Property Services FAQs
Feel free to use our property service FAQs as a guide to all our property services!
What is an EPC?
An EPC is a document which states the energy efficiency of a building based on the standardised way that the building is used. Carbon dioxide (CO2) ratings are shown in bandings from A to G, with A being the least polluting.
The main focus of the certificate is the amount of CO2 which is estimated to be released from the building. The performance of the dwelling is benchmarked against current building standards and recommended cost effective improvements. The certificate must be fixed to the dwelling and will be valid for a period of 10 years.
Why have they been introduced?
The earth's natural resources such as oil products, natural gas and solid fuels are limited and steps must be taken to conserve these commodities. Scientific studies have indicated that these resources also generate emissions such as CO2, which are considered to have a direct contribution to global warming. Making a building more energy efficient through improvements in heating systems, insulation and air conditioning units will lead to a reduction in energy consumption and in CO2 emissions. Scotland, as part of the United Kingdom along with all other EU member states has an obligation under the Energy Performance of Buildings Directive (EPBD) to promote improvement in the energy performance of new and existing buildings.
What information will be shown?
The Energy Performance Certificate should:
- Display an indication of current carbon dioxide emissions
- Provide an indication of potential emissions on an annual basis and also the potential energy use of the building
- Record a list of cost effective improvements
What should I do with the EPC?
It is the responsibility of the building owner to 'affix the certificate to the building' - this is a legal requirement. The EPC should be indelibly marked and located in a position that is readily accessible, protected from weather and not easily obscured. A suitable location could be in a cupboard containing the gas and electricity meter or the water supply stopcock.
When does an EPC have to be produced?
An EPC has to be produced for all properties which are sold or rented from 4 January 2009.
Who can produce an EPC?
In Scotland, there is no specified qualification for energy assessors. The Scottish Government has entered into protocol with professional organisations/institutions whose members already have an understanding of the building/energy sectors. Only members of protocol organisations may produce EPCs for existing buildings.
Do all tenants of rented properties require to have an EPC by the European Deadline of 4 January 2009?
No. All tenants who rent a property on or after 4 January 2009 must be provided with EPC (ie new tenancies). However, landlords would be advised to ensure that they have all of the information necessary to produce the EPC before this deadline.
What does the 'Energy Efficiency Rating' on the EPC mean?
This shows the energy efficiency of the dwelling at present (current) and the efficiency if the cost effective measures were implemented in future (potential). This is based on the information about the dwelling not the way in which it is used.
What does the Environmental Impact (CO2) rating on the EPC show?
This shows the amount of CO2 emissions from the dwelling at present (current) and the emissions in future (potential) if the cost effective measures were introduced.
Do I have to carry out the 'cost effective improvements'?
No, but you may wish to give serious consideration to these possible improvements as not only will they reduce the carbon emissions generated and the energy used, but they could also save you money.
When should an EPC be updated?
An individual EPC will only be valid for a period of ten years. If major works were to be undertaken during this period, building owners may choose to update the certificate, however, this is not mandatory.
Do I have to update the EPC after 10 years?
No. Only if you sell or rent out the property after the 10 year period. The same EPC can be passed to subsequent tenants if it has been produced by a member of a protocol organisation within this 10 year period.
What is an Energy Performance Certificate (EPC)?
An EPC is a document which states the energy efficiency of a building based on the standardized way that the building is used. Carbon dioxide (CO2) ratings are shown in bandings from A to G, with A being the least polluting.
The Energy Performance Certificate should:
- Display an indication of current carbon dioxide emissions
- Provide an indication of potential emissions on an annual basis and the potential energy use of the building
- Record a list of cost-effective improvement
What type of properties are effected?
Many types of property come under this legislation, the main ones being: Office, Retail, Industrial units, Hotels even residential properties converted for commercial use.
How long is the Commercial EPC valid for?
A Commercial EPC will remain valid for 10 years unless major modifications are made to the building. More information can be found on the Scottish government website, but if in doubt please contact us, we are here to help.
How soon do I need to supply a Commercial EPC?
As of the 4th January 2009, any commercial or industrial property being sold or changing leaseholder will require a Commercial EPC usually prior to being advertised.
How much will a Commercial EPC cost?
The cost associated with the creation of an EPC for commercial and industrial properties is difficult to quantify due to the nature of the construction, the complexity, size of the building and the potential complexity of the heating/cooling systems involved.
The price will be greatly effected by the quantity and quality of the information provided to us (drawings, floor plans). The more information you can provide to us, the cheaper your Commercial EPC will be.
Are there any given instances where an EPC will not be required?
An EPC is not required in the following situations:
- Places of worship
- Temporary buildings with a planned time of use less than two years
- Stand alone buildings with a total useful floor area of less than 50m2 that are not dwellings
- Industrial sites, workshops and non-residential agricultural buildings with low energy demand
EPCs are not required on sale or rent for any buildings due to be demolished in the near future.
What is the penalty charge if I do not acquire an EPC?
In most cases, the penalty charge will be 12.5 per cent of the rateable value of the building with a default penalty of £750 where the formula cannot be applied. The range of penalties under this formula are set with a minimum of £500 and capped at a maximum of £5,000.
For further information on Commercial Energy Performance Certificates and other environmental issues, visit:- www.scotland.gov.uk
Do I need an EPC?
Everyone selling or renting out a property in Scotland needs an EPC. This has been compulsory since 9th January 2013, so it is illegal to sell or rent property without one.
This applies to both domestic and commercial properties, so it applies to offices, retail and industrial units, hotels and even residential properties converted for commercial use.
Examples of when an EPC is not required are:
• Places of worship
• Temporary buildings with a planned time of less than 2 years
• Stand-alone buildings that are not dwellings with less than 50m2 of total useful floor area
• Industrial sites, workshops and non-residential agricultural buildings with low energy demand.
What is Legionnella?
Legionella is a form of bacteria commonly found in water systems such as water tanks, pipes and air conditioning units. By inhaling small droplets of water containing this bacteria it can cause Legionnaires’ Disease.
How do people get Legionnaires' disease?
People contract Legionnaires' disease by inhaling small droplets of water (aerosols), suspended in the air, containing the bacteria.
I am a landlord, do I need a Legionella Risk Assessment carried out?
Landlords must comply with the new regulations. In addition, they have a legal duty to ensure that their tenants and others visiting the property are protected.
What is the purpose of a Legionella Risk Assessment?
The purpose of the Risk Assessment is to identify any risks in your water system. The competent person undertaking the assessment should be able to establish whether there are any risks of exposure to legionella.
What should the Assessment include?
Your Legionella Risk Assessment should include:-
- management responsibilities, including the name of the competent person and a description of your system
- competence and training of key personnel
- any identified potential risk sources
- any means of preventing the risk or controls in place to control risks
- monitoring, inspection and maintenance procedures
- records of the monitoring results and inspection and checks carried out
- arrangements to review the risk assessment regularly, particularly when there is reason to suspect it is no longer valid
Who can undertake the Risk Assessment?
The legislation states that the Risk Assessment must be carried out by a "competent person", someone with the necessary skills, knowledge and experience to manage health and safety, including the control measures.
Landlords can carry out the assessment themselves if they believe they are competent to do so, or they can instruct a specialist contractor to carry out the work.
You the landlord are fully responsible and liable to ensure the risk of legionella in your property is assessed & controlled. The Risk assessment must be carried out by a fully trained and competent person with the necessary skills & professional indemnity cover to protect you. If you carry out your own risk assessment and/or employ someone who is not trained to provide one, it is only you who will face prosecution in the event of an outbreak at your property. Protect yourself.
Where can I find out more about Legionella?
The Health and Safety executive have issued a guide on their website. It can be found via the following link:- http://www.hse.gov.uk/legionnaires/
How do you test for Legionella?
We test water and other environmental samples for the presence of Legionella bacteria and other waterborne pathogens commonly found in engineered water systems. Our tests are performed onsite using a testing kit.
What is legionella?
Legionella is a form of bacteria commonly found in water systems such as water tanks, pipes and air conditioning units. By inhaling small droplets of water containing this bacteria it can cause Legionnaires’ Disease.
How long does Rapid Legionella Onsite Testing take?
Energy Cert Scotland provide rapid onsite leg ionelal testing with results in a matter of hours. Our legionella rapid testing method successfully detects Legionella genus on site, and provides results as quickly as possible!
What is a Section 63 Audit?
A Section 63 Audit is to meet regulations under Section 63 of the Climate Change (Scotland) Act 2009- The Assessment of Energy Performance of Non-domestic Buildings (Scotland) Regulations 2016. An Action Plan must be produced, which sets out targets to ensure the building meets the regulations.
Who can produce an Action Plan
A Section 63 Assessor will produce the Action Plan. This is someone competent in property assessment and able to provide improvement advice to building owners.
Who needs a Section 63 Audit?
Owners of non-domestic buildings over 1000m2 need a Section 63 Audit during the sale or lease of their property. They must ensure their property has been assessed and that there are steps in place to improve their energy efficiency and reduce their greenhouse gas emissions. This is exactly what the assessment will provide.
When did this come into place?
The new regulations came into force in Scotland from 1st September 2016.
I already have an EPC, do I still need a Section 63 Audit?
Yes, you still need a Section 63 audit if you have an EPC. The audit is an additional requirement.
Do I need to make the suggested improvements?
Agreed targets and improvements must be made within 42 months of the initial Action Plan. If the owner does not want to make the improvements within that time scale, they can be deferred by lodging a Display Energy Certificate (DEC). This must be lodged annually until the improvements are carried out and completed.
What happens if I do not have a Section 63 Audit?
Failure to provide an Action plan upon sale or rent, or failure to complete improvement works within the required timescale, could result in a £1000 fine for each failure.
What are SBEM Calculations?
SBEM means Simplified Building Energy Model. This model performs calculations which provides an analysis of a building’s energy consumption. The model can be used to measure the energy efficiency of commercial and non-domestic buildings and provide information to generate the Energy Performance Certificate.
SBEM calculations were brought in as part of the UK Building Regulations in 2006. SBEM is the Simplified Building Energy Model and has been introduced as a way of regulating the standards of energy efficiency in new builds. It is therefore pushing developments towards being ‘greener’ and more sustainable
SBEM Calculations are required at planning stage and they are submitted to show that the building meets the Target Emission Rate for energy efficiency. All new buildings must be well insulated and have the most efficient heating, cooling, lighting and ventilation systems. The energy required for this is then calculated over a 12 month period. The amount of carbon dioxide the building emits is also calculated before then assigning the building a numerical rating. The lower the rating, the more energy efficient the building is deemed.
How are SBEM calculations worked out?
SBEM Calculations compare the Building Emission Rate (BER) and Target Emission Rate (TER). Once the building is constructed the actual BER must not exceed the calculated TER.
To complete a SBEM the assessor will require full scaled plans, sections and elevations of the final or intended layout, as well as the specifications for heating, cooling, ventilation, hot water and lighting. They will additionally need details of the building fabric, together with information and certificates on air tightness and thermal bridging. If any renewable systems are to be installed, details of these will also be required.
Do I need SBEM Calculations?
SBEM calculations are required by all newly built commercial buildings with a floor area over 50m2 to prove they have been designed and built to comply with building regulations. These calculations ensure the building complies with Building Regulations Section 6. Some examples of commercial buildings that require SBEM Calculations are:
Office
Hotels
Hospitals
Care Homes
Leisure Centres
Supermarkets
Warehouses
Community Buildings
At what stage do I get SBEM calculations?
Ideally, SBEM calculations should be completed at the design stage. The earlier the process is done the better, as it will allow any changes to the original design of a building to be made in order for it to pass.
Do SBEM calculations involve a site visit?
No, an SBEM calculation can be done without visiting the site. An assessor will need full scaled plans, sections and elevations of the intended layout and details on the heating, cooling, ventilation, hot water and lighting.
Who can carry out my SBEM Calculations?
Valid SBEM calculations can be completed by a qualified Level 4 or 5 Energy Assessor.
What is a Portable Appliance Test (PAT)
Portable appliance testing (PAT) is an examination of electrical equipment to make sure they are safe to use. This consists of visual inspections and electrical testing of appliances.
Who can carry out a PAT test?
Although there is no legal qualification required, your PAT tester must be competent to test your electrical equipment.
What Kind of devices and appliances need PAT tests?
One of the big myths surrounding PAT is that we only have to test items with a plug.
The Electricity at Work Regulations 1989 requires PAT testing for all electrical 'Systems' at work and therefore the law does not differentiate between equipment with a plug and that which is wired directly to the supply.
How much does smoke alarm fitting cost?
The cost of smoke alarm fitting will depend on your property, but uur standard package includes x2 smoke alarms x1 heat detector at £235.
It is cheaper if you purchase smoke alarm fitting along with other services as a bundle
How long do smoke alarms last before needing replacement?
At Energy Cert Scotland we recommend that smoke alarms should be replaced every 10 years. This is because the sensors in the smoke alarms become less sensitive and may not activate when a fire is present.
Do I need an ionisation smoke alarm or an optical (photoelectrical) smoke alarm?
Ionisation smoke alarms detect fast flaming fires and are suitable for landings. Optical smoke alarms detect slow smouldering fires typical for burning soft furnishings. Optical alarms are suitable for living rooms and sleeping areas and are used near kitchens as they are less prone to false alarms. Please note that ionisation alarms contain a small amount of radioactivity.
Do you need an electrician to connect mains powered smoke alarms?
It is necessary that an electrician installs mains powered smoke alarms.
Domestic EPC
Commercial EPC
Section 63 Audits
SBEM Calculations
Domestic Legionella
Commercial Legionella
Rapid Legionella Testing
PAT testing
Smoke Alarm Fitting
Domestic Fire Risk Assessment