11/12.20
THE WARREN REPORT
Andrew Warren is chairman of the British Energy Efficiency Federation
Snapshot reveals the state of UK housing The recently completed analysis of EPC data reveals little or no progress in improving energy efficiency in housing stock in recent years
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pproaching half the energy the UK consumes each year is used in buildings. Twothirds of that consumption happens in our homes. But the latest official statistics underscore the scale of draughty, inefficient homes and buildings which urgently need attention to drive down greenhouse gas emissions. Back in 2008 the law changed so that, whenever the occupancy of any building alters, an Energy Performance Certificate (EPC) must be provided. The formal conveyancing process now ensures that, whenever a building is newly constructed or sold, this certificate is made available. The purpose is to show prospective occupiers the relative theoretical energy efficiency of the property. An EPC grades homes from ‘A’ as the best and cheapest to run, right down to ‘G’ as the worst and most expensive - or least energy efficient. Within these categories, too, are more precise numerical markings, going all the way up to 100. An EPC doesn’t necessarily provide the most up to date information, because they still only have to be reassessed every ten years. When the government’s Clean Growth Strategy was launched almost exactly three years ago, the then-Energy and Clean Growth Minister, Claire O’Neill -née Perry - announced on BBC Radio 4’s Today programme that “all housing stock should be up to at least Band C by 2035.” Last year, the average EPC rating issued for an existing house was - only just - band D. Now that half of all homes in England and Wales have acquired an EPC, the Office for National Statistics (ONS) has published its first ever detailed analysis of EPC data. This provides what is probably the largest in-depth snapshot of the energy efficient state of our housing stock.
Unsurprisingly, new homes tend to be far more efficient than older homes, producing less than half the carbon dioxide emissions and half the energy costs. Those built over the last 40 years have, theoretically, all been built to minimum building regulation standards for the conservation of fuel and power. Gradually these standards have been tightened, each time to make any new homes that little bit more energy efficient. The most recent change took place eight years ago. Hence the sad revelation that the ONS median energy efficiency rating bands for both types of homes - new and second-hand - have not improved at all in recent years. No strengthening is due before 2025.
Median score difference The ONS survey reveals some surprising facts. Amazingly, no less than 14 local authorities seem to have managed the unlikely feat of having lower median energy efficiency scores for new flats, than they do for the existing ones in their locality. Harlow in Essex had the biggest energy efficiency median score difference between new flats (a derisory 61, EPC band ‘D’), and existing flats (71, band ‘C’). During 2019 there were also big differences between the standards required for new flats. Cambridge had the highest median energy efficiency score for new flats, with 89 (EPC band ‘B’). But North Lincolnshire the lowest, with an astonishingly low average of 59.5 (band ‘D’). It is genuinely difficult to see how a new flat which can score so poorly on an EPC rating is actually complying with the relevant Parts of the Building Regulations (L and F). And of course, if this is the average score, then inevitably there will
‘EPCs for buildings remain a great concept. But only if they are accurately assessed. And all transgressors pursued’
have been some new flats sold in North Lincolnshire or Harlow which scored even lower. There is no restriction upon sales of even the worst gas-guzzling homes. Earlier this year, the main professional organisation for estate agents and surveyors formally demanded that the Government ensure that practically every home sold – new or old- should achieve a minimum Energy Performance Certificate (EPC) rating of C. Traditionally the least outspoken of construction professionals, the Royal Institution of Chartered Surveyors (RICS) is now demanding radical initiatives to modernise the UK existing housing stock. The Scottish Government is responding by proposing that from 2024 all owneroccupied properties will have to reach a C rating when they hit certain “trigger points”, such as sale or renovation. The former building regulations minister Lord (Don) Foster has introduced a Domestic Premises (Energy Performance) Bill to press for similar requirements in England. On average, in both England and Wales, socially rented flats and houses with an EPC are rated more energy efficient than privately rented flats and houses respectively. But since April 2018 it has been illegal to let out any home with an ‘F’ or ‘G’ rating, and government is now consulting on tightening that requirement. Even so, just 6 per cent of councils have taken any enforcement action against landlords letting out substandard homes. There remain major concerns regarding the large numbers of buildings still being rented out without any EPC, estimated to be approaching half of those in the private rented sector. Anecdotally, it is thought that such law-breaking accommodation is likely to be fairly sub-standard. Some 43 per cent of privately rented homes are overseen by a professional letting agent. Fortunately, agents are mandated by law to ensure that EPCs are available. Have they been doing so? A recent Parliamentary Question from Lib Dem Sarah Olney elicited the admission that the Housing Ministry hasn’t the faintest idea, and has no intention of finding out. EPCs for buildings remain a great concept. But only if they are accurately assessed. And if any and all transgressors are actively pursued.
10 | ENERGY IN BUILDINGS & INDUSTRY | NOVEMBER/DECEMBER 2020
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