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EPCs for Commercial Buildings
4.2 Building use, tenancy arrangements and the requirements for EPCs
The use and occupancy patterns of a non-dwelling can be complex. This section highlights a number of situations that frequently occur and the subsequent requirements for an EPC.
EPC certification for units or parts of a building designed or altered for separate use may be based on the assessment of another representative unit or part in the same block.
4.2.1 Offices blocks and mixed use buildings
Office space can be let floor by floor, a number of floors or even part of a floor. Any EPC made available should reflect the accommodation offered for let. If the space offered is not conditioned, then an EPC will not be required. If part of a floor is offered for let and an EPC is prepared for that space, it will be based on the services applicable to that space (ie either common to the whole building where there is a common heating system, or those services serving the part in which the space to
be let is situated) and will need to take account of the energy use of any common spaces.
A.1. BLOCK WITH COMMON HEATING SYSTEM
If an office building has a common heating system, the seller or landlord has a choice of providing either a common EPC for the whole building (minus any separate dwellings within the block, which will each require its own EPC) or an EPC for each part designed or altered to be used separately. Where individual EPCs are prepared, those for non-dwellings should reflect energy use on a square metre basis for the whole building (minus any dwellings), unlike those for dwellings which should relate
to the dwelling alone. An EPC for a single unit or apartment may be based on an assessment of a similar representative unit or apartment in the same block.
A.2. BLOCK WITH INDEPENDENT HEATING SYSTEMS
Every separate dwelling will require its own EPC. The energy calculation method for dwellings is SAP or RdSAP, and the energy assessors carrying out this work must be accredited to carry out assessments on dwellings. The non-dwelling part of the
building should be assessed using either SBEM or DSM and the energy assessor must be accredited to carry out assessments on non-dwellings. It is appropriate that any communal areas (including those serving the residential space) are assessed using SBEM or DSM as the methodology used for dwellings, SAP, will only cover a dwelling. Again, an EPC for a single unit or apartment may be based on an assessment of a similar representative unit or apartment in the same block.
A.3. SHOP WITH ACCOMMODATION ABOVE
In the example below the residential space above the shop has separate access and is clearly designed to be used as a dwelling separately from the conduct of business in the shop, whether the two parts are sold or let together or separately. In this case the residential space should have its own EPC (using SAP or RdSAP as appropriate).
In the example below the residential space above the shop can only be accessed via the shop. In this case the upper part is not designed or altered for use as a separate dwelling and should therefore be considered and assessed with the shop as a single
building, for which SBEM will be more appropriate.
4.2.2 Shopping centres, retail units and concourses
Any standalone units in the following examples that are less than 50m2, will not require an EPC.
Again, an EPC for a single unit may in all cases be based on an assessment of a similar representative unit in the same block.
A. Centres with common heating systems
A.1. CENTRES WITH CONDITIONED CENTRAL SPACE
In the example above if a unit does not have its own heating and it does not directly access the concourse or mall (ie does not share conditioning), then it will not require an EPC as it will not be considered to be a building, for the purposes of the EPBD Regulations.
A.2. CENTRES WITH UNCONDITIONED CENTRAL SPACE
B. Centres with independent heating systems
B.1. CENTRES WITH CONDITIONED CENTRAL SPACE
B.2. CENTRES WITH UNCONDITIONED CENTRAL SPACE
4.2.3 Industrial units in blocks
Any standalone units that are less than 50m², will not require an EPC.
A.1. UNITS WITH A COMMON HEATING SYSTEM
A.2. UNITS WITH INDEPENDENT HEATING SYSTEMS
A.3. UNITS WITH A VARIETY OF HEATING SYSTEMS AND BOTH CONDITIONED AND UNCONDITIONED SPACE
4.2.4 Modifications to a building
The EPB Regulations have modified Regulation 17E of the Building Regulations so that if the building is modified so that it will have more or less parts that are designed to be used separately, and the modification includes the provision or extension of any of the fixed services for heating, hot water, air conditioning or mechanical ventilation, then an EPC must on completion of the work be provided to the owner of the building by the person carrying out the work).
An internal refit with new heating, hot water, air conditioning or mechanical ventilation etc., would not trigger the requirement for an EPC, unless the building were also converted so as to comprise more or less parts for separate use. Any refit will, however, be subject to such of the Building Regulations as are applicable to the work.
A.1. BUILDING WITH EXTENDED CAPACITY BUT WITH NO PARTS ADDED OR REMOVED
A.2. BUILDING WITH EXTENDED CAPACITY AND NEWLY DIVIDED INTO MORE OR FEWER PARTS- EXTENDED FIXED SERVICES
A.3. BUILDING WITH AN INTERNAL RE-FIT
In the case above, there is no requirement for an EPC. However where the accommodation has been renovated eg upgraded heating or change of use, it would be preferable to have an updated EPC, even if not required.
A.4. BUILDING CONVERTED INTO MORE OR FEWER PARTS
In this example the building is the same size but has more or fewer parts designed or altered to be used separately, and the modification includes the provision or extension of heating/hot water/air conditioning or mechanical ventilation. It now requires an EPC.
4.2.5 Shell and core buildings
For shell and core buildings not all the services will be installed (especially lighting, mechanical ventilation and cooling) at the point where the building is sold or let.
Units that are let as bare structures without services at all, but with gas (or electric) meters, will nonetheless require an EPC as there is the expectation that energy will be used to condition the indoor climate.
The EPC should be based on the maximum design fit out specification as used for compliance with Building Regulations. If the building is sold or let in whole or in part after shell and core completion, the seller/landlord can use the EPC obtained from the builder for the whole building, subject to there being a common heating system, or commission particular EPCs relevant to each let.
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