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Davis Brown Ltd have qualified Energy Assessors who are able to carry out both Residential
and Commercial EPC’s.
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Homes are energy rated into one of seven bands from A to G, where A is high efficiency
and G is low efficiency. An energy rating is calculated by entering data from a
survey (property dimensions, wall construction, windows, boiler type etc.) into
a computer program which generates an output rating on a scale from 1 to 100 (1
being low rating and 100 being a high rating). This energy rating is linked to the
cost of heating, lighting and hot water per square metre of the property. The current
average rating for a property in England and Wales falls within bands D – E.
Two charts will be displayed in the Energy Performance Certificate:
- Energy efficiency rating
- Environmental impact (based on CO² emissions)
The survey is a non-intrusive and evidence-based only. An Energy Assessor who conducts
the survey will only record what can be visually inspected. Areas that are inaccessible
(e.g. under the floor or within a flat roof) will be assumed to have levels of insulation
commensurate with the age and type of build. If insulation has been added at a later
date, then documentary evidence (e.g. builder’s receipts or photographs) will be
required. An Energy Assessor is not permitted to accept the word of a homeowner
alone as evidence. The energy survey is not a structural survey and does not convey
any information about the structural integrity or condition of the building. All
heating, lighting and plumbing systems found within the building will be assumed
to be working correctly.
The EPC will contain a table giving a description of the energy efficiency and environmental
performance of the walls, floor, roof, windows, main heating and main heating controls,
hot water and lighting.
There are two types of energy certificate required for new and existing commercial
buildings: Energy Performance Certificates (EPC) will be required on construction,
sale or lease of all buildings from October 2008. Display Energy Certificates (DEC)
are required for public buildings over 1,000m².
From April 2008 all newly constructed non-dwellings will require an Energy Performance
Certificate and existing buildings with a floor area over 500m² will require an
EPC when sold or rented. The Certificate will include an energy rating, as well
as advice on how to make cost effective improvements to the building to make it
more energy efficient. The ratings will be similar to those currently used for white
goods, ranging from A to G, with A the best and G the worst. From October 2008 the
requirement for an EPC will be extended to all non-dwellings sold or rented (not
just those over 500m²). From January 2009 air conditioning systems (larger than
12kW) will be subject to inspection every five years.
Exemptions to the requirement for an EPC are:
- Places of worship
- Temporary buildings in use for less than two years, e.g. site offices
- Low energy demand buildings such as agricultural buildings, e.g. barns
- Stand alone buildings less than 50m², e.g. sheds and summer houses
Newly constructed buildings
All newly constructed buildings will require an EPC. Off plan buildings do not require
an EPC until the construction is complete, however the government are encouraging
the production of a predictive EPC based on the building regulation compliance check
at the design stage.
Commercial Sales and Lettings
An Energy Performance Certificate is valid for 10 years and must be made available
to a prospective buyer or tenant at the earliest opportunity before entering a contract
for sale of lease but no later than the release of marketing material or the request
for a visit to the property. For commercial lettings an EPC is only required for
a newly leased property. There is no need to obtain an Energy Performance Certificate
for an existing tenancy. If a valid Energy Performance Certificate still exists
when changing tenants no new certificate is required. This applies to both private
and social sector landlords and tenants.
Landlords and property managers are responsible for ensuring that an Energy Performance
Certificate and/or Display Certificate is made available.
Energy Performance Certificates are valid for 10 Years except for marketed sales
of dwellings where a Home Information Pack is required and the EPC must be no older
than twelve months at the time of pack assembly. Display Energy Certificates are
valid for 10 years. The accompanying advisory report on cost effective improvements
is valid for 7 years.
Building Control will enforce certification of newly constructed buildings Trading
Standards will enforce certification of existing buildings. Penalty fines will apply
if a valid certificate is not produced up to 6 months after the certificate was
required or a valid Display Energy Certificate is not displayed.
Public buildings over 1,000m² occupied or part occupied by public authorities or
by institutions providing public services and therefore frequently visited by the
public, will require Display Energy Certificates (DECs). This form of certificate
must be publicly displayed within the building and is different in form and content
from an Energy Performance Certificate. Display Certificates are produced using
a different methodology and are based on actual energy usage over a three year period
(if available). The building is given an Operational Rating (OR) which assesses
how well it has been operated based on actual energy consumption information. Display
Energy Certificates will come to come into effect from 6 April 2008 and must be
renewed every year. This is in addition to the requirement for an EPC when a public
building is constructed, sold or rented out.
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