This page provides information on EPCs for commercial buildings, provided by Scottish Building Standards

1. What is an EPC?

An EPC is a document which states the energy efficiency of a building based on the standardised way that the building is used. Carbon dioxide (CO2) ratings are shown in bandings from A to G, with A being the least polluting.
The main focus of the certificate is the amount of CO2 which is estimated to be released from the building against the emissions that would result if the recommended cost effective improvements were to be carried out. It also allows prospective owners and tenants to compare the performance with other buildings. The certificate must be fixed to the building and will be valid for a period of 10 years.

2. Why have they been introduced?

The earth’s natural resources such as oil products, natural gas and solid fuels are limited and steps must be taken to conserve these commodities. Scientific studies have indicated that these resources also generate emissions such as CO2, which are considered to have a direct contribution to global warming. Making a building more energy efficient through improvements in heating systems, insulation and air conditioning units will lead to a reduction in energy consumption and in CO2 emissions.
Scotland, as part of the United Kingdom along with all other EU member states has an obligation under the Energy Performance of Buildings Directive (EPBD) to promote improvement in the energy performance of new and existing buildings.

3. What information will be shown?

The Energy Performance Certificate:
• displays an indication of current CO2 emissions;
• provides an indication of potential emissions on an annual basis and also the current energy consumption of the building; and
• lists cost effective improvements (lower cost measures).

A copy of the certificate can be viewed at: www.sbsa.gov.uk/european_issues/epcformat.htm.

4. What should I do with an EPC?
Where a building is to be sold or rented the building owner must make a copy of the EPC for the building available, free of charge, to a prospective buyer or tenant. This could be included with the property particulars.

It is the legal responsibility of the owner it to ‘affix the certificate to the building’. The EPC should be indelibly marked and located in a position that is readily accessible, protected from weather and not easily obscured. A suitable location could be in a cupboard containing the gas or electricity meter, or the water supply stopcock.

5. When does an EPC have to be produced?

An EPC has to be produced for all buildings which are sold or rented to new tenants from 4 January 2009.

6. Do all tenants of rented properties require an EPC by the European deadline of 4 January 2009

No. Only new tenants who rent a property on or after 4 January 2009 must be provided with EPC (i.e. new tenancies, not existing tenants renewing a lease).

7. Who can provide us with an EPC?

The Scottish Government has entered into protocols with a number of organisations and professional bodies. Details of qualified and accredited members will be made available by the approved organisation. Details are available at:
www.sbsa.gov.uk/european_issues/epcprotocols.htm

8. What does the ‘asset rating’ on the EPC mean?

This shows the amount of CO2 emissions emitted from the building as a result of heating, hot water, ventilation, cooling and lighting. The benchmark section shows the emissions of the building if it were to be built to current energy standards and the rating if the recommended
EPC/06 08/2008
cost effective improvements are adopted. This is based on the information about the building, not the way in which the building, or the appliances within it, are used.

9. The EPC lists ‘cost effective improvements’. What does this mean?
These are low cost ways in which you can reduce the CO2, emissions from the building, and increase energy efficiency. Examples could be to install a more efficient water heater, or upgrade lamps with more efficient type. The suggested improvements will be considered to be cost effective at the time the EPC was produced, although these may change over time.

10. Do I have to carry out the ‘cost effective improvements’?

No, but you may wish to give serious consideration to these possible improvements as not only will they reduce the carbon emissions generated, and save energy but could make your building more attractive to a prospective buyer or tenant.

11. When should an EPC be updated?

An individual EPC will only be valid for a period of ten years. If major works were to be undertaken during this period, building owners may choose to update the certificate. However, this is not mandatory.

12. Do I have to update the EPC after 10 years?

No, only if you sell or rent out the property after the 10 year period. The same EPC can be passed to subsequent tenants if it has been produced by a member of an approved organisation within this 10 year period.

13. How do we get a replacement EPC if it becomes damaged or destroyed?

If the property was a new building when the EPC was prepared, this information should be held by the local authority, if not contact the approved organisation who produced the EPC. The local authority or the approved organisation may make a charge for this service.

14. My building is multi-occupancy and let to a number of tenants. How many EPCs do I need?

An EPC can be produced for the whole building and issued to all tenants, or can be based on each area which is separately occupied i.e. several EPCs for the whole building. The member of the approved organisation who produces the EPC will be able to provide building specific advice.

15. My building is a mixture of flats and shops – what type of EPC do I need?
A separate EPC will be required for each part of the building, both dwelling and non-dwelling.

16. My building is over 1,000m2 – do I have to publicly display the EPC?

EPCs only have to be displayed in a prominent place in large ‘public’ buildings. Please refer to the guidance leaflet on public buildings.

17. I understand that ‘additional information’ can be generated to complement the EPC. What is this?

Simplified Building Energy Model (SBEM) or approved Dynamic Simulation Software (DSM) (the software used to produce the EPC) will also provide an energy report which provides more detailed energy information and advice on other higher cost measures you can take to improve energy efficiency. You can send this to tenants with the EPC, this additional advice is optional.

18. Information and contacts

Further advice and information is available from www.sbsa.gov.uk/european_issues/euroguidance.htm

or you can arrange an EPC for your building by calling Thermal Image UK on 01357 520557