Chapter 2: Housing stock assessment and fuel poverty issues

Understanding the energy performance of your housing stock is the first step to developing a comprehensive and effective energy strategy. The energy strategy itself may outline procedures and standards for data collation to further help with the assessment of the housing stock - either to fill in information gaps, improve the quality of the data or for periodic reviews. Both processes understanding the stock and devising an appropriate energy strategy should ideally feed into each other for them to be most effective. This chapter outlines the performance indicators and tools which you can use to gain a better understanding of the energy performance of your existing stock as well as the needs of tenants, particularly focusing on affordable warmth issues.

2.1

The value of housing stock assessment

At the dwelling level a stock assessment will enable: Establishment of the baseline energy efficiency position for the stock. Compliance with EU Directive on the Energy Performance of Buildings (EPBD) that requires Energy Performance Certificates (EPCs) 1 to be produced when the property is constructed, rented or re-let. Determination of realistic targets. Establishment of the most cost-effective energy efficiency measures. Monitoring progress towards targets. Addressing fuel poverty and delivering affordable warmth is an essential measure for housing management organisations to meet key housing standards.

When overlapped with information at the tenant level the housing stock assessment will enable: Better understanding of affordable warmth issues. Identification of properties at risk of fuel poverty. Identification of measures to improve energy performance for different property types to reduce and eventually eliminate fuel poverty On-going monitoring of fuel poverty levels. Compliance with legislative and regulatory obligations. There are benefits to addressing fuel poverty for both the tenant and landlord. For the tenant this could mean more affordable energy bills, reduced debt, improved thermal comfort, increased disposable income and improved health. For the landlord the benefits of energy efficient, affordable to heat homes can include lower maintenance costs e.g. through reduced condensation and mould growth; improved tenant satisfaction, potentially reducing void frequency; reduced rent arrears through higher available income; and improved asset value.

2.2
1

Performance indicators used in housing stock assessments

For England and Wales refer to the CLG publication Energy Performance Certificates for dwellings in the social and private rented sectors: A guide for Landlords available at communities.gov.uk/documents/planningandbuilding/pdf/866773.pdf; For Scotland refer to Guidance for Energy Performance Certificates for Existing Dwellings in the Social Housing Sector available at scotland.gov.uk/Resource/Doc/217736/0092022.pdf; For Northern Ireland refer to Department of Finance and Personnel website at dfpni.gov.uk/index/buildings-energy-efficiency-buildings/energyperformance-of-buildings/content_-_energy_performance_of_buildings-download_epb_publications/content__energy_performance_of_buildings-the_regulations-5.htm

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Performance indicators are measurable statistics related to the housing stock. These will help you assess the energy efficiency of the whole stock or of individual dwellings; set standards and targets for improvements; and monitor progress towards those targets. You may choose to track your organisations performance against one, or more, of these indicators. However, it is critical to choose indicator(s) that best reflect your organisations strategic aims. Some important indicators are listed below. Please note that all are dwelling specific but that they can be built up to get a picture of the whole stock e.g. total or average energy use, fuel costs or CO2 emissions. 2.2.1 Energy use ratings An energy use rating is a measure of the energy consumption of a dwelling under standard occupancy conditions 2 and is expressed as energy consumed per unit floor area (most commonly kWh/m2). It allows comparison of the energy efficiency of homes on a common basis, much like the mileage per gallon figures used to compare the energy efficiency of cars. It usually refers to energy uses covered by Building Regulations (space heating, hot water consumption, lighting and ventilation) and excludes discretionary use of appliances such as televisions or washing machines. The energy consumption of existing buildings varies widely. For instance, the energy consumption for a semi-detached house built to current Building Regulations will be around 130 kWh/m2 while that for a house built to 1990 regulations may be double that. 2.2.2 Energy or fuel cost ratings Fuel costs are a useful indicator for reporting to tenants and can be compared to household incomes for assessments of fuel poverty. Some housing management organisations have set fuel cost targets in terms of pence per week per square metre as an indicator for their affordable warmth strategies. EPCs also produce an A to G rating similar to that for white goods to reflect fuel costs under standard occupancy conditions, and organisations such as Perth Council have used these to set rent levels. It is worthwhile mentioning that in certain instances the distinction between energy use ratings and energy cost ratings can be significant. For example, when replacing gas boilers with heat pumps, the new system will be more efficient so energy rating will improve but, as electricity is three to four times more expensive than gas, the energy cost rating may not improve proportionately to the improved system efficiency. 2.2.3 Carbon dioxide (CO2) emission ratings CO2 emissions from housing stock are an important performance indicator given the context of global environmental issues and national targets for emission reduction. However, CO2 emissions can be reduced simply by changing the mix of fuels used in the stock and therefore are not solely an indicator of improved energy efficiency or reduced fuel costs. CO2 emission ratings can be expressed as kilograms per unit floor area (kgCO2/m2) or alternatively as A to G ratings signifying increasing environmental impact. These are referred to as Environmental Impact Ratings and are produced as part of EPCs, along with the fuel cost ratings mentioned above. 2.2.4 Fuel poverty indicators The Government defines a household to be in fuel poverty when it needs to spend more than 10% of its household income on fuel to keep the home warm and well-lit. Its definition is based on a comparison of income with what the fuel costs 'should be' rather than what they actually are. Therefore, residents fuel bills alone may not be a true indicator of whether a household is in fuel poverty unless it can be established whether that level of fuel spend enables them to heat their homes to a satisfactory level. A satisfactory heating regime is taken to be 21oC in the living room and 18oC in the other occupied rooms

Standard occupancy assumes that the house is heated for nine hours a day during weekdays and 16 hours a day at weekends, with the living room heated to 21 degrees centigrade and the rest of the house to 18 degrees centigrade.

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for nine hours per day during the week and 16 hours per day at weekends 3 . General indicators that can be used to identify properties at risk of fuel poverty include: The energy cost rating of the property (as discussed above) The income level of the occupants Surveys about housing needs and some stock condition surveys contain questions about income levels. Information on income can also be obtained from other sources. The Government produces figures on average earnings and incomes; these are available from the Office for National Statistics. 4 In some cases estimates of household income can be made if a list of which benefits a household receives is available. Some landlords use software to calculate whether their tenants are entitled to benefits. The main fuel poverty grant schemes currently operating (Warm Front in England, the Home Energy Efficiency Scheme (HEES) in Wales, Warm Homes in Northern Ireland and the Energy Assistance Package (EAP) in Scotland) use receipt of benefits as qualifying criteria. Whilst this information is useful, it should be taken as a starting point rather an absolute indicator of fuel poverty. For example, between 60% and 70% of Warm Front grant recipients are on benefits, but not in fuel poverty. Such information, when overlapped with energy ratings of the dwelling, can give a more complete picture of the likely risk of fuel poverty. Fuel poverty indices and data sources A range of data sources are available which can be used to identify geographical areas likely to contain significant numbers of households in fuel poverty. These vary in terms of the level of detail and usefulness. The fuel poverty index (FPI) can help design and target area-based programmes, and to monitor and evaluate schemes that have been delivered. For England, the FPI combines census data with data from the English House Condition Survey (2003) to predict levels of fuel poverty at ward level. This was produced by the Centre for Sustainable Energy and University of Bristol and was designed to reflect income, housing conditions and fuel costs. It is available free and online 5 . Data at a sub-ward level can be obtained for a small fee. For Scotland, the Scottish House Condition Survey holds fuel poverty data by local authority area. The income domain of the Scottish Index of Multiple Deprivation gives an indication as to which areas might be fuel poor at the datazone level. NB: Datazones are groups of 2001 Census output areas and have, on average, populations of between 500 and 1,000 household residents. Similarly for Wales, the Welsh Index of Multiple Deprivation gives an indication of fuel poor areas at LSOA level (Lower Super Output Area). There are 1,896 LSOAs in Wales each with a population of about 1,500 people. A series of maps showing the number and percentage of households in fuel poverty have been published by the Welsh Assembly Government. Although these are based on relatively old data and therefore unlikely to be a true reflection of the level of fuel poverty today, they are the best available information source currently. In Northern Ireland, the Housing Conditions Survey (HCS) is carried out by the Northern Ireland Housing Executive every two years. This provides the only reliable, consistent source of data for measuring fuel poverty.

3 4 5

DETR, 1999, Fuel Poverty: The New HEES a programme for warmer, healthier homes, The Stationery Office, Norwich. statistics.gov.uk fuelpovertyindicator.org.uk

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The Homes Energy Efficiency Database (HEED) is designed to help monitor and target carbon reduction and fuel poverty work and may be a useful resource at property level. It is a national database which tracks the sustainable energy characteristics of the UK's housing stock. The database, which has been developed by the Energy Saving Trust on behalf of the Government, brings together a wide range of existing sources of data on household energy efficiency and currently contains information on over 10 million homes. Its online version can be used to produce maps and reports relating to specific areas of interest.

2.3

Tools used to assess performance

Most performance indicators are generated as outputs from standards tools and energy rating software. Almost all of these are based on the BREDEM (Building Research Establishment Domestic Energy Model) calculation procedure. The same tool or calculation methodology may be used to gauge performance against multiple indicators namely fuel costs, energy use and CO2 emissions. 2.3.1 Standard Assessment Procedure (SAP) The Standard Assessment Procedure (SAP) is a version of BREDEM which forms the national calculation methodology for calculating the energy performance of dwellings in the UK, compliant with the Energy Performance of Buildings Directive (EPBD). It forms the basis of the A to G energy labels produced to indicate both fuel cost and environmental impact within EPCs. SAP is the most widely used energy calculation procedure for housing. It produces both a SAP rating and an Environmental Impact Rating (EIR). The SAP rating is a fuel cost rating, which ranks the energy costs per square meter of floor area of the dwellings between 1 and 100+ (where 100 represents zero energy cost and above 100 is a net exporter of energy). The EIR uses a similar 1 to 100+ scale to express CO2 emissions per unit floor area of the dwelling. SAP can also be used to obtain energy use per square meter of floor area. The current version, SAP 2005, takes into account energy used for space heating, hot water, fixed internal lighting 6 , fans and pumps, minus any saving from renewable energy technologies or other onsite generation. It does however exclude energy for cooking, appliances and non-fixed lighting. A new version (SAP 2009) is expected in 2010, and it is anticipated that this will include energy used for cooling where air conditioning is installed. The calculations are carried out using standard occupancy assumptions 7 and are independent of where the property is situated geographically within the UK. Further information on SAP can be found on the Building Research Establishment (BRE) 8 website. The fuel cost, energy and CO2 ratings produced by this tool are useful indicators to compare the energy performance of properties. In England, housing associations are required to report average SAP ratings for their stock as part of the Regulatory and Statistical Return to the Tenant Services Authority (TSA) which has taken over the Housing Corporation's responsibility for regulating housing associations and social landlords. In Scotland, the Scottish Housing Regulator (SHR) monitors progress towards meeting the Scottish Housing Quality Standard (SHQS) through the annual performance and statistical return for registered social landlords and through annual returns for councils. The SHQS stipulates a minimum SAP rating of 50 for gas heated dwellings and 60 for all other types. Local authorities are also currently required to report on the average SAP rating of both their public and private sector housing for the Housing Investment Programme in England and the Affordable Housing Investment Programme in Scotland.
Please note that up to 30% of estimated lighting energy demand can be attributed to portable lighting, and is not included within SAP. Standard occupancy assumes that the house is heated for nine hours a day during weekdays and 16 hours a day at weekends, with the living room heated to 21 degrees centigrade and the rest of the house at 18 degrees centigrade. 8 http://projects.bre.co.uk/sap2005/
7 6

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Housing associations and local authorities in Wales are required to report to the Welsh Assembly Government against compliance with Welsh Housing Quality Standards (WHQS) that stipulates a minimum SAP rating of 65 for all social housing stock. The Northern Ireland Housing Executive also uses SAP as a metric to assess the performance of the housing stock. The English Housing Survey and Scottish House Condition Survey 9 publish national averages, which can be used as a good reference point. As of the latest surveys, the average SAP for all social housing stock in England was 59 and 63.4 in Scotland. In Scotland, the minimum SAP rating as stipulated by AHIP (Affordable Housing Investment Programme) is 85-90 for new build and SAP 65-70 for modernised housing. A SAP score of less than 54 is also used as the one of the qualifying criteria for the Scottish Governments Energy Assistance Package (EAP). One of the drawbacks of reporting on average SAP scores is that this method does not track thermal discomfort issues, affordable warmth in poorly performing stock or encourage best practice standards. To alleviate this, the percentage of homes above or below certain SAP energy ratings can be used as a performance indicator and linked to other statistics. For example, the percentages of households on income related benefits in homes with SAP less than 35 and greater than 65 in a local authority area is the basis of NI187, the Governments national fuel poverty indicator in England. An alternative approach with both minimum SAP ratings and best practice ratings for new or existing stock undergoing major refurbishment may be considered. 2.3.2 National Home Energy Rating (NHER) The NHER also enables the comparison of the energy efficiency of homes but it takes into account the location of the property and can be tailored to fuel tariffs and occupancy patterns. For instance, a home in Scotland that is identical to one in southern England will have a poorer rating because the lower temperatures would increase energy demand for space heating and result in higher heating costs. Unlike SAP it includes energy used for cooking and appliances when calculating fuel cost ratings or energy use (as well as heating, hot water, ventilation, internal lighting and savings from energy generation technologies). The NHER is therefore more closely related to the actual fuel costs of a property and is thought to be a better indicator of affordable warmth or fuel poverty. NHER ranks the energy costs of the property on a scale of 0 (poor) to 20 (excellent). It can also be used to generate energy use and CO2 emission figures per unit floor area. You can find more information on the National Home Energy Rating 10 website.

2.4

Housing stock databases

Different levels of housing stock energy database

An energy database should ideally contain a unique record for every dwelling in the stock. This should include the type of property, construction (wall type, glazing specification), building services (heating and hot water systems) and performance against chosen indicators (SAP or NHER rating, energy or CO2 emissions per unit floor area). Different organisations will be at different stages of setting up data collation systems and will have varying levels of detail. Some examples are listed below: 1. A database listing all properties and known characteristics (such as heating systems from boiler maintenance records, age of the property from a stock condition report, income profiles of
9 10

communities.gov.uk/housing/housingresearch/housingsurveys/englishhousingsurvey/ scotland.gov.uk/Topics/Statistics/SHCS nher.co.uk/index.php

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tenants from records of benefits received) and an energy rating survey of at least one property of each type. The energy ratings can then be extrapolated for the rest of the housing stock based on the known characteristics. Such a database will have limited accuracy in predicting overall stock performance or identifying upgrade works but may be a good starting point where no systems currently exist. 2. An enhanced version of the database with sample surveys. Most organisations referring to this guide are likely to have some form of dataset already that is used as the basis for reporting and tracking performance against housing quality standards, housing investment programmes, national indicators or other regulatory requirements. It is critical however, that this data is refined over time to improve confidence in the results and to reflect the on-going upgrades and improvements that are implemented. This could happen at key trigger points, such as when the property is visited as part of the cyclical maintenance programme or when the properties are relet, requiring the production of an EPC. 3. A full stock energy database with a comprehensive energy surveys for every dwelling in the stock. More detailed information can be added as and when detailed surveys are conducted (refer to section 2.5 below)

Types of databases Databases can be stand-alone or be linked with other housing information systems such as asset management software. A stand-alone housing stock energy database provides focus and flexibility, can be set up fairly quickly and can be managed by an energy aware person who is responsible for the accurate maintenance of the data. This could be a simple spreadsheet based system or could be a commercially available dedicated energy database. Most commercially available software make data analysis easier by automatically producing stock profiles, modelling improvement options and generating summary reports for status updates or progress reviews. An energy database that links with other housing information systems allows energy related information to interface with a range of other asset related information, for instance stock condition assessments. They therefore allow more sophisticated analysis to take place, such as targeting energy upgrades for properties needing urgent repairs. When a user updates information, the new data should then automatically be available to other users of the system. For example, information on energy efficiency measures installed can be entered into the system by maintenance staff and immediately accessed by staff responsible for the energy strategy. This type of system can also enable lettings staff to check if a particular dwelling will be affordable to heat by a potential tenant, or prompt maintenance staff to include energy efficiency measures at the same time as other work is carried out. The flow chart below shows the typical information flows for an integrated energy database.

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Stock Condition Surveys

Calculation engine

Energy Performance Certificates

3
Other housing databases

1
ENERGY DATABASE

2
Energy Surveys

6
Maintenance database Performance indicators, stock profiles

7
Option appraisal

Funding applications

5
Opportunistic programmes Dedicated energy programmes

8
Integrated energy programmes

INPUTS 1. The energy database can be populated by information from other databases (e.g. maintenance or stock condition surveys). Some specific energy surveys may be required to supplement these sources and to produce EPCs. The energy database can also be updated from the maintenance database as improvements are carried out. Specific energy surveys may be required to fill gaps in the database, to provide a more reliable estimate of non-standard properties or enhance the level of data to produce EPCs. A calculation engine will process information from the energy database and produce energy ratings and other performance indicators. The results are then exported back to the database. Some calculation engines will provide direct links to software to produce EPCs based on data held on the database.

2. 3.

OUTPUTS 4. Information from the energy database can be used to indicate opportunities for energy efficiency improvements to be carried out in conjunction with maintenance programmes. These are flagged on the maintenance database so that maintenance staff can build them into their plans. Details of opportunistic improvements carried out in conjunction with maintenance programmes are fed back into the energy database. The results for each property in the database can be combined to produce average performance indicators and stock energy profiles. These can be used to inform the development and review of the energy efficiency strategy. The energy database and detailed energy surveys can be used to appraise the options for improvement measures. Assessment of the benefits of these measures is likely to be useful to support funding applications or to make the case for re-allocating internal resources. As improvements are carried out, details can be fed back into the energy database. These will feed into the calculation engine, which will update energy ratings, performance indicators and stock energy profiles. Once the most cost effective package of improvements is decided, plans can be made to integrate them with plans for other improvements to the properties or to define dedicated improvement programmes. For further information see Section A - Integrating energy efficiency into broader improvement programmes.

5. 6. 7.

8.

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One key aspect to consider in choosing an appropriate type of database is its ability to integrate with the range of tools and software used to assess performance such as energy rating software packages. Many of the stand-alone or linked commercial databases can interface with other software applications, including: Export of data to stand-alone energy software packages to enable technical staff to assess improvement options and for the production of EPCs. Import of data from assessments of newly built homes carried out for building control purposes. Export/ import of data to/ from handheld computers to facilitate the checking and collection of data during visits to properties. Presentation of data via geographical information systems (GIS).

2.5

Undertaking energy surveys to populate the database

Energy surveys or audits involve the collection and analysis of data on individual dwellings or on the whole housing stock. Where no data on energy performance or dwelling characteristics exists, the decision on level of detail will be determined by the size of stock and resources available. The aim should be to balance level of accuracy with the cost of carrying out the surveys and to ensure that systems are in place to allow detailed surveys to be carried out over time, in order to improve the quality of data. Energy surveys are commonly carried out at the same time as stock condition surveys to minimise costs. These may also be integrated with cyclical maintenance works on an ongoing basis. 2.5.1 Reduced SAP (RdSAP) surveys RdSAP was developed by Government to help deliver EPCs for dwellings when put up for sale or rent. RdSAP enables an assessment to be made on the basis of a site survey, when the complete set of data for a SAP calculation would be difficult and expensive to obtain. Where resources permit, RdSAP surveys should be the standard that your organisation is working towards for all stock energy surveys. The requirement for EPCs when dwellings are re-let means that energy data at RdSAP level will eventually be available for all properties. This may not necessarily require a detailed energy survey for every property and guidance has been produced by CLG on procedures for sampling across properties that are similar, and the use of data held on databases 11 . RdSAP was designed to enable accurate energy ratings to be calculated for most dwelling types based on rapid surveys of existing properties. It includes construction details for the main house and any extensions; dimensions of the floor, perimeter, storey heights; and details of heating systems and controls. Other details that are either time consuming or difficult to collect from a site survey (e.g. window areas, U-values) are defaulted according to the age and construction type. Full details of RdSAP can be found in Appendix S of the SAP 2005 document 12 . Where RdSAP is used to generate EPCs, it is recommended that a system is established to retain the survey data on which the EPC is based as part of an energy database as well as the EPC itself. The certificate includes the potential improvement in energy rating following improvement measures that are automatically generated from the survey data. However this may not always provide enough flexibility for the purposes of defining an improvement programme and furthermore, the improvement measures
11 12

communities.gov.uk/documents/planningandbuilding/pdf/epcsforlandlord.pdf http://projects.bre.co.uk/sap2005/index.html

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recommended by an EPC are subject to stringent cost effectiveness criteria which may preclude certain measures such as solid wall insulation and result in only minimal improvements being recommended. Although EPCs are valid for up to 10 years, landlords may wish to update them after carrying out improvements so that the energy rating and the advice to the householder are still relevant. This strengthens the case for the development of a stock energy database with RdSAP data available for every property. 2.5.2 Beyond RdSAP This involves recording property specific data which is more detailed than that required for EPCs. This may include recording fabric U-values rather than using the default values based on age or construction type, and recording additional details such as location, occupancy and heating regime. This additional information may then be used to diagnose problems such as condensation or other dwelling-specific issues. An example of such a survey would be that required to produce NHER ratings (refer Section 2.3). Additionally, thermal imaging reports for particular property types may help to reveal problem spots (such as cold bridging or ineffective insulation). However, maintaining this level of detail on the whole housing stock may not prove to be cost effective. 2.5.3 Historical datasets Historically, different levels of energy data were defined to help standardise energy assessments. Although RdSAP is now the minimum required for EPCs, it is recognised that some or most of the existing data may be at a lower level of detail, such as Level 0 or Enhanced Level 0 as used by the NHER system; other energy ratings systems use similar levels although terminology may differ. These data levels were defined by the number of questions required to produce a rating. It is possible to carry out a Level 0 or Enhanced Level 0 analysis using information from existing databases (rents, maintenance etc) with little or no need for survey work. These levels are therefore useful for generating average stock-wide energy statistics by using information from a small dataset for a large number of dwellings. However, dwelling level data may not be reliable. New software programmes (such as the NHER Stock Assessor and Auto Assessor) allow RdSAP data to be recorded as well as allowing historical datasets to be imported into the energy database. The historical data can then be gradually updated to RdSAP level as and when surveys are carried out. 2.5.4 The use of sampling Sampling may already be used when carrying out stock condition surveys. Generally, the larger the sample, the more accurate the results will be. Sample surveys can accurately estimate average performance indicators such as energy ratings for the stock and for any sub-division of the stock. Such surveys are not very reliable in estimating relatively rare features in the stock e.g. lofts with no insulation, and also cannot identify the locations of properties that need improvement measures other than those actually surveyed. Unlike stock condition surveys, there is no stratification of a sample 13 which would improve the accuracy of an energy survey. A random sample is better for energy efficiency purposes, so any stratified data collected for other purposes will need to be corrected. Sample surveys can be carried out at any level but are usually conducted using RdSAP or Enhanced Level 0. In the social housing sector the cost of surveyor time is often not significantly greater for RdSAP; however, there are likely to be additional data processing and surveyor training costs, especially

Stratification is the process of grouping together properties into relatively homogeneous subgroups before sampling based on certain characteristics, such as age of a dwelling. Stratified rather than simple random samples are recommended for stock condition surveys as they are most effective in ensuring that concentrated problems in particular types of stock or area are included.

13

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if it is intended that the survey data is subsequently to be used for generating EPCs. Enhanced Level 0 should be adequate for strategic planning purposes. When specifying the details of your stock energy survey, requirements for the contractors to provide the survey data in a format that is compatible with the existing (or planned) stock energy database should be included. 2.5.5 Detailed surveys Detailed energy surveys provide more precise results for the properties concerned, enabling the organisation to take into account important features that will affect the improvement programme. For example, identifying different types of wall construction, or the occurrence of thermal bridging within a dwelling will help assess the cost, potential energy savings and any practicalities related to energy efficiency improvement work. Ideally detailed surveys will precede major refurbishment or energy improvement works.

2.6

Housing Stock profiles

Housing stock profiles represent the energy performance of the stock against a range of parameters that may include SAP ratings, CO2 emissions or energy use. Additionally, stock profiles showing the distribution of the built form, dwelling age and main heating fuel are often produced. They can be used to identify and prioritise dwellings for energy efficiency improvements or those at risk of fuel poverty. They can be tabulated numbers generated manually or automatically from the database, supported by graphical representations. They can then be used to underpin medium- to long-term objectives in the energy strategy, for example, by indicating the number of dwellings that would be improved and to what minimum performance standard (refer Section 4.3.1).
SAP Profile Average SAP = 58
1800 1600 Number of Properties 1400 1200 1000 800 600 400 200 0 0 1 - 10 11-20 21-30 31-40 41-50 51-60 61-70 71-80 81-90 91-100 SAP 4 84 267 8 0 0 G (1 - 20) F (21 - 38) E (39 - 54) D (55 - 68) SAP Band C (69 - 80) B (81 - 91) A (92 -100) 934 782 1574 2078 1382 Number of Properties 2000 1711 1500 916 2500

SAP Profile Average SAP = 58

1000

500 4

324 2 0

Example EPC rating profile: The SAP energy ratings on EPCs are classified into seven bands, A to G, similar to those that are used for energy efficient appliances. Therefore SAP energy rating profiles are now often presented to show the breakdown of stock into these 7 bands.

Example SAP rating profile: This profile shows that the majority of this housing stock has a SAP rating of between 40 and 80, with only about 7 per cent of homes with SAP ratings below 40 and very few with over 80. It is conventional to include an indication of the average value on or above the graph.

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CO2 Profile Average = 6.0 tonnes/year

100

Average SAP by Built Form

2000 1800 Number of Properties 1600 1400 1200 1000 800 600 400 200 0 <2.0 37 1236

1774

90 80 70 60 SAP 57 46 60 47 65

1088

53

56

50 40

446 233 100 2.0 - 3.9 4.0 - 5.9 6.0 - 7.9 8.0 - 9.9 10.0 11.9 12.0 13.9 56 14.0 15.9 40 16.0 17.9 26 >18.0

30 20 10 0 Detached Semidetached End of Terrace Mid Terrace Mid Terrace + Passage Built Form Flats Maisonettes

CO2 - all energy use (tonnes/year)

Example profile of SAP by built form: This profile shows that it is the semi-detached houses and flats that have the worst energy efficiency on average in this housing stock.

Example profile by CO2 emissions: In the case of a CO2 profile a lower figure is better. It is important to indicate whether the CO2 emissions shown are for all energy use or just regulated energy use as included in SAP.

SAP Profiles 2009 and 2015 Average SAP increases from 58 to 66

3000 2500 Number of Properties 2000 1500 1000 500 0 SAP 1 - 10 11-20 21-30 31-40 41-50 SAP 51-60 61-70 71-80 81-90 91-100

Example SAP profile comparing future and present positions: The light blue bars in this profile show the current SAP profile; the dark red bars show the hypothetical profile in 2015 at the end of an improvement programme. Note that, even at the end of the programme, there are still a few properties with SAP ratings below 50. These are likely to be hard to treat homes, which will need special consideration if the energy ratings are to be increased to a reasonable level.

Identifying and prioritising dwellings for energy efficiency improvements In any housing stock the dwellings most in need of energy work are those that are have very low energy ratings i.e. NHER < 4.0 or SAP < 40 and should be prioritised for energy efficiency improvements accordingly. Profiles of combined characteristics, such as age of property, heating system and fuel cost ratings, help illustrate why energy efficiency is good or poor in certain properties. For example, the average energy rating may be low because a large proportion of the stock was built before 1930, and therefore likely to have solid walls. The type of measures to consider in order to improve energy performance should be worked out based on their cost effectiveness (see section A.3). Also, consideration should be given to the timing and sequencing of work where carried out in distinct stages (see section A.2) as this can help define priorities and opportunities for improvements in energy performance.

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For example, properties of non-traditional construction may be subject to repair and maintenance programmes which provide the opportunity to improve insulation levels at the same time. Further information on integrating energy efficiency measures into broader improvement programmes can be found in Annexe A of the Guide. Homes served by community heating systems will have different potential solutions for improving energy efficiency than homes heated by individual boilers. In particular, community heating schemes can use combined heat and power (CHP) which has significant environmental and economic benefits, as well as having the potential to be run on renewable fuels. For further information, see Section C on Integrating community heating and CHP. Identifying properties at risk of fuel poverty It is not easy to identify whether a household is suffering from fuel poverty purely from housing stock profiles. Information will be needed on: - The energy efficiency of the home. Those with poor ratings are likely to be at high risk. The housing stock databases can provide an estimate of the likely fuel costs associated with a dwelling (although note limitations of RdSAP as described earlier) 14 . In assessing fuel poverty, it should be noted that running costs are very sensitive to dwelling floor area, so energy databases that do not contain data on floor areas should not be used for this purpose. Where dwelling-specific energy ratings are not available, older homes or those not connected to the gas network should be identified. Off-gas homes are likely to be more common in rural areas and in these homes, more expensive heating fuels may have to be used. Older homes, primarily those built before the 1950s, are more likely to have solid walls and tenants will normally face significantly higher heating bills in these properties because heat loss is greater than through cavity walls. - The income level of the household. Vulnerable tenants include the elderly, the long-term sick and disabled and families with children. In particular, tenants in receipt of qualifying benefits, such as income support or housing benefit, can be categorised as high risk. Where energy databases are integrated with other housing information systems, benefits data can be used to estimate the risk of fuel poverty. This approach is cheaper but less accurate than collecting data at the individual household level. - How the occupants control their heating system and pay for fuel. This is very tenant specific data that may not be readily available. However, for properties identified as being high risk based on their energy performance, information from tenants regarding their income can be obtained when the tenant is visited by front-line staff. This can be compared to estimated fuel costs for the property (based on energy ratings) to see if the tenant is able to achieve affordable warmth. For properties with low energy ratings, this exercise ought to happen before their tenancy starts. To help prioritise at risk households, a referral system can be set up for front-line staff to identify the symptoms of fuel poverty during visits.

14

Note that SAP fuel cost ratings are based on standard occupancy conditions and only take account of energy use for heating, hot water and fixed internal lighting. For affordable warmth estimates it is necessary to allow for the additional cost of fuel for cooking and appliances. One way of doing this is to use a whole-house calculation procedure such as the National Home Energy Rating (NHER).

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2.7

Outlining data management procedures

Defining data management procedures is critical to ensure that the information used to develop and review your organisations energy strategy is accurate and up-to-date. These should ideally be included within the energy strategy, identifying key resources and delegating responsibilities (please refer to Chapter 7 Monitoring and Reviewing the Strategy).

ACIS Group carried out a full energy survey of the stock in 2003, which established a clear baseline and enabled future monitoring of improvements. In order to maintain high data quality, a 20% resampling of stock takes place annually. The management of all energy-related information is being carried out using the EMH (Environmental Matrix for Housing) software, and data is updated regularly. Data is now widely available on the condition of properties, energy consumption, energy costs, level of fuel poverty and CO2 emissions.

Further reading
Energy Performance Certificates for dwellings in the social and private rented sectors: A guide for Landlords published by CLG, June 2008. Guidance for Energy Performance Certificates for Existing Dwellings in the Social Housing Sector (EPC/05) published by the Directorate for the Built Environment, Scottish Government EPC Guidance for Northern Ireland Stock condition surveys: a guide for registered social landlords (3rd edition, 2006), available from the National Housing Federation publications website Affordable Warmth: an introduction provides an introduction to affordable warmth and fuel poverty, looking at the causes, effects and what can be done to tackle this issue More information on tackling fuel poverty can be fund on the National Energy Action publications webpage and Energy Action Scotland website.

Reducing emissions from social housing: chapter 2 page 13