High volume independent experts in Commercial Energy Performance
Certificates and Display Energy Certificates covering UK and Eire.
Energy Performance Certificates for existing buildings and new
Existing buildings for sale or let
The Energy Performance of Buildings
Directive introduced certification requirements for all commercial
buildings across Europe, and this has now been in place for some
years, although the Legislation is strengthening and being updated
Since 1 October 2008 all commercial buildings
require an EPC on sale, rental or upon construction. It is the
responsibility of the person selling or renting a building to have a
valid EPC to show to prospective buyers and tenants. The latest
amendments to the legislation also make the Estate Agent
responsible. EPCs are now necessary to access various types of
The certificate is valid for ten years,
or until a revised EPC is prepared for alteration reasons. The
certificate records how energy efficient a property is as a building
providing ratings from A-G and is accompanied by a recommendation
report that lists measures to improve the energy rating. A rating is
also given showing what could be achieved if all the recommendations
An EPC is only required when a building is
sold or rented out. New tenancies are a common reason to need an
The sale and let of commercial buildings can be complex
with floors let to different tenants, and with a mixture of retail,
office and residential accommodation. The EPC required for any space
offered for sale or let must reflect the accommodation on offer.
An EPC can be prepared for the whole building, even if that
building has parts designed or altered to be used separately with
separate heating systems. ACI Reports often undertake shopping
centre work where complex calculations are required, at level 4 or
even level 5 EPCs, which require dynamic modelling (DSM). This type
of work is an example of the Assessor Company needing to understand
the Legislation, when many individual tenancies are involved.
If a building has a common heating system, then the seller or
prospective landlord can prepare (or make available) an EPC for the
whole building or for a part designed or altered to be used
separately. The EPC will be based on the energy consumption of the
building apportioned in relation to the area of the accommodation
For buildings with separate parts and
separate heating systems, an EPC can be prepared for each part of a
building that is being offered separately for sale or let.
Buildings with Residential accommodation; Any separate residential
accommodation that is self-contained will require its own EPC (using
SAP or RdSAP as appropriate). Residential space that can only be
accessed via commercial premises (i.e. a house with a shop in a
downstairs room or a shop with accommodation where the access is
through the shop) will be assessed with the commercial premises as a
single building (where SBEM is more appropriate).
Modifications to a building; If a building is modified to have more
or less parts that are designed or altered to be used separately and
the modification includes the provision or extension of heating, hot
water, air conditioning or mechanical ventilation then an EPC for
the building must be provided on completion of the work.
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 Ł5,000.
Enforcement is carried out by local Trading Standards departments.
There are certain exemptions, such as;
Places of worship;
Temporary buildings with a planned time of use less than two years;
Stand -alone buildings with a total useful floor area of less than
50m2 that are not dwellings; Industrial sites, workshops and
non-residential agricultural buildings with low energy demand.
In respect of Feed in Tariffs for such things like Solar
Heating, Renewable Heat incentive and Green Deal, it is a
requirement to have an EPC undertaken before any work takes place,
and a second EPC upon completion. ACI Reports undertakes a constant
stream of EPCs in relation to Feed in tariff schemes and are experts
in advising how to ensure compliance with this sector of government
ACI Reports have various low cost or no-cost options
for renewable and power saving schemes; call us should you wish to
discuss with no commitment. ACI Reports are an independent
Organisation, we are not tied to any form of contractor and
therefore offer independent advice at all times.
re-draft of the regulations was launched on 9th January 2013 and
contains some important provisions, as follows;
Performance Certificates in Scotland.
A need to include the
energy performance indicator of the EPC (e.g. EPC=B) in all
advertisements in commercial media. This is an amendment to the EPB
The area threshold above which an EPC is
required to be displayed in public buildings changes from 1,000 m˛
to 500 m˛. This is an amendment to the EPB regulations, building
regulations and revised standard 6.9 and accompanying guidance in
the Technical Handbooks.
Introduction of a requirement to
display an EPC (if a valid EPC exists) in a prominent position in
all non-domestic buildings over 500 m˛, other than public buildings,
which are frequently visited by the public. This is an amendment to
the EPB regulations, building regulations and revised standard 6.9
and accompanying guidance in the Technical Handbooks.
requirement to display EPCs in existing public buildings and
buildings visited by the public (noted above) is now addressed and
enforced through regulation 9 of The Energy Performance of Buildings
(Scotland) Regulations. The previous Direction to Local Authorities
applying standard 6.9 to this issue is therefore withdrawn.
New construction/buildings requiring Design
Stage EPCs and Completion EPCs
ACI Reports are regularly commissioned to
undertake EPCs which are necessary as part of the Building
Regulations application and sign off process. We work as part of the
team, producing what the EPC prediction is likely to be whilst based
on the Architects drawings. It is critical that the EPC consultant
is brought in early to avoid possibly significant design changes
later, at great cost. We advise on the correct renewables to include
within any scheme, and advise on costs in addition to “feed in
tariffs”. ACI Reports undertake design stage EPCs on both commercial
and residential premises.
Upon completion of any scheme in
the UK it is a requirement to produce an “As Built EPC” and this EPC
must meet the required grade. It is not a straightforward exercise,
but ACI Reports have skilled staff who will advise, and provide any
client with a fixed price per site/unit.
advice, initially contact Sarah Edwards
PDF Document: A guide to Energy
Performance Certificates for the construction, sale and let of
Display Energy Certificates>
NEW ENERGY INEFFICIENCY REGULATIONS
for Non Domestic Buildings presented to Parlimment – Require an
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