Efficiently Maintaining Commercial Buildings…
Efficiently Maintaining Commercial Buildings…
Guidance Note Regarding:
Energy Performance Certificates (EPC),
Display Energy Certificates (DEC)
And
A/C Inspections
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EPC’s and DEC’s
EPC’s will state an asset energy rating for the property, be accompanied by a recommendation report and will be
valid for no more than 10 years. These are required for most commercial buildings in excess of 50sq m.
DEC's state an operational energy rating and will be valid for 12 months; they are accompanied by an advisory
report valid for 7 years. These are required for public buildings.
EPC’s are required for most types of buildings, but where a property is occupied by public authorities or
institutions providing public services to a large number of persons and frequently visited by those persons (over
1000m2 in floor area) a DEC will be needed. As its name suggests the Certificate has to be clearly displayed
perhaps close to the main entrance of Town Halls, libraries, sports centres and similar buildings.
To gain an EPC or DEC the property has to be assessed by an accredited energy assessor who has been
approved by a body which has gained approval from the secretary of State. The accreditation process has been
determined by Department of Communities and Local Government (DCLG) or Scottish Building Standards
Agency (SBSA).
To calculate an asset rating the government has created and issued a computer tool called SBEM – Simplified
Building Energy Model. There are a number of modelling tools and simulation models, but it is worth noting that
to produce a DEC, twelve months actual energy use is required using billing or meter reading data.
On the EPC and DEC there will be an energy performance asset rating showing how energy efficient the building
is using a colour coded diagram. See below:
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More Energy Efficiency
Net zero CO2 emissions
Less Energy Efficiency
Benchmark>>
There are benchmarks included to show the comparisons with buildings similar to the one being rated. These
are replicated below:
If newly built
If typical of the existing stock
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Technical Information
The EPC also has some technical information included:
Main heating fuel:
Example – Natural Gas
Building Environment:
Example – Air Conditioning
Total useful floor area (m2):
Numerical Figure
Building complexity:
Numerical Figure
(NOS Level)
A/C INSPECTIONS
Air Conditioning (AC) inspections form the final part of the implementation of The Energy Performance of
Buildings (Certificates and Inspections) (England and Wales) Regulations 2007. The requirement for regular
inspections is a statutory obligation for owners or occupiers who control AC systems that serve a building or part
of a building. All AC systems with rated outputs over 12kW require an inspection by an Energy Assessor, at
intervals no greater than 5 years.
Inspections by Energy Assessors are intended to improve efficiency and reduce energy consumption, operating
costs and carbon emissions for AC systems.
Implementation Dates
The first inspection of AC systems under the Regulations to be carried out as follows:
st
For all systems first put into service on or after 1 January 2008, the first inspection must have taken place
within 5 years of the date when it was first put into service.
For other AC systems, where the effective rated output are more than 250kW the first inspection must
th
happen before 4 January 2009.
For other AC systems, where the effective rated output are more than 12kW the first inspection must
happen before 4th January 2011.
Key Points
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The inspections have to be undertaken by Accredited Energy Assessors, who have passed the relevant
training and have the knowledge and experience to issue a report on AC systems.
Tenants will be responsible for AC systems that they own and operate themselves.
The inspection will examine not only the refrigeration systems, but also the air movement and controls that
form the whole AC system, and so will require a full site survey.
The inspection report will provide basic information regarding the efficiency of the AC system, together with
advice on how to improve energy efficiency or effectiveness of the AC system.
Indicative inspection costs for AC systems over 250kW range from £1,500 to £3,500 plus VAT depending
on the floor area and size/complexity of the AC system. It should be noted that these indicative costs are
for a basic report, and may change depending upon further government updates and suppliers’ increasing
experience of producing report for AC systems.
The penalty for failing to have a report when required is fixed at £300. As with EPCs, local authority Trading
Standards Officers will be responsible for enforcement.
Key Dates
6th April 2008
EPC's required on construction of all residential dwellings.
EPC's required for the construction, sale or rent of buildings, other than dwellings with a floor area over
2
10,000m .
1st July 2008
2
EPC's required for construction, sale or rent of buildings other than dwellings with a floor area over 2500m .
1st October 2008
EPC's required for the construction, sale or rent of all remaining buildings in excess of 50sq m other than
dwellings.
2
DEC's required for all public buildings greater than 10,000m .
1st January 2009
The first inspection of all existing AC systems over 250KW must have occurred by this date (or with 5 Years
of installation if installed after 1st January 2008)
Market Analysis
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The EPC's and DEC's are being offered by 3 main groups of people; Risk Assessors, Energy Advisors and M&E
Consultants.
Some agents feel this is a purely a sales and lettings issue and will be better carried out by a risk assessor type
company. Some feel that an M&E consultancy is better placed to provide the assessment as their main
recommendations are likely to involve main plant and other service issues.
Energy assessors may not be able to offer broad enough advice to identify problems and suggest remedies.
A list of recommended companies can be found on the CIBSE website; guidelines of typical costs are as follows:
50 – 1000m
2
1000 – 2500m
£ 900 - £1,200
2
£2,000 - £3,500
2
£4,500 - £7,000
10,000m & over
£9,000 - £15,000
2500 – 10,000m
2
AC inspections are being offered by consultants and contractors. The market tends to favour consultants on the
basis that the contractor could have a vested interest in providing information that supports his maintenance
regime. However AC inspections will require specialist knowledge and probably the combined efforts of
contractor and consultant will be needed to fulfil the TM44 requirements.
Landlords with small property portfolios and their agents will have an expectation that the incumbent
maintenance contractor is best placed to provide this inspection and view this as an addition to their current
maintenance programme.
Our View
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The market place is currently short of assessors and a postponement until 4th January 2009 has already been
granted. However many varied companies will jump on the bandwagon but this will calm down and the market
will determine the most suitable companies. We think the market is likely to favour the M&E consultant route due
to his better knowledge of the fabric and plant within the building and independent status.
It is possible the current key dates will slip further and that Landlord and their agents will have to show some
form of commitment until the market has caught up with the backlog. There has been an initial postponement
until 4th January 2009 and others may follow.
We should offer best advice to our clients at all times and advise that M&E consultants are probably the best
producer of EPC's and DEC's, this is based on their more detailed knowledge of building fabric and main plant.
With a good contractor by their side who understands what is required, the client is more likely to get a better
report.
We should supply an approved TM44 assessor to be able to carry out AC inspections and offer this service to
those clients who will want the contractor to carry out the work directly. We should also support our M&E
consultant when the client wants a more independent approach.
There is a general view that it will be difficult to raise the efficiency rating of the existing building stock as the
majority of efficiency improvement will come from improved building fabric. However chiller replacements and
heating efficiencies are bound to be more carefully considered and we should offer environmental options
wherever possible.
Suitable individuals within the company will be identified to take the appropriate CIBSE recommended course.
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