MEMBERS’ LETTERS
ENERGY PERFORMANCE CERTIFICATES
There seems to be a lot of confusion about whether an EPC is required on a listed property. We own a listed commercial building and rent/lease units out. We are about to issue a new lease on one of the offices and our solicitor is saying we need an EPC but even he says it is not very clear? What would your advice be?
Your solicitor is correct, it is far from clear. There is as summary on the
.gov.uk website relating to EPCs and commercial properties which reads as follows:
EXEMPTIONS You don’t need an Energy Performance Certificate (EPC) if you can demonstrate that the building is any of these:
• listed or officially protected and the minimum energy performance requirements would unacceptably alter it
• a temporary building only going to be used for 2 years or less
• used as a place of worship or for other religious activities
• an industrial site, workshop or non- residential agricultural building that doesn’t use much energy
• a detached building with a total floor space under 50 square metres
• due to be demolished by the seller or landlord and they have all the relevant planning and conservation consents
VACANT BUILDINGS AND DEMOLITION A building is also exempt if all of the following are true:
• it’s due to be sold or rented out with vacant possession
• it’s suitable for demolition and the site could be redeveloped
• the buyer or tenant has applied for planning permission to demolish it
However, there is a catch, because to demonstrate an exemption under the first bullet point is virtually impossible unless you actually have an EPC. Only then can you reasonably establish what the ‘minimum energy performance requirements’ are and whether they would unacceptably alter the building. I see no way around this apparent catch 22 but to commission the EPC and then take a view, possibly with professional assistance, as to whether the minimum energy performance requirements would unacceptably alter the listed building.
There is some good advice on Historic England’s website but be careful because much of it relates to private rented property and not commercial buildings.
Peter Bell LPOC Conservation Advisor
WATER REPELLENTS: GOOD OR BAD?
We have a Georgian house which has a terrible problem with water soaking through one whole side. We have had someone to look that deals with listed buildings and is to supply us with a quote for repointing, but has mentioned Stormdry water repellent treatment. I have always thought any stuff that is water repellent was bad for the bricks. He says it is a breathable compound. What are your views?
You are right to be cautious. Leading heritage practitioners (including Historic England, SPAB and IHBC) are opposed to the use of any water repellent coatings on historic buildings. In brief the reasons are as follows:
• Water repellent coatings should not be necessary in any historic building which is properly maintained and repaired.
• The long term effects on the molecular structure of the wall surfaces are generally untested and unknown. It is always better to use traditional techniques which are tried and tested.
• The effect of coatings on the breathability of the structure tend to be untested. In the cases where there are test results they are often unpublished. In those cases where they are published there is always a reduction in breathability of the wall.
• Staining of the wall surface is not uncommon when water repellents are used.
• The effects of water repellant treatments are relatively short-lived. It is always preferable to carry out a long term repair.
The first steps should always be to check the effectiveness of rainwater goods (ideally in a good downpour) the condition of the pointing and any other potential sources of water ingress. Look out for cement pointing which may be trapping in moisture.
Careful repointing in a well specified lime mortar (in the spring, as it is too late to carry out any lime work before then) should avoid the need for any water repellent treatments.
The LPOC has a technical guide entitled Water Repellant Treatments and Listed Buildings if you want to read more about the subject.
Peter Bell LPOC Conservation Advisor
Find us on 42
The Listed Property Owners Club Follow us on Listed Heritage Magazine January/February 2020
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