Energy Peformance and
Display Energy Certificates

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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 Developments.

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 frequently.

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 Government funding.

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 were implemented.

An EPC is only required when a building is sold or rented out. New tenancies are a common reason to need an EPC.

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 being offered.

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 funding.

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.

A new re-draft of the regulations was launched on 9th January 2013 and contains some important provisions, as follows;

For Energy 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 regulations.

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.

The 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.

For detailed advice, initially contact Sarah Edwards

Further reading

PDF Document: A guide to Energy Performance Certificates for the construction, sale and let of non-dwellings>

Display Energy Certificates>


 EPC News

NEW ENERGY INEFFICIENCY REGULATIONS for Non Domestic Buildings presented to Parlimment – Require an E Rating.

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