EPC FAQS and Timetable
What is the Energy Performance of Buildings Directive (EPBD)?
What is its objective?
What mechanism is used to deliver the EPBD in non-dwellings?
How long is the EPC and DEC valid for?
What else does the Directive cover in the commercial and public sectors?
Who is responsible for commissioning an EPC and /or a DEC?
What are the timeframes for the implementation of the EPBD in non-dwellings?
Who can produce the EPC and DEC?
How do I qualify as a commercial energy assessor?
What is the Energy Performance of Buildings Directive (EPBD)?
This is an EU Directive introduced in January 2006 with a three year implementation period ending January 2009. ¬ Top
What is its objective?
It aims to improve energy efficiency and reduce carbon emissions as part of the governments strategy towards a sustainable environment and to meet climate change targets under the Kyoto Protocol. ¬ Top
What mechanism is used to deliver the EPBD in non-dwellings?
There are two types of energy certification for new and existing non-dwellings:
Energy Performance Certificates (EPC)-These are required on construction, sale or lease of all commercial buildings by October 2008, with the process beginning in April 2008 for newly constructed commercial buildings and existing commercial buildings with a floor area over 10,000sqm when sold or rented. There is no need to obtain an EPC for an existing tenancy.
Display Energy Certificates (DEC)-These are required for Public buildings over 1000sqm occupied or part occupied by public authorities or by institutions providing public services. The DEC must be publicly displayed within the building. The DEC is in addition to the requirement for an EPC when a public building is constructed, sold or rented out. This is a requirement from October 2008.
Situations where an EPC is not required
EPCs are not required on construction, sale or rent for:
- places of worship
- temporary buildings with a planned time of use less than two years (see glossary of terms)
- stand alone buildings with a total useful floor area of less than 50m2 that are not dwellings
- industrial sites, workshops and non-residential agricultural buildings with low energy demand (see glossary of terms for a detailed description)
EPCs are not required on sale or rent for buildings due to be demolished
The seller or landlord should be able to demonstrate that:
- the building is to be sold or let with vacant possession; and
- the building is suitable for demolition and the resulting site is suitable for redevelopment; and
- they believe, on reasonable grounds, that a prospective buyer or tenant intends to demolish the building (eg on evidence of an application for planning permission).
Buildings requiring an energy performance certificate
An EPC is only required for a building when constructed, sold or let.
For the purposes of the regulations, a building is defined as: "a 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".
For a building to fall within the requirement for an EPC it must:
- have a roof and walls; and
- use energy to condition the indoor climate. This is the case where the building has any of the following fixed services: heating, mechanical ventilation or air conditioning.
Although the provision of hot water is a fixed building service, it does not "condition the indoor environment" and would not therefore be a trigger for an EPC. The same argument applies to electric lighting. Where a building is expected to have heating, mechanical ventilation or air conditioning installed, it will require an EPC based on the assumed fit out.
A building can either be:
- the whole of a building; or
- part of a building, where the part is designed or altered to be used separately.
A car park, for example, open at the sides with lighting, would not constitute a building for the purposes of requiring an EPC. In terms of the requirement for an EPC, buildings can have multiple tenancies, differing lease agreements, various sub-letting arrangements and different uses (eg mixed retail, residential and office accommodation). In general terms an EPC should reflect the accommodation being sold or let. In practice this means any EPC provided should reflect the energy performance of the space being offered for sale or let.
To determine the requirement for an EPC in a building, the following should be considered:
Selling or letting a building as a whole
- An EPC can be prepared for the whole building in these circumstances, even if that building is divided into parts designed or altered to be used separately with separate heating systems.
Selling or letting part of a building
- Buildings with a common heating system.
If a building has a common heating system, then the seller or prospective landlord has a choice:- to prepare (or make available) an EPC for the whole building; or
- to prepare (or make available) an EPC for a part designed or altered to be used separately being offered for sale or let. The assessment should be based on energy use per square metre for the whole building. Such an EPC may also be based on an assessment of a similar representative unit in the same building.
- Buildings with separate parts and separate heating systems.
An EPC should be prepared (or made available) for each part of a building that is being offered separately for sale or let. The EPC should reflect the services in those part(s) being offered for sale or let. Again, the EPC may also be based on an assessment of a similar representative unit in the same building.
Shared or communal areas in buildings with independent heating systems
- In buildings where there is an independently conditioned shared or communal area and where the purpose of the conditioned space is solely or mainly for access to a unit (or part of a building designed or altered to be used separately), the energy consumption of the shared space is allocated to each unit in accordance with the proportion of the floor area of each unit to the total useful floor area of all the units.
Some practical examples include:
- DIY store with warehouse, retail space and offices. If the whole accommodation is offered for sale or let for use together, then an EPC should reflect the whole building
- Industrial estate with units in blocks– if each unit has a separate heating system then each unit should have its own EPC for that unit. If the units share a heating system they could either have a single EPC for all the units or have an individual EPC for each unit. An EPC for an individual unit may also be based on an assessment of a similar representative unit in the same block
- Office block –If the block is served by a common heating system there is a choice to make available either an EPC for the whole building or an EPC for the part being offered for sale or let. If there are separate heating systems, an EPC must be prepared for the part of the block being offered for sale or let, based on the system that serves it. As before this may be based on an assessment of a similar representative unit in the same block.
Buildings requiring a Display Energy Certificate (DEC)
Public authorities, and institutions providing public services to a large number of persons, who occupy space in a building with a total useful floor area greater than 1000m2, must display a valid display energy certificate ("DEC") at all times and have a valid advisory report in their possession.
A DEC shows an operational rating which conveys the actual energy used by the building as opposed to an EPC which conveys an asset rating showing the intrinsic performance of the building.
Only public authorities or public institutions (those providing services traditionally associated with local or national government) occupying a building must display a DEC. Other private occupants of the same building are not required to display a DEC.
If the building is sold or let, it will additionally require an EPC. If the building has an EPC, the asset rating will need to be included on the DEC. Further guidance on DECs is available see: www.communities.gov.uk/epbd. ¬ Top
How long is the EPC and DEC valid for?
A commercial EPC is valid for 10 years. DEC’s are required annually (for all public buildings over 1000sqm). The accompanying advisory report is valid for 7 years. ¬ Top
What else does the Directive cover in the commercial and public sectors?
There is also a requirement for regular inspections of larger air conditioning systems. See timetable for further information. ¬ Top
Who is responsible for commissioning an EPC and /or a DEC?
Landlords and property managers are responsible for ensuring that an Energy Performance Certificate and/or Display Energy Certificate are made available. ¬ Top
What are the timeframes for the implementation of the EPBD in non-dwellings?
| 6 April 2008 | EPCs required on construction for all dwellings. EPCs required for the construction, sale or rent of buildings other than dwellings with a floor area over 10,000 m2. |
| 1 July 2008 | EPCs required for the construction, sale or rent of buildings other than dwellings with a floor area over 2,500 m2. |
| 1 October 2008 | EPCs required on the sale or rent of all remaining dwellings EPCs required on the construction, sale or rent of all remaining buildings other than dwellings. Display certificates required for all public buildings >1,000 m2. |
| 4 January 2009 | First inspection of all existing air-conditioning systems over 250 kW must have occurred by this date. |
| 4 January 2011 | First inspection of all remaining air-conditioning systems over 12 kW must have occurred by this date. |
Who can produce the EPC and DEC?
Only accredited energy assessors will be able to carry out the assessment and production of the Energy Performance Certificate. Only Display Energy Certificate assessors will be able to carry out the assessment and production of the Display Energy Certificate. Due to the range of commercial and public buildings, assessors will need to be appropriately qualified to assess buildings based on the buildings complexity and size. Various levels of qualification and accreditation will be offered in order to reflect this. ¬ Top
How do I qualify as a commercial energy assessor?
We can provide you with information and a route to qualification. To register your interest please go here.
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