EPC Advice from "The Expert"

Meet “The Expert”  – This man of mystery is an experienced consultant with a wealth of knowledge to share. In this article we look at Energy Performance Certificates and look in detail at Energy Performance Certificates and their implications on Commercial and Domestic properties.

 1.1 Why are Energy Performance Certificates required? 

An Energy Performance Certificate (EPC) is intended to inform potential buyers or tenants about the energy performance of a building, so they can consider energy efficiency as part of their investment or business decision to buy or occupy that building.

An EPC will provide an energy rating for a building which is based on the performance potential of the building itself and its services (such as heating, ventilation and lighting). The energy rating given on the certificate reflects the energy performance standard of the building   relative to a benchmark which can then be used to make comparisons with comparable properties. It is accompanied by a recommendation report, which provides recommendations on how the energy performance of the building could be enhanced, together with an indication of the payback period. 

Advice on EPCs from Envirowise

 1.2 What is an EPC and what does it mean?

The EPC looks broadly similar to the energy labels now provided with vehicles and many appliances. Its purpose is to indicate how energy efficient a building is. The certificate will provide an energy rating of the building from A to G, where A is very efficient and G is the least efficient. The better the rating, the more energy-efficient the building is, and the lower the fuel bills are likely to be. The energy performance of the building is shown as a Carbon Dioxide (CO2) based index.
Each energy rating is based on the characteristics of the building itself and its services (such as heating and lighting). Hence this type of rating is known as an asset rating.
The asset ratings will reflect considerations including the age and condition of the building. It is accompanied by a  recommendation report, which provides recommendations on using the building more effectively, cost effective  improvements to the building and other more expensive improvements which could enhance the building’s energy performance.

 1.3 What does a Commercial EPC contain?

In addition to the asset ratings, the EPC contains several other key pieces of information:

Reference information – This includes the unique certificate reference number (as stored in the central register), the date of issue of the  certificate and when it is expiry date.

Energy assessor details – This includes the assessor’s name,  accreditation number, company name or trading name and accreditation scheme.

 Information on how to complain or how to confirm that the certificate is genuine – The certificate will provide information on how to register a complaint about an unsatisfactory EPC and how to check the certificate is authentic. 

1.4 What types of buildings require an EPC?

An EPC is required for a building when constructed, sold or let.

For the purposes of the regulations, a building is defined as:

“a roofed construction having walls, for which energy is used to condition the indoor climate, and a reference to a building includes a reference to a part of a building which has been designed or altered to be used separately”.

For a building to fall within the requirement for an EPC it must have a roof and walls and use energy to condition the indoor climate using   heating, mechanical ventilation or air conditioning.
Where, in normal use, a building is expected to have heating, mechanical ventilation or air conditioning installed, even though none is fitted, it will require an EPC based on an assumed fit out. 

Commercial EPCs from Envirowise

 1.5 What defines a building? 

A building can either be:

• the whole of a building; or
• part of a building, where the part is designed or altered to be used separately.

In general terms an EPC should reflect the accommodation being sold or let. In practice this means any EPC provided should reflect the energy performance of the space being offered for sale or let.

To determine the requirement for an EPC in a building, the following should be considered:

 1.5.1 Selling or letting a building as a whole

An EPC can be prepared for the whole building. In these circumstances, even if that building is divided into parts designed or altered to be used separately with separate heating systems.

 1.5.2 Selling or letting part of a building

• Buildings with a common heating system.  If a building has a common heating system, then the seller or prospective landlord has a choice to make available an EPC for the whole building, or to make available an EPC for a part designed or altered to be used separately.

• Buildings with separate parts and separate heating systems. An EPC should be made available for each part of a building that is being offered separately for sale or let. The EPC should reflect the services in those part(s) being offered for sale or let.

 1.6 Is an EPC always required?

EPCs are not required on construction, sale or rent for:

• 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

Some properties may not require an EPC

EPCs are not required on sale or rent for buildings due to be demolished. The seller or landlord should be able to demonstrate that:

• the building is to be sold or let with vacant possession; and
• the building is suitable for demolition and the resulting site is suitable for redevelopment; and
• they 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)

 1.7 When do I need to provide an EPC?

A valid EPC and recommendation report must be made available free of charge by the seller or landlord to a prospective buyer or tenant when non-dwellings are sold or let. This information should be provided at the earliest opportunity and no later than:

• when any written information about the building is provided in response to a request for information received from the prospective buyer or tenant; or
• when a viewing is conducted; or
• in any event, before entering into a contract to sell or let.

 1.8 What’s the situation if I don’t do an EPC?

Local authorities (usually by their Trading Standards Officers) are responsible for enforcing the requirement to have an EPC on sale or let of a building. Failure to provide an EPC when required by the Regulations means you may be liable to a civil penalty charge notice. Trading Standards Officers may act on complaints or undertake investigations. They may request you to provide them with a copy of your EPC and recommendation report. If asked, you must provide this information within seven days of the request or be liable to a penalty charge notice. A copy of an EPC can be requested at any time up to six months after the last day for compliance with the obligation to make it available.

The penalty for failing to make an EPC available to any prospective buyer or tenant when selling or letting non-dwellings is fixed, in most cases, at 12.5 per cent of the rateable value of the building, with a default penalty of £750 where the formula cannot be applied. A formula is used as the costs of producing an EPC for non-dwellings are expected to vary    according to the size, complexity and use of the building. The range of penalties under this formula are set with a minimum of £500 and capped at a maximum of £5,000.

You have a defence against a penalty charge notice if you commissioned an EPC at least 14 days before it was required and despite all reasonable efforts you have not received a valid EPC at the relevant time. You will need to provide evidence that a proper request was made to an accredited energy assessor.

 1.9 How can Envirowise help?

Advice – Sometimes the situation regarding EPCs is complex.  Do I need one at all?   Do I need one or several?  How do I deal with common areas?  These are just a few of the questions we are asked almost daily. 

Envirowise employ experienced surveyors who have carried out Commercial EPCs on a wide range of buildings including small shops, small to major industrial units, schools and major shopping centres.

They would be happy to give you advice on the best way forward.

Carrying out EPCs  – Our prices are amongst the most competitive in the marketplace.  Please give us a call for a  competitive price on 0800 019 11 60 or eMail epcexpert@timberwise.co.uk

Our mark of quality

Envirowise share the Government’s recently reported concern about the use of unqualified ‘data gatherers’ impacting the quality and integrity of EPCs, and therefore only use our own qualified and accredited assessors which ensures that you will gain the best possible rating for your building.

Our assessors are trained by RICS and Elmhurst energy and are highly experienced  individuals and are qualified to do EPCs up to buildings categorised as ‘ Level 4’ – large   purpose built commercial buildings, often with complex heating and ventilation systems.

For Further information on Energy Performance and the solutions available visit our Energy Performance Pages or call 0800 019 11 60

Timberwise - The Energy People

Timberwise have a long history of providing specialist property care services across the UK. From damp proofing solutions to solve rising damp issues through to basement waterproofing to create dry living spaces our wide range of services caters for most property care issues. Timberwise are experts in property surveying and to complement our existing range of surveys we are now able to offer our clients Energy Performance Surveys to enable compliance with current legislation.

Timberwise are experienced business professionals, and our Energy Performance surveyors are trained and regulated by the RICS and Elmhurst Energy, who have been working on the energy performance of buildings since 2006. Our Energy Performance surveyors have completed over 700 Energy Performance Certificates in the domestic and commercial sectors.

• Commercial buildings EPC to Level 4
• Display Energy Certificates (DEC)  & Advisory Reports for public buildings
• Domestic EPCs
• Energy Performance of buildings consultancy

For more details on our Energy Performance services or to arrange an EPC visit our Energy Performance pages or call 0800 019 11 60