and there is no legal requirement of the property owner to under take such work. |
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Commercial Energy Assessments have a number of similarities with Domestic Energy Assessments; for instance they must be undertaken when a property is sold or let and they can only be undertaken by an accredited Energy Assessor. Both are an assessment of the energy efficiency of the structure, known as Asset Rating and this is graphically displayed on the certificate. However, Commercial Assessments are much more complex as the Assessor must identify the structure, notate and measure each wall, window, door, floor, ceiling and roof within a building. The building must also be zoned by activity, heating, cooling, ventilation and lighting systems installed. All this information is entered into the SBEM software which then generates the Commercial Energy Performance Certificate (NDEPC). |
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Where a commercial complex has a domestic residence within its curtledge which can be accessed separately and has its own metered energy supply, it will require both a Commercial (NDEPC) and Domestic Energy Performance Certificate (EPC). Only an Energy Assessor who is accredited to undertake both could assess this property in a single visit.
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The difference between a Display Energy Certificate (DEC) and Commercial Energy Performance Certificate (NDEPC) is that the DEC is based on the actual energy used in the building. This is know as an Operational Rating and means that two structurally identical buildings can have two different ratings due to how the occupants use the energy supplied to the building. Whereas an NDEPC is an Asset Rating which looks at the energy efficiency of structure and is not directly affected by the energy consumed by the occupants. |
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The short answer is no, but a number of conditions have to be met. The building must be sold or let with vacant possession and be suitable for demolition and the resulting site suitable for redevelopment. The seller must believe, on reasonable grounds, that a prospective buyer or tenant intends to demolish the building (e.g. on evidence of an application for planning permission).
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Currently only public buildings with a floor area of 1000m² or more, which are visited regularly by the public, are required to exhibit a Display Energy Certificate (DEC) where it can be viewed by the public. Public buildings are deemed to be those whose occupants deliver a service which is or has historical been provided by the State.
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There is no legal requirement for non-public buildings to display a DEC. However large businesses and retailers may opt to display a DEC to show their commitment to reducing their carbon footprint. |
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The Advisory Report is an integral part of the DEC, and although not displayed, the Advisory Report details a full set of recommendations that will help improve the energy efficiency of the building and assist its occupants in achieving this. The Advisory Report which must accompany the DEC is valid for seven years whilst the DEC is valid for just one. |
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DEA Lincolnshire 53 Wragby Road Sudbrooke Lincoln Lincolnshire LN2 2QU |
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All energy assessments other than a DEC look at the component parts of a building and is referred to as an asset rating. That means it takes account only of the physical attributes of a property such as the buildings construction and the type of heating and lighting system installed. Then using a predefined data set it works out what the likely cost for heating and lighting the property will be together with the annual CO2 emissions. All Energy Performance Certificates for existing buildings come with a Recommendation Report giving indicative payback periods for improvements you could make to the property, so they will indicate what can be improved and what the likely financial return will be. |
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There are many things you can do to reduce your energy bills, but they fall into just two categories, energy consumption and energy cost.
The easiest thing to do is actually buy you energy more effectively at the lowest possible cost. There are currently thousands of different tariffs for domestic energy, fewer for commercial energy supply. If you take time to work out what a kilowatt of gas costs you at your current consumption rate you will begin to get feel for how to compare tariffs. By doing the same for electricity, you will see that a kilowatt of electrical energy is approximately two and half times more than gas. DEA Lincolnshire offer businesses a free service to help them buy their energy at the most competitive rates, for more information please call
Reducing energy consumption may be achieved in many different ways, examples are lower rooms temperatures, fit lower energy or LED lights, upgrade heating controls and install a more efficient boiler. More information about energy saving techniques can be found on The Carbon Trust’s website. |
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The Building Regulations lay down the standards that all building work must adhere to and covers every aspect of building work. Part L entitled the “Conservation of fuel and power” details the thermal standards that are required in new build and refurbishments.
The full set of The Building Regulation’s approved documents can be downloaded from the Planning Portal. |
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Building Control will require that submitted plans are compliant with Part L of the Building Regulations. This is achieved by showing that the proposed building emits the same or lower Carbon Dioxide emissions than the building’s Target Emission Rate (TER) as detailed in Part L. To do this the services of an New Build Energy Assessor will be required to run the proposed plan thorough SAP software for dwellings (often referred to as SAP Calcs.) or SBEM for commercial buildings.
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If the plan is to knock the wall through and remove the adjoining door so the conservatory or extension extends the room to which it is attached, then SAP calculations to show compliance with Part L of Building Regulations will be required. If however an external quality door is kept or installed and any heating in the new extension can be isolated, then SAP Calcs will not be required.
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On Construction Domestic Energy Assessors (OCDEAs) are the only people accredited to undertake SAP calculations to show that the plans submitted to Building Control for the construction or extension of dwellings are compliant with Part L of the Building Regulations.
New Commercial buildings requiring compliance checking can only be undertaken by a Commercial Energy Assessor (Non Domestic Energy Assessor NDEA) who is accredited at Level 4 or 5.
DEA Lincolnshire is able to undertake this work for both domestic and commercial buildings. |
