FAQ

1. WHAT IS A DOMESTIC ENERGY PERFORMANCE CERTIFICATE?

An Energy Performance Certificates tell you how energy efficient a home is on a scale of A-G. The most efficient homes - which should have the lowest fuel bills - are in band A. The Certificate also tells you, on a scale of A-G, about the impact the home has on the environment. Better-rated homes should have less impact through carbon dioxide (CO2) emissions. The average property in the UK is in bands D-E for both ratings. The Certificate includes recommendations on ways to improve the home's energy efficiency to save you money and help the environment. Click on the link for an example Domestic EPC.

2. WHY DO WE REQUIRE EPC'S?

They are required under EU law by the Energy Performance of Buildings Directive (EPBD). Each member state of the EU is responsible for implementing the directive. The Scottish Government via Scottish Building Standards (SBS) is responsible for the implementation of the directive.

3. HOW LONG DOES THE EPC SURVEY TAKE?

Once the site visit has been arranged then one of our Energy Assessors will travel to your property. The inspection should take less than a 1 hour, depending on the size of the property and we will cause the minimum of inconvenience. Be aware that our Assessor will need access to the loft space and your boiler, so by making these available before inspection would make the visit quicker.

This is what is required to be inspected on the assessors visit:

Wall Construction Type. *
Type of windows installed & the number/percentage of double glazed windows. *
Cavity wall insulation. *
Solar panels and wind turbines. *
Make and model of boiler and type of flue used. *
Type of heating controls. *
Type of heating system and controls used e.g. radiators, under floor heating etc. *
Open fireplaces. *
Factors affecting heat loss e.g excessive window areas. *
Energy saving light bulbs. *
Size of hot water cylinder. *
Roof insulation type, thickness and location. *
Type of main fuel used for heating and hot water/utility meters. *
Conservatories and extensions. *
Number of heated habitable rooms and measurements.
Internal and/or external measurements of the main property.

* Please note that these information’s need to be backed up by photographic evidence, and therefore the assessor will be required to take photographs which will be kept on file for reference only.

4. WILL I STILL REQUIRE AN EPC IF THE PROPERTY IS BEING RENTED?

From October the 1st 2008 it will be mandatory for all landlords in England and Wales to make an EPC available to any prospective tenant free of charge. This will only be applicable when a new tenant enters the property from the October the 1st.

5. WHAT IS A COMMERCIAL EPC?

A Commercial EPC is a certificate that tells the energy efficiency of a building using an A -E Rating 'A' being the best. This can help a potential buyer or tenant of a building to compare the energy efficiency of a similar building. Click on the link for an example Commercial EPC.

6. WHAT DO I GET WITH MY COMMERCIAL EPC?

As well as the energy certificate itself you will also receive a recommendations report, to help the client see where the energy efficiency can be improved.

7. HOW LONG DOES AN COMMERCIAL EPC LAST?

An EPC for domestic or non-dwelling will be valid for 10 years or until replaced with a newer one.

8. DO I NEED A NEW EPC EVERY TIME I LET MY BUILDING?

As long as a valid EPC exists for the building, you can provide this to prospective tenants. An EPC is valid for 10 years and during this period you can provide the same EPC to prospective tenants. This EPC will no longer be valid if a newer EPC has been registered. You will need a Commercial EPC if you are selling or renting out a commercial property. You would also need one if you are building a property as well as Part L2 Building Regulations Compliance. A property cannot be sold or rented without an EPC being carried out.

9. DO I NEED A NEW EPC EVERY TIME I SELL A BUILDING?

As long as a valid EPC exists for the building, you can provide this to prospective buyers. An EPC is valid for 10 years and during this period you can provide the same EPC to prospective buyers. This EPC will no longer be valid if a newer EPC has been registered.

10. CAN A PROSPECTIVE TENANT OR BUYER WAIVE THEIR RIGHT TO RECEIVE AN EPC?

The relevant person has a duty to make available an EPC to a prospective buyer or tenant and will be liable to a penalty charge if he fails to do so, irrespective of whether the prospective buyer or tenant purports to waive an entitlement to receive the certificate.

11. DO I NEED AN EPC IF I HAVE EXCHANGE CONTRACTS TO SELL OR LET BEFORE THE DATE ON WHICH THE REGULATIONS APPLY TO MY BUILDING, BUT HAVE NOT YET COMPLETE THE TRANSACTION?

The last point at which the duty to make available an EPC may be satisfied is before a prospective buyer or tenant enters into a contract to sell or rent the building i.e. upon exchange of contracts. The Department considers that this is the point which determines whether or not the Regulations are in force in relation to a transaction. In this case the contract has been exchanged before the date on which the Regulations apply to the building and the duty to make available an EPC will not arise.

12. WHERE CAN I FIND AN ENERGY ASSESSOR?

www.epctotal.co.uk

13. DO I HAVE TO ACT ON THE RECOMMENDATIONS?

You are under no obligation to act on the recommendations for energy improvements to the building. However, taking action on the recommendations is likely to improve the energy efficiency of your building, reduce your fuel bills, cut its carbon emissions and could make it more attractive to potential buyers or tenants in the future.

14. WHAT IF A BUILDING IS REQUIRED URGENTLY FOR RENTAL AND THERE IS NO TIME TO COMMISSION AN INSPECTION?

This is permissible under the regulations if there is an emergency requiring a tenant’s urgent relocation. An EPC should be provided as soon as reasonably practicable after renting out the building.

15. DO I NEED AN EPC IF A BUILDING IS TO BE DEMOLISHED?

If you can demonstrate the building is suitable for demolition and the resulting site is suitable for redevelopment and you believe on reasonable grounds that the prospective buyer or tenant intends to demolish the building, you do not need to provide an EPC. Generally this can be demonstrated by having the relevant planning permission or evidence that planning permission has been applied for.

Also following buildings do not require an EPC by law these include:

Buildings are to be demolished, reasonable proof needs to be in place in this regard.
Buildings which are used primarily or solely as places of worship.
Temporary buildings with a planned time of use of two years or less (e.g. site huts).
Certain industrial sites, open-sided multi-storey car parks and non-residential agricultural buildings such as barns with low energy demand.
Stand-alone buildings with a total useful floor area of less than 50 m2 which are not dwellings.

16. BUILDING WITHOUT AN EPC?

The penalty for failing to make a commercial EPC available to any prospective purchaser or tenant when selling or letting commercial premises is fixed, in most cases, at 12.5% of the rateable value, with a minimum fine of £500 and a maximum fine of £5,000. Having paid the fine the commercial EPC is still required - so it's not an option!

17. WHAT ARE THE BENEFITS TO ME AS AN OWNER OR LANDLORD OF OBTAINING AN ENERGY PERFORMANCE CERTIFICATE (EPC)?

In simple terms you cannot sell a commercial building or rent it to a new tenant without obtaining an Energy Performance Certificate!
If an EPC is in place at the time of marketing the property, it will minimize any potential for delays in the property selling process. It is a legal requirement to have the EPC in place and by having one in place earlier rather than later, will avoid any potential for the Local Authority to impose fines for non compliance and limit the potential for delays in the legal process of the sale/let..

A good energy rating can help you to sell or rent out your property. A good energy rating indicates to a prospective buyer or tenant that the property is energy efficient and may therefore help you to achieve a better sale or rental price than for a building with a poor energy rating.

18. WHAT HAPPENS IF THE BUILDING GETS A POOR ENERGY EFFICIENCY RATING?

A poor rating would indicate that the building could be more energy efficient. It is not unusual for older premises to have a poor rating and clients should not be unduly worried by such a rating. However, following the survey, the Assessor may well identify a number of ways in which the building's energy efficiency could be improved at minimal cost. This may then provide more favourable reading to any intended purchaser/tenant. These Recommendations will be listed in the Recommendation Report that is be prepared at the same time as the Energy Performance Certificate.

19. DISPLAY ENERGY CERTIFICATES (DEC)

Larger public buildings must have Display Energy Certificates (DECs) on show. They may also require Energy Performance Certificates if they have been recently constructed, modified, sold or leased. Air conditioning checks must also be carried out.

DECs show the public how much energy a building uses and how energy efficient it is compared with other similar buildings. They are accompanied by advisory reports that list cost-effective measures to improve energy ratings.

This guide informs energy assessors about carrying out assessments and producing DECs and advisory reports. It explains the role of assessors in producing DECs, and how to get and keep accreditation. You can also find out about collecting the information needed for a DEC and assessing the operational rating of a building.

20. WHEN A DISPLAY ENERGY CERTIFICATE IS REQUIRED

Occupiers of larger public buildings must have a Display Energy Certificate (DEC) - together with an associated advisory report.

DECs are valid for one year. They are needed whether or not the building has an Energy Performance Certificate (EPC) and in addition to any requirement for air conditioning checks. The advisory report is valid for up to seven years.

21. PREMISES THAT DO NOT NEED A DEC

The following types of premises do not need a DEC:

premises of private organisations that share a building with a public authority or institution that needs a DEC, irrespective how much of the building they occupy
premises operated by businesses - although this may change in the future
restricted access buildings - such as research labs on campuses

Provided that you use the same procedure and a suitably accredited energy assessor, you may produce a DEC on a voluntary basis for premises that are not legally required to have one.

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