Energy Performance Certificates and Minimum Energy Efficiency Standards
Historic England very recently updated the guidance on their website on the subject of Energy Performance Certificates (EPCs). It is reproduced below for the benefit of LPOC members.
Energy Performance Certificates
produced by an accredited Energy Assessor who uses standard software to turn data gathered at the property survey into two ratings: one for energy efficiency and one for environmental impact. Each rating is on a scale of 1-100, banded into grades A-G.
A
Some common questions relating to EPCs and older buildings are:
WHAT IS THE MAIN PURPOSE OF AN EPC? EPCs are mainly a compliance tool rather than a design tool, for instance where an existing property is sold or rented.
EPCs do not provide a complete energy audit of a building but focus on an assessment of the building providing a list of recommended measures to improve energy performance. The type of fuel source for heating the building and providing hot water has a significant impact on the EPC rating. EPCs are also based on standard assumptions about occupancy and energy use so they do not take account of actual energy use.
As the recommended measures of an EPC are based on the cost of fuel rather than energy efficiency they can be rather misleading and may not always be appropriate for the building. This can be particularly true for older buildings where measures such as solid wall insulation may pose a risk to the fabric of the building.
32 Listed Heritage Magazine September/October 2018
n EPC is a legal requirement when constructing, selling or renting a building. It is
The Environmental Impact Rating is based on an assessment of the amount of CO2 emissions.
ARE LISTED BUILDINGS EXEMPT FROM THE NEED TO HAVE AN EPC? Since January 2013 there has been an ‘exemption’ for listed buildings. However, the exemption of listed buildings is qualified: ‘Insofar as compliance with certain minimum energy performance requirements would unacceptably alter their character or appearance.’
WHAT DOES THIS QUALIFICATION MEAN? The qualification covers works that might be carried out to the property to improve its energy performance. These are works that would require consent under Part L of the building regulations (The Conservation of Fuel and Power) and would be included in the recommendations section of an EPC report if one was obtained. If such works would unacceptably alter the building’s character or appearance, then the listed building would qualify for an exemption.
The qualification does not relate to meeting the Minimum Energy Efficiency Standards (MEES) set out in the Private Rented Sector Regulations (2015).
HOW DO I KNOW IF WORKS WOULD UNACCEPTABLY ALTER A LISTED BUILDING’S CHARACTER OR APPEARANCE? The energy efficiency of older buildings can be improved in many different ways. Some measures might have minimal impact on the character and appearance of the building, such as changing to a more efficient boiler.
Other measures such as adding new double glazed windows or solid wall insulation could have a substantial impact. Listed buildings vary considerably in the extent they can accommodate change, both internally and externally.
The guidance produced by the Ministry of Housing, Communities and Local Government (MHCLG) suggests that ‘building owners will need to take a view as to whether this will be the case for their buildings’.
MHCLG also suggests owners might contact their local authority’s conservation officer if they’re in any doubt. However, the local authority may charge for such advice, if they are willing to provide it, and some local authorities do not have conservation officers.
ARE BUILDINGS IN CONSERVATION AREAS ALSO EXEMPT FROM THE NEED TO HAVE AN EPC? Buildings in conservation areas now have the same exemption status as listed buildings. However conservation areas have differing levels of planning controls depending whether or not they are covered by an Article 4 Direction, which limits permitted development rights.
Where a conservation area has an Article 4 Direction then planning consent would usually be required for changes to external materials which might include such measures as window double glazing.
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