Common Questions regarding EPC’s
Q. What is an Energy Performance Certificate (EPC)?
A. An Energy Performance Certificate (EPC) is a method of rating how efficiently (or otherwise) a building utilises the energy required to allow it to be used for the pupose for which it was designed. The Certicate includes a coloured bar graphic and a rating from “A” to “G”. “A” is the most efficient – currently very few if any buildings are rated “A”. Every EPC has to be registered with the Landmark database in order to be valid. It also contains suggestions as to how the building rating could be improved and some guidance as to payback times. It should be noted that currently the energy cost bases used to calculate these payback times are only updated every 4 years !!
The LH graph shows the efficiency rating and the RH shows the envoronmental impact in terms of CO2 emissions
Q. Who needs an EPC?
A. Anyone who is offering a building (Domestic or Commercial) for sale or to rent. There are a few exceptions, such as unheated agricultural buildings, but as a rule of thumb the regulations apply to any permanent building which is either lived in or worked in.
Q. How long is an EPC valid for ?
A. A Domestic EPC is valid for 10 years or until a new EPC is produced and registered with the Landmark database. If improvements are made as a result of the EPC report, a new EPC may be commisioned to reflect the improvement in the ratings, but this is NOT mandatory.
A Commercial EPC is valid for 10 years or until a new EPC is produced. Again if improvements are made there is no mandatory requirement to update within the 10 years.
Q. Can my property “fail” the EPC?
A. No. This not a “pass” or “fail” situation. The EPC is simply a report in written and graphical form and currently compliance with the suggestions contained within are not legally enforceable.
Q. Both Domestic and Commercial EPC’s include ”Recommendations for improvement”. Do I have to comply with these ?
A. No. However, in the case of Commercial EPC’s the ”Recommendations Report” is a separate document carrying a different 20 digit reference number from that of the EPC to which it refers. This Report must also be lodged with the Landmark Database in the same way as the EPC. It should be noted that the Recommendations report MUST be made available to any potentional buyer or lessee together with the EPC.
Q. Who can produce EPC’s ?
A. Only a qualified and accredited Energy assessor can propduce EPC’s. Checks can be made via the Accreditation Service and the Landmark database. A qualified Energy Assessor should always carry a photo ID card which contains his/her accreditation number. This should always be checked because in most cases the accreditation service will be providing the Assessor’s Personal & Public Liabilty insurance.
REGARDING HOME INFORMATION PACKS (HIPs)
Q. What is the current position regarding HIPs (and are they still valid ?)
A. Immediately after the General Election on May 6th the new government changed the law so that HIP’s were no longer a requirement as a part of the house selling/buying process . This does not affect the validity of existing HIP’s or their contents and it is left open to solicitors and conveyancers to decide whether or not to make use of the information contained within an existing HIP. It is still possible to commision a HIP although there are fewer specialist HIP providors now. If you are in possession of a HIP for the property you are hoping to sell, you should show the HIP to your solicitor or conveyancer so that they can decide how much of the information contained in your HIP they are prepared to use. for instance “Water Searches” and “Property Information Questionaires” may still be valid or may only required a minimum amount of updating. It is likely that most solicitors will wish to do an up to date Local authority Search in order to ensure your security.
Q. What about EPC’s ?
A. The Energy Performance Certificate remains an essential part of the house selling process. The legislative changes regarding HIP’s as detailed above included the following:
1. Prior to a property being offered for sale or to let the vendor must be in possesion of a current EPC for that property, OR be able to demonstrate that an EPC has been ordered by a suitably qualified supplier (see above “who can produce EPC’s).
In any event completion of the sale cannot take place until a valid EPC is in existence.
2. As from May 13th 2010 all existing and new EPC’s are valid for 10 years from the certificate date ( top right on the first page)
3. In recognition of the fact that Energy Performance Certificates (EPC’s) have always been a part of European Legislation affecting all member states within the European Union, it is highly unlikely that the requirement for them will change.
Q. What are “DEC’s” ?
A. Display Energy Certificates are a simplified version of a Commercial Energy Certificate (CEPC) and are specifically used for Public or Government owned buildings to which members of the public have frequent access, and which are have a useful floor area in excess of 1000 square meters. Examples would be Town Halls, Civic Centres, Sports and Entertainment venues which are owned or managed by or on behalf of local authorities. Schools also fall into this bracket. The certificate is similar to an CEPC except that it is renewablw annually and shows comparison performance year on year. Like CEPC’s there is also a Recommendations Report, the contents of which although not mandatory are also reviewed annually as part of the renewal process.
DEC’s have to be displayed where they can conveniently be inspected by members of the public (usually in entrance halls and foyers etc)
Q. What’s this about Air Conditioning Inspections ?
A. All air conditioning systems with a power rating in excess of 12kw must have been inspected by 1st January 2011.
All air conditioning systems with a power output rating in excess 0f 250KW should have been inspected by 4th January 2009 !!
As with other energy requirements, the inspections must be carried out by a suitably qualified and accredited person.
It should also be remembered that the guidance from the Department for Communities and Local Government (CLG) who are responsible for monitoring this specifically states that where a premises has a number of small packaged air conditioning units ( commonly known as “cassette” types) each with an output of around 3KW, the total output is to be added together to establish the need for an inspection. THUS
if a property has 4 or more “cassette” type units the output will be 12KW+ and an inspection will be required before 1st January 2011.
The purpose of these inspections is to ensure public health safety (particularly with large systems where infections can affect poorly maintained systems) and also in the case of smaller units to ensure proper maintenance and thus most efficent energy useage.