Energy certifi cates Inspections
On the trail of the
inspectors
Energy certifi cates for buildings have been mandatory for two years, yet
no one is believed to have been prosecuted to date for failing to produce
an EPC or a DEC. Juliet Davies investigates the reasons why
T
he introduction of energy performance ‘This approach may have been spurred by the
certifi cates (EPCs) and display energy certifi cates economic problems and the need for quick sales or
(DECs) are supposed to have heralded a new letting at that time. The EPC market is now, in our
era in building effi ciency. Their goal is to show experience, almost wholly transaction driven – that is,
building owners and tenants how energy efficient on-demand when a sale or let is imminent.’
their properties really are and how effi ciently they are Offi cial government websites for DECs and EPCs
operating them. Compliance with these regulations is instruct homebuyers or public building users to report
needed to ensure carbon targets are achieved. But there missing documentation to trading standards. However,
are indications that EPCs are being relegated to the end property and energy effi ciency are specialist fi elds,
of the marketing or sales process, and no one has yet requiring knowledge outside the remit of many trading
been prosecuted for failing to comply. standards offi cers (TSOs), it is argued.
So exactly who is enforcing the use of these energy So how often are trading standards actually brought
certificates? The Energy Performance of Buildings in, and what have they done when they are called? Says
Regulations in England and Wales gives local authority Field: ‘As a company, to date we have had no experience
trading standards offi cers a remit to police compliance of inquiries or enforcement intervention of any sort by
with the EPC/DEC regime. But John Field, a director authorities such as trading standards.’
of energy management consultancy Power Effi ciency, The Trading Standards Institute (TSI) says some of
says enforcement – ensuring that an EPC exists its members have had properties reported to them for
when required by law – has been policed, not by the having no EPC, but there is currently no requirement
authorities, but by the property industry’s lawyers and for this information to be reported or recorded centrally.
agents. TSI’s property lead officer, Lucia Smeraldi, says:
‘Properties for sale or let with no lodged EPC were ‘Where EPCs are for the sale of domestic properties,
seen to be sub-standard,’ he explains, ‘and so the they are contained in a home information pack and
sale was delayed or compromised until the EPC was enforcement is more straightforward.
lodged – the lack of EPC could trigger further price ‘However, with EPCs relating to the rental of domestic
negotiations, which were very unwelcome.’ properties, or to the sale or rental of commercial
Property agents are involved via their letting and sale properties, the situation is quite different. In these
departments, which are directly involved in transactions, cases the responsibility for the production and supply
and their property management departments, which of the EPC sits with the landlord or owner of the
commission the EPCs to prepare for possible sale or property.’
letting. ‘In 2008 some larger property groups carried While it would be good practice for an agent
out EPCs on a pre-emptive basis to prepare for possible marketing these properties to hold the EPC and make
sale or letting,’ says Field. it available for prospective tenants and purchasers to >
34 CIBSE Journal November 2009 www.cibsejournal.com
CIBSEnov09 pp34-37 EPC.indd 34 22/10/09 15:16:57
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