EPBD - Energy Performance of Buildings Directive
ARE YOU MANAGING, DISPOSING, OR ACQUIRING PROPERTY?
For over 35 years we have provided its expertise to public and private sector clients in the design, installation, operation and maintenance of building services. Our business focus has been on commercial and industrial properties so this briefing does not refer to dwellings and their specific requirements under the Directive and UK Building Regulations.
Measures have been taken by HM Government, as required of any EU member state, for the Energy Performance of Buildings Directive (EPBD) to take effect from 4 January 2006. Implementation of the EPBD and with it amended Building Regulation approved documents is part of the UK efforts to reduce carbon dioxide emissions, a main contributor to climate change and global warming.
Many of our clients have requested clarification on the EU Directive. The Directive and the Building Regulations are intended to affect you – building owner, tenant in a building, facility manager, building operator, maintenance contractor, as well as those in the building construction industry – and after 4 January 2006 it will affect you. New buildings will have to be designed and constructed to improve standards. Existing building stock will need to be improved and upgraded whenever major renovation work takes place. Even those buildings that are “untouched” will be scrutinised by the Directive through the requirement for each to have an Energy Performance Certificate. The EPC has to be created by qualified or accredited experts in an independent manner.
WARNING
As at July 2005 there has been no move to train or accredit experts and the national certification methodology has not been confirmed. Do not pay any organisation who offers this service until the Office of the Deputy PM Government confirms implementation and the final method. Visit www.diag.org.uk for updates.
WARNING
Energy Performance Certification will not by itself reduce emissions of carbon dioxide; although with each EPC will be a report summarising cost effective energy efficiency improvements, which could be adopted in a particular building. There are currently no measures in place to compel an owner to undertake energy efficiency improvements.
Because the existence of an Energy Performance Certificate will be a legal requirement when a building is sold or a tenancy changes, an EPC will form part of the due diligence paperwork accompanying the transaction between seller/purchaser or tenant/landlord. What is expected from an EPC is that organisations will not wish to own or occupy a poorly rated building. The landlord may be forced to improve the energy performance before the lease expiry date. In buildings where public display of the EPC is a requirement the process of “naming and shaming” may drive forward energy improvements at a faster pace.
Part L2 of the Building Regulations for non-domestic dwellings is being amended but its powers are in force and for existing buildings will be invoked by work on a controlled service (such as heating system, cooling system, air conditioning, lighting). It is through the Building Regulations and amendments after 2005 that the energy standards will be set at higher and higher levels.
WHAT CAN I DO NOW & HOW CAN FHP ESS HELP?
An immediate question for every building owner is how efficient is my building? (or how much carbon dioxide do I contribute?) To reach that assessment it is necessary to know how much energy is being consumed by building services plant and equipment and what this amounts to in carbon dioxide quantity. How do these figures compare with published benchmarks?
Energy management of a building is enhanced by effective provisions such as; the production and use of a building log book, the preparation of a metering strategy and its implementation, the use of a planned preventative maintenance regime.
There are various effective measures that you should consider adopting in your building. If you have implemented them already then you will be prepared for 4 January and the EPBD.
WHAT CAN I DO TO BE READY FOR THE EPBD?
You manage a building for a Client, so what should you do now if there has been no advice from the owner?
Make sure everyone in your organisation and your client understands that from January 2006 this country, along with the rest of the EU, will be aiming to reduce carbon dioxide emissions from existing buildings, as well as creating more efficient new buildings.
Carbon dioxide emissions are created from the burning of carbon fuels – natural gas, fuel oils, coal, LPG, as well as by the use of electricity generated from these fossil fuels (but not nuclear power or renewable technologies such as solar, wind or tidal).
Raising awareness :–
News reports have indicated that by the autumn of 2005 electricity prices will rise by 10% - 15% as the carbon fuels have risen in price during the years. Reducing energy consumption will keep these cost increases in check.
Your tenant / client may be an organisation that has made their own commitment to operating in an environmentally friendly manner. What answer can/will you give to them when questions are asked about the energy performance of the building they are in?
For building surveyors involved in acquiring or disposing of properties, you will need to ensure that after 4 January 2006 an energy performance certificate is incorporated with all the other important documentation that enables a transaction to take place. Such documentation is required when a building is rented out for the prospective tenant.
The original final draft of the directive defines a “public” building is defined by the Directive’s Article 2 as buildings occupied by public authorities or frequently visited and used by the general public, such as schools, hospitals, public transport buildings, indoor sports centres, indoor swimming pools and retail trade services buildings larger than 1000m2. This definition is no longer included in the 4 January 2003 OJEC publication but certification display has to take place for “buildings with a total useful floor area over 1000m2 occupied by public authorities and by institutions providing public services to a large number of persons and therefore frequently visited by these persons”.
Renovating an existing building is seen by EPBD as an opportunity to upgrade energy performance. What can you undertake with assistance to enable your building to achieve as high a rating as possible and reduce carbon dioxide emissions? Reducing carbon dioxide emissions requires a reduction in energy use – an energy audit would answer the following questions:
- Is the building's energy use monitored and assessed on a regular (monthly) basis?
- Do you have sufficient main and supplementary meters to record energy use?
- Does the building have a “log book” into which all data is entered on energy systems and energy use?
Maintenance of mechanical and electrical plant and systems should be planned to obtain the best running performance as well as service life. The optimum solution is to appoint a consultant to specify and tender PPM contracts and manage the appointed contractor on your behalf.
For further information or to discuss the implications of the above contact Malcolm Pittwood on 0121 212 2263 or or via the contact form on this website - please click here.
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