www'wict'co'uk

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ENERGY PERFORMANCE CERTIFICATES
James Cleaver MRICS - Asset Manager Information
sourced from FABER MAUNSELL AECOM Manches EPC
Briefing Note
www.wict.co.uk
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Aim of the Presentation
Establish WHAT EPCs are WHO needs them and WHY
they are required
Look at the differences between EPCs DECs
Who can produce EPCs, who's responsibility is
it to provide one.
EPCs in Practice
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EPCs DECs What's the difference
Certificates that show the energy performance of
a building in terms of its Carbon Dioxide
Emissions.
There are currently TWO TYPES of certificates
Display Energy Certificate (DECs) (Public
Buildings Only)
Energy Performance Certificate (EPCs) (All
buildings)
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What do EPCs DECs Show
Similar to the Certificates provided on domestic
appliances.
Provide building owners, occupiers and purchasers
information on the carbon performance of there
building.
Rating is expressed using a CO2 index
A
(Most Carbon Efficient)
G
(Lest Carbon Efficient)
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DECs What are they?
Currently required for

• Public buildings
• Frequently visited by the general public
• With a useful floor area gt 1000m2

Carbon rating based on ACTUAL energy consumption

Updated each year to reflect energy use in the
most resent 12 months
Accompanied by an advisory report updated every
7 years
Displays last 3 year trend in CO2 emissions
Must be displayed ( gt A3 size) in a prominent
place
You will only need to have an EPC if you
construct (including certain modifications), sell
or let your building
If you do have an EPC for your building, the
rating must be displayed on your DEC. 
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EPCs What are they?
Currently required for all buildings....whenever

• Constructed (Including extensions,
  modifications)
• Sold (Including sale and lease back)
• Let (Including assignments, sub lets etc...)

Not required for

• Lease Renewals or Extensions
• Surrenders
• CPOs

Carbon rating based on POTENTIAL energy
consumption of the building
Rating calculated using approved software
Accompanied by a recommendations report.
Valid for 10 years
Must be made available to the building owner or
potential buyers/tenants.
No need to display.
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When are they required?
Building 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
EPCs and DECs have been a legal requirement in
England Wales since October 2008
EPCs are required for all building types (homes,
commercial, public buildings)
DECs are only required for Public Buildings with
floor area gt 1000m2
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European Energy Performance of Buildings
Directive
EPBD...........

• Article 3 National Calculation Methodology
• Articles 4 to 6 Building Performance Standards
• Article 7 Energy Certification EPC/DEC
• Article 8 Boiler inspection/advice
• Article 9 Air Conditioning Inspection
• Article 10 Independent experts

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Article 3 National Calculation Methodology
Methodology for assessing carbon emissions in new
buildings
Allows CO2 carbon targets set and measured
building regulation Part L
Development of approved software

• iSBEM
• Hevacomp
• IES
• TAS

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Articles 4 to 6 Building Performance Standards
Part L (England Wales)
Minimum Standards

• U Value
• Air Leakage
• ME plant efficiencies
• ect

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Articles 7 10
Article 7 Energy Certification EPC/DEC
Article 8 Boiler inspection/advice
Article 9 Air Conditioning Inspection
Article 10 Independent experts
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Legislation England Wales
Energy Performance of Buildings (Certificates
and Inspections) (England Wales) Regulations
2007
Part 2 Energy Performance Certificates (EPCs)

Part 3 Display Energy Performance Certificates
(DECs)
Part 4 Inspection of air conditioning systems

Part 5 Energy Assessors
Part 6 Register of certificates reports
Part 7 Enforcement
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EPCs in Practice
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How are EPCs Generated
Rating on the certificate Asset Rating
Shows the potential CO2 emissions performance
assuming standard occupancy
Not based on real/metered data calculated by
approved software.
Rating based on the total CO2 emissions
associated with the fixed building services only
(Such as heating and lighting)
It does not include the CO2 associated with
small power devices such as PCs, task lighting
and lifts etc.
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Approved Software
The rating is calculated using the approved
software.
Software compares emissions from the actual
building to a reference building.
Reference assumes to use mixed-mode ventilation
(i.e. Natural ventilation supplemented by
mechanical cooling only when required.
Naturally ventilated buildings HIGHER EPC
rating
Fully air conditioned building - LOWER EPC
rating
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Software Inputs
Activity type in each room
ME Plant details
Wall/roof construction
Ventilation Strategy
Elevations
Approved Software
Low / zero carbon technologies
Building Plans
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EPC Certificates
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Recommendations Report
Automatically Generated by software
Lists options not already considered for carbon
reduction
Options shoe
Typical payback short, medium long term
Potential CO2 impact high/low
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Recommendations Report
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What will the assessor do ?
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Who can generate EPCs ?
Article 10 of EPBD requires that
EPCs must be produced by an accredited energy
assessor
National Occupancy Standards (NOS) have been
defined for accreditation schemes.
An accredited assessor must be - Accredited to
generate EPCs - Accredited to use an approved
piece of software
Accreditation bodies are responsible for quality
control, code of conduct, complaints procedures
and submitting EPCs to the register.
To find an accredited assessor, please visit
www.ndepcregister.com
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Accredited Assessors
There are 3 different levels of competence of non
domestic energy assessor.
The correct level of assessor must be used
depending on the characteristics of the building
LEVEL 3 Small/simple building (e.g. Doctors
surgery) LEVEL 4 Medium scale
buildings/simple facades (e.g. Small office)
LEVEL 5 Complex buildings Facades (e.g.
Large office)
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Are any buildings exempt from EPCs ?
EPCs are NOT required for - Places of
worship - Temporary buildings (less than 2
years planned use) - Industrial buildings with
low energy demand - Non domestic buildings
with a useful floor area less than 50m2 -
Buildings due for demolition. - Commercial
occupation under licence.
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Who is responsible for producing EPCs
When a building is CONSTRUCTED - Person
carrying out the construction .... (i.e.
Contractor) - EPC must be generated once the
building is physically complete - Building
control wont sign off the building until they
have seen an EPC
When SOLD or LET - Responsibility of the
owner/landlord of the building. - Must provide
an EPC to potential buyers/tenants free of
charge.
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Who is policing EPCs
Newly constructed or modified building -
Building control should check before sign off.
Buildings that are SOLD or LET - Checks
Local Authority Trading Standards Officers -
Fixed penalty of 12.5 of the rateable value of
the building, with a default penalty of 750
where the formula can not be applied. -
Minimum 500 - Capped Maximum of 5,000
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What happens if I modify my building ?
Only need to generate an EPC if the building is
modified to have - More or fewer parts that
it originally had (i.e. Extension/demolition of
part of the building. - The modification
includes the provision or extension of fixed
services for heating, air conditioning or
mechanical ventilation.
Responsibility Person carrying out the
modification works should give an EPC and
recommendation report to the building owner.
Building Control Wont issue a certificate of
completion until they are satisfied that an EPC
has been generated.
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Further Guidance on EPCs
DCLG guidance is available on-line
www.communities.gov.uk
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EPC NEWS!
The European Commission and Parliament are
considering recasting the EPBD to introduce a
number of key changes- DEC to be displayed in
buildings larger than 250m² that are occupied by
a public authority EPC to be displayed in
commercial buildings larger than 250m² that (a)
are frequently visited by public and (b) where
an EPC has previously been produced on the sale,
rent or construction of that building The
energy performance of existing buildings of any
size that undergoes major renovations to be
upgraded in order to meet minimum energy
performance requirements. Currently, there is a
threshold of 1,000m² Minimum energy
performance requirements to be set in respect of
technical building systems, e.g. boilers,
air-conditioning units etc
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EPC NEWS!

• Commission to establish common principles for
  definition of Low and Zero Carbon (LZC)
  buildings. The definition of LZC to be
  determined by Member States but it must be in
  accordance with the principles set by the
  commission Requirement to set targets for
  increase in LZC buildings with separate targets
  for
• new and refurbished dwellings
• new and refurbished commercial buildings
• buildings occupied by public authorities
• Member States to aim for cost optimal levels of
  energy performance of their buildings using a
  methodology developed by the Commission

The UK is in support of the changes and the full
review can be downloaded at www.diag.org.uk
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QUESTIONS