Completion disaster due to poor epc

Posted on May 11, 2012 by EALadmin

A very good client has just contacted us, saying the that the sale of a large department store has stalled with the purchaser asking for £250.00 reduction in the asking price, saying tha the property will need to be refurbished to achieve a ‘D’ rating on the EPC, which is expected to be required on all commercial properties by 2016 the latest.

It is essential to make sure that when any epc is carried out that the best rating possible is achieved in order ensure that any purchaser cannot use it as a bargaining tool to reduce the price as has happened in this case.

Those who say an epc is just a piece of paper and do not really think it has a value other than just being another peice of red tape should think again

It is possible to improve the rating of an epc with some low cost improvements.The epc can be re-lodged.

It is also worth noting that future purchasers and lessees will be more interested in a commercial property with a good rating and one that is energy efficient than one that is poorly insulated and expensive to maintain.

Completion disaster due to poor epc

Posted on May 11, 2012 by EALadmin

A very good client has just contacted us,saying that the sale of a large department store has stalled with the purchaser asking for £250,000 reduction in the asking price, saying that the property will need to be refurbished to achieve a ‘D’ rating on the EPC, which is expect to be required on all commercial buildings in 2016.

Those who say an epc is just a piece of paper and do not really think it has a value other than just being another peice of red tape should think again

It is possible to improve the rating of an epc with some low cost improvements.The epc can be re-lodged.

The Green Deal

Posted on April 14, 2012 by EALadmin

The Green Deal’s main premise is to provide loans to people to improve the carbon footprint of their home or business on the basis that the savings in their bills will not be more than the loan repayments. “The Golden Rule;” the problem is that this is reliant on humans being rational and intelligent. The reality is that sometimes either due to the lack of technolgogy or indifference, people do not always follow the logical course of action. For example, someone may have insulated their home and put in a new ‘A’ rated condensing boiler, but will still put the heating on full, and just open the window instead!!

NEW EPC – Now available to the Public online.

Posted on April 3, 2012 by EALadmin

The New Domestic EPC launched from 1st April will enable any member of the public to check any epc on a national register for the first time. The New EPC is more comprehensvie and provides more scope for specific informaiton regarding the property to be accounted for, thereby providing a more accurate survey.

The New EPC will also be used for borrowing money via the Green to make energy efficiency improvements on the property. It will also be required when installing solar and pv panels and other renewable technolgies that enable the home owner to benefit from the FIT and RHI schemes that provide financial paybacks.

The EPC will be availlable earlier to prospective buyers and tenants will also be given this energy information early on, to give them time to plan how they will implement some of the recommendations included.

They will also be able to compare the energy performance of their home with that of similar properties, as the National Energy Performance Certificate Register is opened up to public use for the first time.

Companies wanting to use the Register will be required to sign a licensing agreement which will include strict rules over how the data is used.

Andrew Stunell the CLG Minster said, “The Energy Performance Certificate has proved useful in putting the efficiency of our homes at the forefront of our minds, but home owners can often struggle to know how to act on the advice it gives.

“That’s why we’re giving it a complete redesign, making it clearer and easier to understand and putting the recommendations for improvements into matters of pounds and pence by showing how much consumers could potentially save on their energy bills.

“And by making the national register of Energy Performance Certificates open to the public, each home owner will for the first time be able to see how their property compares with others, and where changes could be made so their homes become as eco-friendly as possible.”

The relevant government documentation can all be found here:

http://www.communities.gov.uk/publications/planningandbuilding/changesenergyperformanc

Stamp duty-free for zero rated properties

Posted on March 16, 2012 by EALadmin

Stamp duty-free for zero rated properties

There is no stamp duty to pay on properties costing up to £125,000.

Since 1 October 2007, zero-carbon homes have also been subject to different rules. All qualifying properties changing hands for up to £500,000 are exempt from the tax, while those valued at more than £500,000 have £15,000 knocked off their stamp duty bill.

For the purpose of stamp duty relief, a zero-carbon home means a home that is energy efficient in terms of heat loss, C02 emission rate and net C02 emissions. However, the regulations only stand until 30 September 2012, and buyers of a second-hand zero-carbon home will not qualify for the
tax relief.

In 2005, the government introduced something called disadvantaged areas relief in the hope of stimulating residential sales and regenerating certain locations. A property in one of these designated areas that costs less than £150,000 is free from stamp duty.

Builders/Gas Engineers – Building Regulations require an EPC

Posted on March 16, 2012 by EALadmin

As you will see below builders need to be aware that when carrying out works including adding a wall or opening up two rooms into one, or changes to the thermal elements including installing a new boiler, air conditioning systems or mechanical ventilation will need to ensure an energy performance certificate is carried out and given to the local buliding control officer

Buiding Regulations L1B Section

Energy Performance Certificates – Regulations 29

(1) This regulation applies where -

(a) building is erected; or

(b) a building is modified so that it has a greater or fewer number of parts designed or altered for separate use than it previously had, where the modification includes the provision or extension of any of the fixed services for heating , hot water, air conditioning for mechanical ventilation..

(2) The carrying out the workshall -

(a) give an energy performance certificate for the building to the owner of the building; and

(b) give to the local authority notice to that effect, including the reference number under which the energy performance certificate has been registered in accordance with regulation 17F(4)

Natural light force

Posted on March 5, 2012 by EALadmin

Natural light is free and all around us and often not exploited in favour of artifical light that costs money to install and run. Daylight exposure is essential when planning and designing a workspace.

It might be by removing some internal walls or using glazed partitions or a light well that enables natural light is able to flood into space. Natural light is a better and a more heatly option than artificial light and should be the preferred option.

When lamps are used in the office they should be high quality energy efficient lamps which last up to eight time longer and used 80% less energy than current tungsten lamps.

We have a damp fungus on the walls and some of the walls are wet – what is it?

Posted on February 19, 2012 by EALadmin

A lot of people make the mistake of blocking up air vents or any place there is an air draught in a property. It could be an air vent, a trickle vent on a double glazed window or even draugh proofing on windows in winter. This and/or drying washing on radiators or not having ventilation in a bathroom is the main cause of condensation which causes fungus - mould growth in properties.

This is often very common in rented property. It is important that whoever is living in the property is away of this issue, as it does not take long for fungus to grow and spread.

If you already have this problem you will need to address the cause and look at how the space is being used and what ventilation is present and look to install some air vents if there are none (there are simply vent or electrical vents that read the temperature in the room and adjust accordingly to ensure comfort levels are maintained). To remove the existing mould you will need to wash done the walls with a specialist anti-fugus spray or wash that you can purchase from any major building store like B& Q or Homebase.

What are Sbem Calcuations?

Posted on February 11, 2012 by EALadmin

Sbem calculations are like sap calculations but are for non-domestic buildings. They are design calculations that are required when you are refurbishing, building or extending a commercial premises. They provide a carbon footprint of the proposed building (and are required by Building Regulations Part L) and tell you the energy cost and carbon emissions generated at the design stage of a project.

Very often changes will be made after the calculations in liaison with the architect, developer or client to ensure that the construction complies with the latest regulations. It is essential to engage with an accredited consultant before finalizing the design.

Once the construction has been completed and all works have been carried out as per the sbem specifications, an energy performance certifcate (EPC) is produced from sbem calculations.

The Sbem calculates the monthly carbon dioxide emissions and energy used by a building given its construction, geometry, use, lighting equipment and HVAC. Sbem ratings are scored from a scale of 1 to 100, with 1 being the worst and 100 being a zero usage of energy.

The Sbem calculations produce a BRUKL certificate which gives a rating for the building in question. If the Brukl shows a pass then the project passes Building Regulations Part L. Sbem calculations and the requirements vary depending on whether it is a new build, extension or a refurbishment.

What are Sap calculations ? The Sap calculation is an EPC in waiting for new buildings and extensions.

Posted on February 6, 2012 by EALadmin

A Sap calculation is carried out to determine the carbon footprint of a project.This ideally should be carried out at the design stage of the project as it enables the architect or builder to determine what is required to achieve the necessary building regulation requirements is relaton to energy efficiency.

These calculations should be carried out by a qualified (OCDEA) On Consturction Domestic Energy Assessor, which is not a Domestic Energy Assessor who is only qualified to carry out epcs on existing domestic homes. A building where there is a new extension or major works will need these calculations, it also covers new buildings.

Once these calculations are carried out revisions are usually required to elements of the project including the type of lighting, insulation and renewable technologies that are going to used.

On completion of the building works and confirmation that the works comply with the Sap calculations, the assessor will lodge an Energy Performance Certificate which should be the same as the final Sap caculations carried out. The Sap Calculation is an EPC in waiting.