Energy Performance Certificate - E.P.C

The Energy Performance Certificate (E.P.C.) is very similar to the labels found on modern domestic appliances such as refrigerators and washing machines.  The certificates will provide a rating of the energy efficiency and carbon emissions of a building ranging from A to G, A being the most efficient and G being the least efficient.  This rating is based on the potential energy use of the building and the potential emissions produced on an annual basis.  They will also provide a recommendation for any low cost improvements that cost no more than £500.  These are only recommendations which the building owner does not have to undertake.

These E.P.C.'s are valid for a period of 10 years and only have to be re-done after this period (for rental properties) if the tenancy is being renewed.  For existing properties which are being sold, the E.P.C. has to be reproduced every time the property is marketed.

Purpose - The purpose of the E.P.C. is to record how energy efficient a property is as a building.  Not unlike the fuel consumption figures for new cars, the Energy Performance Survey and resultant Certificate aims to give an idea to prospective home buyers or tenants, of the energy consumption of an average householder living in that amount of space.  It will show that by making small (low cost) changes, how they may reduce the running costs of a property.

A Certificate gives a rating based on it's Energy Efficiency, but it doesn't take into account how the home is used by the occupants.  The Certificates are calculated using Reduced Data Standard Assessment Procedure (RdSAP).  This procedure uses standard methods with standard assumptions about energy usage so that the energy efficiency of one building can easily be compared with another building of the same type.

EU Directive - Scotland, as part of the United Kingdom along with all other EU member states has an obligation under the Energy Performance of Buildings Directive (EPBD) to promote improvement in the energy performance of new and existing buildings.

Legislation - All properties for sale or for rent are required to provide a copy of the Energy Performance Certificate (E.P.C.) to all prospective buyers or tenants.  With effect from 4th January 2009 this will become a legal requirement.  Failure to comply is covered under section 25 of the Building (Scotland) Act 2003/EPC Regulations 2008 and could potentially result in a Penalty Charge of £500 per dwelling and £1,000 for non-dwelling.  Repeat offences could result in criminal charges and fines up to £5,000 per dwelling.

It is the legal responsibility of the building owner to affix the certificate to the building.  The E.P.C. should be indelibly marked and located in a position that is readily accessible, protected from weather and not easily obscured.  A suitable location could be in a cupboard containing the gas or electricity meter or a cupboard that houses the boiler or water cylinder.

Exceptions - 1. Temporary buildings - planned time of use of 2 years or less. 2. Stand-alone buildings less than 50M2 3. Buildings sold purely for demolition 4. Emergency accommodation/holiday lets - 12 week restrictions

WHo Can Produce and E.P.C.?

The Scottish Government has entered into protocols with a number of organisations and professional bodies.  Details of qualified and accredited members will be made available by the approved organisations.  Details of these organisations are available at:- http://www.sbsa.gov.uk/europeanissues/epcprotocols.htm

An Accredited Domestic Energy Assessor (D.E.A.) has not only been on a government recognised course, but has passed to and ABBE Level 3 NVQ.  Once they have qualified in order to produce E.P.C.'s they must join an accreditation body.  There are several bodies, but all must comply and uphold the guidelines set out by the government.  As part of the accreditation process the D.E.A. has to undergo a criminal record check through Disclosure Scotland.  The accreditation bodies have a responsibility to audit all D.E.A's annually.  The D.E.A. must also undergo compulsory continuing professional development. 

When does an E.P.C. have to be produced?

  • All dwellings for sale that do not have missives signed before 4th January 2009
  • All rented accommodations that do not have existing tenants after 4th January 2009, and those that do whenever the tenancy changes thereafter.
  • Right to Buy properties
  • Rented properties that have multiple tenants as log as the tenancy agreement for each tenant is for the building rather than just a bedroom with shared facilities.

The energy Performance survey

During the Energy Performance Survey the Domestic Energy Assessor (D.E.A) will need to inspect and make note of the following:-

  • The approximate year of property construction
  • The build type i.e. construction of the walls and roof
  • Make note of (usually) external or internal dimensions of the property.
  • Details as to how the property and water are heated making note of the model of boiler, and type of fuel used.
  • Details of the glazing pertaining to the property i.e. double of single pane glazing.  If it is double glazing, the approximate year of manufacture of installation is required.
  • The percentage of low energy light bulbs that are being used in the property.
  • Roof insulation and thickness and any additional external of internal insulation i.e. cavity wall insulation.
  • Type of electricity meter installed in the building
  • Note of any secondary heating and if there are any open fires
  • Take any measurements of any conservatories or extensions including approximate year of construction of the extension
  • Record the number of habitable rooms that are heated by the main heating system
  • Draw plans of the building's layout
  • Note any improvements that have been made i.e. solar panels

Evidence still requires to be recorded for most of these areas, mainly by taking photographs and notes.  All of these notes are covered under the Data Protection Act and are retained for up to 15 years following the survey.

These surveys are non invasive therefore no floorboards require to be lifted and no drilling into wall cavities etc. is required.