bRe Technical updaTe
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1. Also air sourced heat pumps use standard tariff electricity which adds to the heating cost and therefore lowers the energy rating see Appendix G of SAP 2005 Miscellaneous surveyed a property today where the external garage had been converted into an annex Q with its own heating system electric panel heaters but shared electric meters with the main house The main house and annex are being marketed as a single property should the annex be modelled as an extension or does it require its own EPC A1 If the annex is a self contained dwelling i e has provisions for cooking washing and sleeping living then two EPCs are required one for the main property and one for the annex If this is the case you may need to generate a UPRN for the annex which can be done by following the instructions given on the BRE member s area for generating a UPRN from Landmark If it does not meet the requirements of a self contained dwelling then it should be modelled as an extension to the main dwelling HI DEA Accreditation Scheme Auditor RdSAP Helpdesk EPCaudit bre co uk RdSAP breassessor co uk HCRaudit bre co uk 0871 894 62002. 8 From 6 April all new or newly constructed dwelling being marketed for sale or rent must have an EPC based on a full SAP calculation Existing HI or DEA members are not able to produce and lodge these new EPCs unless you are additionally qualified to use the full SAP software and are also a member of the New Dwellings Accreditation Scheme e Members of existing schemes should not assume they are eligible to undertake predictive EPCs for new dwellings if they are similarly not additionally qualified to use the full SAP software and are not a competent person for the purposes of issuing compliance checks for Building Regulations purposes e The requirement to produce a predictive EPC prior to completion and to lodge a full SAP EPC upon completion involves working with plans and the design specifications A site visit to confirm the final dwelling is as specified is also required unless the Assessor is satisfied that this is not necessary e For details of how to become qualified and accredited as a New Dwellings Energy Assessor see www bre co uk SAP The next training course at BRE is 13 15 August 2008 details at www bre co uk eventdetails When It will be required by law Phased from 1 August 2007 From 6 April 2008 From 6 April 2008 By 4 January 20879 By 4 January 2071 New EPC requirements from 1st October 2008 Requirement for an EPC for all sales whether market or not Requirement for an EPC for all d
3. TOPICS THIS ISSUE HIPs at the touch of a button e Become a Pack Provider e Collate HIPS with ease Generate additional income e No additional set up costs QSAP software and EPC lodgement procedures guidance New Instruction details New version of the RASAP software QSAP V6 4x Complaints Requirement for an EPC on newly constructed dwellings from 6 April 2008 New EPC requirements from 1st October 2008 RdSAP FAQs of the Month e Dwelling details e Heating and controls Miscellaneous CONTACTS HI DEA Accreditation Scheme Manager Bucknalls Lane Garston Watford WD25 9XX T 0845 863 0014 E enquiries breassessor co uk E enquiries breinspector co uk www breglobal co uk www breassessor co uk HIPS AT THE TOUCH OF A BUTTON BRE in partnership with Quest are pleased to launch a new software facility to enable our members to generate additional revenue by offering Home Information Packs HIP to your clients This great new resource will enable you to become a Home Information Pack provider and boost your potential in the marketplace by allowing you to offer a more comprehensive range of services to estate agents solicitors and others The BRE Open System powered by Quest will now enable you to assemble the HIP in its entirety in just 8 easy steps see the PDF flyer on our website www breassessor co uk a version without costs is available on request The system is fully automated using the same integr
4. area etc 39 54 System build construction 21 38 Current occupancy owner tenant private or social rented vacant short term or long term 20 G boarded up or under refurbishment a a a tbring ects e Ensure you have an up to date postcode and that the correct address house flat name and Seite Fy or street number with corresponding UPRN is selected Landmark now tests that there is an exact match between full address details and the quoted UPRN Make a request to Landmark for a new UPRN to be issued if necessary e g if a former single dwelling has been divided into separate flats maisonettes e Request consent and enter the name s and the contact telephone number s of the relevant contact persons for the dwelling e g owner occupier and or agent This is a requirement for audit purposes and should be entered in the Instruction and Applicants tabs as relevant If the owner or occupier refuses consent for their details to be held on the database for audit purposes please enter withheld in the relevant telephone field s 2 New version of the RdSAP software QSAP V6 4x e Version 6 4x of QSAP was released on 1st July 2008 You will need to notify e Permits the generation and lodgements of EPCs for Northern Ireland A e See the fact sheet for EPCs in Northern Ireland within the members area of our website the Scheme Manager if www breassessor co uk you wish to be registered Different RASAP age
5. ated software you use to generate your EPC or HCR there is no registration fee and the insurance is also included Becoming a HIP Provider is not as difficult as you think Once the HIP has been ordered the searches are carried out for you and you can then track on line the progress of the HIP There is no waiting in line in some office waiting for searches or chasing people by telephone this is all carried out for you leaving you to carry out the actual EPC this is then electronically added to the HIP and on completion of the HIP a final notification is then sent to the estate agent or consumer Members have already ordered HIPs and have commented how easy it is to use the process typically takes on average 10 working days from start to finish For more information contact us on Tel 0845 863 0014 and speak to a member of the BRE team You may also download a copy of the trade HIP User Manual trom the Members Area Generate new income by becoming a Home Information Pack Provider www homeinformationpacks gov uk BRE TECHNICAL UPDATE ISSUE 002 JULY 2008 QSAP SOFTWARE AND EPC LODGEMENT PROCEDURES Energy Efficiency Rating GU DAN CE Current Potential Very energy efficient lower running costs 1 New instructions or checking details for new bookings e Find out about a potential new instruction before visiting the property Confirmation of address location Listed building status or within a conservation
6. bands apply to Northern Ireland Double glazing threshold is before 2006 or 2006 or later to lodge EPCs for U values for some age band differ for walls and insulated floors Northern Ireland See SAP 2005 Appendix S for full details e Corrects a number of errors and anomalies in version 6 2x Direct acting electric heating accepted with dual tariff electric meter Band A boiler will usually be recommended if gas is present Insulation assumed for all extensions with converted room in root based on age of room in root Total floor area now includes all extensions and room in roots You will need to notify the Scheme Manager enquiries breassessor co uk if you wish to be registered to lodge EPCs for Northern Ireland the postcode Area of BT will need to be added to your registration details Main Property Extract from EPC Software i gt ae showing Northern Ireland J 2s Before 1919 Wall type 1919 1929 1930 1949 age bands Wall insulation 1950 1973 1974 1977 Roof type 1978 1985 jl OF amp 199 j 999 19009 Roof insulation Roof insulation thickness Measurements Room Lowest occupied floor E BRE TECHNICAL UPDATE What is affected Homes when sold marketed sales only All remaining Homes when sold non marketed sales Homes when built Homes when rented Commercial buildings gt 10 000m Energy Per
7. ddition to this the door separating the garage and the dwelling is of an internal quality i e standard internal timber door Should this garage be included in the calculation because of these factors or should it be ignored as it is still used as a storage space Garages that are un habitable spaces should not be included in the calculation even if they are heated or have internal quality doors linking them to the main dwelling The only time a garage should be included in the calculation is if it was converted into a heated occupied area of the house A property that recently inspected had a 1970s extension where its complete flat root Q consisted of polycarbonate sheets see photograph The extension was also heated from the main central heating system by two radiators Since the extension is heated and a habitable space it should be included in the calculation as described in the BRE Training Manual My question is how should the roof construction be entered as there is no option in the Quest software for this roof type Firstly you are correct that this extension needs to be included in the calculation as it is a heated habitable space The most accurate way to model the roof would be to enter all of the glazed areas into the software by selecting glazing as much more than typical The area of polycarbonate root should be entered as a single glazed roof light Alternatively if you do not have the area of glazing the next best appro
8. estion regarding alternative walls and heat loss perimeter The property visited The area of the alternative wall should be entered into the software and its length also included in the heat loss perimeter This is because the software calculates the area of exposed wall for the whole dwelling and then assigns a proportion of the wall as an alternative construction The alternative wall area should be calculated using internal room heights and excluding the areas of windows and doors A property surveyed today had an area of structural glass block on an external wall How should this area of glass be recorded in the software Structural glass blocks should be entered as a Solid Brick wall type use the alternative wall section if relevant It is not treated as glazing even though it is opaque See photograph left A house has solid brick walls with foam backed plasterboard to improve the thermal performance of the external walls The plasterboard is called Lafarge Thermalcheck K a 9mm plasterboard bonded to 40mm of phenolic foam Should this be regarded as internal insulation Insulated composite plasterboards are often used to improve the thermal performance of walls and ceilings and should therefore be treated as internal insulation They are typically fixed to the structure via plaster dabs or by adhesives have inspected a house with an integral garage heated by a radiator fed off the Q main central heating system In a
9. formance Certificate when built sold or rented Commercal buildings gt 2 500m when built sold or rented All remaining commercial buildings when built sold or rented Public bulldings 1000m Air conditioning systems gt 250kW First inspection Air conditioning systems gt 12kW First inspection A new release of the QSAP software is due for release on 8th September 2008 What is required Energy Performance Certificate Energy Performance Certificate Energy Performance Certificate Energy Performance Certificate Energy Performance Certificate Energy Performance Certificate Display Energy Certificate displayed at all times ISSUE 002 JULY 2008 Complaints Complaints handling is part of your role as a certified HI or accredited DEA You need to determine if any issues raised by a relevant party e g owner occupier agent or HIP provider amount to a formal complaint request actual complaints be submitted in writing All formal complaints received even if resolved without the need to involve your scheme must be reported to your scheme manager as early as possible Send an email to the Scheme Manager enquiries breassessor co uk clearly stating the full address and the RRN together with the date and nature of the complaint Remember you can seek advice trom the RdSAP Technical Support or the Scheme Auditor if required Requirement for an EPC on newly constructed dwellings from 6 April 200
10. had a regular gas boiler feeding to an insulated water This is a form of cylinder thermostat and should be included in the calculation A property that inspected has a gas condensing combi boiler along with a separate box Q device located above the boiler that the owner called a fuel saver see photograph The device was manufactured by a company called Zenex which the occupant claims saves 30 of her gas What is this system and how should it be entered into RdSAP calculation This is a relatively new technology that captures heat trom the flue outlet to heat domestic hot water via a heat exchanger Although the technology has been incorporated into the full SAP 2005 methodology it has not yet been included in RdSAP Due to this RASAP cannot take into account the energy savings of the fuel saver however future revisions of RASAP will allow for this technology came across the situation today where the space heating was from an oil boiler however the hot water was from an oil fired Aga How should the Aga be entered into the software as there is no option for this in the water heating section An Aga should be modeled as an electric immersion This is because Agas have an immersion heater which is used when the range is not running on oil Certitication Accreditation Schemes for His amp DEAs July 2008 BRE TECHNICAL UPDATE A property visited today has an air to water heat pump that supplied both space heating and domestic ho
11. t water CONTACTS HI DEA Accreditation Scheme Manger enquiries breassessor co uk enquiries breinspector co uk 0845 863 0014 ISSUE 002 JULY 2008 The property visited today had a GAH Electrastream electric boiler supplying hot water to radiators and also domestic hot water to the taps and shower am uncertain as to how this heating system should be entered into the RdSAP Is it an example of an electric CPSU A The GAH Electrastream has characteristics of an electric CPSU However an electric CPSU is defined in the SAP specification as having a water store volume of at least 270 litres and a winter operating temperature of between 85 and 95 C Neither of those stipulations applies to Electrastream as it has a smaller volume and a lower operating temperature Based on its characteristics and operation the most accurate representation of the GAH Electrastream is to model the main heating as a direct acting electric boiler and the water heating as electric immersion The cylinder should be modeled as a medium size with 50mm of factory applied insulation and a cylinder thermostat A property visited today has an air to water heat pump that supplied both space heating and domestic hot water however on the summery it comes out as poor Surely this cannot be correct AG The reason why the hot water rating is poor is because RdSAP assumes that an electric immersion brings the water up to service temperature trom the heat pump
12. wellings being offered for rent both private and social sectors EPCs for the rented sector are valid for up to 10 years See recent guidance trom CLG titled Improving the energy efficiency of our homes and buildings March 2008 See new guidance for landlords of social and private rented dwellings issued by CLG on 30th June 2008 http Awww communities gov uk publications planningandbuilding epclandlordguide Further guidance from CLG on generating EPCs for similar dwellings in the social and private rented sectors is currently in draft and should be finalised soon A new release of the QSAP software is due for release on 8th September 2008 A revised Quest manual and updated field sheets will be issued to accompany this updated version of the RdSAP software BRE are planning a series of RASAP update seminars to prepare you for these changes to be held 2nd 3rd and 4th September 2008 in Bristol Sheffield and BRE Garston respectively See our website for more details BRE TECHNICAL UPDATE i ity ISSUE 002 JULY 2008 RDSAP FAQS OF THE MONTH Dwelling details today had a full gable end that was an alternative brick wall the rest of the property was cavity How should this be entered into the software Should the length of the alternative wall be included in the heat loss perimeter with its area also recorded in the alternative wall section or should it only be recorded in the alternative wall section Q have a qu
13. ximation would be to enter the glazing as more than typical and treat the area of the polycarbonate as single glazing In both instances the roof should be modelled as flat Certitication Accreditation Schemes for His amp DEAs July 2008 BRE TECHNICAL UPDATE ISSUE 002 JULY 2008 6 assessed a property today where the owner is a developer and is therefore familiar with Q building materials and their thermal performance He claims that the insulation materials installed in his property are better than those assumed by the software Is there anyway that the report can be amended to reflect the true value of the insulating materials used in his property The software assumes the insulation levels for walls floors and room in roofs based on the age band selected for the dwelling The age bands coincide with the thermal performance requirements element U values of the building regulations at various periods where specific U values had to be met regardless of the insulating materials used See Appendix S of SAP 2005 At the moment there is no option in the software to enter the U values of walls and floors however if a high grade insulation product was used in the ceiling the equivalent thickness of mineral wool insulation can be calculated using the Energy Saving Trust information paper CE71 Insulation materials chart This can be downloaded from the EST website www energysavingtrust org uk Heating and controls A property surve
14. yed today had a band D combi boiler Chaffoteaux et Maury Brittany Q Combi SE 100 When selecting this boiler on the database the software automatically assumes that the fuel type is mains gas giving the property a rating of D62 However the fuel type for this boiler was in fact bottled LPG meaning this rating is incorrect then re calculated with a generic boiler with the full type as bottle LPG however the rating fell to F24 This rating seams to be rather unfair as when select a similar boiler from the database as that in the property the rating is improved to F34 What boiler should select to give the most accurate rating The Chaffototeaux et Maury Brittany Combi SE 100 boiler is not in the SEDBUK database as its energy efficiency has not been assessed against this fuel type Since this boiler has no SEBUK rating you should select a combi boiler from the generic heating list and the fuel type as bottled LPG This should always be the protocol when you cannot find the exact boiler model and fuel type in the database You should note that the energy efficiency rating will be poor as bottled LPG is an expensive fuel See Table 12 page 67 of SAP 2005 cylinder The cylinder had some sort of TRV with a wire attaching onto the surface of the cylinder behind the insulation see attached photograph Should this be classed as a cylinder thermostat There were no thermostats fixed onto the surface of the tank Q The property that surveyed today
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