Frequently asked questions in relation to Display Energy Certificates 

What will a DEC look like?

A Display Energy Certificate will convey all the information necessary for the public to take a view on the building's energy performance, and most importantly it will include advice for improvement. 

Who can produce a DEC?

Display Energy Certificates and Advisory Reports can only be produced by a qualified and accredited non-domestic energy assessor. Our CIBSE Low Carbon Energy Assessor is fully accredited to produce your DECs and Advisory Reports. CIBSE's world-wide reputation for excellence gives you assurance of our professional competence. 

What happens if I do not have one?

The penalty is £500 for failing to display a DEC at all times in a prominent place clearly visible to the public and £1,000 for failing to have possession of a valid advisory report. In addition to these penalties, it is still necessary to commission the documents. The DEC is valid for 1 year. 

What must a DEC contain, by law ?

The operational rating and the asset rating (if available) as determined by the government approved method   show the operational ratings for the building expressed in any certificates displayed by the occupier during the last two years before the nominated date  include a reference value such as a current legal standard or benchmark 

The DEC will have a unique certificate reference number ?

This will include and be linked to the address of the building, the total useful floor area of the building, the name of the energy assessor, their employer (or trading name if self employed), the name of their accreditation scheme and the date when the DEC was issued. 

The Operational Rating of the building ?

This rating is shown on a scale from A to G, where A is the lowest (best) and G is the highest (worst).  

Operational Ratings for the last two years?

This provides information on whether the energy performance of the building is improving or not. 

Does the DEC have to be accompanied by an Advisory Report?

DECs are valid for 12 months, advisory reports for seven years 

Who needs to display a Display Energy Certificate?

Under this legislation it is the responsibility of every occupier of a building affected by these Regulations to display a DEC in a prominent place clearly visible to the public, from 1 October 2008 unless there are exceptional circumstances. Action is required now to ensure annual energy information is available by 1 October 2008. 

Who enforces Display Energy Certificate?

This obligation was introduced by law1 and is to be enforced by Trading Standards Officers. 

What does a Display Energy Certificate cover?

A Display Energy Certificate shows the energy performance of a building based on actual energy consumption as recorded annually over periods up to the last three years. DECs need to be updated each year. Property managers affected by this law will need to have annual energy meter readings and are advised to start collecting meter readings now to ensure they have sufficient data ready for 1 October 2008. 

Display Energy Certificate regulation?

SI 2007:991 the Energy Performance of Buildings (Certificates and Inspections) (England and Wales) 2007. 

What buildings will be affected?

Only buildings occupied or part occupied either by a public authority or an institution, that provides a public service, and expect to be visited by the public to a large number of persons and who are therefore frequently visited by those persons, and with a total useful floor area1 greater than 1000m2 are affected by this legislation. 

What buildings will not be affected?

Where a building is partly occupied by a public authority or a relevant institution, the authority or institution is responsible for displaying a DEC and having a valid advisory report. Other private organisations occupying the building, irrespective of the size they occupy, do not need to display a DEC. 

What areas of a building will be affected?

The Total useful floor area is defined as the total area of all enclosed spaces measured to the internal face of the external walls. Included are areas of sloping surfaces such as staircases, galleries, raked auditoria, and tiered terraces where the area taken is from the area on the plan. Excluded are areas that are not enclosed such as open floors, covered ways and balconies. 

What information needs to be collected?

If you are affected by this legislation and are required to display a DEC by 1 October 2008, you should start collecting energy consumption data now. You will need to obtain actual meter readings or consignment notes for all fuels used in your buildings that are affected by this legislation. This may include gas fuels, oil fuels, solid fuels, district heating and cooling, grid electricity and electricity generated on site or obtained by private distribution systems from other sites.   For district heating and cooling and electricity generated on site, or obtained by private distribution systems from other sites, you will also need to obtain the average carbon factor for the service over the accounting period e.g. in kg of carbon dioxide per kWh delivered   You can obtain this information from a number of sources: on-site energy meters, the building landlord or representative, the utility supplier, the district heating/cooling provider 

What information needs to be collected for a campus?

For affected buildings that are on a site or campus, energy metering information can be collected at site level rather than building level. Although multiple small buildings on a campus where each building is less than 1000m2 are excluded, if these buildings are linked to one another by a heated space or are served by the same heating or cooling system then a DEC is required. The energy consumption for each separate building or each group of linked buildings with total useful floor area1 exceeding 1000m2, will then be derived by proportioning on the basis of floor area. 

As a public authority or an institution what are my responsibilities?

It is the responsibility of the public authority or relevant institution providing a public service to display a DEC in each of their buildings affected by the legislation and have in their possession a valid Advisory Report for each of these buildings which conveys recommendations to improve energy performance. 

What is required and when?

From 1 October 2008 you will need to display a DEC with Operational and Asset Ratings and have in your possession an Advisory Report. If you occupy a building after 1 October 2008 you may not yet be in possession of an Energy Performance Certificate (EPC), which is required for the sale, rent or construction of commercial buildings > 10,000m2 from 6 April 08, commercial buildings >2,500m2 from 1 July 2008 and all other buildings from 1 October 2008. Without an EPC you will not have an Asset Rating.

What is required and when for new occupier?

If you are a new occupier, or have been in occupation for less than 15 months by 1 October 2008, you may not have the annual fuel meter readings available which are required for an Operational Rating. The legislation makes provisions for these cases. 

When is a DEC required and how often?

DECs must be renewed every 12 months. Also consult this chart at renewal to check what is required. 

How do I get a DEC?

An Energy Assessor, accredited to produce display energy certificates for that type of building, is the only person who can produce a DEC and Advisory Report for your building. They will use the approved calculation method for Operational Ratings mentioned above. 

Are there any penalties if I don't display a DEC?

Civil law applies and Weights and Measures Authorities (usually Trading Standards) have the duty of enforcement. They can act on complaints from the public or make random investigations. If the authorities believe you are affected by the regulations, they can request you produce the relevant documents. You must provide this information within 7 days of the request. They may take copies of any document you provide for inspection. Failure to comply with their request or the regulations may result in the issue of a penalty charge notice. Penalty charge notices can only be issued within 6 months of the date a DEC and advisory report was required.

The penalty is £500 for failing to display a DEC at all times in a prominent place clearly visible to the public and £1,000 for failing to have possession of a valid advisory report. In addition to these penalties, it is still necessary to commission the documents. If you can demonstrate that you have taken all reasonable steps to avoid breaching the regulations, then the penalty charge notice may be withdrawn. If you believe the penalty charge notice should not have been given you can request a review. If you are not satisfied with the outcome of the review you may appeal to the county court within 28 days after you received notice confirming the penalty charge notice. 

Accredited Energy Assessors ?

It is anticipated that many public authorities and institutions affected by this legislation will wish to train employees as energy assessors. This is permissible as long as the employees are members of accreditation schemes. Another option would be to retain private accredited energy assessors. 

What changes are being made to Display Energy Certificates?

The arrangements being announced allow a single site based DEC and AR to be prepared that covers all the qualifying buildings for the whole site. These are being introduced to allow those organisations with a large number of affected buildings on one site to get ready in time for 1 October 2008. 

Are site based Display Energy Certificates (DECs) and Advisory Reports (ARs) a permanent arrangement?

No. This is a temporary provision lasting one year. After a year, each qualifying building should have its own DEC and AR, valid for 12 months and seven years respectively. 

When are site based Display Energy Certificates (DECs) and Advisory Reports (ARs) allowed?

Site based DECs and ARs are allowed if a site has metering at site level. If a building has its own meter, it should have its own DEC and AR. 

Do site based Display Energy Certificates (DECs) involve changes to the software?

No. Guidance will be issued shortly to energy assessors to enable them to use the existing software to produce site based DECs. 

How long will site based Display Energy Certificates (DECs) and Advisory Reports (ARs) be valid for?

This is a temporary provision lasting one year. After a year, each qualifying building should have its own DEC and AR, valid for 12 months and seven years respectively. 

If I produce a site based Advisory Report (AR), what happens after 12 months?

The AR is site based and generic for the first year. It must, however, include a recommendation to get an AR for each qualifying building after the first year. After this, there should be an AR for each qualifying building, which will then be valid for seven years. 

Does a site based Display Energy Certificate (DEC) mean I only lodge one DEC?

Yes. There is only one lodgement, with one DEC and AR to cover the whole site and all the qualifying buildings. It will require a site address. 

Where do I display a site based Display Energy Certificate (DEC)?

A copy of the site based DEC should be displayed on every qualifying building on the site. 

Do I need a different type of assessor to get a site based Display Energy Certificate (DEC)?

No. The assessor must be an accredited DEC assessor. 

Does the assessor need additional training to do a site based Display Energy Certificate (DEC)?

No, but additional guidance will be provided. 

Which buildings on a campus need a Display Energy Certificate (DEC)?

Only buildings visited by the public that are > 1000 sq m require a DEC. Buildings that are readily accessible to the public and visited frequently (i.e. for meetings etc) on a campus will require a DEC. Buildings that are not e.g. restricted access research labs do not. 

Do Halls of Residence require a Display Energy Certificate (DEC)?

Yes. Friends and relatives will normally visit Halls of Residence and therefore a DEC will be required. Likewise a Local Authority care home where friends and relatives visit will require a DEC. 

What is an advisory report?

The Advisory Report will contain recommendations for improving the energy performance of the building. A DEC is valid for 12 months and needs to be updated annually. The accompanying Advisory Report is valid for 7 years.