BRIEFING NOTE – New non-domestic EPC conventions from 1st July 2024

The non-domestic EPC (Energy Performance Certificate) conventions play a significant role in determining your EPC ratings. These conventions standardize the assessment process, ensuring a consistent approach to energy evaluations. 

A new version 9 of these conventions will take effect on 1st July 2024. This update includes, for the first time, conventions regarding condemned, decommissioned, and partly removed HVAC (Heating, Ventilation, and Air Conditioning) equipment, as well as changes to default lighting standards—the first update since the introduction of non-domestic EPCs in 2008. 

HVAC Systems 

The treatment of decommissioned HVAC equipment is crucial in determining a building's energy efficiency rating. The updated rules clarify how to account for these systems, which has previously led to misinterpretations and conflicting advice from assessors. These rules cover various scenarios involving the presence or absence of key HVAC components such as heat/cool generators (e.g., boilers) and emitters (e.g., radiators). They provide clear guidance on whether these systems should be included or disregarded in the EPC assessment. 

Summary of Key Rules 

Heat/Cool Generator Present, Emitters Removed: 

If the HVAC system has a functioning heat/cool generator but the emitters have been removed, the system should be disregarded in zones without emitters, as these zones are not conditioned by the heat/cool. 

Emitters Present, Heat/Cool Generator Removed: 

If emitters are in place but the heat/cool generator has been removed, the entire HVAC system should be disregarded from the assessment since no generator is present to condition the space. 

Significant HVAC Component Condemned: 

If a significant component of the HVAC system has been condemned, it must still be included in the assessment as it could potentially be made operational again. 

Significant HVAC Component Decommissioned: 

If a significant part of the HVAC system has been decommissioned and there is robust evidence from an appropriate third party (such as a decommissioning certificate or an invoice for the decommissioning work), it must be disregarded from the assessment, as it is not suitable to be made operational again. 

These rules ensure the EPC assessment accurately reflects the building's actual condition and potential energy performance. It’s important to note that the ‘decommissioned’ option requires the assessor to be provided with evidence of decommissioning. 

Default Lighting:

Previously, in the absence of lighting, assessors had to assume tungsten halogen lighting was present, affecting buildings that had been stripped out during dilapidations. This assumption resulted in a lighting efficacy of 7.5 lm/W, almost always leading to an F or G rating on the EPC. Considering standard LED lighting in the software is 50 lm/W, and LED fit-outs with the specification provided can lead to figures in the software of up to 160 lm/W, this assumption significantly impacted ratings. 

Under the new conventions, the assumption is now compact fluorescent lighting at 22.5 lm/W. While still below the standard required by Part L2 of the building regulations (which mandates at least 95 lm/W for new lighting), it is an improvement over the previous 7.5 lm/W assumption. 

Contact MEES Solutions for clarity on whether an HVAC system should be included or excluded. An EPC assessor who disregards these rules risks having the EPC removed from the database if it fails an audit and potentially seeing it replaced with a higher rating EPC. 

Consulting MEES Solutions before any dilapidations strip-out is always a good idea to ensure the best EPC rating for the remarketing of the property.