Existing Building EPC Schemes - Scotland
New Entrants to the BRE EPC Schemes for existing buildings will be required to offer evidence of competence to the DEA standard for entry to the Domestic EPC Scheme for existing buildings and NDEA for entry to the Non - Domestic EPC Scheme for existing buildings and NDEA. If you require training to this standard, please email Train@bre.co.uk for details of the next available course.
The newsletter includes full details of EPC holiday service and training support for Non DomesticGreen Deal
Dec 2013 Newsletter
EPC Scheme will observe the following holidays:
Dec 25th – 28 inc.
Jan 01st – 03rd inc.
The BRE Domestic and Non Domestic Help desk service will also take the same days as holiday.
If you have an emergency enquiry that relates to domestic software service please contact the Quest help desk by the usual channels.
Quest Christmas Service will be:
Monday 23rd December – 9am – 5:30pm
Tuesday 24th December – 9am – 1pm
Wednesday 25th December – Closed
Thursday 26th December – Closed
Friday 27th December – 9am to 5:30pm
Monday 30th December – 9am – 5:30pm
Tuesday 31st December – 9am – 1pm
Wednesday 1st January – Closed
Thursday 2nd January – 9am – 5:30pm
There will be no EPC cover on 25th, 26th and the 1st (including missing address requests). There will be cover (contact by email not telephone) on the 23rd, 24th , 27th, 30th, 31st and 2nd.
Normal service will resume on the 3rd.
if you have any technical issues over the Christmas period, please email the technical team at: email@example.com. It would be helpful if you could define the urgency and impact of the problem as accurately as possible. This will allow the support team to address priority enquiries efficiently.
Missing address requests should be sent as usual to firstname.lastname@example.org. Over the Christmas period these will be dealt with on the 27th, 30th and 31st December.
Membership renewal notices
The current round of membership renewal notices are being sent out. It is important that those with multiple EPC memberships realise that each EPC Scheme is separate and stand alone. The membership renewal criteria for one scheme is not transferrable to another. If you are in any doubt of the terms and conditions attached to renewing your membership, please e-mail your enquiry to the EPC Scheme Manager stating which membership you need clarification over. Membership renewal does not replace the requirement for members to undergo a randomly selected sample of EPCs for auditing. Contact point for enquiries: email@example.com
Recent enquiries on cases where an EPC is not required has promoted this reminder.
Situations where an EPC is not required
EPCs are not required on construction, sale or rent for:
• places of worship
• temporary buildings with a planned time of use less than two years (see glossary of terms)
• stand alone buildings with a total useful floor area of less than 50m2 that are not:
industrial sites, workshops and non-residential agricultural buildings with low energy demand
(see glossary of terms for a detailed description).
EPCs are not required on sale or rent for buildings due to be demolished. The seller or landlord should be able to demonstrate that:
• the building is to be sold or let with vacant possession; and
• the building is suitable for demolition and the resulting site is suitable for redevelopment; and
• they believe, on reasonable grounds, that a prospective buyer or tenant intends to demolish the building
(eg on evidence of an application for planning permission).
Reminder on who can produce an EPC
Only members of an Approved Organisation (EPC Scheme) can issue an EPC in Scotland. All Schemes are subject to the demands of the EPBD and updates.
The document below is required reading in conjunction with the BRE EPC Scheme document
Building Standards Division Circular
NOTES ON THE IMPLICATIONS OF DIRECTIVE 2010/31/EU ON THE ENERGY PERFORMANCE OF BUILDINGS (RECAST) - JULY 2011
Cloning & Lodgement of EPCs
A recent enquiry regarding the rules for EPC cloning, and subsequent lodgment, has prompted a reminder to assessors of their responsibilities to follow the correct procedure to ensure that the EPC produced is a valid document. It is important to note that a cloned EPC can’t then be used to avoid individual EPC lodgment as a means to avoid fees. Each building that requires an EPC is required to have that EPC lodged as part of the process to legitimise the final document.
In summary. The Assessor is required to lodge a separate EPC for each of the buildings and therefore pay a lodgement fee for each EPC regardless of whether it was cloned or not. The assessor must follow the guidance produced on representative sampling.
Green Deal for Non Domestic Buildings in Scotland
Wednesday 23rd October
The Trades Hall, Glasgow
BRE is supporting an event hosted by the Energy Savings Trust and backed by the Scottish Government to advise and inform construction, property and energy professionals on the topic of Green Deal.
Please use the link below if you want more details or to book on this relevant event.
Feed-in Tariffs - Frequently Asked Questions
Please see below link to the Feed In Tarriffs FAQs. Please note that BRE does not mainatin this page and it may change. No liability is accepted by BRE for any data errors or omissions that may be contained. Refer to the FOT regulator before referencing the data published here to ensure that you are referring to the current version of the FIT terms and conditions.
FITs - FAQs
Low Carbon Skills Fund
The need to develop Low Carbon Skills in Scotland is recognised as a priority area by the Scottish Government. Skills Development Scotland (SDS) are offering financial support for eligible applicants to the Low Carbon Skills Fund to assist firms and individual who which to upskill.
The Low Carbon Skills Fund gives employers in Scotland with up to 250 employees the opportunity to apply for up to £12,500 towards employee training costs. By increasing expertise in this growth area we can harness the opportunities offered by our natural resources to make Scotland a world leader in sustainable energy. BRE’s energy training courses are eligible for funding by the LCSF.
More detail on the LCSF is avaiable on the Skills Development Scotland web site.
You can download their application form here. Please remember that you should submit an application to SDS before committing to any low carbon skills training.
Low Carbon Skills Fund Application.
Skills development Scotland Helplines:
Employers 0800 783 6000
Individuals 0800 917 8000
BRE Green Deal
Green Deal training courses will also attract LCSF support. For more details on how to enagage with Green Deal use this link: Green Deal Advisor Training
BSD has been asked for clarification regarding the production of EPCs following the installation of measures under ECO and Green Deal. They have confirmed that the Scottish position mirrors that in England and Wales – an assessor must visit the property post installation to ensure the production of an accurate EPC. The assessor must also record evidence of the installed measures along with details of any other relevant changes since the initial inspection. If the post-ECO EPC is to be lodged by a different assessor, a full property inspection must be carried out by the new assessor in order to obtain the relevant survey evidence.
There are exemptions for EPCs produced as part of a Green Deal application; these are set out within published guidance.
Feed in Tariffs and the EPC
Recent enquiries have suggested that those producing EPCs for Feed in Tariff submissions may benefit from a source of information to those managing the FiTs Scheme. Below are useful web links to sources of information and contact points relating to FiTs. Please note that the Scottish Government or the BRE EPC Scheme are not the first enquiry points for FiTs queries.
Scottish Government’s Green Homes Cashback scheme.
EST have advised of amendments to the above scheme that became effective on the 1st April 2013. From that date the applicant needs to have a full Green Deal assessment, rather than just having an EPC, completed for their property to qualify for a grant for energy saving measures. As previously, only recommended energy efficiency measures are eligible for support.
- Up to £500 for insulation measures including loft, cavity or solid wall.
- Up to £400 to replace an old boiler
- Up to £300 for other measures recommended in the Green Deal assessment e.g. glazing, LED lighting, heating controls etc.
EST are currently developing an online application form which householders will be directed to rather than to the advice centre number. The form will go live on their website w/c 8th April 2013.
If householders want to find out how to apply (or find out more) about the scheme they can visit our website: www.energysavingtrust.org.uk/scotland/greenhomescashback or if they prefer to speak to one of our advisors they can call Home Energy Scotland free on 0800 512 012.
If you or your firm has engaged in promoting the EST Scheme, please ensure that any detail is updated with current scheme (e.g. online) content. Should you be interested in promoting the new Green Homes Cashback scheme, please contact EST and they will be glad to send you more information.
Contact: Home Energy Scotland free on 0800 512 012 for more details
Update to Scottish Government FAQs on EPCs
The Building standards Division of the Scottish Government has updated it's EPC guidance and refreshed the FAQ list. Please take time to review this information to gain current information on the production requirements for EPCs. EPC FAQ from BSD
Non Domestic EPC Registration requirements
Important information for Non-domestic Certifiers
Following advice issued by the Scottish Government, on the of 25 January, a reminder has been received stating that the transitional period to enable switchover to updated Certifier software will end on Sunday 17 February 2013.
From Monday 18 February, all Certifiers are required to produce new non-domestic EPCs from data lodged to the Scottish EPC register.
This means that if you use SBEM you should produce your Non Domestic EPCs using v4.1e and lodge the EPC data to the EST Register.
Non Domestic EPC Register for Scotland
The Non Domestic EPC Register for existing buildings Non Domestic EPCs in Scotland went live on the 28th January 2013. There was also a release of iSBEM v4.1e which is needed to facilitate the registration of your non domestic EPCs to the register. The Scottish EPC register will accept lodgement of XML for non-domestic building assessments for existing building (and for new buildings which are the subject of a building warrant applied for on or after 9 January 2013).
iSBEM v4.1e can be downloaded from this web link.
Scottish Government update to EPC FAQs
The Scottish Government has published an updated FAQ containing important and relevant information on the production and display of EPCs. You may wish to review this document using this web link.
Scottish Government update to EPC Sampling
The Scottish Government has published an updated brochure giving guidance on what practice is and is not acceptable to produce sampled EPCs. This is important information that you may wish to review this document using this web link.
Introduction of lodgement of EPC data to the Scottish Non-domestic EPC Register.
Amended ‘Go-live’ Date for the register
The Scottish Government, via the Energy Savings Trust has confirmed that the go-live date for the launch of the non-domestic EPC register will now take place on 28 January 2013 rather than 9 January 2013.
RdSAP Conventions v6.0 - Isue 6
The RdSAP Conventions (v6.0 – Issue 6) have been agreed and approved by the RdSAP Conventions Group. Membership of the group is open to all Accreditation Schemes as part of the on-going work to standardise the assessment process, and to ensure a uniformity of approach, that will assist Accreditation Schemes and Energy Assessors. The Group has been set up with the approval of DCLG.
These conventions must be applied by all accredited EPC Certifiers (and DEAs in England & Wales). This also applies to those assessors currently in training. To enable Accreditation Schemes, training providers and assessors to manage the implementation process successfully the conventions must be applied from 14 January 2013. These conventions will be included as part of future quality assurance checks of the relevant assessments you have undertaken and the Energy Performance Certificates (EPC) you produce, thereafter.
The conventions are designed to improve the quality and accuracy of EPC. The conventions will, therefore, supersede any previous assessment process. With this in mind, further conventions are being discussed and developed by the Conventions Group and these will be released in stages. RdSAP Conventions v6.0 - Issue 6
Non Domestic EPC Register for existing buildings
Existing Non Domestic EPCs will be required to be registered on the HEED database, operated by the Energy Savings Trust from 09 Jan 2013. It is important that you are prepared for this change to the process in which an EPC is produced and managed. Please review updates on the SBEM web site or other software providers that you use to produce your EPCs.
Another variant of SBEM will be used to assess non-domestic buildings for suitability for Green Deal loans when the policy is launched by DECC in October 2012. This version allows users to tailor the usage of the building to match its actual operation, to take account of actual metered energy consumption and to estimate the savings from packages of improvement measures. A pilot version can be downloaded from www.gdtool.bre.co.uk.
The Energy Savings Trust has published details of their Green Homes Cashback Scheme.
For further details, please address all enquiries to the EST web via their web site or call 0800 512 012.
BRE Green Deal Survey
Please feel free to participate in the BRE Scotland Green Deal survey. It's fast, free and user friendly.
Compliant software for Section 6 (Energy) it is important that you are using a compliant version of software. Check your version against the list published by the Scottish Government of approved software using this link
Software enquiries to produce an EPC for existing buildings should refer to this link
Introduction of the EPC Register and lodgment fees
New combined EPC register - update
The switchover to produce EPcs using RdSAP v9.91 and lodgement of data to the new combined register went live on 01 October 2012. Please note that the facility to capture non-domestic EPCs and SAP EPCs will be enabled from 09 January 2013.
Introduction of an EPC lodgement fee
The introduction of an EPC lodgement fee will be linked to the requirement to lodge EPC data to the new combined register. Accordingly:
- the lodgement fee for domestic (RdSAP) EPCs will apply from 01 October 2012, with the switchover to the new combined EPC register.
- the lodgement fee for all non-domestic EPCs and for SAP EPCs will be introduced from 09 January 2012.
The lodgement fee is set at £1.38 (£1.15 + VAT) for domestic EPCs and £6.43 (£5.36 + VAT) for non-domestic EPCs. VAT is currently payable at the standard rate of 20%.
Please note lodgement fees charged by the EST are additional to the standard Certificate fees. VAT is charged on the entire transaction at the prevailing rate.
New Scottish EPC register - Introduction of lodgement fee in accordance with regulation 10A of the Energy Performance of Buildings (Scotland) Regulations 2008, as amended.
Following previous emails, Building Standards have confirm details on how the introduction of a lodgement fee for EPCs will be implemented. This contains detail on existing Non Domestic EPC fees that you should note.
New combined EPC register - update
Work is progressing to enable switchover in lodgement of RdSAP EPCs to v9.91 and lodgement of data to the new combined register from 1 October 2012 onward.
Please note that the facility to capture non-domestic EPCs and SAP EPCs will be enabled from 9 January 2013.
Introduction of an EPC lodgement fee
The introduction of the EPC lodgement fee will be linked to the requirement to lodge EPC data to the new combined register. Accordingly:
- the lodgement fee for domestic (RdSAP) EPCs will apply from 1 October 2012, with the switchover to the new combined EPC register.
- the lodgement fee for all non-domestic EPCs and for SAP EPCs will be introduced from 9 January 2012.
The lodgement fee is set at £1.38 (£1.15 + VAT) for domestic EPCs and £6.43 (£5.36 + VAT) for non-domestic EPCs. VAT is currently payable at the standard rate of 20%.
How will the lodgement fee be collected?
Domestic lodgement fees will be collected for October in arrears by collecting fees in early November. Domestic Certifiers should price their EPCs to include the lodgement fee w.e.f 01st Oct 2012.
The system for collection of lodgement fees will not be in place for 1 October 2012. It is likely to be operational from early November 2012. Fees will be applicable to lodged RdSAP EPCs from 1/10/12 but will be collected retrospectively, once systems are in place. EST, as keeper of the register, will maintain a record of lodgement activity to enable this. There will be a single exercise to collect lodgement fees for this period, after which the payment of the fee will be addressed by a method advised to you by the Approved Organisation (EPC Scheme).
Energy Certification Schemes Summer 2012 Newsletter
Please review the newsletter which contains important detail of changes to how and when EPCs can be produced with effect from 01 Oct 2012.
The EPC Scheme will now only email those members who have an active live account with essential detail. This will help to avoid overloading members with information and highlight detail that may require an individual action. The EPC Scheme will undertake to minimise email traffic to only send essential detail as a reminder for important topics. The primary channel for membership updates for routine information will be the “Latest Updates” page on the BRE EPC Scotland web site. Members are encouraged to regularly review this site for detail and direction on EPC developments.
Occasionally, detail on relevant BRE services may be sent to alert the active membership to opportunities of interest.
Climate Change (Scotland) Act 2009 Section 63
The Scottish Government response to the Climate Change (Scotland) Act 2009 Section 63 consultation can now be accessed online at:
OPERATING FRAMEWORK FOR APPROVED ORGANISATIONS
ENERGY PERFORMANCE CERTIFICATES NEW AND EXISTING BUILDINGS
The framework set out in the above document clarifies how this and supporting functions may be achieved within the operating requirements of an AO appointed by Scottish Ministers. It signals important changes to how and who can produce an EPC.
Key dates are 01 October 2012 and 09 January 2013 further detail will be issued to members of the BRE EPC Scheme in the near future. You can read the detail in the Framework using the web link at the foot of this article. Listed are some of the key headings.
The documented operating processes of each AO must address the following functions:
- Integrity and operational resilience
- Accreditation of energy assessor members
- Administer the operation of energy assessor members
- Maintain records to facilitate effective operation of the scheme and periodic audit
by the Scottish Government
- Audit by Scottish Government (this list also defines the functions of an Approved
organisations subject to audit by the SG).
It is recommended that you review the document to be aware of the content and what action it requires of the Approved Organisation.
Maintenance of Membership
Continuity of membership is contingent on meeting the requirements of the EPBD (recast) and Framework requirements to demonstrate continued competence and compliance with the requirements of the EPC Scheme Document SD172 and subsequent revisions.
Important update for Scottish EPC Certifiers
PROPERTY ADVERTISMENTS – ENERGY PERFORMANCE CERTIFICATES
The Scottish Government has issued advice regarding requiring that the energy performance indicator from the EPC must be stated in any advertisement in commercial media will come into force on 9 January 2013.
Please take time to read the detail below and make the necessary adjustments to your certification practice to accommodate these changes. You may also wish to pass a copy of this information to your professional contacts to inform them of the changes impacting EPC production. The indicated changes to Scottish legislation which will impact on BREs EPC Scheme membership. These relate to the provision of information on the energy performance of a building when it is offered for sale or rental.
Information on energy performance within advertisements in commercial media.
Article 12(4) of Directive 2010/31/EU the Energy Performance of Buildings introduces a requirement that, where an Energy Performance Certificate (EPC) is required on the sale or rental of a property, the energy performance indicator from that Certificate must be stated in any advertisement in commercial media.
This requirement will apply to all sale or rental transactions for which building owners are required to provide an Energy Performance Certificate under regulation 5 of the Energy Performance of Buildings (Scotland) Regulations 2008 (http://www.legislation.gov.uk/ssi/2008/309/contents/made) Buildings types which are exempt from the need to obtain an EPC are set out in regulation 4 and remain unchanged.
Following a public consultation, the Scottish Government sought views on the level of information to be provided within the advert and also on the definition of “commercial media”. Respondents were of the view that only the EPC banding was required for advert, e.g. EPC – C, and that a clear definition be provided for the term “commercial media”. The consultation and Scottish Government response can be accessed at: http://www.scotland.gov.uk/Topics/Built-Environment/Building/Building-standards/publications/pubconsult
In response to the consultation, the Energy Performance of Buildings (Scotland) Amendment No. 2 Regulations 2012 - SSI 2012/208 have now been laid in Parliament. This introduces the requirement for the inclusion of the energy performance indicator within advertisements from 9 January 2013. These requirements are set out within a new regulation 5A, which includes a clear definition of “commercial media”, with enforcement powers conferred through new regulation 17A. A weblink to the legislation is attached for ease of reference: http://www.legislation.gov.uk/ssi/2012/208/contents/made
Requirement to provide recommendations report with an EPC.
Where an Energy Performance Certificate is produced, it is accompanied by a Recommendations Report offering further information and advice to building owners on their building and how it can be improved. Previously, there was no requirement to make this document available. From 1 October 2012, regulations require that both the EPC and Recommendations Report are made available to potential owners or tenants and provided to the new owner or tenant. These provisions are set out in amendment to regulation 5, with enforcement powers conferred through existing provisions within regulation 14.
You should note that, as with the need to provide an EPC on sale or rental, these regulations imposes a duty on the building owner which, if not met, can result in enforcement action and the issue of a penalty charge notice by the local authority.
It is therefore essential that property professionals are aware of these requirements and the need for appropriate advice and action when appointed by a building owner.
Q & A on this topic
Q. Please can you clarify whether properties already advertised & on the market before 9 January 2013 will require to amend their property details to include the EPC rating?
A. All properties which are being advertised for sale or rent must display the Energy Indicator from 09 January 2013, regardless of the length of time the property has been listed. What constitute 'advertisement in commercial media’ is defined in regulation 5A(3) of the amended Energy Performance of Buildings (Scotland) Regulations.
Q. What is the situation with properties that have been on the market for a long time, e.g before the introduction of Home Reports – will they be required to get an EPC and display the rating?
A. An EPC for these properties should have been obtained for these buildings as, from 4 January 2009, the EPC must be provided to any prospective buyer or tenant. This applies to both dwellings and non-domestic properties.
Q. Under what circumstances is an EPC not required for sale or rental?
A. Regulations refer to definitions within Directive 2010/31/EU on the Energy Performance. In this respect, a building is defined as “a roofed construction having walls, for which energy is used to condition the indoor climate”. In respect of building type (regulation 4), an EPC is not required for:
(a) temporary buildings with a planned time of use of two years or less, workshops and non residential agricultural buildings with low energy demand; and
(b) stand-alone buildings with a total useful floor area of less than 50m² which are not dwellings. In respect of rental, an EPC is not required on renewal of the lease of an existing tenant (regulation 5(4)).
Q. Exactly what information has to be displayed in the advert?
A. Legislation (regulation 5A) requires that the advert “states the energy performance indicator for that building or building unit”. It would be acceptable to simply include and identify the EPC band rating in the advert text, e.g. "EPC=C". For dwellings, this refers to the Energy Efficiency Rating; for non-domestic buildings, the Building Energy Performance Rating. The amount of information provided in addition, including use of colour or typeface/size of the rating is discretionary.
Guidance to the Energy Performance of Buildings (Scotland) Regulations 2008
The web link below will take you to the above named guidance document. This is a relevant and useful resource to understand the responsibilities and roles relating to EPC production in Scotland.
EPC Lodgment issues
If you are having a problem logging onto the Quest system, please contact their helpdesk:
Tel. No 0844 8449969
Advice for production of EPCs to support FiTS applications
The Scottish Government has issued the following guidence to all Approved Organisations, for use by their
members, after receiving a number of enquires in relation to the Feed-In Tariffs (FITs) scheme. It is necessary to understand that this policy is not a devolved issued, responsibility for this lies with the Westminster Government with the Department for Energy and Climate Change being the lead Department.
Guidance has been produced by DECC which can be accessed via the attached weblinks:-
Approved Organisation members may wish to note that queries on the energy efficiency requirement and solar PV are covered within Section 2 of the guidance. You will see that DECC make it clear that decisions on eligibility for FITS are ultimately a matter for FIT licensees and Ofgem to make on receipt of the application for FITs. This is not a matter that DECC can offer a view on. That said, DECC can offer a view on the policy and Approved Organisation members are signposted to both Ofgem and DECC.
Contact details for FITs queries are set out below:
FITS Helpline number - 0300 068 5733
Specific questions relating to compliance with FITs should be directed to:
The FITs Compliance Manager
Tel. No: 020 7901 3085
Onshore Renewables and Heat Team Building Standards Division
The Scottish Government The Scottish Government
4th Floor Denholm House
5 Atlantic Quay Almondvale Business Park
150 Broomielaw Livingston
Energy Performance Certificates for Existing Buildings - Your Questions Answered
EPC FAQs from Scottish Government
Please see below the link to to the Scottish Government's FAQ on EPCs.
Q. If an EPC is produced with a Home Report and thereafter the new owner decided to rent out the property
is a new EPC required, or can the original be used?
A. The original can be used – an EPC is valid for 10 years.
Q. Does a Landlord have to get a new EPC at each change of tenant?
A. No the same EPC can be passed from tenant to tenant - an EPC is valid for 10 years.
Q. EPC lasts 10 years and can be passed from tenant to tenant in that time – can it be passed from buyer
A. Yes, an EPC is valid for a 10 year period.
PROVISION OF AN EPC - RENTAL
Q. Does an EPC have to be provided in the case of Right to Buy, mutual exchanges and mortgages to rent?
A. Yes – an EPC has to be provided for all new sales and rentals to new tenants.
Q. A tenant shares the property with, say, her daughter who acts as a carer. The tenant dies and the
daughter succeeds the tenancy, is an EPC required?
A. Yes – an EPC has to be provided for all new sales and rentals to new tenants.
Q. What are the timescales for producing an EPC i.e. before the start of the new tenancy or before the
A. Where a building is to be sold or let the owner must make a copy of a valid EPC for the building
available free of charge to a prospective buyer or prospective tenant. The intention is that the owner
should obtain the EPC prior to offering the building up for sale or rental
Q. How much time do we have to produce a copy of an EPC to hand to a new tenant? Does this need to be
available at the entry date?
A. The intention is that the owner should be proactive in obtaining the EPC when putting the building up for
sale or rent. If the prospective buyer or tenant requests an EPC, then it is to be made available within 9
days of the request or the owner may receive a Penalty Charge Notice.
Q. If an RSL lets a building to another RSL (building contains several flats to be sub-let by tenant RSL)
does the landlord have to provide an EPC for each flat or building as a whole?
A. An EPC must be provided for each flat.
Q. If a local authority lease a property from a private landlord and use it for temporary homeless
accommodation (may/may not be over 12 weeks) who is responsible for arranging paying/display EPCs?
A. The local authority, as tenant to the private landlord, must be provided with an EPC. An EPC must be
made available to any sub-tenants, the contact made with the building owner/local authority would have
to be checked to establish who would have responsibility here.
Q. Is the 12 week period given in the guidance leaflet for emergency accommodation/holiday lets per
let or cumulative? If the latter, over what period of time?
A. Per let.
Q. Is there a ‘stock transfer’ exemption from EPCs?
A. Houses transferred under this type of arrangement are exempt from the Home Report, but not an EPC.
EPCs have to be provided for each property for sale or rental.
Q. Will small/one bedroom flats be exempt if they fall below 50m2 floor area? What is therefore the
definition of a ‘stand-alone building’?
A. EPCs must be provided for all dwellings regardless of size. The 50m2 threshold applies only to non
domestic buildings and certain buildings ancillary to dwellings. A full definition of ‘stand-alone
building’ is given in the guidance contained within the Technical Handbooks
The Energy Performance of Buildings (Scotland) Amendment Regulations 2012
What is the relevance of the EPBD Amendment ?
The key message contained within the EPBD 2012 Amendment, which becomes effective from 01 Oct 2012, signals the requirement for one or more registers of energy performance data, from which the EPC & supporting documents will be produced. The range of data to be included in the production of the EPC will change, as will the method to generate it and its supporting documents. In effect this means that new build and existing non domestic EPCs will be required to be lodged on the new registers. There will also be compulsory registration fees levied for each EPC produced. These costs are a universal direct charge by the register keeper.
Key areas mentioned in the EPBD 2012 amendment are:
- Interpretation of Data
- Recommendations Report
- Registration of Certificates
You may find it useful to review the explanatory note which was distributed along with the The Energy Performance of Buildings (Scotland) Amendment Regulations 2012.
The links (below) are to the relevant EPBD legislation that govern production of Energy Performance Certificates.
Links to EPBD legislation:
The Energy Performance of Buildings (Scotland) Amendment Regulations 2012
The Energy Performance of Buildings (Scotland) Amendment Regulations 2008
The Energy Performance of Buildings (Scotland) Regulations 2008
What is the Feed-in Tariff scheme (FIT)?
The Feed-in Tariffs (FITs) scheme was introduced on 1 April 2010, under powers in the Energy Act 2008. The FIT scheme is a Government programme designed to promote the uptake of a range of small-scale renewable and low-carbon electricity generation technologies. The scheme requires Licensed Electricity Suppliers (FIT Licensees) to pay a generation tariff to small-scale low-carbon (SLC) generators for electricity generated. An export tariff is also payable where electricity is exported to the national grid. The scheme is applicable to a range of technologies up to a maximum total installed capacity of 5MW. Through the use of FITs, DECC hopes to encourage deployment of additional small-scale (less than 5MW) low-carbon electricity generation, particularly by organisations, businesses, communities and individuals that have not traditionally engaged in the electricity market. This will allow many people to invest in small-scale low-carbon electricity, in return for a guaranteed payment from an electricity supplier of their choice for the electricity they generate and use as well as a guaranteed payment for unused surplus electricity they export back to the grid.
FITs work alongside the Renewables Obligation (RO) – which is currently the primary mechanism to support deployment of large-scale renewable electricity generation – and the Renewable Heat Incentive (RHI) which, when implemented, will support generation of heat from renewable sources at all scales.
FITS Helpline number Tel. No. 0300 068 5733
Specific questions relating to compliance with the SLCs and FITs should be directed to:
The FIT Compliance Manager
Tel. No: 020 7901 3085
EPC Registration fee for existing buildings to come into effect from 01 October 2012
The registration fees mentioned in the article below will appy to existing building EPCs produced from 01st October 2012. Certifiers should ensure that they advise their clients and colleagues of this important development. The fee is being charged by the Scottish Government and will be additional to the Scheme fee and VAT. These charges will apply to both domestic and non-domestic EPCs. The fee will be in-line with that charged elsewhere in the UK (non-domestic properties £5.36 exclusive of VAT and domestic properties £1.15 exclusive of VAT). Please update your sales and customer information literature to reflect this development.
FINAL CONSULTATION REPORT AND SCOTTISH GOVERNMENT RESPONSE
The Scottish Government has been published its response to the Consultation Document on:
(1) Introduction of an Energy Performance Certificate lodgement transaction fee, upon the creation of a database for Non-Domestic Buildings and
(2) Introduction of a transaction fee for the lodgement of Energy Performance Certificates for Dwellings on the Home Energy Efficiency Database (HEED)
The outcome of this consultation has important implications for Certifiers as demonstrated below. Please take the time to review the report and consider what action you should take to inform your clients and amend your systems to accommodate these issues. You can access to the full consultation response using this link: http://www.scotland.gov.uk/Resource/0039/00391756.pdf
Section 63: Energy Performance of existing non domestic buildings: Climate Change (Scotland) Act 2009
EPC information to support Feed in Tarrif applications (FiTs)
The Scheme has been asked for guidence on FiTs EPC requirements. There is a comprehensive FAQ section on the DECC web site that should be a useful point of reference. In particular, Q. 10.
There is also a FiTs helpline - 0300 068 5733
Green Deal and BRE Scotland
It is necessary to be a member of an existing Approved Organisation (EPC Scheme) in Scotland to be able to participate in Green Deal. BRE can offer access to Green Deal for those who wish to become Assessors. Installers have a different route which BRE can also assist you with. If you would like to be added to the Green Deal mailing list and receive free updates and information on how you can take part, please e-mail your contact details to this address: firstname.lastname@example.org
Please include your name, contact number, e-mail address, Company name and if you want details on Assessors, Installers or other Green Deal updates.
The consultation on SAP 2012 has now started. You can access the Consultation documents from this link: www.bre.co.uk/sap2012
The Green Deal and Energy Company Obligation consultation
Reference Number: 11D/886 - Open Date: 23/11/2011 Close Date: 18/01/2012
This consultation seeks your views on the details of the Green Deal and ECO policies that are to be implemented in secondary legislation and under the energy licensing framework. DECC would like to hear from as wide a range of stakeholders as possible including, in particular, those organisations with an interest in operating within the framework and members of the general public including those who might be considering investing in energy efficiency.
The Energy Act 2011 made provisions for the development of a Green Deal and a new Energy Company Obligation (ECO) to replace the existing Carbon Emissions Reduction Target (CERT) and the Community Energy Saving Programme (CESP), which will both expire in 2012.
Green Deal is a market led framework that will allow individuals and businesses to make energy efficiency improvements to their buildings at no upfront cost. Central to the Green Deal is a finance mechanism that will allow access to the finance needed for the improvements with repayment, in instalments, attached to the electricity bill.
Underpinning the delivery of the Green Deal is the ECO. ECO will place one or more obligations on energy companies requiring them to generate a specific amount of credit by facilitating the installation of energy efficiency measures in homes in Great Britain before a set deadline. ECO has been designed to fit within the Green Deal framework and provide support, in the domestic sector, where Green Deal finance alone is not enough.
How to obtain the Consultation documents and respond:
visit DECC's web site at:http://www.decc.gov.uk/en/content/cms/consultations/green_deal/green_deal.aspx
Update to SBEM
The latest update to SBEM was released on 12th December 2011. V4.1d can now be downloaded from the NCM web site. Please follow the guidance from Building Standards Division on the use of the version of the software.
NCM web site - v4.1d details:
Scottish Government S6 compliance advice:
Consultation on the creation of a Non Domestic EPC Register in Scotland
The Scottish Government has opened a consultation inviting responses on the introduction of an EPC lodgement transaction fee. It also asks for views on the creation of a database for non-domestic buildings EPCs and their lodgement on the Home Energy Efficiency Database (HEED). Please use the link below to access details of this consultation and to register your response.
Scottish Government consultation http://www.scotland.gov.uk/Publications/2011/11/16154018/1
To find out if you are eligibile for a grant to part fund your training, please review the detail on the Skills Development Scotland web site to determine if you qualify for this support. http://www.skillsdevelopmentscotland.co.uk/our-services/services-for-employers/training/low-carbon-skills-fund.aspx
Information from Building Standards Division
EPBD - A consultation on proposals to implement Directive 2010/31/EU which revises Directive 2002/91/EC on the Energy Performance of Buildings Directive (EPBD), will issue on 7 October and close for comments on 20 January 2012. The recast which was published on 19 May 2010 extends the scope of the original Directive, strengthens certain provisions, and provides clarification on several aspects.
Section 63 - The Climate Change (Scotland) Act- It is intended to publish the consultation on Section 63: Energy Performance of existing non domestic buildings on 7 October 2011with responses invited by
Both consultations are now accessible at http://www.scotland.gov.uk/Topics/Built-Environment/Building/Building-standards/publications/pubconsult
Building Standards Division
BSD new contact details
The new web link to the Building Standards Division web site is now: www.scotland.gov.uk/bsd
August 2011NCM2010 web site closedThe information that was found on the NCM2010 pages has been migrated to the main NCM web site. Software updates and downloads can now be found in one location using this link:
EPCs for New Buildings - Non Domestic
EPCs for New Buildings - Domestic
Watermarked Non Domestic EPCs in Scotland
A patch for SBEM v4.1c is now available to download that will remove the watermark for Scottish Non Domestic EPC's. Please review the guidance given on the NCM web site to download the patch. http://www.2010ncm.bre.co.uk/download.jsp
Link to Scottish Government FAQ and advice on production of EPCs.
SBEM helpline update
The SBEM Team very much regret that, with effect from Monday 9th May 2011, the SBEM Helpline will be temporarily closed, pending decisions on future funding. Enquiries about the use of the tool, the application of regulations and the results of the calculations can probably best be answered through other routes such as the User Guide, the Building Control department at your local council, contact with energy assessor accreditation schemes and/or Government bodies.
Important news for the production of EPCs for Domestic and Non Domestic buildings in Scotland.
The 17 April 2011 was the 'go live' date for introduction of the EPC function within both SAP 2009 and SBEM 4.1. From that date:
All EPCs for existing dwellings will require to be produced using the SAP 2009 version of RdSAP, to enable lodgement on the Home Energy Efficiency Database (HEED). A list of approved SAP software can be found on the BRE SAP webpages at: http://www.bre.co.uk/sap2009/, where the consolidated SAP 2009 document and a summary of RdSAP changes can also be found. The latter also summarises the minor reformatting of information presented within the energy report in Scotland.
Each software provider has been contacted by the Energy Saving Trust to ensure that the data transfer mechanism to HEED is tested and fully functional for the 'go live' date.
All EPCs for existing non-domestic buildings should be produced using SBEM v4.1c, or other current Approved Software, as the current version of the NCM. Information on SBEM can be found on the BRE NCM website at: http://www.2010ncm.bre.co.uk/. A list of software approved for use in Scotland can be found on the BSD website at: http://www.scotland.gov.uk/Topics/Built-Environment/Building/Building-standards/profinfo/techguide/proftechS6software
If scheme members encounter any problems using the new software, they should contact their software provider in the first instance.
Important update on RdSAP Conventions (v4.0 - Issue 4)
There has been an update to the RdSAP conventions that are to be adopted from 17th April. Although issued by DCLG they apply throughout the UK. The conventions must be applied by 17 April 2011 and they will be included as part of future quality assurance checks of the assessments, and EPCs produced.
These conventions supersede any previous assessment process. With this in mind, further conventions are being discussed and developed by the Conventions Group and these will be released in stages. If you have any questions about these conventions, please feed them back to the Scheme so the issue you have raised, where appropriate, can be discussed at a future meeting of the Conventions Group. The conventions must be applied as issued, even if you believe there may be a Convention that requires further clarification, until such time as the Group have had the opportunity to discuss the issue you have raised in more detail. Any subsequent changes to the conventions will then be circulated.
The conventions are designed to improve the quality and accuracy of EPC.
4th March 2011: Patch 01 release for iSBEM_v3.5.b
Patch 01 corrects the duplication of reported recommendations in the Recommendations Report generated locally on the user's computer and allows the generation of EPCs with negative asset ratings.
Please visit the NCM web site to download the patch. http://www.ncm.bre.co.uk/download.jsp
It is important that certifiers use the correct software to generate EPC's.
If you have any concerns over your software, please contact your supplier and obtain a written confirmation that you have the appropriate version for the EPC production. You can find out more about the software from this link: http://www.ncm.bre.co.uk/newsdetails.jsp?id=48
Example Credit control templates for Certifiers to use.
SBEM software information
Please read the guidance on the Scottish Government's web site regarding the use of SBEM. This detail can change; therefore it is important to regularly review the source to ensure you are using the software version recommended by the Government. The web link to this detail is:
A new version of SBEM has been released (V4.1 a). All Non Domestic Energy Certifiers should use the web link below, read the information relating to this software update and follow the advice to upgrade your software.
Information Regarding the Registration of Non-Domestic EPCs
National Gazetteer - Missing Address procedure
The address search functionality and UPRN provision services use the One Scotland Gazetteer as the source of address information. The One Scotland Gazetteer (formerly Definitive National Addressing for Scotland) will be used as the master address list. The Gazetteer has been developed in conjunction with the 32 Scottish local authorities. Each of the 32 councils has developed a standard address list, a Corporate Address Gazetteer (CAG). These local gazetteers have been integrated together into a single database to form the One Scotland Gazetteer. The Gazetteer can provide a Unique Property Reference Number (UPRN) for existing dwellings as well as those that are "not yet built". The Gazetteer due to its design, scope and construction should be the most comprehensive address list for Scotland. Address enquiry forms or automated emails should be
sent to:email@example.com with a subject line of "NG Change Request - EPC".
Please follow this link for Data Change Request Form which you should complete and e-mail to the above mailbox. Scotland EPC Register missing addresss request form
Clarification of penalties over Energy Performance Certificates (EPCs)
The recent publication "Direction as to the Provision of Energy Performance Certificates for Existing Buildings" confirms that the requirement to produce an energy performance certificate on the sale or rental of an existing non-residential building is subject to a criminal, as well as civil, enforcement regime in Scotland.
The Direction allows local authorities to serve a building regulations compliance notice on building owners who have failed to affix an EPC to a building when the building is sold or let. If building owners fail to comply with the notice they are guilty of an offence which is liable on summary conviction to a fine not exceeding level 5 on the standard scale (currently £5000). The powers set out in the Direction are only intended to be used in the event that, following a civil penalty charge notice being issued to a building owner under the EPC Regulations, the owner continues to fail to produce an EPC. Please also review the Guidance to the Energy Performance of Buildings (Scotland) Regulations 2008 from this web link:
All applicants to the Domestic EPC Scheme are required to supply a copy of a Basic Disclosure Scotland Certificate prior to being listed on the EPC Register. Certificates can be ordered online at:
EPC Certifiers Insurance requirements
Members of BRE Scotland's EPC Schemes are solely responsible for confirming to the Scheme that they have valid Public Liability and Professional Indemnity Insurance cover to a level of £2 million for each.
Charges for BRE Services
Please note that membership fees only cover basic administration and entry to the scheme. BRE reserves the right to charge for technical advice, administrative services and business support. If your enquiry is other than routine membership information you may face additional charges. Please ensure you offer clear instructions and obtain an indication of costs before accessing a BRE service.
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