16/06/2010
It has been well documented that commercial, public and industrial buildings consume some 40% of the UK’s property energy and are correspondingly responsible for a similar volume of climate-changing carbon emissions.
This poses a significant commercial and management challenge to owners looking to respond to government initiatives encouraging greater energy efficiency in an era of rising fuel prices. Just where do you start when it comes to implementing sustainable building and energy efficiency improvements which will also provide occupants with a flexible and comfortable working environment?
The problem is compounded by the range of different building types that serve as commercial premises. Modern buildings (from the 1980s onwards) are water, wind and air tight, cocooning the occupier in a vacuum devoid of natural ventilation. The result is energy consumption that can blow a hole in any budget.
Immediate post-war developments, on the other hand, were designed to replace ravaged stock while making the most of a limited availability of building materials. As a result they have inadequate insulation and waste heat through every part of the fabric. Whilst this may not have been an issue when electric and gas prices were cheap and climate change unheard of, today such buildings can be a financial liability.
Still older buildings from the Victorian era have a high thermal mass and, once heated, stay fairly warm with natural ventilation allowing buildings to breathe and provide a comfortable environment for the occupier. The weak points here are the doors and windows with their ill-fitting and draughty frames and openings.
The diversity of building stock highlights the need for a detailed pre-acquisition survey. This is a must prior to any buying, leasing or even new build decision, and gives occupiers, landlords and tenants the opportunity to analyse any prospect thoroughly.
The survey normally covers the user’s perspective of the space available, its fit and finish, the layout and the amount of parking, but should usually address the building’s running costs, usability and fitness for purpose. Central to this should be a review of the building’s energy efficiency as determined by its commercial energy performance certificate (EPC), and any impact on the business’s potential liability under the Carbon Reduction Commitment (CRC) Energy Efficiency Scheme.
Commercial EPCs were introduced by the Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 and grade a property’s energy efficiency on a scale of A-G, where A is the most efficient. Any property sold or let must have an EPC prior to exchange otherwise the deal cannot go through.
It pays to undertake a close analysis of what may be required to improve the EPC rating – new boilers with better controls perhaps, or improved lighting – as government incentives in the form of business rate rebates may be in the offing. It’s likely that properties with A-grade energy performance will earn a rebate while additional penalties could be levied on those with poorer ratings.
A detailed pre-acquisition and condition survey package can be delivered by Vail Williams and will give all the insight and information that property users and owners need for their business.
