Energy performance of buildings duties: an overview

In the UK, buildings are responsible for almost 50 per cent of energy consumption and carbon emissions.

As concern over climate change becomes widespread, the government is introducing measures to improve the energy efficiency of buildings. These include Energy Performance Certificates (EPCs), Display Energy Certificates (DECs) for large public buildings, mandatory inspections for air conditioning systems and guidance on boiler use. New-builds and major refurbishments must meet the energy-efficiency requirements of the Building Regulations.

This guide explains the benefits of improving the energy performance of your building and provides an overview to the different requirements that you may need to meet.

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Benefits of improving the energy performance of buildings

The materials your building is made from, the way it is constructed, heated and ventilated and the type of fuel you use all contribute to its energy consumption and carbon emissions. There are several reasons why you should take steps to improve the energy performance of your buildings.

Comply with legislation

If you have new premises built or you make significant alterations to your existing premises, your builders must meet standards for the energy performance of buildings laid out in the building regulations. See the page in this guide on building work and improving energy performance.

The government is likely to implement more initiatives to regulate the energy consumption of businesses. You will find it easier – and save money – if your business is prepared for these changes and is already as energy efficient as possible. See the page in this guide on how to make your building more energy efficient.

Reduce costs

By improving the energy efficiency of your building, you will need less energy to meet your business’ demands and your energy bills will be reduced. See the page in this guide on how to make your building more energy efficient.

Attract more business

Increasing numbers of consumers, investors and private and public sector organisations will now only buy from – or work with – businesses that have environmentally friendly policies and production methods.

By demonstrating that you have improved the energy efficiency of your building, you could attract more business. See our guide on how to market your environmental credentials.

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Inspect your air conditioning system

An increasing number of buildings have air conditioning systems, which consume energy and give out carbon.

The government has introduced mandatory regular inspections to ensure air conditioning systems are carefully managed and maintained so that they do not consume more energy than necessary.

Older air conditioning systems over 12 kilowatts had to be inspected by 4 January 2011. Inspections are required every five years after this first inspection.

For new systems installed on or after 1 January 2008, the first inspection must take place within five years of the installation date.

There will also be a statutory requirement to lodge all air conditioning inspection reports on the central Non Domestic EPC Register from 6 April 2012.

The inspection assesses the efficiency of your air conditioning system and – following the assessment – provides you with a report detailing:

• the condition and state of maintenance of your system
• the adequacy of the installed controls and control settings, and suggestions for improvement
• an assessment of the size of the installed system in relation to the cooling load
• advice on improving your system’s energy efficiency
• suggestions for minimising or avoiding the need for air conditioning

Although you are not obliged to act on the advice in the inspection report, making the recommended changes is likely to reduce your energy consumption and costs.

You can find an assessor accredited to undertake air conditioning inspections by contacting one of the accreditation bodies approved for those inspections. See our guide on how to use air conditioning systems efficiently.

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Improve the energy efficiency of your heating and hot water system

The energy used to provide heating and hot water in your building can amount to more than 50 per cent of your total energy consumption and CO2 emissions, so the efficiency of your boiler has a large impact on the energy efficiency of your building. The boiler’s efficiency depends on a number of factors including its age and how you use and maintain it.

Energy advice programme

To help reduce energy consumption, the government has launched an energy advice programme for heating and hot water systems. This encourages heating and boiler installers and maintenance engineers to provide basic advice to their customers on the energy efficiency of their heating and hot water systems, and recommend improvements they could make.

Advice is provided in the form of a checklist. It includes questions about the system’s controls and boilers designed to show whether further advice on improving the system is needed. When an engineer services your heating system, they can use the checklist to tell you how energy efficient your system is, how it could be more efficient and how much you could save by upgrading it.

Using boilers efficiently

However efficient your boiler is, the way you use heating can make a big difference to the energy efficiency of your building – and to your energy costs. For more information on using your boiler efficiently, see our guide on how to use heating and hot water systems efficiently.

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Energy Performance Certificates

All properties must have an Energy Performance Certificate (EPC) when they are sold, built or rented.

The certificate records how energy efficient a building is by rating it from ‘A’ (most efficient) to ‘G’ (least efficient). It also includes a report giving recommendations for improvement. Each improvement includes the indicative payback period and carbon impact.

The rating is based on the performance of the building and its services, for example heating, rather than the appliances within it. This is known as an asset rating.

EPCs can only be produced by an accredited energy assessor. See the page in this guide on finding an energy assessor.

As well as cutting your running costs, improving the energy performance of your property may make it easier to sell or rent out.

When EPCs are required

Under EPC legislation, a ‘building’ is defined as either the whole building or part of a building designed or altered to be used separately.

You do not need an EPC if your building is:

• a temporary building with a planned time of use less than two years
• a stand-alone building with a total useful floor area of less than 50 square metres that is not a dwelling
• an industrial site, workshop or non-residential agricultural building with low energy demand

See our guide on Energy Performance Certificates – business properties.

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Finding an energy assessor

Energy assessors calculate the energy efficiency of your building and produce Energy Performance Certificates (EPCs). Assessors may be employed by a company or be independent traders, but they must be members of an accreditation scheme and have the appropriate qualifications for the type of work they carry out. Only a commercial (non-domestic) energy assessor can produce EPCs for commercial buildings.

About Commercial Energy Assessors

Accredited Commercial Energy Assessors (CEAs) must meet the National Occupational Standards in commercial energy assessment. There are three different levels of competence of commercial energy assessor:

• Level 5 – the assessor uses dynamic simulation modelling software to produce EPCs for very complex buildings, including those with large amounts of glass and those which are curved
• Level 4 – the assessor uses Simplified Building Energy Model (SBEM) software to produce EPCs for new and existing complex buildings without those special features listed above
• Level 3 – the assessor uses SBEM software to produce EPCs for simple existing buildings

Finding an energy assessor

Accreditation schemes have lists of their accredited energy assessors and can usually provide contact details of assessors available in your area. Large companies can provide assessments, but you should be aware that different schemes provide different types of assessor.

You can also search for accredited CEAs on the Landmark Information Group website- Opens in a new window.

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Display Energy Certificates for public buildings

Display Energy Certificates (DECs) are required for buildings with a total useful floor area of over 1,000 square metres that are occupied or part occupied by public authorities or institutions providing public services to a large number of people, who may visit the building.

Types of buildings that are affected include:

• local authority buildings
• libraries
• public sports facilities such as leisure centres
• education centres such as schools, universities and colleges
• NHS trusts
• prisons

DECs show the public the energy efficiency of a building. This is calculated by an accredited energy assessor and is based on the energy consumption of the building as recorded by gas, electricity and other meters.

The DEC must be displayed at all times in a prominent place clearly visible to the public, and it is accompanied by an advisory report that lists cost-effective measures to improve the energy rating of a building. DECs are valid for one year, and the advisory report is valid for seven years.

Currently, DECs are not a legal requirement for business premises, but they may become so in the future.

For more information, read about DECs on the Communities and Local Government website- Opens in a new window.

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Building work and improving energy performance

The Building Regulations set standards for the design and construction of buildings. If you are having new premises built, or are adapting your existing premises, you or your builder should make sure that the building work complies with Part L of the Building Regulations, which covers conservation of fuel and power.

Part L covers requirements for:

• building insulation
• limitation of openings in the building
• heat gains and losses
• mechanical ventilation and air conditioning systems
• lighting efficiency
• air permeability
• the certification, testing and commissioning of heating and ventilation systems, and requirements for energy meters
• changing the energy status of a building
• achieving target carbon dioxide emissions
• renovation or replacement of any part of a thermal element (a wall, floor or roof that separates a heated or cooled space from the external environment)

If you are planning to carry out building work, it must comply with the building regulations and you may need to get approval. You can obtain approval through:

• an approved inspector
• building control services at your local authority
• self-certification from your contractor – for certain types of work

You can find information on how to get approval for building work on the Planning Portal website- Opens in a new window.

You could use building work or refurbishment as an opportunity to make your building as energy efficient as possible. See the page in this guide on how to make your building more energy efficient.

You can find information on building regulations relating to energy efficiency on the Planning Portal website- Opens in a new window.

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How to make your building more energy efficient

There are a number of measures you can take to improve the energy performance of your building. Some of these are low or no-cost, while others require more financial commitment. They can add up to major savings in energy costs and carbon emissions.

Take a walk around your premises and look for problem areas and parts of the building in need of improvement. Examine the building fabric, particularly windows, doors and roof spaces. Talk to staff to get their feedback on the building’s performance too.

Use meter readings to record your energy consumption over a typical week, ideally a week in the winter. You can compare your findings with later readings once you have put in place energy-saving measures.

You can make your building more energy efficient by:

• installing and maintaining an efficient air conditioning system, and using it only when required – see our guide on how to use air conditioning systems efficiently
• installing and maintaining an efficient heating system, and only heating your building when necessary – see our guide on how to use heating and hot water systems efficiently
• installing sufficient insulation
• ensuring that any thermal elements – eg walls that separate a heated or cooled space from the external environment – comply with building regulation requirements – read about making changes to thermal elements on the Planning Portal website- Opens in a new window
• using low-energy lighting – see our guide on lighting and energy efficiency
• taking advantage of any natural light or ventilation in the building
• making improvements to the building fabric – see our guide on building fabric and energy efficiency 

Inspect and monitor

Once you have started to upgrade the energy performance of your building it’s important to make sure that all improvements are maintained. The best way to ensure you’re not wasting energy through unnecessary heat loss is to monitor your energy use and put in place a programme of regular inspections, carrying out maintenance whenever it’s needed. See our guide on managing your energy use.

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