building valuations

 

Interview with

 

Kate Mansfield

Eco-Sustainability Consultancy

 

If you need help and advice with regard to building surveys, structural surveys, structural reports, engineers reports, specific defects report, dilapidations or any other property matters please free phone 0800 298 5424.

The following is an interview between a building surveyor and Kate Mansfield of KateMansfieldEco.co.uk after a meeting we had where we chatted about Kate's specialist subject of sustainability. We looked at three areas :-

Understanding Sustainability

The housing market and Eco Housing

Commercial property and the Green effect

 

 

Understanding Sustainability

 

Climate change and Carbon Footprints

Everywhere we go we seem to hear about climate change and are aware from reading the Fit for the Future, the Green Homes Retro Fit Manual that you kindly passed onto us that there are 26 million houses in the UK emitting some 4.7 million tonnes of carbon dioxide (data from 2004) which represents more than a quarter of the UK 's emissions.

BS: If you could tell us a bit more about our Carbon Footprint and what this really means?

KM: C arbon footprint is a measure of the amount of carbon dioxide emitted because of the electricity and fuel you use over the course of a year. The bigger your carbon footprint, the greater your impact on the environment and contribution to climate change.

Poorly insulated homes with inefficient heating and hot water systems will not only cost you more to run but also contribute more CO2 emissions, increasing your carbon footprint.

Carbon footprint also takes into account CO2 emissions from travel and lifestyle so there are other ways you can reduce your carbon footprint, however the biggest contributor is usually your home.

The average person's carbon footprint is about 10 tonnes, which is equivalent to filling 24 million balloons with carbon.

 

Reducing your Carbon Footprint

We are aware that it is desirable to reduce our Carbon Footprint and indeed the Government wishes to reduce carbon emissions by 60% by the year 2050 and produce zero carbon houses in all new builds by 2016.

BS: How this can be achieved?

KM: The zero carbon homes deadline is part of the Governments strategy to achieve the 2050 target. The 2016 building regulations will require all new homes to be zero carbon and all buildings, meaning commercial buildings, from 2019.

Interim targets were planned for 2010 (25% lower CO2 emissions compared to 2006 standards), 2013 (44%), and 2016 (zero carbon), and in 2008 the Zero Carbon Hub (ZCH) was set up to help the construction industry and consumers understand the challenges and opportunities of building low and zero carbon homes.

As the Building Regulations are tightened further houses will need to be more and more energy efficient and incorporate more low and zero carbon technologies. It is important that we also ensure houses we build will still perform well in the future and gain experience in building to these higher standards in preparation for the 2016 target, but also to ensure the homes we build now still perform well in the future. Usually CO2 can be reduced by around 20-30% through passive measures (design, building fabric, etc.)  and the remaining emissions must be offset by supplying renewable energy. 

Zero carbon is a very challenging target as all emissions from the house and activities within it must be net zero over the course of a year. This equates to ~150% lower emissions than homes built today and some have already been built. This experience and research by Zero Carbon Hub (ZCH) shows that the zero carbon target is not achievable on many sites, therefore some flexibility is proposed which allows off-site solutions as well as energy efficiency and on-site renewables. There will still be a maximum target for on-site emissions from the dwelling and developers should do as much as they can on-site before resorting to these off-site solutions.

 

Energy Performance Certificate

Many home purchasers and indeed property purchasers have been made aware of the requirement for an Energy Performance Certificate known as EPC, for all new buildings sold or rented which came about under The Energy Performance of Buildings Directive 2002 which was introduced in 2008/9.

BS: Can you explain a bit more about the rating which we believe runs on a scale from A to G which are just like the ones already used on electrical appliances?

KM Energy Performance Certificate (EPC) ratings are based on the performance of the property and its services such as heating and lighting. There are two ratings on a certificate for:

•  energy efficiency - A to G, where A is very energy efficient and G is inefficient; and

•  environmental impact in terms of CO2 emissions - A to G, the higher the rating, the less impact.

They should be a useful guide for prospective buyers or tenants as to how much a new home, or office, etc. is likely to cost to run, as the higher the rating in each area the lower the fuel bills are likely to be. An Energy Performance Certificate (EPC) should always be accompanied by a recommendation report that lists measures which could be taken to improve the energy efficiency and Energy Performance Certificate (EPC) rating. This will not only reduce energy bills but should also make the property more desirable to rent or for potential buyers in the future.

If you are selling or renting an existing dwelling you will also need an Energy Performance Certificate (EPC). Most estate agents can provide this service for you or you can commission a domestic energy assessor to produce it cheaply for around £70-£100.

Unfortunately I don't think people pay much attention to the Energy Performance Certificate (EPC), but with higher energy prices this has to be an important consideration when buying or renting.

All new public buildings over 1000m2 must also have Display Energy Performance Certificates (DEPC), which include an operational rating.

 

How do we measure Sustainability and Eco Buildings?

We are aware there has been some criticism amongst the property professionals that the Energy Performance Certificate's (EPC's) are almost rule of thumb and a very basic measure equally it has been argued that to have some measure is better than to have no measure at all which is the situation we were previously in or was it?

BS: Please comment on different ways of rating the energy efficiency of properties?

KM: Energy Performance Certificate's (EPC's) for houses are produced by Standard Assessment Procedure (SAP) which is the government approved method used to demonstrate compliance with Building Regulations Part L. The Code for Sustainable Homes (CfSH) also uses Standard Assessment Procedure (SAP) to demonstrate compliance with minimum mandatory targets for energy performance which are related to the future direction of Part L.

For existing properties, RDSAP (reduced data SAP) is used as there is usually insufficient data on construction methods, U-values, etc. As a result certain assumptions must be made, but the Energy Performance Certificate (EPC) takes into account construction type, areas, windows, heating and hot water systems, therefore it should still give an indication of likely energy efficiency and environmental impact of the particular dwelling. 

The problem with Standard Assessment Procedure (SAP) is that it measures the percentage improvement in Dwelling Emission Rate (DER) compared to Target Emission Rate (TER) but is not a reflection of actual CO2 emissions emitted, therefore makes it difficult to compare different dwellings An absolute limit on the predicted CO2 emissions per square meter of floor area (kgCO2(eq)/m2/yr) has been proposed by the Zero Carbon Hub (ZCH) as a more appropriate target for measuring and comparing dwelling performance. If adopted, these targets should make it easier to compare the predicted CO2 emissions from two different properties.

The PassivHaus standard is another method of designing and assessing an energy efficient home. The German standard focuses on passive measures to reduce heating demand and improve thermal comfort.

I think the important thing is that there is a consistent approach, which is workable and gives an accurate, easy to understand guide of the energy performance and environmental impact of the building.

 

New Houses, Building Regulations and Sustainability

Building Regulations very much drives the standard of new build properties, can you explain how the Building Regulations affect the way we build and which parts of the Building Regulations Act are shaping how we work? We believe that Building Regulations use U values and are R values requiring buildings to get more energy efficient year upon year. We have recently come across K values

BS: Please advise a bit further on this.

KM: The Building Regulations set out minimum requirements for all the elements of new and existing buildings, including thermal performance and CO2 emissions (Building Regulations Part L: Conservation of Fuel and Power). But it is the Code for Sustainable Homes which is helping to drive forward more energy efficient design by rewarding homes which seek to go beyond these minimum requirements. Mandatory CO2 reduction targets rise with each 'level' rating and this year Building Regulations Part L was tightened up to be in line with Level 3* (25% CO2 reduction) of the CfSH, in 2013 they will be tightened again in line with Level 4* (44%), then in 2016 we will need to be zero carbon (~150%).

U values, R values and K values all relate to the thermal performance of materials and building elements.

U value is a measure of heat loss in watts (W) per square metre of material (for example wall, roof, glazing, and so on) when the temperature (k) is one degree lower outside, W/m2k. The lower the u value, the better the insulation provided by the material.

R value is the resistance to heat flow such as in insulation.

K value is the thermal conductivity of a material.

 

In summary U values are the way forward?

It gets quite confusing so the best thing to do is to look at the overall U-value of a construction element as it will be made up of layers of different materials which all contribute to the thermal performance.

Another one which you will increasingly see is y value, which relates to thermal bridging, another source of heat loss in homes which must be overcome for very energy efficient homes.

 

Standard Assessment Procedure( SAP) ratings what do they really mean?

We have heard the term Standard Assessment Procedure ( SAP) rating, the affordable housing sector has an average of 57, the private rented sector has an average of 46 and the owner occupied sector has an average of 46 also.

BS: Can you advise us a bit more about this?

KM: Standard Assessment Procedure (SAP) is the Government's standard methodology for home energy rating. Houses are rated from 0 - 100, 0 being very inefficient and 100 being highly efficient, and these figures have been used by local authorities and housing improvement programmes to assess and set targets for the energy efficiency of both new and old housing.

But Code for Sustainable Homes (CfSH) target ratings are now more commonly used to demonstrate overall environmental performance as it includes more stringent minimum targets for energy and CO2 emissions.

BS: Can you advise what a typical Standard Assessment Procedure SAP rating would be for:-

•  an older property?

•  a new property and?

•  an Eco property?

 

How do we make our old houses more efficient?

Most of us live in new houses, some of these were built in the housing booms of the 1970s, 1980s and 1990s but many of us have much more older homes which were built in the Georgian or Victorian Eras.

BS: Is there anything that you have been involved with, with regard to sustainability, that would give a good example of how this area is progressing?

The energy efficiency drive has until recently focused mainly on new homes, however there are a number of initiatives which are helping to drive the agenda for our extensive existing housing stock. A few of these are described below.

Warm Homes, Greener Homes '   was published earlier this year and sets out the Government's Strategy to help people make their homes more comfortable in cold weather, reduce energy use and save money, and make greater use of small scale renewable and low carbon sources of energy.

Green Streets is a year-long experiment in which older houses will be given a makeover to show what savings can be achieved. Eight households in each Green Street in eight major UK cities have been given a budget of £30,000 to spend on domestic energy saving equipment from energy efficient light-bulbs, to cavity wall insulation, solar panels and heat pumps.

Another programme, Retrofit for the Future, was launched in 2008 to identify the challenges of refurbishing our existing housing stock and find solutions. 50 demonstrator projects were selected for whole house solutions to improve the performance and reduce carbon emissions, to learn how effective different solutions are, how they can be incorporated into different buildings and how we can roll-out these solutions. The growing database of retrofitted properties is available at website Retrofitforthefuture.org.

Old Home SuperHome is an ongoing programme spearheaded by The Sustainable Energy Academy SEA, with support from the Energy Saving Trust, to transform the existing housing stock in the UK, with the ultimate aim of reducing domestic carbon emissions by 60%. The scheme is building and promoting a network of exemplar, energy-efficient old dwellings, which will be local and publicly accessible, within 15 minutes, to nearly everyone in the country.

A key driver in making a home energy efficient is reducing energy demand and fuel bills, but the government have also introduced an incentive to fit renewable technologies, the Feed-In Tariff. Homeowners who install renewable energy generating systems in their homes can be eligible for a tariff paid for the amount of energy they generate and any excess energy which is exported back to the grid.

For most private homeowners the incentive lies with them, whether it is to reduce energy bills, for better thermal comfort or to future proof their home, however better support is now available, and a growing database of retrofitted homes to refer to for inspiration and guidance.

 

The amount of information on ECO buildings making it difficult to understand

It seems from the brief look that we have had at this area that there is a mass of information available and even a mass of ways of measuring sustainability of a property. For example we have come across SHIFT Sustainable Homes Index for Tomorrow, BREEAM Building Research Establishment Environmental Assessment Method, said to be the leading method and the most widely used environmental assessment method for building which sets the standard, there is the Eco Homes Environmental Standard, The Code for Sustainable Homes which assesses new build houses and is a requirement since April 2008 for all housing corporations to get funding requiring code 3, the minimum, which we believe is tied in with the government's zero carbon target by 2016.

BS: Can you tell us a bit more about any parts of this that you have been involved with?

KM: I don't know much about SHIFT but I understand it assesses the sustainability of construction businesses, whereas BREEAM relates to individual buildings/developments. A BREEAM assessment or commitment to a target is usually required as part of the planning application process and I have been involved in many of these.

BREEAM stands for Building Research Establishment Environmental Assessment Method and covers a series of assessment methods for different building types, i.e. BREEAM Offices, BREEAM Schools . The Code for Sustainable Homes (CfSH) is the version used for new homes, measuring the performance of a dwelling over nine categories related to energy/CO2, water, waste, materials, surface water run-off, pollution, management, health and wellbeing, and ecology. Ratings are awarded from Level 1* to 6*, with 6* being the highest performing (zero carbon), and some of the issues are mandatory, including energy and water for which the targets rise with each CfSH Level. One of the mandatory requirements for Level 6* is for the home to be zero carbon, the government energy target for 2016.

Planned step changes to improve the energy efficiency of houses will be introduced to Building Regulations Part L in the run up to 2016, and these correspond with mandatory energy targets for Level 3* and 4* of the CfSH. Recently Building Regulations Part L changed to 25% reduction in CO2 emissions (Level 3*), in 2013 this will be increased to 44% (Level 4*) and in 2016, zero carbon (Level 6*).

EcoHomes is still used for existing homes but a new assessment method is being developed the Code for Existing Homes.

 

Insulation and thermal mass

Insulation in external walls, roof and floor increases their resistance to heat flow, thereby reducing heat loss through the building fabric. The better the building is insulated, the less energy will be needed to heat the internal spaces.

Thermal mass refers to the ability of a material to absorb and store heat. In the winter, solar gain is absorbed during the day and released slowly as free heating. In the summer excess heat gains within the building are absorbed, helping to reduce overheating and the need for artificial cooling.

A thermally massive building will take longer to heat up which is not necessarily the best solution in our climate. But when used with passive solar design principles thermal mass can play an important role in reducing energy demand.

Nowadays more and more houses are being constructed from timber frame for speed and ease of construction. These heat up much more quickly and if well insulated will stay warm. However in the summer, overheating can occur if too much solar gain enters and is trapped inside the house. Solar shading can be fitted to block out the high summer sun, and/or thermal mass materials incorporated which help by absorbing excess heat.

A combination of insulating and thermal mass materials is therefore the best solution in our UK climate.

Thermal mass will become more important for keeping buildings cool in hotter, dryer summers predicted due to climate change, therefore by incorporating now this will ensure the building is future-proof.

  ************************

 

  The Housing Market

and Eco Housing

 

Does it only happen on Grand Designs?

Grand Designs is probably nearest most of us have been to considering sustainable building new homes, I believe you have been involved in a few projects.

BS: Please tell us a bit more about ECO building and the aims and of course do they look like normal houses?!!!

KM: The aim is to design buildings which have less of an impact on the environment during construction and operation than conventional homes, although all homes are now expected to follow sustainable design principles and meet certain targets. A home can be designed to make use of the sun to warm living spaces, provide good levels of natural daylight, be well insulated and supply energy efficiently. Benefits of an eco home are that they tend to be more thermally comfortable, have lower energy bills, better air quality, space to store cycles and set up a home office, and lower maintenance.

Some of the houses I have worked on look very conventional and others do not. Site constraints, the character of the local area and adjacent houses also have a strong influence on design. One scheme on a small site in the middle of back to back Victorian terraces, maintained their rhythm, proportions and pitched roofs, but incorporated eco principles. Houses were very energy efficient, had rainwater recycling, home offices, roof terraces and solar panels, but you would not know by looking at them.

Another scheme for 42 eco houses and flats has a very eco look and feel to it. The design is unusual, with timber cladding, and sunspaces, sedum roofs and solar panels. The aspiration was different here, and the client wanted to advertise the environmental credentials of the scheme.

 

Housing accounts for a quarter of our Carbon Footprint

There is a vast housing stock in the UK , we have read approximately 26 million houses of which produce approximately a quarter of our Carbon Footprint. The majority of these houses are of older housing stock, we have heard of Green Street which looks at different house eras and how to improve them.

BS: What are your thoughts on how we can make the existing housing stock more sustainable, for example we have a vast stock of Victorian properties how can we deal with this?

KM: The same 'eco principles' can pretty much be followed for most types of property, but the methods will vary according to the age and particular issues applicable with that style of the building. The priority is to make them more energy efficient and reduce fuel bills, so roofs should be well insulated, single glazed windows replaced or secondary glazing added, draught proofed, and walls better insulated. Depending on the age of the house, wall insulation might be added inside the cavity or if it is solid construction, a layer of insulation can be fixed internally or externally. Other measures might include replacing the heating and hot water systems with new more efficient ones or installing renewable energy systems.

Once a strategy is developed (thickness and application of insulation, methods of draughtproofing, appropriate windows, etc.) for a Victorian house, the problems, benefits and lifecycle costs can be assessed, lessons learnt and applied to similar properties.

Warm Homes, Greener Homes sets out the Government's Strategy to help people make their homes more comfortable in cold weather, reduce energy use and save money, and make greater use of small scale renewable and low carbon sources of energy.

Green Streets is a year-long experiment in which older houses will be given a make over to show what savings can be achieved. Eight households in each Green Street in eight major UK cities have been given a budget of £30,000 to spend on domestic energy saving equipment from energy efficient light-bulbs, to cavity wall insulation, solar panels and heat pumps.

Another programme, Retrofit for the Future, was launched in 2008 to identify the challenges of refurbishing our existing housing stock and find solutions. 50 demonstrator projects were selected for whole house solutions to improve the performance and reduce carbon emissions, to learn how effective different solutions are, how they can be incorporated into different buildings and how we can roll-out these solutions. The growing database of retrofitted properties is available at website Retrofitforthefuture.org .

Old Home Super Home is an ongoing programme spearheaded by The Sustainable Energy Academy SEA, with support from the Energy Saving Trust, to transform the existing housing stock in the UK , with the ultimate aim of reducing domestic carbon emissions by 60%. The scheme is building and promoting a network of exemplar, energy-efficient old dwellings, which will be local and publicly accessible, within 15 minutes, to nearly everyone in the country.

If you are considering retrofitting a property it is important that you commission a good survey before starting work. A sustainability consultant can be commissioned to highlight measures which could be taken and advise on approximate cost, payback period and implications (i.e. how the process will impact you). From these you can pick and choose those which will have the greatest benefit and are within your budget. Incorporating eco improvements whilst doing other work is also a good idea; for a new kitchen choose water efficient taps and white goods and energy efficient appliances, lighting and fans.

BS: Local Authorities and Housing Associations Eco houses?

KM: Local Authorities and Housing Associations with older stock are having problems and need to develop strategies for how they will upgrade their stock; what measures they will take, over what period, how much it will cost, and how they will move residents around whilst the work is done. A good strategy is to combine energy efficiency measures with ongoing management and maintenance of properties, so that if windows need to be replaced they should be to a certain energy efficient specification, the same with boilers, light fittings, fans, etc. If external walls are insulated internally this cannot be done with the resident living there, but if tenants are to be decanted for a major refurbishment it can be done as part of those works.

We have in the past dealt with Local Authorities that have problems with condensation and dampness in general these environments are not pleasant for the tenant. Much of this we have found to be in what we would term non traditional housing, are there ways to look at sustainable Eco techniques to improve this type of housing stock in mass, bearing in mind the Local Authority/Social Housing/Charities requirement to meet the Decent Homes Standard and from what we have read to achieve funding the Social Housing Groups such as Housing Associations have to meet the Eco Home Standards which is a tool from what we can gather to assess the environmental performance of homes. We believe a pass rating at the very least is required to receive finance.

BS: Please generally comment about what alterations would be suitable for all of this particular type?

KM: Condensation occurs where moist air comes into contact with air, or a surface, which is at a lower temperature. The air is unable to retain the same amount of moisture and water is released to form condensation in the air or on the surface.

A lot of moisture in the air comes from normal day to day activities, but it can also be drawn from the structure (floor, walls, roof) of the building into the internal air. The method of construction or structural failures might mean that moisture content is unnecessary high, older houses may not have a damp proof course (DPC) which prevent soil moisture from rising up into the living areas, roofing, gutters or downpipes damaged, or air bricks blocked up so ventilation is poor. A proper survey can highlight these issues and advise what should be done.

Modern life styles also contribute, with many houses left unoccupied and unheated much of the day which means the fabric of the building cools down. A more energy efficient home will have a warmer structure, and better ventilation (particularly in bathrooms and kitchens) should prevent moisture rich warm air from condensing in other cooler parts of the house.

EcoHomes XB  allows stock holders of housing to assess and monitor the environmental performance of their stock .  It does not give a rating of but is based on a single score allowing stock holders to benchmark their initial performance and then set realistic targets leading to an eventual goal.

New social housing must achieve a minimum Code for Sustainable Homes rating in order to gain funding.

 

New Homes can be more ECO and is it being looked at properly?

Whilst new homes may provide the innovation, in practical terms improving the quality of existing homes is probably the way forward with large housing stock owners, such a Local Authorities, Housing Associations, Charities and Trusts being realistically able to embrace Eco design ideas.

BS: Which areas do you think that they should look at and equally what areas can the individual improve?

KM: Large stock owners should integrate thermal improvements to dwellings as part of their ongoing management and maintenance programmes. This might include improved insulation, replacement windows, draughtproofing, energy efficient mechanical ventilation if installed, energy efficient energy systems and renewable energy technologies. Also, if kitchens and bathrooms are replaced, water efficient taps, WCs, baths and showers should be specified. Improvements could also include planting to attract wildlife, providing cycle storage, adequate refuse storage for recyclables, etc.

Individuals should consider installing roof insulation and draught proofing their properties. External wall insulation may be more difficult for the average householder but if you are undergoing major redecoration internal insulation could be applied. Easy wins are energy efficient lighting, choosing energy and water efficient appliances, water butts, and of course adapting behaviour. Smart meters are more widely available which can provide instant data on energy consumption and monetary cost.

 

Solar Panels to PhotoVoltaic's

During the course of our chat you mentioned PV Photovoltaic known as Photovoltaic Thermal's (PVT's) being more the flavour of the month as unlike solar panels they allow you to feed into the Grid and sell your energy back. Originally solar/thermal units were the way forward but these have now been superseded by Photovoltaic's (PV's) then Photovoltaic Thermal's (PVT's).

BS: Please comment further.

KM: Solar thermal panels use energy from the sun to generate hot water and Photovoltaic panels (PVs) use it to generate electricity. We use a limited amount of hot water so solar thermal can only offset a certain amount of the CO2 emissions generated by the dwelling. For many developments, solar panels mounted on roofs are technically feasible therefore further CO2 can be offset by generating electricity with Photovoltaic Thermal's ( PV's). Photovoltaic Thermal's ( PVT's) are relatively new and combine solar thermal and Photovoltaic ( PV) technologies to create a more efficient panel, using excess heat from the Photovoltaic Thermal's ( PV's) to generate hot water.

A feed-in tariff is available for electricity generating renewable technologies installed on your home, although specific criteria apply so do your research first. The energy company you make an agreement with will pay a tariff for all renewable energy generated and also for any excess energy you sell back to the grid. There are plans to expanded the scheme to include renewable heat.

 

Wind turbines

An alternative way would be with wind turbines, although perhaps not for all of us as you did mention they had to be some 20 metres away from a property (or was it any property), these sound very unlike the wind turbines that we have seen in B&Q, Homebase or similar DIY chain.

BS: Please can you expand further?

KM: Small wind turbines in built up areas have not been very successful in generating enough power for them to be worthwhile, but in the right location a medium or large sized turbine is a great way to generate electricity for your home or community. If you feel you have a suitable site it is worth first checking annual mean wind speed on the DTI Wind Speed database to determine if average wind speeds for the area are likely to be adequate. On-site wind measurement is advisable as data will be more accurate, will capture wind speeds over the different seasons, and takes into account the terrain of the site.

A bill has been submitted to parliament for minimum distances between wind turbines and dwellings. Currently for turbines less than 25 metres high, there is no minimum distance, however it is strongly advisable to contact your local planning authority to check their requirements.

 

Heat Pumps

Another alternative we discussed was heat pumps which can be either vertical or horizontal which I can recall you mentioned you had been involved with with new housing developments.

BS: Please can you expand further?

KM: There are Air Source Heat Pumps (ASHP) and ground source heat pumps Ground Source Heat Pumps (GSHP), which basically work by taking heat from the air or ground and increasing this heat before releasing it into the home. Heat pumps increase the heat rather than produce it so can provide 3 or 4 times more energy as heat than the electricity used by the pump.

Vertical and horizontal systems apply to Ground Source Heat Pumps (GSHP), where pipes to collect the heat are laid either vertically down a borehole or horizontally, depending availability of space and suitability of ground conditions. They can be quite an expensive and disruptive option but if combined with other building works this is less so.

Air Source Heat Pumps (ASHP's) are easier to install as they are generally located on the outside of the house to collect heat from the external air. Exhaust air source heat pumps must be located inside as they use heat gains within the dwelling, such as from cooking, appliances and people.

In 2008 we finished a scheme for four eco houses in Wales , which used vertical ground source heat pumps and solar panels. Combined with an energy efficient building envelope and efficient heating and hot water system, these technologies contributed to much lower energy bills and smaller carbon footprints for the occupiers.

 

Biomass Heating

Then you completely lost me when you spoke about biomass heating, I think you said it was a bit like a giant wood burner?

BS: Please can explain this in more detail it would be appreciated.

KM: It is possible to get boilers for heating and hot water which are fuelled by biomass (usually wood chips or pellets), although they are more frequently used for community systems than private housing as there are not many systems small enough for the energy needs of an individual home. More individual systems are becoming available and if you have a local biomass supplier and need to replace your boiler, it could be a cost effective environmentally friendly alternative.

 

We all like the idea of Passive Design and what is it?

During our chat in Starbucks we spoke briefly about Passive Design and we spoke about the Eco development that we have been involved in where the entrance porches were glazed which gave a considerable amount of heat into the property unfortunately a lot of other things were wrong on the development which had not been managed properly and the wrong thickness of insulation had been put into the building.

BS: Please comment more about Passive Design

KM: 'Passive Design' is used to describe measures which can be taken to reduce the impact of a house before we look towards technological solutions. For a new house this might start with locating and orientating the house on a site to benefit from good solar and daylight access, thereby reducing energy demand for heating and electricity for artificial lighting. Good levels of insulation are also considered a passive measure, as these are things that will be of benefit for the lifespan of the building and do not need to be maintained, whereas renewable energy technologies have a limited lifespan and will need to be maintained/replaced. For existing homes, passive measures can also be applied, such as draught proofing, better insulation, and even the addition of sunspaces if you have the right orientation.

   

Unlike oil, gas and electricity the sunlight will not run out

We spoke briefly about conservatories or sun spaces that utilise glass, we are aware of Pilkington's K glass and Pilkington's Optitherm and the use of argon gases between the double glazed units to make them more thermally efficient.

BS: Have you seen this system utilised?

KM: The problem with conservatories is that they tend to overheat in the summer and lose heat in the winter. Blinds must be installed to block out too much summer sun and to heat a conservatory in winter is wasting energy as so much heat is lost through the glass.

A conservatory typically has a glazed roof but it is usually better to opt for a sunspace with a solid roof and overhang which prevents too much sun entering during summer months when the sun is higher in the sky. During the winter when the heat is needed, the sun is lower and can enter. It is a good idea to use materials which have a good thermal mass and will absorb and store the heat and slowly release it. Adequate ventilation is also important.

No, I have not seen this system utilised but argon gas in double glazed units is quite common nowadays. As an architect / sustainability consultant we are usually more concerned with the overall U-value of the window which includes the frame, glass properties etc.

 

The Building Research Establishment Environmental Assessment Method (BREEAM) project rethinking housing refurbishment?

You mentioned something about this and about rethinking house refurbishments.

BS: Any thoughts on this would be great.

KM: Rethinking Housing Refurbishment is a Building Research Establishment (BRE) project which aims to bring about a step change in the housing agenda by highlighting the contribution that refurbishment has to play in reducing UK carbon emissions and encouraging industry to raise standards of practice.   In its flagship project, the team is transforming a disused Victorian Stable Block at the Building Research Establishment (BRE) site into three energy efficient terrace homes fit for 21st century living alongside education and training workshops, and a visitor's centre. The team is also working with partners across the country on wide range of green refurbishment projects based in different property types.

Heat Recovery and Ventilation Systems

During the course of our chat in Starbucks you spoke about heat recovery systems which is something we have not come across before other than on commercial air conditioning units.

BS: Please advise further?

KM: New homes are being built more air-tight to reduce unwanted heat losses through the building fabric, but this means that mechanical ventilation is sometimes needed to ensure there is adequate ventilation for a healthy indoor air quality. Mechanical ventilation needs electricity to run but heat recovery systems are available Mechanical Ventilation Heat Recovery (MVHR), which use heat transfer plates to recover the heat from outgoing air to warm incoming fresh air. The heat recovered saves energy and more than offsets the electricity used by the fan.

 

Rainwater harvesting grey water

We have always thought it is such a waste to use clean water and literally flush it away. We are sure when we were in Gibraltar that they had extensive use of grey water.

BS: Please can we have your thoughts with regard to this?

KM: We now see widespread use of rainwater harvesting in the form of water butts in peoples' gardens, but systems are available for supplementing internal demands such as flushing toilets and washing clothes. The large tank should be buried under ground to protect it from frost therefore the cost of this should also be considered. A more cost effective way of reducing your water impact would be to fit flow regulators on taps and showers, dual flush WC and of course behaviour.

 

Code for Sustainable Homes(CfSH) Defined? Not commercial

EcoHomes has been replaced by CfSH for new houses.  EcoHomes is still used for existing homes but a different assessment method is being used the Code for Existing Homes.   The Code for Sustainable Homes (CfSH) has been described as complementing many of the other standard systems available, for example it incorporates the Standard Assessment Procedure (SAP) rating which looks at the thermal performance of a house and also incorporates the House Quality Indicators (HQI's) see website Sustainabilityworks.co.uk so incorporates The Construction Clients Charter, The Housing Corporations Scheme Development Standards (SDS) and the Building Regulations.

BS: What is EcoHomes XB?

KM: EcoHomes XB is an assessment tool which   allows stock holders of housing to assess and monitor the environmental performance of their stock  -   but in my experience is not widely used. The website link wouldn't work but I think House Quality Indicators (HQI's) now refer to Code for Sustainable Homes (CfSH) rather than Eco Houses.

 

Decent Home Standard Defined?

The Government has set a target to ensure that all social housing meets the Decent Homes Standard. Social housing means homes that are owned by your local authority or a Registered Social Landlord (RSL). 

A decent home is one that is wind and weather tight, warm and has modern facilities.

The basic principles of the Decent Homes Standard are:

  • It must meet the current statutory minimum standard for housing
    Homes below this standard are those defined as unfit under section 604 of the Housing Act 1985 (as amended by the 1989 Local Government and Housing Act)
  • It must be in a reasonable state of repair
    Homes which fail to meet this standard are those where either:
    one or more of the key building components are old and, because of their condition, need replacing or major repair; or
    two or more of the other building components are old and, because of their condition, need replacing or major repair
  • It must have reasonably modern facilities and services
    Homes which fail to meet this standard are those which don't have three or more of the following:
    reasonably modern kitchen (20 years old or less)
    a kitchen with adequate space and layout
    a reasonably modern bathroom (30 years old or less)
    an appropriately located bathroom and WC
    adequate insulation against external noise (where external noise is a problem)
    adequate size and layout of common areas for blocks of flats
  • It provides a reasonable degree of thermal comfort
    This means that your home must have both effective insulation and efficient heating

You can find a full definition of the Decent Homes Standard on the Communities and Local Government website.

Website: Communities.gov.uk/decenthomes

 

Insulation and thermal mass

Insulation in external walls, roof and floor increases their resistance to heat flow, thereby reducing heat loss through the building fabric. The better the building is insulated, the less energy will be needed to heat the internal spaces.

Thermal mass refers to the ability of a material to absorb and store heat. In the winter, solar gain is absorbed during the day and released slowly as free heating. In the summer excess heat gains within the building are absorbed, helping to reduce overheating and the need for artificial cooling.

A thermally massive building will take longer to heat up which is not necessarily the best solution in our climate. But when used with passive solar design principles thermal mass can play an important role in reducing energy demand.

Nowadays more and more houses are being constructed from timber frame for speed and ease of construction. These heat up much more quickly and if well insulated will stay warm. However in the summer, overheating can occur if too much solar gain enters and is trapped inside the house. Solar shading can be fitted to block out the high summer sun, and/or thermal mass materials incorporated which help by absorbing excess heat.

A combination of insulating and thermal mass materials is therefore the best solution in our UK climate.

Thermal mass will become more important for keeping buildings cool in hotter, dryer summers predicted due to climate change, therefore by incorporating now this will ensure the building is future-proof.

 

Air Tightness

BS: Would air tightness work on an older property?

Yes, but it must be considered together with an adequate ventilation system such as trickle vents or Mechanical Ventilation Heat Recovery MVHR. Many older properties rely on ventilation from air bricks and other openings which if sealed may mean that insufficient fresh air enters the building. If mechanical ventilation system is used, this should be energy efficient and if possible recover heat from extracted air to warm incoming fresh air. The energy saved from heat recovery is usually greater than the energy used to run the system.

 

************************


Commercial Properties

and the Green effect

 

Looking around I wonder just how much commercial companies do consider energy efficiency of their building stock let alone the Eco credentials. You did mentioned during our chat that your original background was in commercial property and you feel techniques used in commercial properties may lead the way.

BS: Can you give us a few more thoughts on this area?

Can you advise us the sort of things you have been involved with regard to commercial properties and what opportunities you feel are available in the Eco market to develop it further?

New build commercial properties are often required to meet minimum environmental standards as part of the planning application process. The targets which must be met are usually a specific Building Research Establishment Environmental Assessment Method (BREEAM) rating and for a proportion of CO2 emissions to be offset using renewable energy systems.  

Existing public buildings must have a display energy performance certificate so need to consider energy efficiency, and existing commercial properties to be sold or rented also require an Energy Performance Certificate ( EPC).

More mixed use schemes are being developed and the mix of energy demands at different times of the day mean that community scale Combined Heat and Power (CHP) can be feasible. This is a very efficient way of supplying energy, because heat produced when electricity is generated which would otherwise be wasted can be used to heat the homes.

 

We divide the commercial market up into:-

•  retail sector

•  office sector

•  industrial sector

•  hospitality sector/care and

•  institutional sector.

The institutional sector is very much funded by the government and therefore seems to look very closely at its Green credentials as is probably where we have seen Performance Certificates Displayed.

In the 1970s we seemed to look at energy efficiency on properties, particularly from memory, on commercial properties such as hotels and sports centres where there were major leaps forward being made by insulation and better maintenance of boiler plants and air conditioning units and recycling warmed up air.

BS: Are there any other similar areas where you think the Eco sector can move forward in such giant leaps or is it now a case of fine tuning what we have got or do we need a radical rethinking outside the box which possibly will come about as energy prices rise and rise and resources reduce?

Some new commercial buildings have already been designed and built to high environmental standards and it is the lessons learnt from these that can be applied to future projects. Technology in particular is being developed and tested, which should become less expensive in the run up to 2019 when all new buildings will need to be zero carbon.

As well as energy prices, climate change is a key driver for change. We are already seeing more extreme weather conditions and buildings need to cope with hotter weather and the risk of flooding. 

I also think there is potential for community scale energy generation such as CHP (Combined Heat and Power) as part of commercial developments, which could link to surrounding existing homes and other buildings.

 

Insulation and thermal mass

Insulation in external walls, roof and floor increases their resistance to heat flow, thereby reducing heat loss through the building fabric. The better the building is insulated, the less energy will be needed to heat the internal spaces.

Thermal mass refers to the ability of a material to absorb and store heat. In the winter, solar gain is absorbed during the day and released slowly as free heating. In the summer excess heat gains within the building are absorbed, helping to reduce overheating and the need for artificial cooling.

A thermally massive building will take longer to heat up which is not necessarily the best solution in our climate. But when used with passive solar design principles thermal mass can play an important role in reducing energy demand.

Nowadays more and more houses are being constructed from timber frame for speed and ease of construction. These heat up much more quickly and if well insulated will stay warm. However in the summer, overheating can occur if too much solar gain enters and is trapped inside the house. Solar shading can be fitted to block out the high summer sun, and/or thermal mass materials incorporated which help by absorbing excess heat.

A combination of insulating and thermal mass materials is therefore the best solution in our UK climate.

Thermal mass will become more important for keeping buildings cool in hotter, dryer summers predicted due to climate change, therefore by incorporating now this will ensure the building is future-proof.

 

Independent surveyors

If you truly do want an independent expert opinion from a surveyor with regard to building surveys, structural surveys, structural reports, engineers reports, specific defects report, dilapidations or any other property matters please contact 0800 298 5424 for a surveyor to give you a call back.

 

Commercial property surveyors

If you have a commercial property, be it leasehold or freehold, then you may wish to look at our Dilapidations Website at www.DilapsHelp.com and for Disputes go to our Disputes Help site www.DisputesHelp.com .

We hope you found the article of use and if you have any experiences that you feel should be added to this article that would benefit others, or you feel that some of the information that we have put is wrong then please do not hesitate to contact us (we are only human).

The contents of the web site are for general information only and is not intended to be relied upon for specific or general decisions. Appropriate independent professional advice should be paid for before making such a decision.

All rights are reserved the contents of the web site is not to be reproduced or transmitted in any form in whole or part without the express written permission of www.1stAssociated.co.uk

 

building engineers

 

 

Home Buyers Reports Property Surveys - why we're the best. Engineers Reports
© Copyright 1stAssociated.co.uk
Site Map

1stassociated-logo-for-footer IVSA-badge IVSA-putting-client-first call-us-for-footer

New Survey Software for more information click here Survey Software 1st | Modern Methods of Surveying

We have thousands of free property articles to help you - or call us freephone on 0800 298 5424

We have been working in the property industry for many years and have been
providing free property articles for over ten years. All for free and to help you with buying your next property.

House and Home Surveys and Useful Information

All you need to know about Building Surveys

Building Control, what do they do?

Designers and Architects will they save me money or will they cost me money

Enviroment, Your Building and Garden Gnomes

Estate Agents help sell houses and work for the vendors

Have a Structural Survey to protect you against structural problems

Home improvements, builder problems and ideas for you on how to solve them

How a Surveyor values a property, Chartered Surveyors and Regulated Valuers

How Chartered Engineers and Building Engineers can help you

Listed Buildings and Conservation Areas

NHBC National House Building Council

Structural Surveys and How We Can Help You

Traditional and Non-Traditional Houses and Mortgage Problems

Valuations and how much is the building worth?

Whats the difference between a Chartered Building Surveyor, Chartered Surveyor and an Independent Surveyor

Useful property problem articles by Chartered Surveyors explaining building issues to avoid

External - Helpful information on building problems on the outside of the property

Chimney issues and problems

Cracking and Movement Problems and Surveying Solutions

Flat Roof Problems, how we can solve them

Foundations and Structures and Settlement and Subsidence and Underpinning

Pitched Roofs Problems and Solutions

Roof Problems

Wall Problems

Windows and Doors and Fascias and Soffits and Wet Rot and Dry Rot and other problems

Internal - House problems we have investigated inside

All you ever need to know about floors

Asbestos in your home, what you need to know

Ceiling Cracks and Structural Problems

Condensation, Damp and Black Mould Problems

Cracking and Movement Problems and Surveying Solutions

Windows and Doors and Fascias and Soffits and Wet Rot and Dry Rot and other problems

Woodworm is it a problem or not? Is it active or not?

Services - Building help and advice on costly services

Drainage, what's underground can affect what's above ground

Heating; I just can't get my house warm enough or alternatively I just can't get my house cool enough

You can't mess around with the electric, you need an expert

 

Commercial Property Services

Building Terms Explained and Directories

Commercial Property Surveys

Commercial Structural Surveys

Leisure Facilites

Offices Large and Small

Shops and Retail

Warehouse and Industrial Buildings

Dilapidations Help and Advice What is a Dilapidations Notice?

A Beginner's Guide to Dilaps

Damp Mould and Condensation

Dampness Rising Damp Mould Black Mould Condensation

Dilapidations and Negotiations

Dilapidations Claim by a Landlord

Energy Saving what can I do?

Finance what is a Financial Adviser (We are not Financial Advisors)

Fire Risk and Help

Health and Safety Risks

Insurance how do I get the correct property insurance?

Landlords Surveying Advice

Property Investment how can I invest in property?

Property TV Reviews by an Independent Surveyor

Schedules of Condition Leasing a Commercial Property

Scotts Schedule and Section 18 Valuation

Tenants Surveying Advice

Weather how does weather affect my property?

Flooding

Rain

Snow and Ice

Strong Winds

Reviews from clients on Commercial Building Surveys

Churches and Charities, helpful reviews from our clients

Industrial Buildings and Warehouses and what our clients say about us

Offices Large and Small, reviews and feedback from our clients

Pubs, Restaurants, Hotels and other Leisure facilities we have surveyed over the years

Shops and Retail, helpful reviews from our clients

 

First Time Buyers

Buying a Leasehold or Shared Freehold Home

Buying and Selling Houses for the experienced house and home purchaser

First Time Buyers how do I go about buying my first house and home?

Improve your property knowledge with our presentations on house, homes and commercial property

Building Surveys

Building Surveying Useful Information

Dilapidations

Dilapidations Presentations in Detail

Final Year Building Surveying Exams for University Students or those that would like to know more

How old is your Building? Which era was it built in?

Party Walls

Surveyors and Design Tools

Disputes and Party Walls

Boundary Disputes

Building and Property Disputes

Party Wall Book Reviews

Party Walls Your Rights and Responsibilities

1stAssociated Surveyors Review for Structural Surveys and Building Surveys

Building Surveys, reviews and feedback from satisfied customers

Buy to let property clients, what they say about our structural surveys

Buying at auction, review of the survey

Buying bungalows and retirement properties and how our surveyors can help

Both at work / busy couples, how we can help and some 1stAssociated client reviews

Families with a young person flying the nest, reviews and feedback

First Time Buyers, what they say about us

Listed buildings, structural surveys

Older buildings, a review of buying an older house

Families with children looking for a new home, feedback and reviews

Buying a Non-Traditional Property

Residential Surveys

House and Home Surveys

Commercial Building Surveys

Commercial Surveys

1st Associated Surveyors Are Also Available in the Following Areas:

East Anglia and East

South and South East

West Country and South West

Midlands

North and North East

 

London

London Markets

London Parks

 

Wales

Areas of Britain

1stAssociated Independent Expert Property Surveyors

Specialists in Home Buyers Reports, Building Surveys and Structural Surveys and Schedules of Condition

All Surveyors are Royal Institution of Chartered Surveyors qualified and RICS regulated

and are Members of the Independent Surveyors and Valuers Association

Putting the Client First

We do not accept service of documents by email or fax