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Energy Performance Certificates Scotland – Basics Concepts

The requirements affecting Scotland for the provision of an Energy Performance Certificate when constructing a commercial building came into effect from 1st May 2007. The requirement for an Energy Performance Certificate when selling or leasing to prospective buyers or tenants of a commercial building exceeding 1,000 sq/m came into effect on the 4th January 2009.

Implementation of the EPC directive in the UK

Despite the fact that the passing of the directive to legislation in the UK proceeded with few real problems, its implementation has been more difficult.

Officially, all points outlined in the Energy Performance of Buildings Directive were intended to have been implemented by 1st October 2008. However, the government has decided to delay enforcement of Energy Performance Certificate legislation for buildings over 1,000 sq/m meaning that landlords and public authorities have until January 2009 to organise themselves.

Background to Energy certificate rating

It is the European Energy Performance of Buildings Directive (EPBD) passed in 2003 which has ultimately given rise to the UK government’s stringent legislation on energy conservation for commercial buildings.

The directive permits member states to implement it as they deem appropriate, provided they meet five key requirements. All requirements are intended to reduce CO2 buildings emmissions into the atmosphere. All parts of the directive were to be passed by member governments by 2006.

1) Certification

All buildings A certificate of a building’s energy performance (EPC) has to be shown to the prospective buyer or tenant at the time a building is sold, bought or rented. The ten year certificate must identify potential improvements to the building’s energy performance. Article 7 also discusses the methodology, data collection and benchmarks as well as the legal standards to be used.

Public Buildings Buildings over 1,000 sq m occupied by organizations providing public services are required to present a certificate displaying energy use (DEC).

2) Inspection

Article 8 – All boilers between 20 and 100kW burning non-renewable fuel have to be inspected every two years. Whole heating systems with boilers older than fifteen years have to be inspected and advice on upgrades provided. Advice on replacement boilers must also be provided.

Article 9 – Regular inspection of air conditioning systems over 12 kW must be carried out. An examination of an air conditioner’s fitness of purpose to its environment must be given as well as advice on improvement/replacement or alternative solutions.

3) Experts

Whether operating as sole traders or employed by public or private enterprise bodies, member states must ensure that the certification of buildings, drafting of the accompanying recommendations, and the inspection of boilers and air-conditioning systems are carried out in an independent manner by qualified and/or accredited experts.

4) Calculation

A national or regional calculation methodology must be determined in accordance with appendices in the identified legislation. The building’s energy performance must be expressed in a transparent manner and may include a CO2 emission indicator

5) Minimum EP Requirements

Article 4 – Setting of minimum energy performance requirements

These must be set based on details outlined in Article 3. Member states can differentiate between new and existing buildings, take account of indoor climate, ventilation, local conditions and age of the building, Energy performance requirements must be applied according to Articles 4 & 5. Certain types of building can be excluded, including monuments, places of worship and temporary buildings.

Article 5 – New Buildings

These must meet requirements outlined in Article 4. New buildings over 1,000 sq/m must examine feasibility of CHP, district heating, heat pumps and decentralised energy fired by renewable sources.

Article 6 – Upgrades & Refurbishments

Buildings member states must ensure that buildings over 1,000 sq/m must be upgraded to meet minimum requirements when they are refurbished, insofar as this is feasible. Member states shall set their own minimums. Renovation can refer to the whole or the part or a system within a building.

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