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Introduction 1
Example EPC (England & Wales) 12
Dwelling details 43
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Renewables, lighting and miscellaneous 113
Introduction
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Introduction
Energy Surveys are about identification and conventions, with which we can achieve
accuracy, consistency and repeatability.
A history lesson
Two parallel strands: (1) energy labelling, (2) climate change and related policies
1972 - 1979
• The oil crises – OPEC etc. – oil price quadrupled
• Early work on low-energy houses, notably at the Open University in Milton
Keynes
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• First dabbling in ‘energy audits’ and ‘energy labels / ratings’ by academics
1986
• Energy World housing exhibition – Scandinavian standards
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• Birth of National Energy Foundation (NEF) out of Milton Keynes Dev Corp
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1990
• Development, by NEF, of the National Home Energy Rating (NHER) 0 - 10
• Emergence of Starpoint energy label « « « « «
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1991
• Development, by BRE for Government, of the Standard Assessment Procedure
(SAP)
o Scale, 1 - 100
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1995
• SAP calculation compulsory in Building Regulations
• Initial pilots of energy ratings for existing homes, mainly by lenders
2002
• SAP display compulsory in new-build units
1992
• The UN ‘Earth Summit’, Rio – sustainable development
1997
• Kyoto protocol obligations (overall 5% reduction in GG emissions)
• UK to reduce GG emissions 12½% from 1990 levels by 2008-12
2003
• Energy White Paper
• Reduce CO2 emissions 60% by 2050, ‘real progress ‘ by 2020
2006
• EU Energy Performance of Buildings Directive + enabling legislation (published
2002)
o Required an EPC when a building is build, let or sold.
• Part L 2006 comes into force in April
• Code for Sustainable Homes launched in December. The Code is intended as
a single national standard to guide industry in the design and construction of
new sustainable homes (the Code has 9 categories).
o The Code is applicable to England, Wales (which requires
Code level 3 for all new-build dwellings) and Northern Ireland.
Scotland still uses EcoHomes.
2007
• FAERO ceases operation as an industry body which sets standards for the
energy rating of buildings, with CLG now directly taking responsibility for
accrediting organisations and setting the standards to which energy
assessors must comply.
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2008
• A rating against the Code must be provided for all new dwellings from May 1st
(although this may be a ‘nil-rated’ certificate) – social housing schemes are
required to achieve code level 3 as a minimum to be awarded Homes and
Community Agency funding.
2009
• DECC Heat and Energy Saving Strategy
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o Sets out an aim for emissions from existing buildings to be
approaching zero by 2050. highlights include:
§ All homes to have received by 2030 a ‘whole house’
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improvement package
§ Comprehensive information and advice to be made available
to help people make changes to save energy and save money
– including widespread availability of home energy advice by
accredited advisers.
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The future:
• Smart metering
– By 2020 smart meters for gas and electricity to be rolled out to all UK
residential premises.
• Products policy
- e.g. minimum efficiency standards for heating pumps ‘Band C etc…
- European Energy Efficiency Labelling Scheme e.g. A++ rated
refrigeration goods.
- Compulsory phase out of traditional tungsten lamps for CFL and LED.
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build (EPBD requirement) by January 2009
• will be issued using full SAP calculations (off plans, not survey)
• National Occupational Standards for ‘On Construction
Domestic Energy Assessors’
– Part L 2010 will come into force in October 2010.
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• Part L1a (new-build dwellings) requires a further 25%
improvement in CO2 emissions.
• Part L1b (existing dwellings)
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– Conservatories under 30m2 to no longer be exempt
– Exemptions on energy efficiency requirements for
historic, temporary, small buildings <50m2 TFA and
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A full SAP calculation is too complex for mass assessments of existing homes,
because it contains hundreds of input data items. Reduced Data SAP (RdSAP or
RdSAP) was developed for the rating of existing dwellings only, it containing just tens
of input data items plus extensive “inference algorithms” which automatically deduce
the missing data.
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Scheme Operators will be expecting that 90% of EPCs to be within + or – 5 SAP
points and that 100% of EPCs are within + or – 10 SAP points of the rating
determined by the Scheme Operator’s Energy Assessor undertaking quality
monitoring.
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For information: EPCs are valid for up to 10 years*, unless included in a Home
Information Pack (HIP). When a dwelling is first put on the market, the EPC must be
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no older than 3 years. An EPC does not expire as such – it simply is no longer valid
for the purpose for which it is to be used.
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For England & Wales the requirement for different types of EPCs and their current
validity periods are provided in the following table:
force certificate
EPCs for marketed sale of Phased in between August and Up to three years*
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EPCs for commercial 6 April 2008 for buildings over Up to ten years*
buildings (non-dwellings) 10,000m2; July 2008 for those
over 2500 m2; October for all
others.
DECs for public buildings Must be in place by October One year.
and related 2008. Advisory report is
recommendation reports valid for up to
seven years*
Air conditioning inspection By January 2009 for large units; Up to five years*
reports by January 2011 for others.
* Unless there has been a material change or a more recent certificate/report.
The fuel prices used within RdSAP software to produce Energy Performance
Certificates are updated twice a year at the end of June and December, so that the
running costs, savings and recommendations provided appropriate guidance to the
reader.
• Download from
http://projects.bre.co.uk/sap2005/
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Examples:
Take a typical refurbished (well-insulated) mains gas-heated 1930s 3-bed semi with
a SAP of 79. Now make the following errors (each taken individually):
Instead, make the following six simple errors all together, in the one house…
– record boiler as very old
– fail to notice any space heating controls
– record space heating fuel as bulk LPG
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…and the resulting SAP is 2 (i.e. down 77!) - but it does depend on house age,
because of the changing ratio of space heating to hot water etc.
In England and Wales, the Government has decided that, for dwellings, the EPC and
accompanying recommendations report (RR) must be produced by accredited
Energy Assessors who will collect data and use approved software to produce them.
For existing dwellings, the approved software will make use of the RdSAP (reduced
data SAP) approach. Similar provisions apply for Northern Ireland and Scotland.
A separate EPC is required for each dwelling. For a marketable sale a dwelling is
required to have an address to provide the Home Information Pack (HIP), however
additional EPCs can be produced for granny flats, converted garages and homes
offices which are separate from the main dwelling (i.e. completely stand alone
buildings with separate heating systems) provided that they are domestic use
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(otherwise RdSAP is not applicable) and part of the marketed sale. From 1st October
2008, all existing dwellings will require an EPC when sold or rented.
All energy certificates should be produced using the relevant calculation tool
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specified in the National Calculation Methodology. This applies for all Energy
Certificates whether on construction, sale or rent, or for public display.
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Information on new-build EPCs for reference (undertaken by on-construction
DEAs only)
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(PEA) in the HIP when first marketed, to be replaced by a full SAP EPC once the
dwelling is completed.
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From 6 April 2008, all homes built and physically complete on or after this date, will
need to have an EPC provided on construction.
When the home is physically complete, the builder must obtain an EPC for the home,
provide the EPC to the new owner of the home and notify the local authority building
control officers or approved inspectors that this has been done. This must be done
no later than the time specified by the building regulations. Building regulations
include standards for the energy performance of new homes which builders must
adhere to in order to comply with building regulations.
Once building control are satisfied the EPC has been properly produced and
provided to the relevant party, they are able to issue a final completion certificate.
From 6 April 2008, a final completion certificate for a home cannot be issued by
building control unless they are satisfied an EPC has been provided.
When you finish your building work, Building Control asks you to submit a notice
which includes an energy rating to demonstrate your building complies with the
Building Regulations. By the same date on the notice, you must get an EPC from an
accredited On Construction Energy Assessor, give the EPC to the owner of the
building and quote the reference number (RRN) of the EPC to the building control.
This is what you have to do under the Building Regulations, Approved Inspector
Regulations and the Energy Performance of Buildings Regulations, and Building
Control will not give you a final completion certificate until they are sure that
everything has been done.
For further information please view the following document: Energy Performance
Certificates (EPCs) and New Homes - A Builder’s Guide Improving the energy
efficiency of new homes.
(www.communities.gov.uk/publications/planningandbuilding/epcsbuildersguid
e)
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Assessment methodologies
A number of different methodologies have been developed for different types of
building and building condition. A summary is provided below:
Condition requiring a
Energy Performance Assessment Methodology
Certificate
1. A dwelling on completion Full SAP assessment from architectural plans (to
of construction be undertaken by an on-construction DEA only)
for all new dwellings from 6th April 2008.
2. Building not intended as a SBEM or DSM (see below for details).
dwelling on completion of
construction
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3. A dwelling being sold or RdSAP (unless the unusual nature of the building
rented out indicates that a more accurate assessment could
be obtained using the full SAP methodology).
4. A building catering for It should be treated as a single dwelling as
mixed use (i.e. combining
dwelling and non-dwelling) is
constructed, sold or rented
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described above if the commercial part can be
converted back to residential use and there is
common access i.e. each part does not have a
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out separate access (for example, where within a
house a portion has been separated out as a
workshop, office, or surgery);
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certificates has been developed for the Government.
It is important to note that the services in larger buildings are far more complex than
those in ‘normal’ dwellings, and specialist surveying skills are required in order to
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assess them. The current guidance is that if a Home Inspector or Domestic Energy
Assessor is not trained, qualified and accredited to use SBEM software then any
commission which requires its use must be declined. Further guidance is expected
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as the conventions and systems become clearer.
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Survey methodology
and practice
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Survey methodology
Each inspector/assessor will develop his/her own surveying style and it is prudent to
adopt an approach that suits you. However, a systematic approach, using pre-printed
site notes form and good quality sketches with accurate dimensions should always be
included. Photographs are also essential to ensure the accurate recording of the
relevant features of the property on the day of the inspection/assessment.
To produce an Energy Performance Certificate some 50 data items are required. Most
of these questions are clear cut (yes/no), but the survey conventions must be adhered
to as missing or incorrect information will most likely require another survey or
questioning of the occupant.
If a data item cannot be correctly identified then choose either ‘unknown’ or ‘as built’
(where applicable) and use local and personal knowledge where applicable.
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The energy efficiency recommendations are generated based on the information you
provide, it is therefore very important that any problems which will prevent a specific
energy efficiency improvement from being installed (e.g. rising damp & cavity wall
insulation) are noted too.
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Correct identification is essential, otherwise the recommendations will not be reliable
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and the report will lose credibility.
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Basics first
Expertise – when dealing with items which may be beyond your experience and
expertise think carefully about the following where common errors can arise:
• Geographical locations
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• Property types
• System types
Equipment – ensure you have all the relevant equipment to complete a thorough
inspection/assessment of the property. Ensure you know how to correctly use,
interpret, calibrate and maintain each item of equipment.
This will include:
• Measuring device(s)
• Moisture/damp meter (useful for purposes of Condition report if you are a
Home Inspector)
• Ladder
• Camera
See full list of equipment and requirements in the current version of the Inspection and
Reporting Requirements (IRR) originally produced for Home Inspectors.
Standards
Firstly some basic definitions:
• Houses/bungalows - Gross External Area (GEA)
• Flats/maisonettes - Gross Internal Area (GIA)
Purpose of measurements
For EPC calculations:
• Energy efficiency (RdSAP) – area.
• Heat loss perimeter – linear.
• Ceiling height – linear (always an internal measurement).
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• Room in roof – linear (always an internal measurement).
From these measurements the heat loss of the dwelling can be estimated
Additional measures may be required for investigation and verification purposes.
To achieve this it is recommended that the inspector/assessor will use and produce:
• Pre-printed site notes/form
• Annotated site plan
• Layout plans – every level
• Photographs – external & internal
The purpose of taking and retaining photographs is to record the exact features
present in the property on the day of inspection. Sufficient detail must be shown to
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demonstrate the structure, materials, build form, age(s), levels of insulation, and the
heating and hot water types and fuel(s). Colour photographs are required for auditing
purposes and provide important evidence to defend you against any complaints.
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3. Any feature(s) that help define age dampness b. Any boiler make/model
4. Any extension(s) 2. Any limitation(s) on inspection c. Any radiators/grills/underfloor
5. Any roof extension/alteration(s) 3. Gas / Electricity meter(s) 2. Any secondary heating
6. Detail of ‘rooms in roof’ 4. Detail of glazing type 3. Heating controls
© Building Research Establishment Ltd 2009
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8. Detail of any cavity wall insulation drill b. Any TRVs
holes c. Any room thermostat
9. Any alternative wall type d. Any zone control
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10. Any features that affects the heat loss 4. Evidence of fuel source
perimeter (integral garage/ 5. Hot water heating (if relevant)
passageway) a. Cylinder size
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11. Detail of flues b. Insulation type & thickness
c. Any thermostat
6. Loft insulation (if relevant)
a. Location / thickness / material
7. Low energy lights
E 8. Any solar hot water heating
9. Any PV panels
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Each photograph should be labelled to describe: Feature – relevance – location (e.g. Gas boiler – primary heating – kitchen cupboard)
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Ageing properties
and elements
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Age band
Identify age band separately for:
• main property
• any extension(s)
• rooms in roof (separately for main dwelling and any extension)
Select the age when built - any improvements made after this time which improve the
performance of the property, such as adding cavity wall insulation, should be
specified later in the survey form. If a house has undergone complete refurbishment,
then select the age band when building control approval was granted.
From the 1960s, constructional changes have been caused primarily by amendments
to building regulations for the conservation of fuel and power, which have called for
increasing levels of thermal insulation. The dates in Table S1 in SAP Appendix S are
generally one year after a change in regulations, to allow for completion of dwellings
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approved under the previous regulations. e.g. a house built in 1996 is more than
likely to have received approval under the 1995 regulations and it should be entered
in the earlier age band.
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Where a property or extension could be in either of two consecutive age bands and
you are in doubt, always select the earlier of the two age bands by default.
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Estimating age band
The task of estimating the age of a dwelling is not an easy one. It is therefore
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and design styles popular at different times over the past 100 years or so helps. It
should be remembered however that this is not foolproof (some post-war dwellings
were built to inter-war designs; some element replacements are undertaken in an
older style to preserve the look of a building; unfashionable treatments are
sometimes used for economy or to achieve a particular performance).
The key age bands required for the RdSAP methodology for England and Wales are
as follows:
• Pre 1900
• 1900 - 1929
• 1930 - 1949
• 1950 - 1966
• 1967 - 1975
• 1976 - 1982
• 1983 - 1990
• 1991 - 1995
• 1996 - 2002
• 2003 - 2006
• 2007 onwards.
© Building Research Establishment Ltd 2009
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(different age bands apply for Northern Ireland and Scotland, please refer to SAP
2005 Appendix S)
Each of these age bands are profiled in turn below, with examples of different age
bands of properties typical to England and Wales.
If the dwelling is a conversion prior to April 2008 (i.e. complete renovation like a barn
conversion), then use the age band for the conversion, not the original build date. If
the conversion is not whole house conversion then the dwelling should be recorded
as per the original age band, but with the individual improvements to insulation or
heating systems recorded separately.
Any conversion undertaken after April 2008 for the purposes for EPC would be
classified as a new dwelling and must require a full SAP assessment by an On-
construction assessor – therefore RdSAP assessment cannot be used.
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Pre-1900
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Windows and doors were usually spaced singly and
were flat headed or rounded, the windows invariably
being sashes with smallish panes. Roofs were
generally low pitched, sometimes hipped and on the
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main elevation were often hidden behind a parapet.
Lintels were often of rubbed brick on the external 4.5
inches, and wood on the inner 4.5 inches. Window
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and door reveals were sometimes rendered and
painted.
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Victoria St.
1900 – 1929
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1930-1949
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During this inter-war period, styles changed
dramatically. The most common form was semi-
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detached pairs; terraces were occasionally used for
the smaller houses, but these rarely comprising of
more than 4-6 houses. This was the period of the
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1950 - 1966
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Walls were usually brickwork, or a combination of this
with various types of rendering. Occasionally, timber
boarding, tile hanging or concrete panels were used.
Window openings generally became wider than they
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were high; panes of glass tended to fill complete
casements and large picture windows, of proportions
hitherto unseen, became popular. Bay windows
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were less common than in the earlier periods.
1967 – 1975
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These were clad in a variety of finishes, but brickwork
still predominated.
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plasterboard, painted or with an Aertex finish,
sometimes with a coving at the junction of ceiling and
walls in the principal rooms.
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Social housing – around 1975
1991 - 1995
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Through the 1990s, the trends begun during the
1980s continued. Decoration became ever more
eclectic, allowing different shaped windows, more
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grandiose porches, more intricate iron work.
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1930-1949 typical features
• Mainly semi-detached houses
• Un-insulated solid concrete floor construction
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• Brick : Brick cavity walls becoming more common
– Solid load bearing brick walls (220mm) U-value 2.1
– Brick cavity walls (250mm) U-value 1.6
• Damp proof course
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• Un-insulated pitched roof U-value 2.3
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• Solid concrete floor construction insulated (75mm)
• Brick : Concrete Block insulated cavity walls (300mm) U-value 0.35
• Insulated pitched roof (250mm) U-value 0.16
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Original kitchen and/or bathroom fittings can help confirm or narrow down the age
bands. This may be more relevant for the more modern properties as over time
fixtures and fittings may have been replaced. Beware of reproduction styles.
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Covered in this section:
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§ Traditional construction
§ Non-traditional construction
§ Modern Methods of Construction (MMC)
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Traditional construction
The majority of houses/bungalows and many low-rise flats in Britain are of brick or
brick and block wall construction, with pitched/sloping timber roofs.
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Solid walls: Pre 1850 to 1950. ni
Cavity walls: 1935 to present.
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Be aware of different mixes of header and stretcher bonds that require closer
inspection to determine if a cavity is present and if the cavity has been insulated
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retrospectively.
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Both the above walls are of cavity construction and both show drill holes where the
cavity has been filled with injected insulation.
Non-standard construction
Definitions and further sources of information
Included here are all constructions other than solid or cavity brick and/or block wall
construction. Essentially they include:
Note: Both timber frame and system built are often described as non-traditional
construction but they have different energy performances and are therefore identified
separately in RdSAP.
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1990’s, whose structural parts are wholly or in part manufactured off-site or on-site by
contemporary methods. It includes complete housing systems built in factories
through to new, site-based technologies.
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Identifying non-traditional and modern methods of construction
Identifying specific construction types, whether non-traditional or modern methods of
construction, can prove difficult. As such if you encounter a construction type that is
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unfamiliar to you then you should seek further advice. BRE have published several
key publications to assist surveyors in identifying construction systems:
• BRE Report 469 Non-traditional houses: identifying non-traditional houses in
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(below right).
REMEMBER – know your limitations, if this is not your area of expertise then do not
accept instructions for these types of dwellings without further specialist training.
Refer to the BRE website www.bre.co.uk/training for training courses or contact the
team via email energyassessor@bre.co.uk.
Designated Defective
A number of specific non-traditional dwelling types have been designated defective
under the 1984 Housing Defects legislation (now part XVI of the Housing Act 1985)
these are listed below.
• Airey • Schindler
• Ayrshire County Council • Smith
• Blackburn Orlit • Stent
• Boot Beaucrete • Stonecrete
• Boot Pier and Panel • Tarran Temporary Bungalow
• Boswell • Tee Beam
• Cornish Unit Type I • Ulster Cottage
• Cornish Unit Type lI • Underdown
• Dorran • Unitroy
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• Dyke • Unity Type I
• Gregory • Unity Type II
• Mac-Girling • Waller
• Myton • Wates
• Newland • Wessex
•
•
•
Orlit Type I
Orlit Type II
Parkinson
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•
•
Whitson-Fairhurst
Winget
Woolaway
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• Reema Hollow Panel
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Expect these types of dwellings to be over-clad and show other signs of remedial
works.
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Metal framed
Principally these comprise steel framed (or steel and cast iron based) system built
dwellings. About 140,000 such dwellings have at some time or other been authorised
for construction in the UK, and many different kinds of system have been used. In
addition to the steel systems there were a small number of aluminium framed
dwellings constructed. The majority of metal framed dwellings would have been
constructed for local authorities, with many subsequently passing into private hands.
Few records remain with local authorities as to their location however BRE Report
BR113 ‘Steel framed and steel clad houses: Inspection and Assessment’ includes a
useful list of locations.
Some dwellings date from the interwar period but the majority date from the post
Second World War period. This reflects the need for rapid re-building after the war
and to a certain extent the availability of materials and manufacturing plant no longer
directed to wartime production.
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A common feature of many systems is that the finished dwelling was made to look as
close as possible to conventionally built dwellings, with the preferred finishes either
brick, imitation brick or render. Some of these disguises are nearly perfect and it
takes more than a superficial examination to discover that some dwellings are indeed
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metal framed. On the other hand, some are immediately obvious as being of un-
conventional design e.g. BISF Houses.
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If it is not obvious that the house is metal frame then the roof space is often the
easiest place to confirm the construction type. The gable or flank wall normally
comprises unlined sheathed metal framing, with the separating wall of metal stud
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framing, lined with plasterboard. It may also be possible to see the top of external
wall panels at the eaves from within the roof – where loft insulation does not preclude
access. Sometimes it is possible to identify construction within service cupboards
where linings have not been installed.
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It is important to note that the cavities of metal clad houses should not be filled;
external insulation should be used instead. Where cavities are filled there is an
increased likelihood of corrosion caused by condensation.
Pre-cast concrete
It is reported that around 284,000 dwellings in England have concrete panels as their
predominant wall structure. The earliest being constructed during the 1920s but the
majority being constructed during the 1950s and 1960s
Panel systems – These essentially involve producing flat reinforced concrete panel
units in a factory and transporting them to site for assembly. The structural panels
are then stacked on pre-prepared foundations to typically form room or flat sized
boxes. Panels being supplied for use as walls, intermediate floors and roofs. Panels
used as external walls may have the concrete textured or have an external finish
such as brick, tile, paint or sheet material applied to provide an aesthetic finish.
Widely used in high rise developments they were also used for low rise housing. With
low rise developments it was common to use the concrete panels to create a ‘toast
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rack’ of separating walls and to use alternative materials for the external walls to the
front and rear of the property. Internally concrete panels were usually wet plastered
but some will have been dry-lined. Note that there are 23 different large panel
systems used in the UK to construct buildings with 4 or more storeys.
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Pre-cast concrete on concrete framing – In a large number of cases the external
appearance of the dwelling will immediately indicate that it is a pre-cast concrete
system built house as the frame and panels are left exposed. However a small
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number of systems were rendered externally during construction. Typically the
systems comprise a concrete frame with storey height infill panels. The infill panels
comprise pre-cast concrete panels which span either vertically or horizontally
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between the concrete frame. In most cases the infill panels are slotted so that they
engage with the frame. Most systems were two storey and featured pitched roofs, but
there are some three storey Cornish Unit blocks and most Orlit houses had flat roofs.
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Be aware that different types can look almost identical – note the similarities between
the Cornish Unit Type 1 and Gregory houses.
Gregory
In-situ concrete
Cast-in-situ concrete was used extensively as an alternative to brickwork during the
inter-war period. A number of different systems of cast-in-situ walling were developed
with the intention of lowering costs by reducing construction time. Subsequent
analysis suggests that they were in fact more expensive to build than using traditional
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methods. There are several basic types of cast-in-situ construction:
•
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Cavity walls consisting of precast concrete slabs with cast-in-situ concrete
columns
Cavity walls, consisting of precast concrete slabs with a cast-in-situ concrete
core
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• Cavity walls with removable formwork
The concrete mixes specified included dense and clinker aggregates largely
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The most prolific system was the Wimpey no-fines system of which some 300,000
dwellings were constructed between the 1940s and 1970s. No-fines concrete is a
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non-proprietary material used extensively in Britain for the construction of both non-
loadbearing and loadbearing walls in dwellings. No-fines concrete contains no sand
fraction, and often has a single size stone as sole aggregate constituent. This
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In most cases in-situ concrete house walls were constructed as a single leaf and
internally were wet plaster finished.
Wimpey no-fines
Timber framed
These are dwellings in which the loads from upper floors and roof are carried by and
transmitted to the foundations by a timber frame. The claddings are generally non-
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load bearing and concentrate on providing weather protection and appearance.
There are essentially four types of timber frame construction:
• Balloon frame – two storey height or eaves-height external wall panels, with
studs continuous from ground floor to roof.
•
•
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Platform frame – storey-height external wall panels which are erected upon
platforms formed by the ground and upper floor construction.
Post and beam – a structural frame of widely spaced timber posts and
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beams. Planked, joisted or panelled floor and roof units span between
beams, and non-load bearing infill panels span between the posts to form
the external wall claddings.
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Between 1920 and 1944 about 8,000 timber frame dwellings were built for the UK
public sector with a further 100,000 built between 1944 and 1975. Numbers
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increased in the private sector during the1960s and 1970s. However, timber-frame
lost favour in the 1980s to conventional brick and block construction. Since the late
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Systems built prior to the Second World War were mostly timber-clad and are readily
recognisable as being of timber frame construction. By contrast, many post war
systems, particularly those built in the 1960s and 1970s, have brick claddings and
are not easily distinguishable from other types of construction of the period. Even so,
in most cases there are particular features that indicate the existence of timber frame
construction.
The claddings used for timber frame dwellings include brickwork, tile hanging
(horizontal or vertical) and rendering. These may be used singly throughout or more
often across a dwelling. With brick cladding the windows tend to be set back in the
reveals, and there may be small gaps or soft packing beneath the window frames,
under the eaves and at the tops of verges in order to accommodate differential
movement between the cladding and framing.
Internally, external walls are dry-lined, usually with plasterboard nailed directly to the
timber framing. However those built immediately post war were often lined internally
with fibreboard, possibly fixed over timber boarding.
Scotwood rendered plywood timber frame 1980s rendered block timber frame
As the Domestic Energy Assessor can only carry out a non-invasive inspection of a
property you are likely to be limited in how to identify a timber-frame dwelling.
The roof space is often the easiest place to confirm the construction type. The gable
or flank wall normally comprises unlined sheathed timber stud framing, and the
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separating wall is of timber stud framing, lined with plasterboard. It may also be
possible to see the top of external wall panels at the eaves from within the roof –
where loft insulation does not preclude access.
The first four categories are usually manufactured in a factory. The term ‘site based
methods’ covers systems that do not fall neatly into the first four categories.
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Volumetric construction
This involves the production of three-dimensional units in a factory. The units are
transported to site where they are stacked onto prepared foundations to form the
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dwellings. A typical house is made from four units, whereas flats are usually formed
using two units or with smaller flats a single unit. All of the necessary internal
finishes, services and, potentially, the furnishings can be installed at the factory, with
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the complete entity transported to site and assembled. Some external finishes can be
applied in the factory (for example brick slips), but usually some work is required on
site in order to make good between units. To date most volumetric construction has
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been used in the hotel, student and key worker accommodation, healthcare and fast
food sectors, however this method of construction is now being introduced to
housing.
Panellised systems
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This involves producing flat panel units in a factory and transporting them to site for
assembly. These can be constructed in a variety of materials and constructions
ranging from framed panels in timber or steel, to concrete and composite panels
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such as SIPs (structural insulated panels). Panel systems are referred to as ‘open’
or ‘closed’. Open panel systems are framing systems (metal or timber) delivered to
site before insulation, services etc. are fitted. Closed panel systems are more
complex and can have services, windows, doors, internal wall finishes and external
claddings fitted at the factory.
Hybrid construction
This method of construction involves a combination of volumetric and panellised
construction. Typically three dimensional volumetric units are used for the highly
serviced areas such as kitchens and bathrooms with the remainder of the dwelling
constructed with panels. They can include a mix of construction and material types
with steel framed volumetric units and timber-frame panellised elements.
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ni
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in-situ concrete polystyrene permanent shuttering
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Dwelling details
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When producing an existing dwellings EPC using approved RdSAP software the last
of these options ‘RdSAP, existing dwelling’ will be automatically included on the EPC.
You must also record the location of the survey (England & Wales or Northern
Ireland) and if the EPC is to be issued in English or Welsh (England & Wales only).
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The DEA must declare any relationship with the parties referred to below:
1. No related party.
2. Relative of homeowner or occupier of the property.
3. Residing in the property.
4. Financial interest in the property.
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5. Owner or Director of the organisation dealing with the property transaction.
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6. Employed by the professional dealing with the property transaction.
7. Relative of the professional dealing with the property transaction.
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Transaction type
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The transaction type indicates the reason why the EPC was initially undertaken. This
is for statistical purposes only and does not affect the calculated results or restrict the
use of the EPC. Select the most appropriate type for an existing dwelling:
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1 – marketed sale Properties sold through conventional means. This includes all
EPC commissions from estate agents and similar.
2 – non marketed sale Change of ownership but not through marketed sale. This
includes right-to-buy and the large scale voluntary transfer of
local authority housing stock to a registered social landlord.
Otherwise this option should rarely be used.
5 – not sale or rental Property not being sold and not for rental market. For example,
a house owner might have improved the property and wants to
lodge an improved EPC. An EPC is not required by the
regulations under these circumstances and so lodgements
under this category are expected to be extremely rare. Note that
if the property is a rented one, it should always be transaction
type 3 or 4 irrespective of the circumstances.
6 – new dwelling A dwelling that has not previously been occupied. Mainly newly
construction homes assessed off-plan using SAP. This will also
apply if a building is converted into more or less parts, where
changes are also made to the heating, hot water provision or air
conditioning / ventilation. If a non-domestic property, such as a
barn or warehouse, is converted into a home or homes, this is
classified as a new dwelling. In these circumstances a full SAP
EPC will be required.
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Option 6 is only available for new dwellings using full SAP software.
Terrain type ni
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The terrain surrounding the property is used for evaluation of wind turbines. It must
be entered in all cases to enable consideration of a wind turbine as a possible further
improvement measure.
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Built form
The built form classifications are self-explanatory and you should select the option
that most closely describes the built form of the property.
A flat of maisonette are treated the same in terms of the EPC assessment, but the
option selected should best fit the description of the marketed sale.
These different features are modelled within the energy calculations so choosing the
wrong classification will estimate the heat loss incorrectly and could also cause
problems with data entry/processing of the Energy Performance Certificate.
Bungalows are generally more expensive to heat as they have a greater amount of
heat loss area per m2 of useful floor space.
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Detachment
• Detached.
• Semi-detached.
•
•
Mid-terrace ni
o has two external walls (front and back).
Enclosed mid-terrace
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o has an external wall on one side only (typical for back-to-back
terraces).
• End-terrace
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Terraced dwellings with a passage way is not an explicit option – if a passage way is
present it is actually accounted for within the floor area measurements (the first floor
area will be greater than the ground floor area – the difference is an exposed floor for
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Q. Floor level?
i.e. which storey is the flat located on such as second storey flat, or ground floor flat.
If the property is a maisonette with a ground floor entrance the rules for
porches/draught lobby’s should be followed.
Basement flats should be entered as per ground floor flats (i.e. recorded as ‘0’, and
the other floors from 1 upwards.).
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A count of the total number of floors in the block of flats. The floor level recorded
cannot exceed one less than the total number of floors in the block.
This question is asked because the higher the flat is located the greater the exposure
and heat loss.
If the corridor is heated, but the heating system is not part of the flat then it is
disregarded and the wall adjacent to the heated corridor is not included within the
heat loss perimeter (i.e. the option ‘heated corridor’ should be recorded).
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If a heated corridor is present and the heat is provided by the heating system of the
flat/maisonette (i.e. a radiator fed by that particular flats boiler, or a on-peak room
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heater which the flat occupant pays for) then that area is included within the main
dwellings area with any heat loss perimeters measured and recorded appropriately.
Where the flat is above more than one type, it is classified according to the largest
floor area concerned.
Floor perimeter
• For flats & maisonettes always take internal measurements (for obvious
reasons)
• Don’t mix measurements – take measurements all internally or all externally
(the floor area and perimeter of room(s)-in-roof are always measured
internally - irrespective of the dimensions basis for other storeys).
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• Excluded from the room count are any rooms used solely as a kitchen, utility
room, bathroom, cloakroom, en-suite accommodation and similar; any
hallway, stairs or landing; and also any room not having a window.
A lounge/dining room where the door was temporarily removed (i.e. architrave and
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hinges still there) is counted as two habitable rooms.
For open plan dwellings count all spaces thermally connected to the main living area
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(e.g. a living/dining room) as one room. For example, a lounge/dining room with the
door permanently removed (hinge holes filled etc…) is 1 habitable room. A
lounge/dining room where the door was temporarily removed (i.e. architrave and
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For a kitchen to be a kitchen/diner it must have space for a table and 4 chairs.
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For rooms to be counted as habitable they must have a permanent means of access
within the dwelling i.e. a doorway or stairs (so for rooms within a loft conversion to be
counted a permanent a set of stairs is required, as per building regulations), with
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A heated room is one with a fixed heat emitter within the room.
Background information
The habitable rooms questions are important as they are used to define the ‘living
area fraction’ of the dwelling which is calculated internally within RdSAP software.
RdSAP assumes that the living area fraction is heated to 21OC (i.e. living rooms etc.)
and with all other areas being heated to 18OC (i.e. bedrooms). These values are the
demand heating temperatures which RdSAP uses to calculate fuel use and running
costs for the EPC (among other things, such as fabric heat loss).
Extensions
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roof) from the main dwelling are recorded separately. The extension must also be a
heated and occupied area of the house to be recorded.
Recording the different characteristics will then allow the RdSAP software to assign
the correct U-values and attributes.
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If an extension has the same age, construction and insulation as the main dwelling,
then you don’t need to record it separately – treat it as a part of the main dwelling.
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Tips
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• Sketch details of the extension on the field sheet and add up areas separately.
• Only two extensions can be recorded. In this case of more than two extensions
the surveyor should add together the floor areas and exposed perimeters of
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To process a first storey extension above a garage the extension must be recorded
as being on the lowest occupied level (i.e. ground floor) otherwise the RdSAP
software will return an error. The result may be slightly less accurate as the
extension floor exposed to the unheated garage will be assumed to have a U-value
of a floor exposed to soil as opposed to air (this effect is very, very minimal overall
however). It should be noted on the survey form and site sketches that it is actually a
first storey extension along with the appropriate heat loss perimeters.
Porches/draught lobby
A draught lobby/porch is an arrangement of two doors that forms an airlock on the
main entrance to the dwelling.
Conservatories
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A conservatory is a structure with at least three-quarters of its roof and at least
half its external walls glazed.
A conservatory ni
Not a conservatory
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Q. Conservatory Type?
All conservatories must be recorded whether they are thermally separated from the
main dwelling or not by answering this new question.
Q. Non-separated Conservatory?
Thermal separation between a dwelling and a conservatory means that they are
divided by walls, floors, windows and doors which are of external quality (i.e. same
performance as other exposed elements within the dwelling).
Where no thermal separation is present the floor area, presence of double glazing,
glazed perimeter and conservatory room height must be recorded on the ‘Non-
separated Conservatories’ section of the survey form.
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The glazed perimeter for the conservatory should be measured in the same way
as measuring the heat loss perimeter for the main house or extension.
• The conservatory room height is estimated from the equivalent number of storey
heights of the dwelling to the nearest half storey (based on average internal
height within the conservatory). Example of room heights for a conservatory on a
side of a building: ni 2 stories
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stories
1.5
1 storey
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height - but in the above diagram the arrow is in the correct position of the average
storey height (taking into account the ridge/pitch of the roof).
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Swimming pools
Indoor swimming pools cannot be modelled in SAP. However, if the pool is within the
main area of the dwelling, this are should be recorded and treated as a habitable
room. If the pool is located in a conservatory or extension then you record these
parts as per usual. Outdoor swimming pools and swimming pools external to the
thermal envelope of the building are not considered.
Addenda
The DEA must select the following addendum within the RdSAP software so the EPC
produced will clearly state how the swimming pool has been treated:
True room in roof. These can be of different construction, but they are always built
into a roof. Floor area of a “true room in roof” is normally smaller than floor area of
the storey below. Walls are normally of a different construction than the main walls.
Example: True room in roof – Floor area of a “true room in roof” is normally smaller
than floor area of the storey below.
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Room in roof ni
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Ground floor
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• The extra heat loss due to dormer windows is disregarded, but the floor area
measurements should take into account any extra floor area provided by the
inclusion of dormers.
• Disregard party walls for the purpose of defining rooms in the roof
A storey which has continuous external walls, but the external walls are not of the full
height (i.e. 2.4 m). Such storeys normally have pitched roof. Floor area of storeys
with continuous external walls is normally the same as the floor area of the storey
below.
Example: Separate storey – external wall or stud wall is 1.8m or more in height.
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Height 1.8m or more,
Continuous external walls may be quite high (e.g. about 2 m) or very low (e.g. 1 m).
If continuous external walls are low, then most of the storey performs like “room in
roof”.
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The following “1.8m rule” should be used to decide whether the upper most occupied
level should be entered as a “room in roof” or as a “separate storey”.
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Record the storey in question as a ‘room in roof’ if it has external walls or stud walls
of internal height less than 1.8m (this refers to walls toward eaves, not gable ends or
party walls).
Record the storey in question as a ‘separate storey’ if it has external walls or stud
walls of internal height 1.8m or more (this refers to walls toward eaves, not gable
ends or party walls).
The 1.8m rule is not applicable in the case of a “true room in roof”
In many cases it is not straight forward to make a decision on how to record a storey
in question. In such cases the following recommendations should be used:
Recommendation 1.
If a flat is solely a type of ‘room in roof’ then it must be recorded as the lowest
occupied level, with the room height being specified as 2.20m and the heat loss
perimeter recorded as it exists. The wall construction will usually be selected as
timber frame, with any significant gable wall or ‘cold’ party wall of a different
construction type recorded using the alternative wall type. This approach is
necessary because the RdSAP software can only process a room in roof when it is
accessed from another storey.
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Flat
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Recommendation 2.
Full storey height room built into front or rear part of roof, so that it extends half of the
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dwelling to an additional storey while half of roof space remains as roof space or is
converted into room in roof with sloping ceiling (see photo below).
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Added storey
Recommendation 3.
Where an upper storey in a dwelling is part a ‘room in roof’ and part a full-height
storey (as shown below), it is better to split the dwelling in to two parts even if they
are the same age and otherwise have the same thermal characteristics.
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Main Extension
The floor area of the room in roof is always measured internally and recorded in the
‘room in roof’ sections of the software. ni
The heat loss perimeter of the main dwelling is the perimeter of walls excluding
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length of wall between main dwelling and room in roof.
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Open to dwelling
Recommendation 4.
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Record the part of the house with the room in roof as the main dwelling with a room
in roof – remember to age both parts.
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Record the two storey part of the house as a two storey addition (Extension 1 – same
age as main).
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Record the part of dwelling above the garage as a ground floor extension (Extension
2 – with relevant age).
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Main Extension 2
Disregard Main
Extension 1 Extension 1 (recorded
dwelling garage in Area of
dwelling as ground
Extension 2 room in roof
floor
extension)
Floor area
The floor area for each storey of the dwelling and that of any extension should be
recorded on the survey form.
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When undertaking internal dimensions measure between the inner surfaces of the
external or party walls. Any internal elements (partitions, internal floors, walls, roofs)
are disregarded.
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In general, rooms and other spaces, such as built-in cupboards, should be included
in the calculation of floor area where these are directly accessible from the occupied
area of the dwelling. However, unheated spaces clearly divided from the dwelling
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should not be included.
(d) Roof voids, such as lofts accessed through a loft hatch or storage spaces
behind stud-work in rooms in the roof (even though within the insulated
envelope i.e. where the roof insulation is provided at rafter level).
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On the survey form, the floor area for rooms in the roof is differentiated from that of
other storeys as the room height and heat loss perimeter are not required for rooms
in the roof.
The floor area is important for providing the client with guide costs for improvements
and savings.
Note:
When measuring areas and heat loss perimeters include all perturbations (e.g. bay
windows and heated porches) but disregard chimney breasts unless the assessor
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considers them significant (e.g. large inglenook).
Room height ni
The measurement should always be taken internally from floor surface to
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ceiling surface. For dwellings with more than one storey the RdSAP software will
automatically add 0.25m per storey (for the intermediate floor), this intermediate floor
area is then used within the RdSAP software to calculate the total heat loss through
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the exposed façade (the room height is multiplied by the heat loss perimeter).
The room height is important for distinguishing between buildings with high and low
ceilings; they have very different external wall areas and total volume for the same
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floor area.
• Treat mezzanine floors as though the intermediate floor continues as per a
normal storey.
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• Where the upper rooms extend into the roof space then the wall height is
defined up to the level of the wall plate or the internal angle between the wall
and sloping ceiling/roof
• Measure to the nearest 0.1m or better.
Where both the main dwelling and the extensions have varying ceiling heights you
should record them separately with the correct room heights.
Basements
Include when accessed via a permanent fixed staircase such that one is able to walk
downwards facing forwards and either:
• Basement is heated via fixed heat emitters, or
• Basement is open to the rest of the dwelling.
Measurements are recorded on the survey form as per a normal storey – ensure you
do not mix internal and external measurements.
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If the basement is unheated and closed off from the main dwelling, then it must be
disregarded.
Perimeter lengths adjacent to soil (for example in the case of basements) receive no
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special treatment and are included within the heat loss perimeter, the wall length
adjacent to any basement next door should be assessed according to whether the
adjacent basement is heated (usual in the case of a basement flat) or unheated.
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Houses which are built into a hill side, and have walls adjacent to soil rather than air,
also receive no special treatment and are recorded as if they where fully exposed to
air.
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Garages
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Garages are disregarded if they are thermally separated from the dwelling and
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unheated. However, you should remember to include any semi-exposed wall length
to unheated garages within the heat loss perimeter of the main dwelling.
Roof types
To be recorded separately for the main dwelling and any extensions. In most cases
it is easy to identify the roof type:
• Pitched (slates or tiles) - includes hipped ends and 'lean to' roofs and pitched
roofs where the two slopes are shared between neighbouring properties.
HI/DEAs must also specify whether it was possible to access the loft space
• Thatched
• if an equal mixture of pitched and flat roofing is present you could choose to
record an extension as being present to allow this to be modelled
• Small areas of roof coverings (e.g. over a bay window) which differ from the
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main roof type can be disregarded.
Mansard - This is a dual pitched roof, with the steepest pitch (non-vertical walls of at
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least 70o pitch) which frequently contains windows at the lower section. If the upper
section of a mansard roof is flat, this is not treated as a separate part of the roof
structure. This is all part of the mansard roof component but when completing the
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roof covering, part can be made up of a different material, i.e. felt or metal.
Chalet - This is a pitched roof where the eaves come down to the ceiling height of
ground floor level rooms. It often contains purpose designed rooms in the roof
space.
Thatched roofs – There is a separate entry for thatched roofs that takes into
account the insulating benefits of the thatch. If insulation is present at joist or rafter
level, then this should also be recorded.
A thatched roof:
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ni
Dwelling above – this option should be used when there is another property directly
above, such as in the case of a mid-floor flat within a block of flats.
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Roof insulation
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Recording the level of roof insulation is very important as it has a significant effect on
energy use. There must be evidence for joist, rafter or flat roof insulation; otherwise
"unknown" should be selected.
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Pitched roofs
Insulation can be present at either rafter, joists or both. There must be evidence of
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insulation, either measured if the loft space is accessible or documentary if loft space
is inaccessible.
• If accessible, the thickness of joist insulation should be measured. A weighted
average should be taken if the insulation is uneven, or missing in some parts.
• If joist and rafter insulation is present record the joist insulation only.
• Rafter insulation should be included on the survey form
• When inaccessible, or loft is boarded out, insulation should be recorded as
‘unknown’ unless there is documentary evidence.
• For rigid insulation boards & other insulant types, enter as equivalent amount
of mineral wool (see equivalent thickness note below)
Flat roof
Flat roof insulation is often inaccessible and therefore cannot be measured.
• HI/DEA should record insulation as ‘unknown’ unless there is documentary
evidence. The software will assume the thickness of insulation based on the
age band of the property.
• If there is documentary evidence to prove that the flat roof has been replaced
or retro-fitted with insulation, then ‘flat roof insulation’ should be selected.
Room in roof
Room in roof insulation applies to the vertical timber stud walls, sloping ceiling and
flat part of the ceiling. RdSAP assumes the level of insulation based on the room in
roof age-band, however in some instances, retro fit insulation can be added to the
whole room in roof envelope or in some instances only to the flat part of the ceiling.
In order to take into account the correct insulation levels, the following rules should
apply.
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the flat ceiling specified. If there is no flat ceiling, such as in the case of a
cathedral type roof, ‘not applicable’ should be selected for the flat roof
insulation thickness.
• The insulation thickness for options ‘all elements’ and ‘flat ceiling only’ must
be measured or have supporting documentary evidence that proves insulation
has been installed. ni
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Notes
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of insulation2)] / 100
= [(70*100)+(30*50)]/100
= 85mm (however only 75mm can be selected in the survey, so round down to this)
Equivalent thickness
Currently RdSAP software assumes the level of insulation installed between rafters
based on the age-band. However the assessor should record the thickness of
insulation where visible as RdSAP software may be updated to allow the actual
thickness to be entered.
Documentary evidence
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ni
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Wall types
Stretcher bond.
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• Solid wall category assumes a 9" brick
•
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o Single brick should be recorded as a solid wall (i.e. record according
to wall type irrespective of wall thickness)
Stone wall category assumes a 20" to 36" thickness.
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• 3 different types of stone wall can be selected
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o ‘Granite or whinstone’.
Whinstone is common in Scotland it is a quartz-dolerite, which looks
very similar to basalt and is grey or black. Granites are volcanic rocks
as well and can be pink to dark grey or even black.
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o ‘Sandstone’
Like sand, sandstone may be any color, but the most common colours
are tan, brown, yellow, red, grey and white.
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o ‘Cob wall’
Cob wall consists of a mixture of earth, straw and sand that can be
sculpted similar to that of clay. Due to its sculpting properties, cob
walls can be curved with arches and niches. Unrendered cob walls are
generally an orange/ brown colour.
Timber frame
Disregard the cladding type when recording timber frame dwellings. Timber framed
dwellings can be clad in timber, brick or a variety of other façade material, however
each of these façades has very little effect on the thermal performance – this is why
they are disregarded.
Many dwellings have an extension either added onto the main part, or built at the
same time but of different construction or insulation. In these cases, dimensions and
constructional details of the main part of the dwelling and the extension are recorded
separately, to allow the assignment of different U-values to the original and to the
extension based on the age band and features recorded. Occasionally there may be
two extensions whose details need each to be recorded separately. In addition,
dwellings can have a different construction for some parts of the walls (for example, a
bay window which incorporates a large area timber frame wall in otherwise masonry
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construction). These are recorded as a separate constructional element, termed
"alternative wall".
Note:
Small areas of alternative wall area (for example 2m2 area next to a meter box) can
be disregarded and just use the main wall type. For an alternative wall to be
modelled it would be of greater area, for example, a whole wall next to a garage.
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The area entered in the ‘alternative wall area’ box should exclude windows. In other
words, it is just the area of actual wall, you should deduct the area of any windows in
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that wall.
When a wall type does not correspond to the available options the nearest equivalent
type should be used for the assessment and documentary evidence recorded. SAP
Appendix S contains information on U-values assumed.
Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how a wall type has been dealt with if it does not
match one of the wall options in RdSAP:
Wall insulation
Record separately for main dwelling and any extensions.
• The internal dry-lining and external cladding options assume that a layer of
insulation has been added to a wall which originally didn't have it, otherwise
‘As built’ should be recorded.
Other giveaways could be the fact that the wall thickness internally is now thicker.
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Obviously anything which is wet plastered is unlikely to be internally insulated, as
plasterboard will always be used.
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incorporation of external insulation. External insulation is usually visible at points
around the dwelling (in this case around a soil pipe).
•
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Select ‘filled cavity’ if cavity wall insulation is present (as indicated by
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presence of injection holes in mortar joints, or mineral wool/urethane foam
visible in meter box, air bricks etc…)
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• When cavity wall insulation is not a retro-fit measure – selecting either ‘as
built’ or ‘filled cavity’ will still produce the correct result.
Where it can be established that a building element has insulation beyond what
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would normally be assumed for the age band, this can be indicated if adequate
evidence exists. Evidence can be:
• what is observed in the site inspection (e.g. loft insulation, rafter insulation, cavity
wall insulation), and/or
• on the basis of documentary evidence.
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Acceptable documentary evidence includes certificates, warranties, guarantees,
building regulation submissions. The assessor should be confident that the insulation
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was installed and that any documentation relates to the actual property being
assessed.
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Floor types
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The HI/DEA should try to identify construction of a ground floor during the survey
where possible. The three floor types that can be entered are solid, suspended
timber, and suspended (not timber). If the HI/DEA is unable to establish the floor
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There are several methods that a HI/DEA can apply to identify the floor construction,
one of which is to look under areas of carpet or linoleum, that are not fixed down, to
see if the floor surface is solid concrete or timber floor boards.
A common place where floor coverings are not secured down are in cupboards,
particularly in the case of suspended timber floors where there will be a hatch leading
down to the under floor space. If the floor coverings are fixed down and cannot be
easily lifted, the HI/DEA must not attempt to pull the coverings up.
Suspended timber and concrete floors will also have under floor vents located on the
external walls, just above ground level.
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Floor insulation
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To be recorded separately for main dwelling and any extensions.
There are three options that can be entered for ground floor insulation, these being
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unknown, as built and retro-fitted.
• Unknown – in most cases this will be selected.
• As built – confirms that no additional insulation has been added to the original
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floor construction.
• Retro-fitted- allows for situations where insulation is present in a floor, either
added subsequently to its construction, or incorporated in the floor when not
required by building regulations during its construction. Documentary
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evidence is required.
Retro-fitted floor insulation is usually done by either suspending mineral wool in-
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between floor joists using netting whilst the floor boards are up, or in the case of a
solid concrete floor insulation is commonly laid onto of the existing screed – this
creates a rise in floor height.
When unknown or as built are selected, the insulation levels for the floor are based
on the age band of the property.
Windows
Information on window area, type of glazing and the proportion that is double glazed
is gathered for the whole dwelling, including any extensions and rooms in the roof,
but not non-separated conservatories, where you should enter the glazed perimeter
separately.
Dormer windows, Velux type windows and glazed roofs in extensions or ‘sun rooms’
are included within the estimation of window area and type.
You need to record the percentage of windows which have multiple glazing. This is a
simple visual estimation, with no need to take measurements.
Window area
"Typical" refers to normal construction for the property type and age band concerned.
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By selecting ‘less than’ or ‘more than typical’ the RdSAP software will adjust the
window area by +/- 25%. Window areas more or less than typical arise when
windows have been added or blocked up subsequent to the dwelling's original
construction.
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After this information has been provided the RdSAP software calculates the window
areas automatically based upon the built form, main age and main/extension total
floor areas.
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Window areas may be measured and entered individually in ‘extreme’ cases when:
• A dwellings window area is more than +/- 25% from the norm (ignoring the
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original construction, or change of use.
When faced with some of these extreme cases each of the windows and roof
windows should be measured individually for the main dwelling and any extensions
recording:
Note
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The above is commonly referred to as a ‘sun room’ – follow the conventions defined
earlier in this manual to determine if it should be classed as an extension or a
conservatory. The HI/DEA will then need to record the correct window area (if the
windows, including the glazed roof, are greater than the ‘much more than average’
category the windows may need to be measured for the dwelling as a whole).
The surveyor must record whether any double-glazed or triple glazed window units
are pre 2002, or during or post-2002 (in Scotland the age band is post-2003, in
Northern Ireland it’s post-2006), the presence of secondary glazing can also be
recorded (no age band is required; just tick ‘secondary’ on the survey form).
If more than one age band of window is present the surveyor should select the type
according to the most prevalent in the dwelling.
Only one glazing type can be recorded, if there is a mixture of triple, double or
secondary glazing is present then the glazing type which makes up the majority
should be recorded.
Some secondary glazing can be removed in the summer. In these cases record
secondary glazing if the panels exist and can be re-fitted in the winter.
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If the surveyor is unsure of the age band then ‘unknown’ can be selected.
Via the presence of gas fill (normally argon) – look for drill holes.
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Via a wide gap >12mm The presence of low-e glass which can be
detected using a laser gauge.
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Triple Glazing
Triple glazing should be selected when there are three glass panes within the glazing
unit. If there is a mixture of triple and double glazing, the majority should be entered
or the details of each window entered separately.
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Triple glazing will have two aluminium spacer bars within the glazing unit.
Doors
The area of doors is assumed by RdSAP software to be 1.85 m2. The number of
external doors is calculation based upon the built form:
Ventilation
The HI/DEA is required to determine if the dwelling is reliant upon ‘natural’, ‘MEV’
(extract only) or ‘MVHR’ (both supply and extract, with heat recovery) ventilation and
also record the number of open fireplaces which influences the amount of
background heat loss.
Natural ventilation
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occupant can only open and close windows)
• Properties with local extract fans (in kitchens and bathrooms etc.) and trickle
vents located within window frames
• Passive stack ventilation (PSV)
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Further information is provided below, but full descriptions can be sourced for the
freely available Energy Saving Trust publication ‘Energy efficient ventilation in
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dwellings’ (GPG268 / CE124) from www.energysavingtrust.org.uk
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A mechanical extract ventilation (MEV) system continually extracts air from ‘wet’
rooms. It usually consists of a central ventilation unit positioned in a cupboard or loft
space ducted throughout the dwelling to extract air from the wet rooms. (Other
configurations do exist, including the use of continuously running individual room
fans, although with the latter, care must be taken to minimise the effects of wind
pressure on the flow.)
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MEV.
A whole house mechanical ventilation (MVHR) system usually combines supply and
extract ventilation in one system. Systems considered here incorporate a heat
exchanger.
Typically, warm, moist air is extracted from ‘wet’ rooms via a system of ducting and is
passed through a heat exchanger before being exhausted to outside. Fresh
incoming air is preheated via the exchanger and ducted to the living room and other
habitable rooms.
An MVHR system (pictured right) – note the 4 vents on the top – every MVHR
system has these. Washable filter is also shown:
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These systems can be effective at meeting part of the heating load in energy efficient
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dwellings, and helping to adequately distribute the heat. The system is typically dual
speed, providing low-speed continuous ‘trickle’ ventilation, and high-speed ‘boost’
extract flow.
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These systems can provide the ideal ventilation system, delivering the required
ventilation rate almost independently of the weather conditions. However, the energy
saving benefits are only realised for airtight properties (i.e. new-build dwelling or low-
energy properties) when almost all ventilation air passes through the heat exchanger.
The count of open fireplaces is used to calculate ventilation heat losses due to their
presence, this question does not relate to the heating system present.
The definition of an open fireplace is one with either an open chimney or a flue duct
of 200mm or wider in diameter. All fireplaces which meet this definition should be
included in the count.
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when not in use.
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Any temporary blocking of flues e.g. cardboard, newspaper bungs or similar should
be disregarded as they are not a permanent means of controlling ventilation.
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§ Heating controls
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§ Water heating
Each of the above items must match a category on the RdSAP heating list.
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system which is cheapest to use should be taken as the primary, and if there is still
doubt, i.e. if they are both equally cheap to use, select the system that heats the
living room.
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The other system can still be input as a secondary system but it needs to be input as
a room heater. A room heater system should be chosen so that its efficiency closely
reflects (but does not exceed) that of the actual system (as defined by the heating
tables in the full version of SAP). The chosen room heater should also use the same
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fuel/tariff as the actual system.
If two types of secondary heater are present, that which heats the greater number of
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rooms should be specified as the secondary system (and the other secondary
heaters disregarded). If that condition does not resolve the choice, the system which
is the cheapest to use should be specified.
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To summarise:
For situations where there is no fixed heating in a property, the option ‘no space
heating system’ should be entered. The software will assume on-peak portable
electric room heaters as the main system when this is selected.
(a) select the device that heats greatest number of habitable rooms;
(b) if that does not resolve it, select the device using the cheapest fuel;
(c) if that does not resolve it, select the device with the lowest efficiency.
Electric focal point fires are included even if not wired by a fixed spur.
Note:
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Note:
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If a property being surveyed uses two boilers to provide the heating, which use the
same fuel and have similar efficiency (based on their features such as flue type
etc…), you should firstly select the boiler which heats the majority of the dwelling. If
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they heat equal proportions of the dwelling it would be best to model them as 1
boiler, but using the least efficient one of the two.
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Electricity tariffs
• ‘Single’, ‘Dual’ or ‘Unknown’ (dual 24-hour can also be selected, but only
when undertaking EPC for Scotland)
• Generally easy to identify a dual rate meter – ‘Low’ & ‘high’ or by the
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presence of storage heating
• Special tariffs e.g. heat pump or white meter should simply be recorded as
‘dual’
• Pre-paid meters are not differentiated within the survey (but can be important
for giving energy advice)
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Fuel type
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Be sure that you don’t miss the presence of LPG or oil which are especially
common in rural situations. It is VERY important that the correct type of fuel is
recorded as the impact on the SAP rating is enormous.
House coal can be used in stoves and fires but won’t be used in smoke
control areas.
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could be in the form of wood-chip, reformed pellets, logs or coppice.
SAP Table 12b provides indicative list of which fuels are used with which appliances.
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If a heating appliance can only burn on fuel, then record that fuel (includes exempted
appliances burning wood in smoke control areas). Otherwise:
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• In a smoke control area:
o Open fire, select ‘smokeless’
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‘Available’ means that a mains gas supply is available within the property (e.g. a
mains gas meter or mains gas appliance is present).
A closed-off gas pipe alone does not count.
Boilers
You should record the brand name, model and model number in addition to its
generic type (and associated code).
For example:
Regular, wall mounted, non-condensing gas boiler, fan assisted flue, automatic ignition, post-98
Potteron
Profile
100e
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101 Non-condensing post-98 regular gas boiler
1 Mains Gas
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The preferred source of boiler efficiency is the government's Boiler Efficiency
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Database, which contains boiler efficiency figures intended for use in SAP.
Note:
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• You should attempt to enter gas, LPG or oil room heaters with a back
boiler via the boiler efficiency database
• You cannot enter solid fuel boilers via the boiler efficiency database
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Can be accessed via www.boilers.org.uk, with this database also being integrated
directly by the RdSAP software:
• Incorrect boiler identification could make a very big difference to the accuracy
of your rating (up to 10 SAP points) – so don’t guess or select a close
approximation!
• Most other (old/obsolete) boilers have estimated values from SAP Table 4b.
• Boiler ID may sometimes be located on the top of the boiler
Ideal boilers - Caradon Plumbing Ltd (also known as Caradon Ideal ltd)
Potterton Myson Ltd has several names under which it originally traded before being
taken over by Baxi Heating Ltd e.g. Potterton International Ltd, Potterton Myson
Heating, Myson Combustion Products Ltd
Bosch – can be found under Worcester Heat Systems
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Or use The blue book of boilers: Energy Efficiency Hotline on 0845 727 7200.
• Fuel
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• Date of manufacture
• Flue type
• Non-condensing or condensing
• Regular or combi
• Automatic ignition or permanent pilot light
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Above all you must match a generic boiler category on the RdSAP heating list.
Identifying boilers
Combi boiler
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Condensing boiler (either regular or combi)
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Fanned flue – pluming will be visible in Plastic condensate pipe to main drain
cold weather (usually white as above)
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Boiler age?
The date refers to the year of manufacture of the boiler. If this is uncertain the
older category should be used.
• Styling clues
• Pilot light not very common post-98.
• Manufacturers label
• Presence of Energy Efficiency Recommended logo (generally indicates post-
98)
• Ask the occupant
Notes:
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Heat emitters
If both under floor and radiators are present, then enter radiators.
Micro-CHP
This type of heating system is not yet modelled in RdSAP – if a Micro-CHP system is
installed it should be recorded as a condensing boiler.
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Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how the Micro-CHP unit has been modelled:
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(A form of open
(either lining the flue)
chimney or on
outside wall)
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Conventional brick-built chimney - combustion products rise through convection
and are also drawn up by wind passing the top of the chimney, creating an up
draught. These are built in to the original design of the house. - Class 1 Flue
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Pre-cast concrete flue - common in newer homes, these are built into the original
walls - without increasing their thickness. - Class 2 Flue
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Prefabricated flue - usually a later addition, this is a twin-skinned flue (made from
stainless steel) which is attached to the inside of a wall and led away either through
the roof or through an outside wall. These are sometimes boarded over to imitate a
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Balanced flues are always found on an outside wall - giving the shortest and safest
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Note:
The term ‘room-sealed’ means it is not an open flue. Open flues are like chimneys in
many respects – they draw air from within the house (hence requiring an air brick in
the room in which they are present) and have quite large diameters. They are not
fanned. The terms ‘room-sealed’, ‘fan assisted’ and ‘balanced’ all imply that a flue
type is not ‘open’.
• Contains a >70litre
hot water store
within the boiler
casing which feeds
both space heating
and hot water
• The thermal store
is heated directly
• Floor standing
• Larger casing
• Gas or electric
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which can be balanced or
open flue)
Three criteria must be fulfilled for a boiler to qualify as a CPSU. These are as follows:
•
•
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The store and boiler must be in the same casing.
The store must have a capacity of at least 70 litres (if the store is less than
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this it should be treated as a storage combi).
• The space heating circuit feed must be taken directly from the store (while in
the case of a storage combi, the store does not feed the space heating
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circuit).
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Back boilers
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back boiler as the secondary heating
system
• For oil and solid fuel back boilers – record
these as the primary heating system as
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appropriate, but do not record the fireplace
in-front of the unit as a secondary heating
system (however if there is another
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secondary heating system elsewhere do
record it)
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If fuelled by gas, it may be possible to enter via the boiler efficiency database etc...
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(i.e. same procedure as with boilers) – solid fuel boilers must be entered according to
their generic type. Record the brand name, model and ID.
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Good practice for recording a solid fuel heating system would be:
HETAS has lots of useful information and efficiencies of some appliance types.
Note
If modelling a room heater with a back boiler, you will also need to consider if you
need to model the fireplace in front of the fire as a secondary heating system. The
following rule applies:
1. If a boiler is selected and the fuel is gas (heating code 109 or 119), then the room
heater in front of the fire should be recorded separately as secondary heating.
2. If a boiler is selected and the fuel is not gas, then no form of secondary heating
needs to be recorded as secondary.
3. If fire (any fuel) with boiler is selected (this means the boiler does DHW only, not
radiators), then the fireplace does not need to be recorded as secondary.
The rules for selecting secondary heating systems still apply, so there is another form
of secondary heating that heats a greater number of habitable rooms then that
should be recorded instead.
Stand-alone boilers
Solid fuel
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• Open flue or chimney
• Supply heat and hot water (vented)
• Manual (or batch) feed boilers require regular
refuelling approximately every 10hrs
•
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Auto feed (or gravity) boilers include a hopper on
the top of the boiler – these can supply heat for
up to 36hrs without refuelling or de-ashing
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• Forced draught fan is sometimes used to boost
heat output
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These can provide full central heating for most dwellings and are available in a wide
range of outputs and sizes. Batch fed units will provide domestic hot water and
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sufficient heat for a three to four bedroom house. Gravity fed boilers (which have a
large hopper over the fire box) will operate for up to 36 hours at minimum output and
for 10 hours on full burn rate without refuelling or de-ashing. All of them burn small
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anthracite nuts or grains which are feed into the fire as necessary. Combustion is
assisted by a built-in thermostatically controlled fan, which helps adjust output to
demand.
Gravity-fed units have a high turn down (around 10:1), which means that they can
kindle at low combustion rates, compared with other solid fuel appliances. There is
still some background heat given off when the boiler is turned down to minimum,
helping to prevent condensation within the dwelling.
Modelled using the same systems as solid fuel boiler, but record the fuel type as
wood chips or pellets.
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Housing guide: Domestic heating by solid fuel: boiler
systems (CE47) available from
www.energysavingtrust.org.uk
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Electric direct acting boilers
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• Compact size
• No flue or fuel storage required
• Only two pipes – feed pipe is located
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normal boiler
e.g. Heatrae Sadia Electroheat Range, Trianco Aztec Electric Boilers or Redring
dualheat.
During all off-peak periods, the boiler automatically engages recharge mode. Some
or all of the upper heaters (according to boiler specification) are turned on as is the
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lower heater if present. Additionally, the primary pump is operated from time to time
during recharge; this cycles water through the boiler to ensure that it is all thoroughly
recharged. The heaters turn off automatically when the whole boiler reaches the full
recharge temperature.
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If further heat is used during the off-peak period, the heaters will come on again as
necessary to maintain full charge. On some models, the recharge temperature is
near boiling point, and will be higher than the boost temperature.
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Range cookers
Range cookers are flued cooking appliances predominantly constructed of cast iron
designed to provide some heat from their case into the space in which they are
located.
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boiler fuelled by mains gas, LPG or oil
which supply central heating to the
dwelling - these should be modelled
according to the same procedure as a
•
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boiler (i.e. preferably via the boiler
efficiency database)
Single burner models should be entered
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as a generic system, with the hot water
being supplied from an on-peak electric
immersion
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This type provides an independent water heating function for space heating in
addition to the cooking function. There are two design variations:
For the twin burner type, the efficiency can be can be from the boiler
efficiency database, manufacturer's declaration or the generic efficiency if it
cannot be found
For the single burner type, a generic type and efficiency should be used.
Hot water supply is sometimes mated with a special ‘twin coil’ hot water cylinder to
make use of the hot water feed – the twin coil cylinder will include an immersion
heater which is used when the range is not running – for single burner ranges
(without an integral space heating boiler), the hot water should be recorded as
an electric immersion heater.
Note:
An AGA does not supply central heating output, but a Rayburn can – for
example their heatranger models.
Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how why a dwelling specified with a closed room
heater for water heating as opposed to a range cooker:
2. Closed room heater specified for water heating instead of a range cooker.
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“The water heating in this property is from a range cooker. A closed room
heater using the same fuel, which gives similar ratings, was used for the
assessment.
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Warm air
Gas & oil
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Electric
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• Such as Dimplex “electricaire”
• Similar principle as gas or oil warm air,
except the central core is heated using off-
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peak electricity overnight
• Control panel contains a charge input
(similar to storage heaters), a fan setting
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(normal or boost)
• Sometimes additional room thermostat is
fitted to provide additional control
• Hot water will be supplied by a separate
system
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Storage heaters
Storage heaters are usually more economical than direct acting electric heaters – a
high density thermal block containing electric elements is charged overnight using
cheap off-peak electricity. Charge and output controls in addition to a flap or damper
moderate the amount of heat given out.
Important
Storage heaters must be supplied by a dual tariff meter, if storage heaters are
present but on a single meter then record as on-peak electric panel heaters and
include Addendum 6.
If electric storage heaters or off-peak electric underfloor heating is the main system,
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the assessor must specify a secondary system (see Appendix A of SAP); if no
secondary heater has been identified the secondary system is portable electric
heaters (code 693).
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Old large volume
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• Bulky, 9 to 12” deep
• Normally free standing
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Modern slimline
• 6” or less deep
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provide boost heating when the thermal block has run out of heat or the occupant
wishes to have a quick boost of heat. These types of heater can remove the need for
specifying a separate on-peak heater in the vicinity.
Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how a storage heater or dual immersion has been
modelled if run on a single tariff electric meter:
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Electric underfloor or ceiling heating
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of its aesthetic & space saving features)
Unusual for it to be employed to heat the whole
dwelling, the main heating will normally be storage
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heaters
• Record control type
• Integrated storage/direct acting underfloor heating
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Heat pumps
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heating (record as ‘with auxiliary
heater’)
• Air source heat pumps take heat from
the external air
•
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Any fixed direct acting on-peak
heaters should also be recorded as
secondary heating on the survey form
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A heat pump is a device which takes heat energy from a low temperature source and
upgrades it to a higher temperature at which it can be usefully employed for heating.
There are a number of heat pump techniques by which this can be achieved. The
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ratio of heat energy released to the energy consumed can be significantly greater
than one. Heat pump systems operate most efficiently when the source temperature
is as high as possible and the heat distribution temperature is as low as possible.
The figures used in the SAP calculation apply to electrically driven, vapour
compression heat pumps. Heat pump systems are categorised by the low
temperature heat source used (e.g. air, water or ground) and the seasonal
performance factors given in SAP2005 Table 4a are assumed to apply for all
systems using that source.
This is a simplified approach especially for ground source heat pumps where energy
may be collected from the ground in a variety of ways, e.g. using surface water from
lakes or ponds, using ground water from wells, using fluid (either refrigerant or a
water/antifreeze mixture) circulated in closed pipe loops buried horizontally in shallow
trenches or vertically in boreholes.
Community heating
Any heating (or hot water) system that serves more than one self-contained dwelling
must be entered as ‘community’ heating.
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For community heating schemes, the DEA only needs to record the fuel used to run
the centralised community heating boilers, from the current options:
1 Gas.
4 Oil.
12 Manufactured smokeless fuel.
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15 Anthracite.
42 Waste combustion.
43 Biomass.
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44 Biogas.
It is recommended that the DEA contacts the supply company to identify the fuel type
as this can be difficult to determine through the survey. If the fuel type cannot be
determined, mains gas should be assumed.
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'Flat rate charging' means that households pay for the heat according to a fixed
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monthly or annual amount, not depending on the amount of heat actually used. If the
charges vary within a scheme for other reasons, for example according to dwelling
size, it is still classified as flat rate. The last entry refers to a system in which the
charges are substantially related to the amount of heat used.
Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how a dwelling heated by an individual heating
system, but with water heating from a community heating system, has been
modelled:
3. Space heating from individual system and water heating from community
system.
“The water heating from this property is supplied from a community system. A
multipoint gas heater, which gives similar ratings, was used for the
assessment.”
For any number of separate dwellings sharing the same heating system, a separate
EPC will be required for each self-contained dwelling for a single household.
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Room heaters
Gas, solid fuel, oil or electric room heaters may be recorded:
Open flue
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Gas fire, open flue, pre-
1980 (open fronted)
Gas fire, open flue, post- Gas flush fitting live fuel
Code: 601 or 602 if it 1980 (open fronted) sitting effect fire (open fronted),
incorporates a back boiler
(doesn’t feed radiators just
provides hot water)
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proud of and sealed to the
fireplace opening (i.e. self
contained unit)
sealed to fireplace opening
with open or balanced flue
(as shown above).
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Code: 603 or 604 if it Code: 605 or 606 if it
incorporates a back boiler incorporates a back boiler
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Code: 607
Balanced flue
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Code: 611
Code: 610
Code: 609
Chimney
Code: 612
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Chimney Open flue
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Decorative open fire Open fire with back Stove or closed Closed room
in grate boiler (no rads) room heater heater with back
without a back boiler (no rads)
boiler
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Remember: If a heating appliance can only burn on fuel, then record that fuel
(includes exempted appliances burning wood in smoke control areas). Otherwise:
Such as:
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Electric fires:
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Heating controls
For boilers, warm air systems, heat pumps, community heating schemes and room
heaters the control systems are formed from a combination of:
• Room thermostats
• Programmers
• Thermostatic Radiator Valves (TRVs)
• Bypasses
• Boiler energy managers
• Zone controls
Selection of main heating control type will vary depending upon heating system, for
example a warm air system will not have TRVs.
Storage heaters differ from these standard control types, they have:
• Manual charge control
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• automatic charge control
• CELECT-type control
Room thermostats
Room thermostat
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Programmers and zone control
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Digital programmers, mini-programmers and time switches are just counted as
‘programmers’ – zone control looks similar – just don’t forget to check!
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Digital programmer
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• Simple to use
• Allows space heating and hot water to
be on at the same time, or hot water
alone, but not heating alone
Zone control
Boiler bypass
Most boiler systems require some sort of bypass to ensure minimum boiler flow
rates, and to protect the heating pump from dead-head conditions.
A fixed bypass:
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An automatic bypass
accordingly.
include:
Incorporates a number of functions into a single boiler control unit, features may
include:
Delayed start - Reduces energy use by delaying the boiler start time when the
weather is mild.
Optimum start - Adjusts the heating time to give the required dwelling comfort
temperature at a chosen time.
Anti-cycling control - Delays boiler firing to reduce cycling frequency but is unlikely
to provide significant energy savings. In some circumstances their use may reduce
energy consumption, but usually at the expense of performance or comfort.
Standalone units (those not supplied as part of the boiler) are generally not
recommended as they provide little or no improvement over the minimum level of
comfort.
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Weather or load compensation
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Not presently modelled in RdSAP, but here for information:
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This is an internal or external thermostat
that tells the boiler to adjust its
temperature for space heating according
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TIP
A “Honeywell Frost Start” is disregarded as a part of the energy survey – this type of
device is usually installed on to a boiler which is located outside of the heated
envelope of the building (for example in a garage) the device will turn on the boiler for
a short period if frosty conditions occur so that the water in the pipes does not freeze
and damage the boiler or the distribution system. Essentially it is a safety device.
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accordingly.
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is used to individually control each
unit) – if this is present it should be
recorded as ‘automatic charge
control’.
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Water heating
• Normally from the main heating system or dual immersion
• Select the system which delivers the bulk of hot water during the year.
• If there is no water heating, select the ‘no water heating system’ option on the
field sheet.
• Any back-up electric immersion heaters should be disregarded
• Where water heating is from a back boiler or room heater with boiler, and the
boiler provides water heating only, the appropriate fire or room heater without
boiler is identified in the data collection process, and the water heating is
identified as from main system or from secondary system.
• Record description on survey form as well as code
If no system is recorded the RdSAP software will undertake the calculation based on
an electric immersion system.
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Hot water cylinders
If present, you must record:
• No access
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Approximate size:
immersions
Insulation type:
• None
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• Spray foam
• Jacket
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Where it is not possible to record the depth of the hot water insulation ‘no access’
should be selected on the survey form.
Mains pressure (or ‘unvented’) hot water systems are not treated in RdSAP any
differently from conventional boiler-to-cylinder ‘vented’ hot water systems. DEAs
must therefore record the cylinder (size, insulation etc.) in exactly the same way as a
conventional cylinder system. For DEAs information, one currently popular make of
mains pressure hot water system is the ‘Megaflo’. If you come across it in the field
record it as per above.
Dual immersion
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There is one other type of two-in-one immersion
heater encountered occasionally in older
properties. These are normally attached to a switch
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with a ‘sink/bath’ option. This is still classified as a
single immersion heater since the electricity used is
the same for both elements for these particular
systems.
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Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how a storage heater or dual immersion has been
modelled if run on a single tariff electric meter:
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• Electric showers
• Point of use instantaneous water heaters – wall mounted
or under worktop appliance with open swivel outlet or
connection to one tap only. Mounted near sink. No flue
and only electric fuel supply. ‘Single-point’ heaters, which
are located at the point of use and serve only one outlet,
do not have distribution losses
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Range cooker supplying domestic how water only
Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how a dwelling heated by an individual heating
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system, but with water heating from a community heating system, has been
modelled:
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3. Space heating from individual system and water heating from community
system.
“The water heating from this property is supplied from a community system. A
multipoint gas heater, which gives similar ratings, was used for the
assessment.”
Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how why a dwelling specified with a closed room
heater for water heating as opposed to a range cooker:
2. Closed room heater specified for water heating instead of a range cooker.
“The water heating in this property is from a range cooker. A closed room
heater using the same fuel, which gives similar ratings, was used for the
assessment.
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§ Renewable technologies
§ Lighting
Renewable Technologies
Solar hot water
Two main types – ‘Evacuated tube’ or ‘Flat plate’ collectors.
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Evacuated tube collectors use metal plate Flat plate collectors use a metal absorber
collectors running through vacuum tubes. The plate, often coated with low emissivity black
vacuum acts as insulation preventing paint. They are usually single glazed but can
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The area taken up by a solar water collector will vary according its design and the hot water
needs of the house concerned. Typically it could be anywhere between 2 m2 and 7 m2.
The usual arrangement in the UK with the collector above the tank requires a pump to circulate
the water.
Photovoltaics (PV)
• Generate electricity from light
• Different module types are not differentiated
• Can be a ‘bolt on’ after market system or ‘building integrated’
• If present record PV area as a proportion of total roof area, even if it is not mounted on
the roof.
• For flats the PV may be incorporated into the block and may be shared between
different units or used to supply electricity to lighting in the corridors. In all cases
split the amount of PV equally between the flats.
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PV integrated into side of building
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PV roof tiles
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Wind turbine
• Generates electricity from wind energy
• Can either be free standing or building mounted
• If present record ‘yes’ on field sheet
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Free standing turbines have their own mast Building mounted turbines are secured to the
and can be located several metres away from structure of the property.
the property.
Linked to the ‘Terrain type’ question – see the Dwelling details section.
Low-energy lighting
Record the proportion of fixed outlets which have low energy lamps. To be fixed the lighting
outlet cannot be removable (so desk lamps etc. are excluded from the proportion).
Decorative or indirect lighting, provided it is fixed, is also counted when recording the proportion
of fixed outlets which have low energy lamps, such as the examples below:
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A fixed outlet may contain more than one lamp, for example a light fitting containing three
Edison screw tungsten spotlights is counted as one fixed outlet (non-low energy).
Further examples below:
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An example of one fixed outlet Recessed lights (such as in
with 3 halogen lamps An example of one fixed outlet kitchens) divide the bulb count
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(therefore does not count as fitted with 2 low-energy tubes by 2 and round up to get the
low-energy) number of outlets (usually on
a single circuit).
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Note: when dealing with down lighters or multiple individual spot lights.
Where there are 4 or more down lighters or ceiling lights on the same circuit, divide the bulb
count by two and round up.
When deciding whether a fixed outlet counts as ‘low energy’ you should include both dedicated
low energy lamps (pin based or strip based) and compact fluorescent lamps (which may be
removed by the occupant, but still include these within the count).
If a mixture of low energy lamps and traditional tungsten or halogen lamps (tungsten and
halogen are not counted as low-energy) are present within the fixed outlet then the majority
should be taken.
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Important
A lamp fitting with more than one bulb counts as one outlet, the same is true for a down lighter,
but any switching circuit is disregarded (just look at the lamp fitting). If there is a mixture of low-
energy lamps and traditional tungsten for example then use the 50:50 rule.
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The certificate will present financial savings and the improved SAP ratings from the suggested
improvements. The fuel prices used to generate the savings and running costs on Energy
Performance Certificates is updated twice a year at the end of June and December.
The Home Inspector or DEA can suppress suggestions if unsuitable for a particular property,
but enter the reason in the software.
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Recommendations should be removed only if there is evidence, visual or documentary, showing
that a specific recommendation is not appropriate. The EPC contains caveats to the effect that
further guidance on specific recommendations should be sought from an appropriate
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professional organisation, for example heating engineers, building control officers, product
manufacturers, trade associations, energy efficiency adviser, etc.. A listed building or a property
in a conservation area is not sufficient grounds in its own right to suppress a recommendation.
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If a recommendation is removed this must be recorded in site notes and the software.
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The software will not suggest anything that does not match the building construction description.
This process gives you the opportunity to help the UK to save energy, money and our planet.
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Providing Advice
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DEAs are encouraged to point clients towards sources of impartial energy efficiency advice
such as trade bodies and reputable charities, such as the Energy Saving Trust. The DEA
should not sell or promote specific solutions.
Free, local independent energy efficiency advice can also be provided by phoning the Energy
Saving Trust on 0800 512 012. This telephone number is also provided on the energy
performance certificate.
Improvement Measures
The improvement measures are grouped into three main sections:
1. Lower cost
These are improvements that really should be done.
- they cost less than £500
2. Higher cost
These will require more investment and effort but are well worthwhile.
- they cost more than £500
3. Further improvements
These will help the environment further and should be seriously considered.
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- more expensive, really the ‘icing on the cake’ after all basic measures have been
undertaken.
The RdSAP software tests for the relevance of improvement measures, and applies them where
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relevant, in the order provided on the following pages.
Several heating measures apply when mains gas is not available. When mains gas is available
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they are substituted by a fuel switch recommendation. In addition to the criteria of flagging a
recommendation as suitable, the SAP rating must also be improved by at least 0.95 points for
the measure to be deemed worthwhile and displayed. For low energy lighting this improvement
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Recommended for…
– Cylinder present with less than 25mm of spray foam or
less than 100mm jacket
Improve to…
– 160mm jacket and 50mm thick of pre-formed primary
pipework insulation.
– Or add 80mm jacket if spray foam already present
When not to recommend…
– No reason
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Priority measure! Will save twice its cost within a year.
Annual saving
Installed cost
Payback
Typically
approx £100
from £10
around 6 months
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Loft insulation
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Recommended for…
– Pitched roofs only with less than 150mm of insulation
– Main property and any extensions
Improve to…
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– 250mm
– Recommendation will be provided separately for the
main dwelling and any extensions
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• Pitched roofs are usually insulated with 250mm to 300mm of mineral wood between the
joists
• Can be done between the rafters also using either rigid insulation boards or spray foam
(if unventilated roof space)
Typical
Annual saving up to £220
Installed cost around £230
Payback around 1 year
Recommended for:
– Unfilled cavity walls (either ‘as built’ or ‘unknown’)
with a U-value >0.6 W/mK
– Main property, any extensions and alternative walls
Improve to:
– Filled
– Recommendation will be provided separately for the
main dwelling and any extensions
When not to recommend:
– Signs of water penetration (as opposed to
condensation or rising damp), poor pointing,
exposed site, blocked or narrow cavities.
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www.ciga.co.uk
The Cavity Insulation Guarantee Agency provides independent 25 year guarantees for Cavity
Wall Insulation fitted by registered installers.
Typically
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Annual saving £130-160
Installed cost around £260
Payback less than 2 years
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One of the most effective energy savings measure that most people can carry out on their
homes.
Draught proofing
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Recommended for…
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www.dpaa-association.org.uk
The draught proofing advisory association.
Quality draught-stripping on all windows and external doors reduces heating costs, particularly
on those larger buildings.
Typically
Annual saving £20
Installed cost around £75
Payback less than 4 years
Financial savings are hard to quantify, main benefits are improvement in comfort and reduction
of draughts.
Recommended for…
– All cases where less than 100% low energy lighting is present
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Improve to…
– 100% for all fixed outlets
When not to recommend…
– No reason, even if existing light shade or fitting might not look
attractive…
www.est.org.uk/recommended/
Energy Saving Recommended
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Typically
Annual saving £20
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Financial savings continue for the life of the low-energy lamp. CFLs last 12x
longer than conventional tungsten lamps.
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More information and tips in… ‘Low energy lighting – a summary guide’ (GIL 20)
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Recommended for…
– When a hot water cylinder is present and accessible and
a thermostat has not been recorded on the survey form
Improve to…
– Cylinder stat (note that a cylinder thermostat is assumed
for all electric immersion heating).
When not to recommend…
– Accessibility?
– No real reasons why you would suppress this measure
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– Allows boiler to switch off when no heat is required.
– Actual savings difficult to estimate due to occupant habits and
hot water usage
– Whilst not generated as a recommendation by RdSAP software
if the primary pipe work is not insulated it would be good practice
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to do so whilst undertaking the work.
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Heating controls for wet central heating systems
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Recommended for…
– All systems which have less then a room stat, programmer
and TRVs
Improve to…
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Typically
Annual saving £70 to £90
Installed cost around £250?
Payback less than 1 year
£250 highlighted because a heating controls upgrade should really be in the lower cost
measures category as it doesn’t cost £500.
Heating controls can be upgraded at any time, are most cost effective and economical when
carrying out work on an existing heating system.
Note:
The current performance of a ‘Programmer with bypass and TRVs’ should be reported as ‘Poor’
because without a roomstat a boiler interlock cannot be provided.
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‘Room stat, programmer and TRVs’ should be reported as ‘Average’.
– Range cookers
Improve to…
– Band A condensing boiler of equivalent type and fuel
– New separate boiler recommended for range cookers
When not to recommend…
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Typically
Annual saving £130 to £160
Installed cost around £2500*
* High cost measure – but marginal cost of specifying an energy efficient model can be less
than £50 when replacing a boiler.
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Recommended for:
– Independent solid fuel boilers where mains gas is not
available
Improve to:
– Manual feed biomass boiler or wood pellet stove with
immersion heater to provide hot water in the summer
Recommended for:
– Any dwelling where mains gas is not available
– Dwellings with old storage heaters, electric room
heaters or electric ceiling heating
Improve to:
– Fan-assisted storage heaters and secondary electric
panel heaters (if no existing secondary)
– Existing hot water system is replaced with a dual-
immersion system
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– No real reasons to suppress, but more environmentally friendly options are
available
Recommended for:
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– Dwellings with warm air units older than 1998
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Improve to:
– New non-condensing warm air unit, same fuel as original, on-
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Further Measures
Renewable technologies should generally only be considered after carrying out all basic
energy efficiency improvements.
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Recommended for…
– Any dwelling with a separate hot water cylinder
Improve to…
– 3m2 solar hot water panel
– SWH systems use heat from the sun to provide hot water for homes
– The technology is well developed, with a large choice of equipment to suit many
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applications
– Used and sized correctly for the household, it can provide 40-50 per cent of hot water
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There are two main collector types: flat plate or evacuated tube.
Double glazing
Recommended for:
– Dwellings with single glazing or less than 51%
double
–
Improve to:
– Double glazing (U-value <2.0)
– IF double glazing has been suppressed by the user
then secondary glazing is recommended as an
alternative
– Specified to building regulations minimum standard
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– Planning constraints (listed property or conservation
area) and historic buildings
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Recommended for:
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Improve to:
– Building regulations minimum (around 50mm)
Typical annual saving £290 to £350 per year, installed cost from £1800
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Condensing oil boiler
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Recommended for…
– Dwellings with oil warm air systems
– Dwellings where mains gas is not available
Improve to…
– Band-A condensing Oil Boiler (combi or regular)
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Recommended for…
– Dwellings heated by gas fires (no fuel switch)
– Dwellings with no heating systems, or heating
systems which presently have higher CO2
emissions (fuel switch from LPG, Oil, Solid fuel
and electric)
Improve to…
– Band-A condensing gas boiler
When not to recommend…
– Mains gas not available
– Existing heating system is brand new
Photovoltaics
The capital cost of PV systems is high, but maintenance and running costs are low compared to
grid supplied electricity. PV is suitable for use in both urban and rural environments.
Recommended for…
– Houses and bungalows with less than 1.0 kWp
Improve to…
– 2.5 kWp in total
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Wind Turbine
Recommend for:
– Houses and bungalows only
Improve to:
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– 1 Wind Turbine
• Blade diameter 1.75, hub height 2.0m – i.e.
micro-wind building integrated
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When to recommend:
– Dense Urban Areas
• Performance and energy output of turbine
depends significantly on local wind conditions
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Planning
These buildings need consideration of historic significance, performance characteristics, design
and fabric.
Historic homes can be treated as special individual cases in terms of energy efficiency
measures expected by the building control officer. It is important to consider how the fossil fuel
carbon dioxide contributions to climate change can be reduced as part of any construction work
to be carried out. There is generally no reason why older homes should not be reasonably
efficient, comfortable and healthy. For modest costs, energy efficiency features may quickly
save you money (especially as fuel prices are expected to rise significantly in the future), and in
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some cases will extend the useful life of the building.
With historic properties, the Building Control Officer can adopt a ‘reasonable’ approach, as set
out in the Building Regulations, to balance conservation of fuel and power against the need to
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conserve the fabric. It is important that any changes made avoid potential condensation
problems. Sometimes it can be reasonable to upgrade the fabric, especially when undertaking
extensive work anyway. On other occasions however, it can be totally unreasonable to upgrade
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floors and windows, for example.
Listed buildings
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Contact the local planning department (which may have a Conservation Officer) to determine
the specific legislation requirements for any work proposed to historic homes. The type of work
requiring listed building consent varies with the building classification.
Conservation areas
Buildings located within a conservation area are usually part of the character and history of the
area which are intended to be preserved. Planning controls will apply – seek advice from the
local planning authority early on in the feasibility process.
Existing fabric
We are only temporary guardians of historic homes, and therefore it is vital that their unique
character is not at risk from unsympathetic alterations, unnecessary intervention, or changing
environmental conditions. When considering the refurbishment of a historic home, it is the
owner’s responsibility to ensure that any work does not cause unnecessary or unlawful damage
to the building (fabric and indoor building environment).
An older building needs to ‘breathe’ through the entire envelope to allow moisture to escape
thereby preventing damp. This is especially true of historic buildings. As all buildings have
unique environmental characteristics, it is important that they are understood through
evaluation. This will avoid misguided material changes having a detrimental affect to the
building’s breathability.
At the start of the initial planning stage of the project, specialist guidance should be sought from
the owner’s local building conservation officer and perhaps at least one other specialist
organisation. Detailed general rules are not appropriate for individual historic properties, but as
a starting point, preparation work should include:
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a. A good understanding of the building’s historic significance (refer to the Listed Building
Description or Conservation Area Designation if applicable) will help to ensure a sympathetic
approach to the planning of all work to the existing building materials and structure.
Bear in mind that modern homes use physical barriers to stop moisture from penetrating the
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building envelope, whereas older homes tend to be made of porous* materials and are
permeable. Modern materials such as concrete or plastic, used in older homes are often
inappropriate, damaging visual and durability characteristics.
• Permeability is a measure of the rate at which a liquid or vapour passes through a solid
material. Pores must be interlinked.
• Porosity is the ratio of the volume of pore space to total volume of a solid material. Pores
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Insulation
In historic homes it is not usually possible to achieve a uniform level of insulation to therefore
reduce the risk of ‘cold-bridging’. Weigh-up the advantages and the disadvantages of upgrading
and using particular insulation materials should be considered. Some insulation materials allow
moisture to escape, particularly natural insulation materials, but these often require greater
thickness to achieve the same thermal performance of modern artificial high performance
insulation materials.
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internal temperatures quickly and for unnecessary lengths of time. Thermostat controlled
heating can prevent wasted energy and ensure that the building maintains a reasonable
environment.
Underfloor heating is often best used with lime concrete expanded clay aggregate. It is normally
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possible to avoid using a damp proof membrane in ground floors, as this will force moisture to
the walls and will rot any timbers forming the wall frame. The energy used by lighting and
household appliances is significant, so use energy efficient lighting and A-rated appliances
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wherever possible.
Asbestos
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Be aware that older homes are more likely to contain asbestos in various forms, such as
boarding materials, ceiling finishes and insulation to pipes. Asbestos was used widely from the
1930s to the mid 1980s. If work disturbs materials containing asbestos, then the risk is a serious
issue. Surveyors will be able to identify most types of products that contain asbestos, but it is
really a task for specialists. If in any doubt, contact the Health and Safety Executive (HSE) and
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refer to the free asbestos leaflets on the HSE website. According to the HSE, at least 3,500
people in Great Britain die each year from asbestos-related lung cancer.
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Bats
The Wildlife and Countryside Act 1981 protects bats and their roosts (and the access points to
roosts) in England Scotland and Wales. Free advice can be obtained from the local Statutory
Nature Conservation Organisation. The Bat Conservation Trust has helpful information on
their website: www.bats.org.uk.