Frequently asked questions in relation to Standard Assessment Procedure 

SAP Ratings & the Carbon Index?

The Standard Assessment Procedure (SAP) for energy rating of dwellings is a calculation of a building’s energy efficiency. SAP ratings are scored on a scale from 1 to 100. It is possible to achieve a higher score than 100 with the use of micro generation exported to the national grid. 

A Target Carbon Dioxide Emission Rate (TER)?

This will be based on a notional dwelling built to the 2002 standards with a target reduction of 20%. The actual Dwelling Carbon Dioxide Emission Rate (DER) must then be no worse than the TER. The new SAP 2005 incorporates all these calculations. 

How much will Energy Performance Certificates cost?

The current predicted cost of a standalone Energy Performance Certificate for an 'average' home is approximately £100, the cost will clearly depend on the size and complexity of the building. 

How long is an Energy Performance Certificate valid for?

An Energy Performance Certificate, in theory, is valid for 10 years. However, since February 2008, legislation dictates that if an existing Energy Performance Certificate is more than a year old when the property is put back on the market, then a new one is required.   If a property owner has improved the energy efficiency (e.g. by insulating the loft) he/she can then commission another Energy Performance Certificate, which may obtain a better ‘energy efficiency rating’. 

Who needs an Energy Performance Certificate?

Almost every property in England and Wales now requires an Energy Performance Certificate if it is marketed for sale or rent. This is a legal requirement. A sale cannot occur without an Energy Performance Certificate in place.  A tenant cannot 'legally' move in to the property until an Energy Performance Certificate has been produced.

EPCs must be produced by an Accredited Energy Assessor, who can survey on his behalf?

A team of people can work on gathering the information for an energy assessment as long as they are working under the direction of an Accredited Energy Assessor. The Accredited Energy Assessor must ensure that anyone visiting a property or gathering information on their behalf is both 'fit and proper' (for domestic properties this will include a CRB check) and suitably qualified to gather the information. Only Accredited Energy Assessors can produce and lodge an EPC.   For existing domestic properties, the Accredited Energy Assessor must base the assessment on a visit. Where an assessment is based on the assessment of another representative apartment or unit, the Accredited Energy Assessor will need to visit a sample of the apartments or units to verify that they are indeed representative. In other cases the assessor must visit the property if they have any concerns about the data and should expect to do so unless they have good reason not to. 

If I am assessing similar and representative units, can I re-use the data?

If one unit in a block was surveyed in detail the assessor can copy the data model to prepare an EPC for another. The assessor needs to be satisfied that they are the same (or make any adjustments as required) and then submit the data to produce an EPC for the second unit.

Who can complete an EPC?

These can only be completed by a licensed and accredited on construction energy assessor (OCEA) SAP 2005 

Will Energy Performance Certificates be required for rented accommodation?

Yes. The European Union requires that Energy Performance Certificates will need to be provided for all buildings when they are constructed, sold or rented. 

How long will it take to perform an energy assessment?

The time taken to perform an energy assessment will vary according to the size and nature of the property. It is predicted that it will take about the same time as performing a housing valuation report. Because of the wide variation of commercial buildings, any form of 'average time' would not be meaningful. 

Is an Energy Performance Certificate required for the private sale of a home between two individuals?

Yes. The European Union Directive requires that Energy Performance Certificates will need to be provided for all buildings when they are constructed, sold or rented out. A new Energy Performance Certificate will be required for the Home Information Pack. Where the Energy Performance Certificate is provided separately from a Home Information Pack an existing Energy Performance Certificate may be used as long as it is still valid. 

What happens if my home gets a low rating?

If the dwelling does meet the required TER then sign off by the Building Control will not be permitted. 

Does a care home need an EPC?

A care home will need an EPC only on construction, sale or rental as a whole building. There will normally be no EPC duties towards residents, for reasons explained in the question below. The whole building EPC would be based on SBEM, the method for assessing non-dwellings.     Accommodation provided with attendant services and without a right of exclusive possession of any part of the premises would not usually constitute a letting in respect of which an EPC should be made available. Residency of care homes, student accommodation block, hotel rooms, prisons are likely to fall into this category.    Sheltered housing, by contrast, frequently contains self-contained apartments, either let or owned, with common rooms also provided for social and recreational purposes, with use of them also governed by the terms of the lease of the individual accommodation. In this circumstance an EPC would be required for each dwelling when rented or sold. 

Would student accommodation blocks require an EPC?

Yes Must use SBEM not SAP, an EPC would be required when the whole building is built, sold or rented for which SBEM (the method for non-dwellings) should be used.  Whether an EPC should be given to persons who take up residence would depend on the arrangements in the accommodation in question. No EPC is likely to be needed in a hostel or hall of residence open only to students of a particular institution and for the duration of their studies and subject to institutional discipline 

SAP  RDSAP or SBEM?

Each dwelling should have an EPC. If a building has a mixture of self contained dwellings plus residential rooms (i.e. rooms plus shared kitchen/bathroom facilities), then the self contained dwellings should be assessed separately using RdSAP or SAP, but the remainder of the building should be assessed used SBEM. 

What information does the certificate provide?

The EPC provides two ratings on a scale from A to G                               

1     The energy efficiency rating

2 The environmental impact rating,

3    an estimate of the energy required to heating, lighting and hot water. 

4    A Recommendation report. This will suggest ways in which improvements can be made which would help the energy efficiency of the building, these recommendations include the approximate costs, together with the impact such improvements may make. 

On Sale or Rent at what point is the EPC required?

On sale/rent: As soon as the building is offered for sale/rent the seller/landlord must make an EPC available to prospective buyers/tenants. The Energy Performance Certificate may be for the whole building or individual units, and completion of a contract should not happen without it. An EPC is required if the transaction has not completed before the implementation date above. Some multi-tenancy sale/rent scenarios are complex and you should seek advice from an accredited expert to determine whether an Energy Performance Certificate is required for the individual unit or the building as a whole. 

On modification at what point is the EPC required?

On modification: The person undertaking the work is responsible for providing the Energy Performance Certificate and Recommendations Report to the client. They must then notify Building Control, who will not issue the Certificate of Completion until the EPC is provided. 

Who is responsible for obtaining an Energy Performance Certificate?

For buildings that are to be sold, the building's owner will be responsible for ensuring a certificate is available; this should be shown, on request, to any prospective purchaser, and should in any case be provided by the owner to the ultimate purchaser before a contract for sale is made