Domestic Energy Performance Certificates (EPC) reform: consultation
Consultation setting out proposals to change the Energy Performance Certificates (EPC) format leading on from proposals set out in the draft Heat in Buildings Strategy to reform the EPC framework.
5. Other information on the EPC
The EPC contains information in addition to the metrics explained above. It is our proposal to retain this information, thus providing dwelling owners with the broadest level of detail and information on which to base decisions they might take to improve their property.
5.1 Recommended Measures
The EPC provides two lists of containing information on improvements which the homeowner might make to improve the energy and environmental performance of the property.
| Recommended measures | Indicative cost | Typical savings over 3 years |
|---|---|---|
| 1 Internal or external wall insulation | £4,000 - £14,000 | £459.00 |
| 2 Condensing boiler | £2,000 - £3,000 | £180.00 |
| Recommended Measures | Indicative cost | Typical saving per year | Rating after improvement | |
|---|---|---|---|---|
| Energy | Environment | |||
| 1 Internal or external wall insulation | £4,000 - £14,000 | £153 | C 76 | C 77 |
| 2 Replace boiler with new condensing boiler | £2,000 - £3,000 | £60 | C 79 | B 81 |
These lists give a detailed breakdown of the recommended measures, indicative costs, typical savings over one year and three years and how much each measure could improve the property's energy efficiency rating.
The recommended measures are generated by SAP methodology on a cost-effective and fabric-first basis, and the savings and ratings figures are cumulative based on making the improvements in that order. The number of recommended measures will vary, depending on which ones are applicable to the property.
The measures recommendations generated by the EPC software are based on information collected by an EPC assessor during an assessment. These recommendations are suggestions to improve the energy efficiency of a property and change the heating where improvements can be made. In some cases, these recommendations may not be appropriate for the property and currently there is little scope for assessors to remove these recommendations or provide more appropriate recommendations.
Some recommendations can be suppressed, for example, wind turbines in urban areas, but assessors do not make judgements on measures that are technically feasible nor do they provide tailored recommendations for any specific purpose. This is problematic for achieving regulatory compliance and decarbonisation of heat where it is imperative that homeowners are provided with the correct recommendations and information in order to meet regulatory standards.
In early 2022, we will consult on developing a wider assessment process which will sit in parallel to the EPC assessment. This will provide a clear and actionable set of steps for homeowners in order to comply with regulatory standards as described in Stage 2 of section 2.2 done in a way which is appropriate for individual properties.
This wider tailored assessment process is in recognition of the known limitations of the recommendations report supplied in the EPC which is generated in line with the requirements of the European Performance of Buildings Directive and Scottish Energy Performance of Buildings Regulations.
5.2 Summary of the Energy performance related features
Summary of the energy performance related features of this home
This table sets out the results of the survey which lists the current energy-related features of this home. Each element is assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars = average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration the condition of an element and how well it is working. 'Assumed' means that the insulation could not be inspected and an assumption has been made in the methodology, based on age and type of construction.
| Element | Description | Energy Efficiency | Environmental |
|---|---|---|---|
| Walls | Sandstone or limestone, as built, no insulation (assumed) Solid brick, as built, no insulation (assumed) | 2 out of 5 stars 3 out of 5 stars | 2 out of 5 stars 3 out of 5 stars |
| Roof | (another dwelling above) | Not applicable | Not applicable |
| Floor | (another dwelling below) | Not applicable | Not applicable |
| Windows | Fully double glazed | 3 out of 5 stars | 3 out of 5 stars |
| Main heating | Boiler and radiators, mains gas | 4 out of 5 stars | 4 out of 5 stars |
| Main heating controls | Programmer, TRVs and a bypass | 3 out of 5 stars | 3 out of 5 stars |
| Secondary heating | Room heaters, mains gas | Not applicable | Not applicable |
| Hot water | From main system | 4 out of 5 stars | 4 out of 5 stars |
| Lighting | Low energy lighting in all fixed outlets | 5 out of 5 stars | 5 out of 5 stars |
This table gives a detailed breakdown of each element of the property, with a description and an energy rating from one to five stars (with five being most efficient level of energy efficiency and environmental impact). The Star ratings are useful in understanding the energy efficiency and environmental impact of individual construction, heating and hot water systems, and lighting elements. This information is especially useful for comparing with other properties when you are looking to buy or rent.
The Star rating sets out the building elements and their associated energy efficiency and environmental rating (carbon emissions). These include both building fabric and building service elements. This potentially can be used to set a minimum energy efficiency standard for some of the fabric elements such as roof, windows or walls where it is not possible for a property to meet the EPC C standard ensuring a fabric first approach.
Retaining this allows property owners to make minimum level fabric energy improvements where it is not technically feasible or cost effective to achieve larger scale changes in an effort to meet regulated standards.
We are not consulting on using Star rating for minimum energy efficiency standards in this consultation. We will examine this in further detail during stage 2 of EPC reform.
5.3 Estimated energy costs of your home
| Current energy costs | Potential energy costs | Potential future savings | |
|---|---|---|---|
| Heating | £1,407 over 3 years | £831 over 3 years | You could save £636 over 3 years |
| Hot water | £348 over 3 years | £288 over 3 years | |
| Lighting | £132 over 3 years | £132 over 3 years | |
| Totals | £1,887 | £1,251 |
These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of any electricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs show the effect of undertaking all of the recommended measures listed below.
This table gives an estimate of the current and potential energy bills after improvements to the property. It is useful for consumers to understand an indicative value of energy running costs, as well as how much lower the running costs could be if the energy efficiency was improved.
These costs are just for heating, hot water and lighting. It does not include energy costs to run home appliances, such as the cost of running a fridge, oven or TV. However, the costs shown can help make comparisons between buildings, and between measures undertaken to improve efficiency or reduce emissions.
5.4 Your Home's Heat Demand
The EPC also presents information which may assist in applying for Renewable Heat Incentive (RHI) Payments[19], which encourages replacing existing heating systems with one that generates renewable heat, and where appropriate, includes loft insulation and cavity wall insulation.
Your home's heat demand
You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing your existing heating system with one that generates renewable heat and, where appropriate, having your loft insulated and cavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. For more information go to www.energysavingtrust.org.uk/scotland/rhi.
| Heat demand | Existing dwelling | Impact of loft insulation | Impact of cavity wall insulation | Impact of solid wall insulation |
|---|---|---|---|---|
| Space heating (kWh per year) | 4,483 | Not applicable | Not applicable | (1,998) |
| Water heating (kWh per year) | 1,867 |
A home's heat demand is presented for space heating and water heating in kWh per year. The potential impact on the demand figure if fabric insulation measures were installed is also presented where applicable.
Contact
Email: EPCreform@gov.scot
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