Frequently asked questions in relation to Simplified Building Energy Model 

Shell and Core units. If I let out a shell and core unit without services do I need an EPC?

If there is the expectation that the unit will have conditioned space, then an EPC is required. The EPC for the shell and core work is based on the maximum design fit out spec that is used for compliance under Part L of the Building Regulations. Part L ensures building work conforms to energy performance standards and the default maximum design spec will apply the 'worst' energy rating for the building under the energy performance targets in Part L. This will ensure the recipient of an EPC is aware of the energy performance implications of installing the full suite of services. Any subsequent fit out work, including installed services, will need to comply with Part L (as in or equal to ADL2B) and the associated energy performance targets.  

What happens though, if a tenant installs their own services later on, Is the same EPC still valid?

Any services installed will still need to comply with Building Regulations. To comply with Building Regulations any services installed must meet energy efficiency requirements. The original EPC is still valid. 

Shell and core unit is divided into two parts - eg two shops instead of one with services to each?

If you create more or fewer parts and provide or extend fixed services (e.g. heating, hot water, air conditioning or mechanical ventilation) then you will need to provide an EPC for the building. Simply creating a new part without changing the fixed services at all or changing the fixed services without creating a new part will not trigger the need for an EPC.    

If the new parts you create have separate fixed services then each new part will require an EPC. If you are creating a new part in a building with a common heating system where the existing fixed services serve that part then if there is an EPC for the whole building you can provide that EPC for any buyers or tenants.    

For a shell and core unit without any services installed, any EPC will be based on the maximum design spec . As the unit does not have any services installed, a modification that creates a new part but still does not provide services, will not trigger the need for an EPC. 

Shared or communal areas that accompany units with independent heating systems? 

In practice, where a centre has units and a common space all with independent heating systems, 1 EPC can be provided by a seller or landlord for the whole building only if it is being sold or let as a whole.  Otherwise a seller or landlord should provide an EPC for the part (or unit) being sold or let plus an EPC for the common space. The prospective buyer or tenant can then make their decision on the basis of the energy rating for the unit and the energy rating for the common space that serves the unit. 

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 

If I rent office space or rooms on an occasional basis should I be provided with an EPC?

Renting rooms or office space on a purely occasional basis will usually not constitute a rental in respect of which an EPC should be made available. 

Would student accommodation blocks require an EPC?

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. 

What happens if I do not have one Penalties for Non-Compliance?

Commercial EPC non-compliance will result in a penalty. The indications are that this may be based on 12.5% of the rateable value of the property in question, with a minimum of £500 and maximum of £5,000. An additional cost will need to be accommodated for a compliant commercial EPC. A commercial EPC is valid for 10 years unless the property is let or sold. 

Which buildings need an EPC?

Energy Performance Certificates are required for non-domestic commercial buildings on construction, sale or rent, starting with the largest buildings from 6 April 2008. Some building modifications which result in the addition or removal of building parts and the extension or introduction of Heating, Ventilation and Air Conditioning (HVAC) services will also require an EPC. Implementation started with buildings with a gross floor area over 10,000 m2 (measured from the internal faces of the external walls). This was extended to buildings over 2,500 m2 on 1st July 2008, and nearly all non-domestic commercial buildings will require an EPC at one of the above trigger points from 1st October 2008. The following types of building do not require an Energy Performance Certificate: 

Which buildings DO NOT need an EPC?

► Places of worship    

► Stand-alone non-dwellings less than 50 m2  

► Temporary buildings with a planned life less than two years   

► Industrial premises with low energy use where the space is mostly not heated or cooled (such as process and heavy engineering workshops and stores with localised work-station conditioning)   

► Buildings to be demolished within two years 

Who can produce EPCs?

Energy Performance Certificates and Recommendation Reports can only be produced by a qualified and accredited commercial energy assessor. The accreditation and competence of the assessor must be suitable for the complexity of the building. For non-dwellings this is on a scale of 3 to 5, ranging from a simply-serviced naturally ventilated building at level 3, to a complex air-conditioned or highly-serviced industrial building at level 5. We are accredited for level 3 and 4 buildings, which covers more than 95% of the market. 

There are three levels of commercial property energy assessment:  

level 3

This covers smaller properties with less complicated heating, lighting and ventilation systems. Most commercial properties will fall under a level 3 survey requirement level 4

A level 4 property is typically a larger building with more complex heating, lighting and ventilation, typically those buildings with centrally controlled systems and complex air handling for example. 

A level 5 building would be a very large office block, hospital or university campus with extremely complex heating, lighting and ventilation systems, often controlled by a building management system 

How long is an Energy Performance Certificate valid for?

The actual certificate is valid for 10 years but the recommendation report is valid for 7 years. The reason for this is unclear. Or the sale or rent of the property and at point of sale 

What does the assessment involve?

The assessor will gather information on the property, size, age, ventilation & heating, the heating system, insulation, windows etc.  Assessor needs access to all areas including cupboards roof spaces and basements; the assessment does not involve disruption to the property. The information gained will be used to calculate the energy efficiency of the property. 

How long will the assessment take?

This depends upon the size of the property 

How is this calculation of efficiency made?

The assessor will have to enter the information gathered into the approved computer programme, which makes the calculations and produces the certificate. 

What is an Energy Performance Certificate?

An EPC conveys summary information about the potential energy performance of a building, its fabric and services. The Energy Performance Certificate gives an A to G rating - called the Asset Rating - of energy performance based on CO2 emissions and includes recommendations for improvement. EPCs will be accompanied by a Recommendation Report highlighting measures which, if adopted, have the potential to save energy and money. Energy Performance Certificates will remain valid for ten years unless the building is modified. 

On Construction at what point is the EPC required?

On construction: The constructor gives the Energy Performance Certificate and Recommendations Report to the purchaser on physical completion of the building and notifies Building Control, who will not issue the Certificate of Completion until the EPC is provided 

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.  

What are the benefits to me as a landlord?

The energy rating can help rent out your property. They indicate to a prospective buyer or tenant how energy efficient your home is. It should also provide information that may help to reduce the running cost of the property. 

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 

How much will Energy Performance Certificates cost?

The price of an energy performance certificate will be set by the market and not by Government. We expect these costs to vary according to the size, type and location of the property.  For other buildings, the cost will clearly depend on the size and complexity of the building 

Which buildings need an EPC?

Energy Performance Certificates are required for non-domestic commercial buildings on construction, sale or rent, starting with the largest buildings from 6 April 2008. Some building modifications which result in the addition or removal of building parts and the extension or introduction of Heating, Ventilation and Air Conditioning (HVAC) services will also require an EPC. Implementation started with buildings with a gross floor area over 10,000 m2 (measured from the internal faces of the external walls). This was extended to buildings over 2,500 m2 on 1st July 2008, and nearly all non-domestic commercial buildings will require an EPC at one of the above trigger points from 1st October 2008. The following types of building do not require an Energy Performance Certificate: