From 6 April 2008, commercial buildings will need EPCs whenever they are constructed sold or let. This new regulation stems from the European Energy Performance of Buildings Directive, which requires all European countries to establish minimum energy performance standards for buildings.
What is an EPC?
The EPC is commissioned by the seller (or their agent) from an accredited Energy Assessor, who visits the property to collect the relevant data and creates the certificate. The Energy Assessor will investigate both internal and external premises.
The EPC will provide a rating for the building, showing its energy efficiency and its environmental impact on a scale from A-G (where A is the most efficient and G the least efficient), in graphical format (shown below). It will be accompanied by a recommendation report on ways to improve the building's energy rating.
What is the time-table for implementing measures?
- from the 6 April 2008 on the construction, sale or letting of all commercial buildings of more than 10,000 m²
- from 1 July 2008 on the construction, sale or letting of all commercial buildings of more than 2,500 m²
- from 1 October 2008 on the construction, sale or letting of all remaining buildings that are not dwellings
Who provides the EPC?
How much does an EPC cost?
The Government has estimated the cost of an EPC survey to be from £250-£500 for small premises and up to £2000 for larger premises. However, these estimates are unrealistic as there is a shortage of trained assessors to handle commercial property, which will undoubtedly drive up the cost of obtaining an EPC and the time it takes to obtain one.
How long is the EPC valid for?
An EPC for non-dwellings is valid for 10 years from the date on which the Energy Assessor issued it (as opposed to 12months for residential premises). This 10-year window therefore allows for the same EPC to be used for successive lettings of the same property or on assignments of leases within that time span. However, if a subsequent EPC is obtained or provided in that 10-year period, the earlier EPC is invalidated.
When must an EPC be provided?
- when any written information about the premises is provided in response to a request for information received from the prospective buyer
- when a viewing is conducted
- if neither of the above occur, before entering into a contract to sell or let
What are the exceptions to the obligation of providing an EPC?
- places of worship
- standalone buildings with a total useful floor area of less than 50m2
- temporary buildings with a planned time of use of 2 years or less
- industrial sites, workshops and non-residential agricultural buildings with low energy demand
- in specified circumstances, buildings that are to be demolished
- off-plan sales of lettings before the construction of the building has been completed.
What should you do in preparation for the Energy Assessor?
- the year of property construction
- walls and roof construction
- signs of wall-cavity insulation
- energy-saving "green" devices (such as solar panels, for instance)
- number of double glazed windows and when installed
- number of open or closed fireplaces
- make and model of boiler and the type of flue and fuel used
- number of low energy light-bulbs
- type of heating system used and controls (wall thermostat etc...)
- roof insulation and thickness
- Measure the thickness of the hot water cylinder jacket or foam.
- Check for excessive window area in larger houses and take measurements of conservatories and extensions.
- Note the number of habitable rooms that are heated.
- Measure the internal or external areas of the home.
- Sketch and make notes relating to home and room layout.
Do tenants have to give access to the Energy Assessors?
What are predicted and interim energy assessments?
Interim energy assessments are required in 2 situations:
- When a property is bought off plan, an interim energy assessment must be provided. However a full EPC is required for the buyer when the home is completed.
- When a property is new premises built in accordance with the energy efficiency requirement of the building regulations that came into force in April 2006. These premises do not require the full EPC, only the energy-efficiency and environmental-impact graphs.
