Under the Energy Act 2011, from April 2018, it will be unlawful to let properties that fail to achieve a prescribed Minimum Energy Performance Standard (MEPS) until qualifying improvements have been carried out. It is expected that this minimum standard will be equivalent to an commercial Energy Performance Certificate (EPC) rating of E. As a result, owners of properties with EPC ratings of F or G will, in some circumstances, no longer be able to let these properties until their energy efficiency has been addressed. In this day and age to be unable to let your properties is company suicide. This is how we can help.
To the right shows research on how the regulations
affect EPCs, so even if you have an EPC with an E
grade today you still may not be safe from MEPS,
as a new update to the regulations is due around
2018, WSP’s research shows this will push the
estimate of buildings affected by MEPS increasing
from an estimated 18%, up to a staggering 35%.
Is your property under threat from MEPS (MEES)?
Do you have an commercial Energy Performance Certificate attached correctly to your property. If yes and its a D or above EPC grade, you may think to yourself, I'm exempt from MEPS (MEES) and it will not affect me. However it does not work that way, surprise surprise!
Energy Performance Certificates last for 10 years, but to produce an EPC, many factors need to be taken into account such as; what year it was produced?, is it from a reputable assessor?, is it correctly attached? These all have massive implications.
BEST Compliance assessors have extensive experience producing commercial EPCs and in-particular commercial EPC audits on a variety of property and property portfolios. Our conclusion is that many EPC's produced by inexperienced EPC assessors yield many harmful errors. We have, in more instances than you would think, have found EPC's placed on the wrong building, whilst the business name was correct, the address was incorrect, thus making the client think they had a valid EPC when they didn't, as the UPRN (Unique Property Reference Number) was for the neighbouring unit. Inexperience also showed in the grade where a lack of engineering understanding of the heating and ventilation systems showed default values being used for equipment (this is normally the poorest efficiency 65%) whilst in real terms the units could be operating between 80 -90%. This affects the grade substantially, in some cases knocking down from a C to a G rating.
However the biggest issue for a Commercial EPC is the year of when they were produced. This has a massive bearing on the grade, EPC are built from approved documents, and in particular Approved Document L Energy Efficiency. Since the year 2010 these are reformed every three years . From modeling both the 2010 and 2013 changes, it is likely that a building’s current EPC rating will dropped one band each time that the Building Regulations are reformed and tightened. As EPCs are valid for 10 years, some older EPCs may not be reflecting the current rating of the building.
Non Compliance to MEPS (MEES)
As of April 1st 2018 all leases to new and existing tenants will require your buildings to have a minimum Energy Performance Standard (MEPS) at an E EPC rating, with all other lease types including those in a rollover period to follow in April 2023.
The landlord will have 6 months from lease inception to undertake the required works and one month to produce evidence when requested.
Failure to comply, will be met by enforcements from the local authority and trading standards. Penalties shown to the left:
The Solution is the EPC Alpha Plus
Best Compliance can give expert advice on how to best approach the new regulations, our primary solution for this is to undertake a unique survey called an EPC Alpha Plus, starting from as little as £200.
We recommend this for any properties with a current "E" grade or below as they are in immediate danger of falling foul of the 2018 M.E.P.S and give a risk management solution.
Firstly we cross check if there is a current commercial EPC attached to the building , and if so is it accurate and useable. We then undertake an in-depth energy survey of the property, before building up a sophisticated 3D energy model of the property and run it through multiple computer simulations to find the optimum solution(s). You are then supplied with up to 5 alternatives to gain a minimum of a D rating. However, we do not stop there! Our team are also able to cost the works, working from the simulations to provide estimates to show if it is within the 7 year payback period. Our goal is to find you the most cost effective and optimum method(s) to reach your required EPC.
What can I expect from my EPC Alpha Plus.
EPC Alpha plus is the highest report we undertake this includes previous stage 1 and stage 2 reports, but is accompanied by a stage 3, this incorporates costings to implement work and a typical pay back period which is a very important part of the new legislation.
We also write a detailed report stating what Lighting and HVAC improvements are recommended and their specification with regards to efficiency. For example replacing all existing T8 recessed lighting to LED lamps and fittings should achieve a minimum lamp and ballast efficacy of xx lumens/watt and a light output ratio of xx etc.
We use a tailored built in-house costing software, using quotations from previous jobs and reputable price books, accompanied by location factors and tender priced indexes which will enable you to have outlined competitive costings to undertake the works.
All this is put together in a comprehensive professional report and is becoming the most popular service we provide.
For an example of our EPC Alpha Plus please click here ©
Case Study 1
Council Authority M.E.E.S project
BEST Compliance have recently undertaken a M.E.E.S complaince project. The aim here was for the council to have a idea of where there current building stock lies. The results were staggering and far above the 20% estmated by governrment .