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The 2008 roll-out of Energy Performance Certificates to the non-domestic sector has been driven by the UK's commitment to climate change.
The introduction has also provided facilities managers with a new service to offer and created a fresh career direction for professionals in the property world.
Richard Foxwell, Head of Special Projects at Asset Skills, explains.
Climate change moved to the top of the political agenda in 2008. Since 1990, the UK has had its ten hottest summers on record and, according to latest models, by 2100 global average surface temperature will have increased by between 1.80C and 4.00C. Improving energy efficiency and reducing carbon emissions are now worldwide concerns.
In Europe, the reduction of our carbon footprint is being led by the European Council. All member states of the European Union (EU) must implement the EU Energy Performance of Buildings Directive (EPBD) by January 2009. An important part of the directive is the introduction of Energy Performance Certificates (EPCs).
Buildings are responsible for almost 50% of the UK's energy consumption and carbon emissions. EPCs were first introduced in 2007 for dwellings marketed for sale, but April 2008 saw the start of the roll-out of the certificates for the non-domestic (commercial) sector. An EPC is now required when a property is constructed, sold or let and there are very few exceptions, namely places of religious worship or buildings that are about to be demolished.
The EPCs for non-domestic buildings give a rating from A to G, with A meaning more energy efficient and G meaning less energy efficient. They indicate the energy efficiency of the building fabric and of its heating, ventilation, cooling and lighting systems, compared to two benchmarks – one appropriate for new buildings and one for existing buildings.
Display Energy Certificates (DECs) are also being introduced from October 2008 for all larger 'public buildings' (ie, those bigger than 1,000 square metres). The certificates are based on operational ratings - the amount of energy the building is actually using, which is assessed and logged against a benchmark. So local authorities, schools and government departments, for example, will all have to display a DEC in a prominent place in the building to state publicly how well they are doing in energy usage.
The requirement for non-domestic properties to have an EPC or DEC adds a new string to the facilities manager's bow. If you are a managing agent for a block of offices, for instance, you will need to advise your client that they need a certificate. The work involved in producing the certificate will warrant the levy of an additional charge by FM businesses. This fee might be anything from £100 to £400 and it could be much higher for big commercial properties. No market has yet developed so it is difficult to give estimates but it is likely to depend on the complexity and size of the building. It is estimated that 207,000 non-domestic properties may require EPCs during 2008.
As with EPCs for the domestic sector, the process requires that non-domestic properties are assessed by an accredited energy assessor. Non-domestic energy assessors are therefore expected to be in high demand by the end of the year, presenting an attractive new area for a number of existing players in the property industry. Buildings surveyors, chartered building services engineers and architectural technologists are some of the professionals well-placed to take on this role given their existing experience.
The roll-out of the EPCs also opens up a new career route for Domestic Energy Assessors (DEAs) who are finding that the domestic sector is not currently providing them with enough work. DEAs will, however, need to take on board that assessing a commercial property is very different from assessing a domestic one, and that this means quite a leap in terms of training.
To give an example, DEAs currently use the software program Reduced Data Standard Assessment Procedure (RdSAP) to assess a dwelling. But almost all buildings that are not dwellings are analysed using a tool known as Simplified Building Energy Model (SBEM) and more complex buildings require assessors to use a tool known as the Dynamic Simulation Model (DSM).
Other more technical areas of competence might also be needed by the energy assessor – for instance, if they are moving from 'on construction' to 'existing buildings', they would need to use plans and specifications. They may also need to expand their knowledge and understanding of legislation, policy and regulation in relation to non-domestic properties.
In order to practise (carry out an assessment of a building), an individual must be accredited by one of a number of accredited schemes that have been approved by the Secretary of State for Communities and Local Government (CLG). To become accredited, the individual must either have a qualification or prove through different means that they have the appropriate skills and knowledge as defined by National Occupational Standards (NOS).
NOS have been developed by Asset Skills (in consultation with a wide range of stakeholders and technical experts) for all the different strands of energy assessment ie, domestic, on construction, non-domestic, operational rating and air conditioning (inspection of air conditioning systems will begin in 2009 and by 2011, all systems over 12kW will be required to have a five-yearly inspection).
Asset Skills has worked closely with CLG to ensure that appropriate qualifications are produced based on the NOS. It has also produced the framework within which applicants can become accredited through APEL - Accreditation of Prior Experiential Learning. This accreditation method is aimed at individuals who can prove they already have the skills to do the job and just need some extra training to acquire additional knowledge, rather than needing to undertake a new qualification.
The job of the energy assessor involves collecting or receiving information on a property - such as details of its dimensions, construction and services. Information is then inputted into the appropriate government-approved software program. The EPC or DEC is then generated. Depending on the size of the FM business and how many buildings it manages, a facilities manager might use their own everyday staff to collect data and then sub-contract the rest of the work to an assessor. Or, a facilities manager might employ roving energy assessors to pick up data from different buildings.
For buildings that are let or sold, once a certificate has been produced a facilities manager can expect that it will throw up recommendations for actions to improve the building's rating. Facilities managers will therefore become more interested in energy ratings as they will partly become responsible for energy usage and have the opportunity to influence further actions in the building.
Combating climate change presents a huge challenge to the property sector and the roll-out of EPCs is all part of the process of making people more aware. This is just the start. By way of comparison, 20 years ago the link between smoking and lung cancer was known but not well-recognised. Now, this is new and we're not geared up to thinking about carbon emissions from buildings. Over time, however, people will start to think more and more about how much energy they use.
So while an EPC might not necessarily influence someone in their decision right now, it is sure to do so in the future. EPCs will become a factor for comparison when businesses are looking to let a property. People will start to think about energy efficiency when they come to modify their buildings. Clients will come to realise that improvements to their buildings will bring reduced energy bills and, in the long-term, more profits. The very fact that this article is being written shows how much has changed in just a few years.
Asset Skills is one of the Government's 25 Sector Skills Councils (SSCs) that make up the Skills for Business Network (SfBN). Each SSC has responsibility for improving skills of workers in their particular industries. Asset Skills covers the property, housing, facilities management, cleaning and parking industries.
Funded by Government, Asset Skills is independent and employer-led. Through their SSC employers can help shape the type of training provided by universities and colleges to ensure their needs are met.
National Occupational Standards (NOS) define the skills and knowledge required to apply to join an accreditation scheme and become licensed to practise as an energy assessor. There are opportunities to be accredited as more than one type of energy assessor. Being accredited means being fit and proper, qualified and having the relevant insurance. On applying, candidates must either possess an approved qualification or demonstrate to the accreditation scheme that they come under the Accreditation of Prior Experiential Learning (APEL) category. For more details visit www.energy-assessors.org.uk
An approved energy assessment qualification can be obtained from one of three awarding bodies:
APEL (Accreditation of Prior Experiential Learning) is aimed at candidates with previous experience in energy assessment or who have a prior qualification of a different nature that has equipped them to do the job. Candidates must submit EPCs or DECs for assessment as evidence of their competence and a candidate's qualifications will be checked against NOS. The following accreditation schemes have been approved by CLG to accredit non-domestic energy assessors and those producing DECs:
NES – www.nher.co.uk
Building Research Establishment (BRE) – www.bre.co.uk/accreditation
CIBSE – www.cibse.org
Elmhurst – www.elmhurstenergy.co.uk
Northgate – www.northgate-ispublicservices.com
Royal Institution of Chartered Surveyors (RICS) – www.rics.org/hips
EPC Ltd – www.epc-solutions.co.uk
Quidos – www.quidos.co.uk
BESCA – www.besca.org.uk
Stroma – www.stroma.com
Knauf – www.knauf.co.uk
CIAT – www.ciat.org.uk
NAPIT – www.napit.org.uk
HI Certification – www.hicertification.co.uk