BRE RdSAP Manual v6.0 Full

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Energy Performance Certificates

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for Existing Dwellings
RdSAP Manual
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Version 6.0 October 2009

BRE RdSAP Manual
Contents
Introduction 1
Example EPC (England & Wales) 12
Survey Methodology & Practice 13
Ageing properties and elements 18
Identifying basic constructions 31
Dwelling details 43
Heating and hot water 79
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Renewables, lighting and miscellaneous 113
Advice and recommendations 119

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Introduction
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Covered in this section:

§ A History lesson
§ What does the EPC contain?
§ RdSAP sensitivity and limitations of use
© Building Research Establishment Ltd 2009

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Introduction
Energy Surveys are about identification and conventions, with which we can achieve
accuracy, consistency and repeatability.
A history lesson
Two parallel strands: (1) energy labelling, (2) climate change and related policies
Strand 1: energy labelling
1972 - 1979
• The oil crises – OPEC etc. – oil price quadrupled
• Early work on low-energy houses, notably at the Open University in Milton
Keynes
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• First dabbling in ‘energy audits’ and ‘energy labels / ratings’ by academics
1986
• Energy World housing exhibition – Scandinavian standards
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• Birth of National Energy Foundation (NEF) out of Milton Keynes Dev Corp
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1990
• Development, by NEF, of the National Home Energy Rating (NHER) 0 - 10
• Emergence of Starpoint energy label « « « « «
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1991
• Development, by BRE for Government, of the Standard Assessment Procedure
(SAP)
o Scale, 1 - 100
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• Concept of ‘Authorised’ providers – FAERO (NES-SAVA, Elmhurst, MVM)

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1995
• SAP calculation compulsory in Building Regulations
• Initial pilots of energy ratings for existing homes, mainly by lenders
2002
• SAP display compulsory in new-build units
Strand 2: climate change and related policies
1992
• The UN ‘Earth Summit’, Rio – sustainable development
1997
• Kyoto protocol obligations (overall 5% reduction in GG emissions)
• UK to reduce GG emissions 12½% from 1990 levels by 2008-12
2003
• Energy White Paper
• Reduce CO2 emissions 60% by 2050, ‘real progress ‘ by 2020

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2006
• EU Energy Performance of Buildings Directive + enabling legislation (published
2002)
o Required an EPC when a building is build, let or sold.
• Part L 2006 comes into force in April
• Code for Sustainable Homes launched in December. The Code is intended as
a single national standard to guide industry in the design and construction of
new sustainable homes (the Code has 9 categories).
o The Code is applicable to England, Wales (which requires
Code level 3 for all new-build dwellings) and Northern Ireland.
Scotland still uses EcoHomes.
2007
• FAERO ceases operation as an industry body which sets standards for the
energy rating of buildings, with CLG now directly taking responsibility for
accrediting organisations and setting the standards to which energy
assessors must comply.
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2008
• A rating against the Code must be provided for all new dwellings from May 1st
(although this may be a ‘nil-rated’ certificate) – social housing schemes are
required to achieve code level 3 as a minimum to be awarded Homes and
Community Agency funding.
2009
• DECC Heat and Energy Saving Strategy
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o Sets out an aim for emissions from existing buildings to be
approaching zero by 2050. highlights include:
§ All homes to have received by 2030 a ‘whole house’
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improvement package
§ Comprehensive information and advice to be made available
to help people make changes to save energy and save money
– including widespread availability of home energy advice by
accredited advisers.
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§ new ways to provide financial support so people can make

more substantial energy saving and renewable energy
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improvements to their homes
The future:
• EPBD re-cast, considering

o dropping of the 1,000m2 threshold for “major refurbishment”
o a requirement for effective control systems and penalties for non-
compliance
o a requirement to draw up national plans and targets for increasing the
number of low/zero energy and carbon buildings.
§ Policies and legislation from UK Government are inline with
these requirements.

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How can all this be achieved?
• National obligations and grants

– CERT, Warmfront, Low Carbon Buildings programme, etc.
• Smart metering
– By 2020 smart meters for gas and electricity to be rolled out to all UK
residential premises.
• Products policy
- e.g. minimum efficiency standards for heating pumps ‘Band C etc…
- European Energy Efficiency Labelling Scheme e.g. A++ rated
refrigeration goods.
- Compulsory phase out of traditional tungsten lamps for CFL and LED.
• Tightening of Building Regulations…

– Includes compulsory Energy Performance Certificate (EPC) for new-
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build (EPBD requirement) by January 2009
• will be issued using full SAP calculations (off plans, not survey)
• National Occupational Standards for ‘On Construction
Domestic Energy Assessors’
– Part L 2010 will come into force in October 2010.
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• Part L1a (new-build dwellings) requires a further 25%
improvement in CO2 emissions.
• Part L1b (existing dwellings)
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– Conservatories under 30m2 to no longer be exempt
– Exemptions on energy efficiency requirements for
historic, temporary, small buildings <50m2 TFA and
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buildings with low energy demands are to be removed

– instead guidance on what constitutes reasonable
provision is provided.
– Insulation standards are defined for swimming pool
basins in existing dwellings.
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– WER – band C windows and doors 1.8 W/m2K are

minimum standard. Other U-values have been
tightened up.
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– The adoption of ‘consequential improvements’ still in

debate.
• New compliance guides compliment Part L 2010 that set
minimum efficiency standards for building services (e.g. A-
rated boilers will become the minimum).
– New-build zero carbon by 2016; refurbishment by 2050.
• Housing Act 2004

– Requires compulsory EPC and improvement recommendations when
an existing home is let or sold (EPBD requirement)
• when let? 1st October 2008
• when sold? via Home Information Pack – despite full HCR
now being voluntary
– Who can provide this?
• Competent persons
• qualified as HIs or DEAs (NOS are set for both)
• BRE-approved software
• Training by various parties (incl. BRE)

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What does the EPC contain?

The EPBD dictates that it must contain performance indicators, benchmarks and
recommendations.
“Energy Efficiency Rating” is the SAP.

– Space and water heating; lighting
– £/m2/yr, standard occupancy, mid-UK location
– ‘SAP 2005’, 1-100, where 100 = energy self-sufficient but can go beyond
“Environmental Impact Rating” is the equivalent but based on carbon, not £.
A full SAP calculation is too complex for mass assessments of existing homes,
because it contains hundreds of input data items. Reduced Data SAP (RdSAP or
RdSAP) was developed for the rating of existing dwellings only, it containing just tens
of input data items plus extensive “inference algorithms” which automatically deduce
the missing data.
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Scheme Operators will be expecting that 90% of EPCs to be within + or – 5 SAP
points and that 100% of EPCs are within + or – 10 SAP points of the rating
determined by the Scheme Operator’s Energy Assessor undertaking quality
monitoring.
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For information: EPCs are valid for up to 10 years*, unless included in a Home
Information Pack (HIP). When a dwelling is first put on the market, the EPC must be
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no older than 3 years. An EPC does not expire as such – it simply is no longer valid
for the purpose for which it is to be used.
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For England & Wales the requirement for different types of EPCs and their current
validity periods are provided in the following table:
Date requirement comes into Validity period of

Strand
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force certificate
EPCs for marketed sale of Phased in between August and Up to three years*
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dwellings December 2007
EPCs for non-marketed October 2008 Up to ten years*

sale or rental of dwellings
EPCs on construction of 6 April 2008 Up to ten years*

dwellings
EPCs for commercial 6 April 2008 for buildings over Up to ten years*
buildings (non-dwellings) 10,000m2; July 2008 for those
over 2500 m2; October for all
others.
DECs for public buildings Must be in place by October One year.
and related 2008. Advisory report is
recommendation reports valid for up to
seven years*
Air conditioning inspection By January 2009 for large units; Up to five years*
reports by January 2011 for others.
* Unless there has been a material change or a more recent certificate/report.

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The fuel prices used within RdSAP software to produce Energy Performance
Certificates are updated twice a year at the end of June and December, so that the
running costs, savings and recommendations provided appropriate guidance to the
reader.
Latest Version of RdSAP
• SAP 2005, revision 2

o SAP 2005 version 9.83, dated
October 2009
o Incorporating Appendix S (RdSAP)
• Download from
http://projects.bre.co.uk/sap2005/
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RdSAP’s sensitivity to input data

The RdSAP result is most sensitive to errors in the following:
1. Heating
– fuel
– appliance
– controls
2. Overall fabric heat loss (Σ A.U)
– inferred from dwelling age, type and size
3. Hot water
– fuel
– system
– cylinder insulation
– controls
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Examples:
Take a typical refurbished (well-insulated) mains gas-heated 1930s 3-bed semi with
a SAP of 79. Now make the following errors (each taken individually):
§ SAP = 36 (down 43) ni

– Record space heating fuel as ‘bulk LPG’, not ‘mains gas’
– OR record wall construction as ‘solid brick’ instead of ‘filled cavity’

§ SAP = 59 (down 20)
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– OR fail to notice cylinder jacket and cylinder thermostat
§ SAP = 67 (down 12)
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Instead, make the following six simple errors all together, in the one house…
– record boiler as very old
– fail to notice any space heating controls
– record space heating fuel as bulk LPG
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– record wall type as solid

– fail to record cylinder jacket
– record water heating as electric immersion
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…and the resulting SAP is 2 (i.e. down 77!) - but it does depend on house age,
because of the changing ratio of space heating to hot water etc.
How is the advice produced?

This is described in depth later in this manual, but essentially it involves yet more
algorithms, and the resulting advice is ranked by simple payback. Surveyors must
understand the basics (see the text on the Energy Performance Certificate itself!),
and must use judgement to suppress the advice which is automatically generated
based on the information the survey has provided when necessary.

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Energy assessment process

Fundamentally, an Energy Performance Certificate must be produced whenever the
law requires one to be produced, either as part of a Home Information Pack or
independently.
In England and Wales, the Government has decided that, for dwellings, the EPC and
accompanying recommendations report (RR) must be produced by accredited
Energy Assessors who will collect data and use approved software to produce them.
For existing dwellings, the approved software will make use of the RdSAP (reduced
data SAP) approach. Similar provisions apply for Northern Ireland and Scotland.
A separate EPC is required for each dwelling. For a marketable sale a dwelling is
required to have an address to provide the Home Information Pack (HIP), however
additional EPCs can be produced for granny flats, converted garages and homes
offices which are separate from the main dwelling (i.e. completely stand alone
buildings with separate heating systems) provided that they are domestic use
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(otherwise RdSAP is not applicable) and part of the marketed sale. From 1st October
2008, all existing dwellings will require an EPC when sold or rented.
All energy certificates should be produced using the relevant calculation tool
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specified in the National Calculation Methodology. This applies for all Energy
Certificates whether on construction, sale or rent, or for public display.
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Information on new-build EPCs for reference (undertaken by on-construction
DEAs only)
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Energy Performance Certificates (EPC) will be required on all newly constructed

dwellings from 6 April 2008 as part of the Building Regulations, regardless of whether
the dwellings will then be sold. This will apply both to 2006 build and pre-2006 build.
Homes being marketed for sale ‘off-plan’ will require a Predicted Energy Assessment
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(PEA) in the HIP when first marketed, to be replaced by a full SAP EPC once the
dwelling is completed.
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From 6 April 2008, all homes built and physically complete on or after this date, will
need to have an EPC provided on construction.
It is the responsibility of the builder to provide an EPC when a home is constructed

and physically completed from 6 April 2008. This will also apply to any change of use
to a new dwelling or if a building is converted into fewer or more units and changes
are made to the heating, hot water provision or air conditioning/ventilation services.
When the home is physically complete, the builder must obtain an EPC for the home,
provide the EPC to the new owner of the home and notify the local authority building
control officers or approved inspectors that this has been done. This must be done
no later than the time specified by the building regulations. Building regulations
include standards for the energy performance of new homes which builders must
adhere to in order to comply with building regulations.
Once building control are satisfied the EPC has been properly produced and
provided to the relevant party, they are able to issue a final completion certificate.
From 6 April 2008, a final completion certificate for a home cannot be issued by
building control unless they are satisfied an EPC has been provided.

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When you finish your building work, Building Control asks you to submit a notice
which includes an energy rating to demonstrate your building complies with the
Building Regulations. By the same date on the notice, you must get an EPC from an
accredited On Construction Energy Assessor, give the EPC to the owner of the
building and quote the reference number (RRN) of the EPC to the building control.
This is what you have to do under the Building Regulations, Approved Inspector
Regulations and the Energy Performance of Buildings Regulations, and Building
Control will not give you a final completion certificate until they are sure that
everything has been done.
For further information please view the following document: Energy Performance
Certificates (EPCs) and New Homes - A Builder’s Guide Improving the energy
efficiency of new homes.
(www.communities.gov.uk/publications/planningandbuilding/epcsbuildersguid
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Assessment methodologies
A number of different methodologies have been developed for different types of
building and building condition. A summary is provided below:
Condition requiring a
Energy Performance Assessment Methodology
Certificate
1. A dwelling on completion Full SAP assessment from architectural plans (to
of construction be undertaken by an on-construction DEA only)
for all new dwellings from 6th April 2008.
2. Building not intended as a SBEM or DSM (see below for details).
dwelling on completion of
construction
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3. A dwelling being sold or RdSAP (unless the unusual nature of the building
rented out indicates that a more accurate assessment could
be obtained using the full SAP methodology).
4. A building catering for It should be treated as a single dwelling as
mixed use (i.e. combining
dwelling and non-dwelling) is
constructed, sold or rented
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described above if the commercial part can be
converted back to residential use and there is
common access i.e. each part does not have a
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out separate access (for example, where within a
house a portion has been separated out as a
workshop, office, or surgery);
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For other scenarios, treat the dwelling and non-

dwelling parts separately using the most
appropriate methodology for each element. For
example, where a building contains both flats and
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offices use SAP or RdSAP for the flat and SBEM

or DSM for the offices.
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5. For all other buildings SBEM or DSM.

being constructed, sold or
rented out
6. When a Display Energy Operational Rating Methodology.
Certificate is required for
public buildings
A Domestic Energy Assessor is only qualified to undertake RdSAP surveys for

existing dwellings and thus provide EPCs for items 3 and 4 above. Additional
training and accreditation is required to use the other assessment
methodologies.

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SBEM - Simplified Building Energy Model

SBEM is a computer program developed by BRE that provides an analysis of a
building's energy consumption. The SBEM tool is designed to cover buildings that
are not dwellings. It has been adopted by government as part of the UK national
methodology for calculation of the energy performance of buildings. It is used to
demonstrate compliance for dwellings with Part L of the Building Regulations 2006
(in England and Wales). For more information visit: www.ncm.bre.co.uk.
DSM - Dynamic Simulation Model

A Dynamic Simulation Model is a software tool that models energy inputs and
outputs for different types of building over time. In certain situations, SBEM, will not
be sophisticated enough to provide an accurate assessment of a building's energy
efficiency. In these cases Government-approved proprietary dynamic simulation
models may be used. Communities and Local Government will provide such an
approval.
Operational Rating Methodology

New software for the calculation of the operational ratings for display energy
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certificates has been developed for the Government.
It is important to note that the services in larger buildings are far more complex than
those in ‘normal’ dwellings, and specialist surveying skills are required in order to
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assess them. The current guidance is that if a Home Inspector or Domestic Energy
Assessor is not trained, qualified and accredited to use SBEM software then any
commission which requires its use must be declined. Further guidance is expected
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as the conventions and systems become clearer.
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Survey methodology
and practice
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§ Survey methodology
§ Measurement standards and rules
§ Requirements for site notes, sketches and
photographs

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Survey methodology
Each inspector/assessor will develop his/her own surveying style and it is prudent to
adopt an approach that suits you. However, a systematic approach, using pre-printed
site notes form and good quality sketches with accurate dimensions should always be
included. Photographs are also essential to ensure the accurate recording of the
relevant features of the property on the day of the inspection/assessment.
To produce an Energy Performance Certificate some 50 data items are required. Most
of these questions are clear cut (yes/no), but the survey conventions must be adhered
to as missing or incorrect information will most likely require another survey or
questioning of the occupant.
If a data item cannot be correctly identified then choose either ‘unknown’ or ‘as built’
(where applicable) and use local and personal knowledge where applicable.
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The energy efficiency recommendations are generated based on the information you
provide, it is therefore very important that any problems which will prevent a specific
energy efficiency improvement from being installed (e.g. rising damp & cavity wall
insulation) are noted too.
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Correct identification is essential, otherwise the recommendations will not be reliable
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and the report will lose credibility.
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Basics first
Safety – Conduct a risk assessment of the property before starting the

inspection/assessment. Review your own safety as you move about the property.
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Expertise – when dealing with items which may be beyond your experience and
expertise think carefully about the following where common errors can arise:
• Geographical locations
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• Property types
• System types
Equipment – ensure you have all the relevant equipment to complete a thorough
inspection/assessment of the property. Ensure you know how to correctly use,
interpret, calibrate and maintain each item of equipment.
This will include:
• Measuring device(s)
• Moisture/damp meter (useful for purposes of Condition report if you are a
Home Inspector)
• Ladder
• Camera
See full list of equipment and requirements in the current version of the Inspection and
Reporting Requirements (IRR) originally produced for Home Inspectors.

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Measuring standards and rules

As an inspector or assessor you are required to take appropriate and accurate
measurements. All measurements must be metric only.
Standards
Firstly some basic definitions:
• Houses/bungalows - Gross External Area (GEA)
• Flats/maisonettes - Gross Internal Area (GIA)
Purpose of measurements
For EPC calculations:
• Energy efficiency (RdSAP) – area.
• Heat loss perimeter – linear.
• Ceiling height – linear (always an internal measurement).
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• Room in roof – linear (always an internal measurement).
From these measurements the heat loss of the dwelling can be estimated
Additional measures may be required for investigation and verification purposes.
What and where to measure:

• Every level – floor by floor.
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• External: outer wall surface (measure to the mid-point of any party wall).
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• Internal: wall to wall – above skirting board.
• Ceiling height – full (weighted average per floor).
• Perimeter – full length (gross).
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Accuracy – all measurements should be to the nearest 0.1m2. However higher

precision is welcome and should be retained (especially for room heights where a
10cm difference for each storey can make quite a different to the volume of the
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building and hence heating requirement – try to record at an accuracy of 2 decimal

places).
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See more detailed guidance within the ‘Dwelling details’ section.

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Requirements for site notes, sketches and

photographs
The Home Inspector or Domestic Energy Assessor is required to conduct the property
inspection or assessment in a thorough and methodical way, recording details and
taking measurement accurately – in order to produce a competent report.
To achieve this it is recommended that the inspector/assessor will use and produce:
• Pre-printed site notes/form
• Annotated site plan
• Layout plans – every level
• Photographs – external & internal
The purpose of taking and retaining photographs is to record the exact features
present in the property on the day of inspection. Sufficient detail must be shown to
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demonstrate the structure, materials, build form, age(s), levels of insulation, and the
heating and hot water types and fuel(s). Colour photographs are required for auditing
purposes and provide important evidence to defend you against any complaints.
A minimum of 8 to 10 colour photographs - 4 or 5 external and 4 or 5 internal should

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be taken and retained. More photographs would be expected for properties with a
range of features, e.g. extensions, complex or varied layouts, room in roof or roof
extension, alternate wall types, heating systems with disparate controls etc. A more
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detailed list of the range of photographs expected can be found in the guidance sheet
on the next page.
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Only valid reasons for not taking relevant photographs:

• No access
• Feature does not exist
• Permission refused (interior only).
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Photographs required for the EPC
External Photographs External or Internal Photographs Internal Photographs

1. Front elevation(s), including roof 1. Reason(s) for suppressing 1. Primary heating system
2. Rear elevation(s), including roof recommendation(s) e.g. evidence of a. Any boiler / heaters / fireplaces
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3. Any feature(s) that help define age dampness b. Any boiler make/model
4. Any extension(s) 2. Any limitation(s) on inspection c. Any radiators/grills/underfloor
5. Any roof extension/alteration(s) 3. Gas / Electricity meter(s) 2. Any secondary heating
6. Detail of ‘rooms in roof’ 4. Detail of glazing type 3. Heating controls
7. Detail of wall structure/bond type 5. Detail of any conservatory separation a. Programmer
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8. Detail of any cavity wall insulation drill b. Any TRVs
holes c. Any room thermostat
9. Any alternative wall type d. Any zone control
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10. Any features that affects the heat loss 4. Evidence of fuel source
perimeter (integral garage/ 5. Hot water heating (if relevant)
passageway) a. Cylinder size
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11. Detail of flues b. Insulation type & thickness
c. Any thermostat
6. Loft insulation (if relevant)
a. Location / thickness / material
7. Low energy lights
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9. Any PV panels
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Each photograph should be labelled to describe: Feature – relevance – location (e.g. Gas boiler – primary heating – kitchen cupboard)
Only valid reasons for not taking relevant photographs:

• No access
• Feature does not exist
• Permission refused (interior only).
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Ageing properties
and elements
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§ Ageing properties and elements
§ Typical features and thermal performance

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Age band
Identify age band separately for:
• main property
• any extension(s)
• rooms in roof (separately for main dwelling and any extension)
Select the age when built - any improvements made after this time which improve the
performance of the property, such as adding cavity wall insulation, should be
specified later in the survey form. If a house has undergone complete refurbishment,
then select the age band when building control approval was granted.
From the 1960s, constructional changes have been caused primarily by amendments
to building regulations for the conservation of fuel and power, which have called for
increasing levels of thermal insulation. The dates in Table S1 in SAP Appendix S are
generally one year after a change in regulations, to allow for completion of dwellings
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approved under the previous regulations. e.g. a house built in 1996 is more than
likely to have received approval under the 1995 regulations and it should be entered
in the earlier age band.
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Where a property or extension could be in either of two consecutive age bands and
you are in doubt, always select the earlier of the two age bands by default.
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Estimating age band
The task of estimating the age of a dwelling is not an easy one. It is therefore
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necessary to approach the task in as systematic manner as possible, and to make

use of as wide a range of information as possible. It should be borne in mind that
dwelling types vary enormously from region to region and from town to town, and
there are quality differences according to the class of residents for whom they were
built. Care must be taken not to confuse the style and materials used in subsequent,
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often extensive, modifications to the original structure.
Some knowledge of the construction methods, typical materials, component designs,

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and design styles popular at different times over the past 100 years or so helps. It
should be remembered however that this is not foolproof (some post-war dwellings
were built to inter-war designs; some element replacements are undertaken in an
older style to preserve the look of a building; unfashionable treatments are
sometimes used for economy or to achieve a particular performance).
The key age bands required for the RdSAP methodology for England and Wales are
as follows:
• Pre 1900
• 1900 - 1929
• 1930 - 1949
• 1950 - 1966
• 1967 - 1975
• 1976 - 1982
• 1983 - 1990
• 1991 - 1995
• 1996 - 2002
• 2003 - 2006
• 2007 onwards.
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(different age bands apply for Northern Ireland and Scotland, please refer to SAP
2005 Appendix S)
Each of these age bands are profiled in turn below, with examples of different age
bands of properties typical to England and Wales.
If the dwelling is a conversion prior to April 2008 (i.e. complete renovation like a barn
conversion), then use the age band for the conversion, not the original build date. If
the conversion is not whole house conversion then the dwelling should be recorded
as per the original age band, but with the individual improvements to insulation or
heating systems recorded separately.
Any conversion undertaken after April 2008 for the purposes for EPC would be
classified as a new dwelling and must require a full SAP assessment by an On-
construction assessor – therefore RdSAP assessment cannot be used.
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Pre-1900
Medieval and other pre-Georgian buildings should be

readily identifiable in most cases, but in town
locations earlier timber framed buildings often lie
behind later brick facades.
Georgian, Regency and early Victorian houses were

characterised by their distinctive classical
proportions. Facades generally lack detailed
ornamentation, often being unified by stucco or paint.
Larger houses tended to have applied classical
orders in the form of columns, pilasters, pediments,
cornices, rusticated lower walls and lintels and
occasionally wrought ironwork.
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Windows and doors were usually spaced singly and
were flat headed or rounded, the windows invariably
being sashes with smallish panes. Roofs were
generally low pitched, sometimes hipped and on the
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main elevation were often hidden behind a parapet.
Lintels were often of rubbed brick on the external 4.5
inches, and wood on the inner 4.5 inches. Window
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and door reveals were sometimes rendered and
painted.
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Internally, the larger houses had servants’ quarters in

a basement and/or in a small attic or non-shared
back addition.
Early houses often used narrow or non-standard

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bricks and before 1870 lacked site concrete and

damp proofing.
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Mid and late Victorian dwellings were characterised

by their more elaborate decorative features.
Facades tended to have more detailed
ornamentation than the equivalent pre 1850
dwellings, the ornament being generally integral with
the structural fabric, typically using contrasting
ornamental brickwork or stonework at the edges of
the façade or to pick out the windows and doors.
Fired clay building components were used (both
unglazed terra-cotta and glazed), as was
reconstructed stone (for example in lintels).
Decorative features often had a mainly
gothic/medieval origin, as with indented cornices;
except in the Queen Anne Revival style where
classical features were introduced as well.
Doors and windows were often arched, typically with

a flat segmental arch. As well as being in bays,
which were generally square or angular, windows
were increasingly combined and although they were
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still sashed, they had fewer panes. Roofs were

steeper and generally visible, often having gables
and attic dormers in the larger houses. Ridge tiles
were often crenellated. The use of cavity walls began
but remained rare throughout the period.
Internally, basements were less frequent; the servant

quarters being confined to larger, often higher and
often shared back additions.
The introduction of stricter building bye-laws gave

more regularity, with walls in the main part being 9
inch minimum and floors being of the suspended
timber type.
During this period, streets of terraced houses were

often given names associated with the Crimean War
– Inkerman Rd., Balaclava Rd., Stanley Rd.,
ng
Victoria St.
During this period, the first social housing created by

the charitable trusts began to appear, followed by
ni
pioneering local authorities, such as London County
Council. Such housing was almost invariably in the
form of four or five storey blocks of flats, with
ai
communal staircases and access galleries. Usually,
construction was of load bearing brick but less
orthodox building elements such as filler joist floors
Tr
and steel on cast iron joists and concrete columns

are often found.
1900 – 1929
E
Edwardian houses and villas were characterised by

their broader, more solid proportions. Facades
BR
tended to be more heavily ornamented than in the

19th century, but the ornament was often applied
rather than integral with the structural fabric.
Timberwork, tile hanging, the use of glazed tiles and
terracotta, albeit found in the 1890s, were more
frequently used, together with roughcast and Art
Nouveau decoration.
Doors and windows were broader, with sashes being

subdivided for ornamental reasons with leaded lights.
Roofs tended to be slightly less steep but
incorporated sometimes even larger gables and more
ornamentation such as timber finials. Clay finials and
elaborately moulded ridge tiles were also used.
Wall tiling up to dado level was often used in the

recess at the front entrance. This was sometimes
extended through into the entrance hall, which
tended to be rather grander than the rest of the
interior. Decorative, often black and white, floor tiles
22
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were also used in the entrance hall. Sometimes

stained glass was used in the front door.
Internally, the dwellings tended to be wider; the

rooms were larger but tended to be fewer in number
with somewhat lower ceilings. With the increasing
use of daily help and the consequent demise of the
servants’ quarters, back additions became smaller or
less segregated, a greater emphasis being placed on
the use of the back rooms and garden.
Nearly all houses had a DPC and often had airbricks

which ventilated the suspended floors, whilst the
occasional use of cavity walls continued.
During this period, streets of terraced houses were

often given names associated with the Boer War –
Kimberley, Ladysmith, Mafeking and so on. etc.
ng
1930-1949
ni
During this inter-war period, styles changed
dramatically. The most common form was semi-
ai
detached pairs; terraces were occasionally used for
the smaller houses, but these rarely comprising of
more than 4-6 houses. This was the period of the
Tr
growth of the large suburban estates (Metroland)

around the major cities, built at low density with
substantial semi-detached dwellings set in private
plots.
E
Non-traditional building was introduced. Local

authorities made quite extensive use of non-
BR
traditional building techniques involving steel frame,

timber frame, in-situ concrete and precast concrete.
Such houses were often brick clad or rendered, and
can prove hard to identify. An unusual wall thickness
(not 9”, 220mm) or the loft inspection can provide
clues to their construction.
After 1930, new local authority housing was virtually

confined to inner city slum clearance schemes,
usually in the form of 5-story walk up gallery access
blocks. These flats were generally of loadbearing
masonry construction but some examples of steel
framed blocks exist in the major cities.
Walls were usually brickwork, or a combination of this

with rough-cast rendering. Windows were often of
the wooden side hung casement type, but were
sometimes of metal. Each opening casement usually
contained several panes of glass, separated by
glazing bars, rather than single panes. Bay windows
23
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were quite common.
Roofs of inter-war period houses tend to be hipped,

rather than gable ended. They were sometimes
covered with slates and sometimes with tiles.
Internally, the original doors were usually panelled;

skirtings and architraves were moulded or bevelled.
1950 - 1966
Properties of this period may sometimes be more

difficult to distinguish from those from the 1930-49
period. Semi-detached pairs remained quite popular
but – in council estates particularly – terraced
housing became fairly common.
ng
Walls were usually brickwork, or a combination of this
with various types of rendering. Occasionally, timber
boarding, tile hanging or concrete panels were used.
Window openings generally became wider than they
ni
were high; panes of glass tended to fill complete
casements and large picture windows, of proportions
hitherto unseen, became popular. Bay windows
ai
were less common than in the earlier periods.
Roofs were usually tiled and rarely slated. Some

Tr
roofs, where flat or low pitched, were covered in

bituminous felt (usually having a green or grey grit
surface). Roofs were usually gable ended, but
occasionally hipped.
E
The immediate post-war period saw a massive

investment in local authority housing which made
considerable use of non-traditional forms of
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construction. Woolaway dwellings were constructed

during the 1950s. Most of these houses are relatively
easy to identify because of their non traditional
cladding and roofs but some brick clad and rendered
types are less easy to identify (see BRE non-
traditional guide for assistance).

24
V6.0
1967 – 1975
Design styles in this period are less well-defined than

in previous periods, and no specific characteristics
stand out. A wide range of semi-detached and
detached dwellings prevails, with roof construction
covering all forms of gabled, hipped and, for a time,
monopitched roofs. Roofs making use of concrete
tiles are of a lower pitch than in earlier periods.
During the immediate post 1964 period a number of

high and low rise blocks of flats were built in a variety
of types of construction – loadbearing brick, steel and
concrete frame, and large concrete panel
construction. Various low-rise systems, some using
timber, some steel and some concrete for the frame
were also used for large numbers of dwellings.
ng
These were clad in a variety of finishes, but brickwork
still predominated.
This period saw the introduction of new materials on

ni
the outside of dwellings, plastic gutters replacing
asbestos cement, to be followed by plastic sidings.
Windows were generally of the side hung casement
ai
type, but occasionally pivots, either vertical or
horizontal, can be found.
Tr
Towards the end of the period plastics became more

widely used in window design, with casements
predominating, although tilt and turn patterns
following continental practice were also introduced.
E
Heating of dwellings began to change radically

following the passing of the Clean Air Act in 1956,
with central heating by fuels other than solid
BR
heralding a reduction in the number of dwellings

having conventional chimneys.
At the beginning of the 1970s the architectural styles

grew from the sixties look. Inserts in the outer
brickwork in the form of vertical or horizontal panels
(of tile hanging, timber, composite sheet) were used
to give a visual connection between largish windows,
and to provide coherence for the building as a whole,
even though it might be a terrace of single family
homes.
Fencing within the site, or on balconies was of wide

timber planks (painted or stained) on metal posts:
together with the wide white painted fascias, these
tended to emphasise the overall ‘look’ of
‘connectiveness’.

25
V6.0
1976 - 1982 and 1983 - 1990
Very difficult to distinguish between adjoining age

bands.
If still fitted with original windows – will likely be wide

wooden frame and strange proportions of glazing.
When the thermal insulation requirements for

external walls were increased in 1975 (the move from
brick-brick to brick-block cavity walls) and window
design tended to change from generous proportions
to the smaller sizes.
Internally, doors are normally flush pattern, and

skirtings and architraves very plain with either a
chamfered or rounded profile. The ceilings are
ng
plasterboard, painted or with an Aertex finish,
sometimes with a coving at the junction of ceiling and
walls in the principal rooms.
ni
Social housing – around 1975
A number of pressures were at work on social

ai
housing during the seventies. The reaction against
high rise living increased the proportion of single
family dwellings in most schemes. Where flats
Tr
continued to be built, these tended to be on a more

human scale: there was also a greater concern for
landscaping immediately around the dwellings and a
tendency to group buildings in an attempt to
reproduce small scale street forms.
E
An increasing disillusion with more extreme forms of

industrialised building led to dwellings looking more
BR
like traditional housing forms even though they might

use system elements such as timber frames. The
growing concern for energy conservation, and its
operation through building regulations, led to smaller
widow sizes and the use of brick and block
construction with cavity insulation.
The rejection of large scale demolition and renewal

and the emphasis on rehabilitation, together with the
parallel growth in housing associations, led to mixed
schemes combining new build with rehabilitation,
which reinforced the general move towards single
family homes. The housing cost yardstick was having
a greater effect in paring down external decoration
and detail.
By the middle of the decade the windows had begun

to get smaller: they tended to be ‘sprinkled’ over the
external brickwork and no attempt was made to
26
V6.0
connect them visually. This meant the individual

dwellings within a block or terrace tended to look
more ‘separate’. The overall effect was of a more
spartan appearance, relieved only by the odd tiled
sloping roofed ‘porch’.
By the beginning of the 1980s attempts were being

made to add some decoration to the basic form from
the mid seventies. Lines of different colour bricks
were used to outline or connect widows and doors,
and simple ‘filligree’ iron work was being used for
fences, balconies, and supports for projecting parts
of the building. Bays and Oriel windows were used to
provide further relief to the external brickwork.
1991 - 1995
ng
Through the 1990s, the trends begun during the
1980s continued. Decoration became ever more
eclectic, allowing different shaped windows, more
ni
grandiose porches, more intricate iron work.
ai
Tr
E
BR
Recent changes to building regulations has meant

the inclusion of several recent age bands:
§ 1996 – 2002
§ 2003 - 2006
§ 2007 onwards
Smaller size – due to planning constraints.

Check any warranties. Ask the occupant!

27
V6.0
Typical features and thermal performance

Pre 1900 typical features
• Detached houses but more terraced houses in mid to late Victorian period
• Suspended timber floor construction
• Solid load bearing brick walls (220mm) U-value 2.1
• No damp proof course
• Un-insulated pitched roof U-value 2.3
1900-1929 typical features

• Principally terraced housing
• Suspended timber floor construction
• Solid load bearing brick walls (220mm) U-value 2.1
• Damp proof course
ng
• Mainly semi-detached houses
• Un-insulated solid concrete floor construction
ni
• Brick : Brick cavity walls becoming more common
– Solid load bearing brick walls (220mm) U-value 2.1
– Brick cavity walls (250mm) U-value 1.6
ai
Tr

• Semi-detached with terracing or high rise common in council housing
• Brick : Brick cavity walls (250mm) U-value 1.6
E

BR

• Semi-detached with terracing more common in council housing
• Brick : Brick cavity walls (250mm) U-value 1.6
• Insulated pitched roof (12mm) U-value 1.5

• Brick : Concrete Block cavity walls (260mm) U-value 1.0

• Brick : Concrete Block insulated cavity walls (270mm) U-value 0.6
28
V6.0

• Semi-detached or terraced predominate

• Semi-detached or terraced predominate
• Solid concrete floor construction insulated (25mm)

• Detached or linked predominate with increase in private flats
ng
2007-0nwards typical features ni

• Detached or linked predominate with increase in private flats
ai
• Brick : Concrete Block insulated cavity walls (300mm or thicker)
U-value < 0.35
Tr
• Insulated pitched roof (250mm+) U-value 0.16 or less.
A number of small changes with successive building regulations can lead to a

E
significant increase in energy efficiency and reduced U-values over time.

BR
Typical Pre-1900 dwelling Typical 2003-2006 dwelling
• Detached houses but more • Detached or linked predominate

terraced houses in mid to late with increase in private flats
Victorian period
• Suspended timber floor • Solid concrete floor construction

construction insulated (75mm)
• Solid load bearing brick walls • Brick : Concrete Block insulated

(220mm) U-value 2.1 cavity walls (300mm) U-value 0.35
• Un-insulated pitched roof • Insulated pitched roof (250mm)

U-value 2.3 U-value 0.16

29
V6.0
External features that can help to age a property:
• Appearance or style of construction

• Number and size of windows and doors
• Construction materials
• Roof coverings
• Chimneys
• Finishes
Internal features can help to age a property or extension:
• The style of kitchen fixtures and fittings

• The style of bathroom fixtures and fittings
• Presence and style of fire places
• Size and detail of skirting boards
ng
Original kitchen and/or bathroom fittings can help confirm or narrow down the age
bands. This may be more relevant for the more modern properties as over time
fixtures and fittings may have been replaced. Beware of reproduction styles.
ni
ai
Tr
E
BR

30
BR
E
Tr
ai
ni
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V6.0
Identifying basic constructions
ng
ni
ai
Tr
§ Traditional construction
§ Non-traditional construction
§ Modern Methods of Construction (MMC)
E
BR

31
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Traditional construction
The majority of houses/bungalows and many low-rise flats in Britain are of brick or
brick and block wall construction, with pitched/sloping timber roofs.
Solid wall construction was common from the 1800s to 1950.

Cavity wall construction was introduced as early as 1900 in some areas but
predominates from 1935 to the present day.
ng
Solid walls: Pre 1850 to 1950. ni
Cavity walls: 1935 to present.
ai
Be aware of different mixes of header and stretcher bonds that require closer
inspection to determine if a cavity is present and if the cavity has been insulated
Tr
retrospectively.
E
BR
Both the above walls are of cavity construction and both show drill holes where the
cavity has been filled with injected insulation.
Additional information on construction types in the ‘Ageing properties and elements’

and ‘Dwelling details’ sections.

32
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Non-standard construction
Definitions and further sources of information
Included here are all constructions other than solid or cavity brick and/or block wall
construction. Essentially they include:
1. ‘Non-traditional Houses’ – systems built between 1918 - 1980:

• Metal framed
• Pre-cast concrete
• In-situ concrete
• Timber framed
Note: Both timber frame and system built are often described as non-traditional
construction but they have different energy performances and are therefore identified
separately in RdSAP.
2. Modern Methods of Construction (MMC) – Dwellings constructed from the mid
ng
1990’s, whose structural parts are wholly or in part manufactured off-site or on-site by
contemporary methods. It includes complete housing systems built in factories
through to new, site-based technologies.
ni
Identifying non-traditional and modern methods of construction
Identifying specific construction types, whether non-traditional or modern methods of
construction, can prove difficult. As such if you encounter a construction type that is
ai
unfamiliar to you then you should seek further advice. BRE have published several
key publications to assist surveyors in identifying construction systems:
• BRE Report 469 Non-traditional houses: identifying non-traditional houses in
Tr
the UK 1918-75 (below left).

• BRE Report BR282 Timber frame housing 1920 -1975: Inspection and
Assessment.
• BRE Report BR113 Steel framed and steel clad houses: Inspection and
Assessment.
E
• BRE CD ROM AP149 Non-traditional housing. A collection of 82 previously

published reports and leaflets on specific types of non-traditional houses.
• BRE Trust FB11 Modern methods of house construction by Keith Ross
BR
(below right).
REMEMBER – know your limitations, if this is not your area of expertise then do not
accept instructions for these types of dwellings without further specialist training.
Refer to the BRE website www.bre.co.uk/training for training courses or contact the
team via email energyassessor@bre.co.uk.

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Designated Defective
A number of specific non-traditional dwelling types have been designated defective
under the 1984 Housing Defects legislation (now part XVI of the Housing Act 1985)
these are listed below.
Non-traditional dwellings - Designated Defective List
• Airey • Schindler
• Ayrshire County Council • Smith
• Blackburn Orlit • Stent
• Boot Beaucrete • Stonecrete
• Boot Pier and Panel • Tarran Temporary Bungalow
• Boswell • Tee Beam
• Cornish Unit Type I • Ulster Cottage
• Cornish Unit Type lI • Underdown
• Dorran • Unitroy
ng
• Dyke • Unity Type I
• Gregory • Unity Type II
• Mac-Girling • Waller
• Myton • Wates
• Newland • Wessex
•
•
•
Orlit Type I
Orlit Type II
Parkinson
ni•
•
•
Whitson-Fairhurst
Winget
Woolaway
ai
• Reema Hollow Panel
Tr
Expect these types of dwellings to be over-clad and show other signs of remedial
works.
E
BR
Cornish Unit Type 2: semi-detached – left half over-clad.

34
V6.0
Types of non-traditional construction
Metal framed
Principally these comprise steel framed (or steel and cast iron based) system built
dwellings. About 140,000 such dwellings have at some time or other been authorised
for construction in the UK, and many different kinds of system have been used. In
addition to the steel systems there were a small number of aluminium framed
dwellings constructed. The majority of metal framed dwellings would have been
constructed for local authorities, with many subsequently passing into private hands.
Few records remain with local authorities as to their location however BRE Report
BR113 ‘Steel framed and steel clad houses: Inspection and Assessment’ includes a
useful list of locations.
Some dwellings date from the interwar period but the majority date from the post
Second World War period. This reflects the need for rapid re-building after the war
and to a certain extent the availability of materials and manufacturing plant no longer
directed to wartime production.
ng
A common feature of many systems is that the finished dwelling was made to look as
close as possible to conventionally built dwellings, with the preferred finishes either
brick, imitation brick or render. Some of these disguises are nearly perfect and it
takes more than a superficial examination to discover that some dwellings are indeed
ni
metal framed. On the other hand, some are immediately obvious as being of un-
conventional design e.g. BISF Houses.
ai
If it is not obvious that the house is metal frame then the roof space is often the
easiest place to confirm the construction type. The gable or flank wall normally
comprises unlined sheathed metal framing, with the separating wall of metal stud
Tr
framing, lined with plasterboard. It may also be possible to see the top of external
wall panels at the eaves from within the roof – where loft insulation does not preclude
access. Sometimes it is possible to identify construction within service cupboards
where linings have not been installed.
E
BR
Type 3 first floor BISF Type 3 first floor Riley
It is important to note that the cavities of metal clad houses should not be filled;
external insulation should be used instead. Where cavities are filled there is an
increased likelihood of corrosion caused by condensation.

35
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Pre-cast concrete
It is reported that around 284,000 dwellings in England have concrete panels as their
predominant wall structure. The earliest being constructed during the 1920s but the
majority being constructed during the 1950s and 1960s
There are essentially two types of pre-cast concrete dwelling system:

• Panel systems
• Pre-cast concrete on concrete framing
Panel systems – These essentially involve producing flat reinforced concrete panel
units in a factory and transporting them to site for assembly. The structural panels
are then stacked on pre-prepared foundations to typically form room or flat sized
boxes. Panels being supplied for use as walls, intermediate floors and roofs. Panels
used as external walls may have the concrete textured or have an external finish
such as brick, tile, paint or sheet material applied to provide an aesthetic finish.
Widely used in high rise developments they were also used for low rise housing. With
low rise developments it was common to use the concrete panels to create a ‘toast
ng
rack’ of separating walls and to use alternative materials for the external walls to the
front and rear of the property. Internally concrete panels were usually wet plastered
but some will have been dry-lined. Note that there are 23 different large panel
systems used in the UK to construct buildings with 4 or more storeys.
ni
Pre-cast concrete on concrete framing – In a large number of cases the external
appearance of the dwelling will immediately indicate that it is a pre-cast concrete
system built house as the frame and panels are left exposed. However a small
ai
number of systems were rendered externally during construction. Typically the
systems comprise a concrete frame with storey height infill panels. The infill panels
comprise pre-cast concrete panels which span either vertically or horizontally
Tr
between the concrete frame. In most cases the infill panels are slotted so that they
engage with the frame. Most systems were two storey and featured pitched roofs, but
there are some three storey Cornish Unit blocks and most Orlit houses had flat roofs.
E
BR
Cornish Unit Type 1 Cornish Unit Type 2
Be aware that different types can look almost identical – note the similarities between
the Cornish Unit Type 1 and Gregory houses.

36
V6.0
Gregory
In-situ concrete
Cast-in-situ concrete was used extensively as an alternative to brickwork during the
inter-war period. A number of different systems of cast-in-situ walling were developed
with the intention of lowering costs by reducing construction time. Subsequent
analysis suggests that they were in fact more expensive to build than using traditional
ng
methods. There are several basic types of cast-in-situ construction:
• Single leaf walls with removable formwork

• Single leaf walls with permanent formwork
•
•
ni
Cavity walls consisting of precast concrete slabs with cast-in-situ concrete
columns
Cavity walls, consisting of precast concrete slabs with a cast-in-situ concrete
core
ai
• Cavity walls with removable formwork
The concrete mixes specified included dense and clinker aggregates largely
Tr
dependent on local sources.
The most prolific system was the Wimpey no-fines system of which some 300,000
dwellings were constructed between the 1940s and 1970s. No-fines concrete is a
E
non-proprietary material used extensively in Britain for the construction of both non-
loadbearing and loadbearing walls in dwellings. No-fines concrete contains no sand
fraction, and often has a single size stone as sole aggregate constituent. This
BR
produces a honeycomb structure in concrete which gives it a higher thermal

insulation (lower U value) than that of dense concrete.
System type Number built Concrete thickness
Wimpey 300,000 8", 10" or 12"

SSHA 25,000 8" - 10"
Unit 4,350 8"
Easiform Type I 2,100 8”
Corolite 700 8"
Foamed slag 200 9"
Lamella 183
Miller temporary bungalow 100 8"
Weir 100 10"
In most cases in-situ concrete house walls were constructed as a single leaf and
internally were wet plaster finished.

37
V6.0
Wimpey no-fines
Timber framed
These are dwellings in which the loads from upper floors and roof are carried by and
transmitted to the foundations by a timber frame. The claddings are generally non-
ng
load bearing and concentrate on providing weather protection and appearance.
There are essentially four types of timber frame construction:
• Balloon frame – two storey height or eaves-height external wall panels, with
studs continuous from ground floor to roof.
•
•
ni
Platform frame – storey-height external wall panels which are erected upon
platforms formed by the ground and upper floor construction.
Post and beam – a structural frame of widely spaced timber posts and
ai
beams. Planked, joisted or panelled floor and roof units span between
beams, and non-load bearing infill panels span between the posts to form
the external wall claddings.
Tr
• Volumetric box – assembled from three dimensional room-sized or storey–

width prefabricated units (see also modern methods of construction)
Between 1920 and 1944 about 8,000 timber frame dwellings were built for the UK
public sector with a further 100,000 built between 1944 and 1975. Numbers
E
increased in the private sector during the1960s and 1970s. However, timber-frame
lost favour in the 1980s to conventional brick and block construction. Since the late
BR
1990s they have made something of a come back.
Systems built prior to the Second World War were mostly timber-clad and are readily
recognisable as being of timber frame construction. By contrast, many post war
systems, particularly those built in the 1960s and 1970s, have brick claddings and
are not easily distinguishable from other types of construction of the period. Even so,
in most cases there are particular features that indicate the existence of timber frame
construction.
The claddings used for timber frame dwellings include brickwork, tile hanging
(horizontal or vertical) and rendering. These may be used singly throughout or more
often across a dwelling. With brick cladding the windows tend to be set back in the
reveals, and there may be small gaps or soft packing beneath the window frames,
under the eaves and at the tops of verges in order to accommodate differential
movement between the cladding and framing.
Internally, external walls are dry-lined, usually with plasterboard nailed directly to the
timber framing. However those built immediately post war were often lined internally
with fibreboard, possibly fixed over timber boarding.

38
V6.0
Scotwood rendered plywood timber frame 1980s rendered block timber frame
As the Domestic Energy Assessor can only carry out a non-invasive inspection of a
property you are likely to be limited in how to identify a timber-frame dwelling.
The roof space is often the easiest place to confirm the construction type. The gable
or flank wall normally comprises unlined sheathed timber stud framing, and the
ng
separating wall is of timber stud framing, lined with plasterboard. It may also be
possible to see the top of external wall panels at the eaves from within the roof –
where loft insulation does not preclude access.
Sometimes it is possible to identify construction within service cupboards where

ni
linings have not been installed. The lining can sometimes be distinguished from dry-
lining to a masonry wall by tapping the lining just above a window: timber frame walls
usually have timber lintels which sound less ‘hollow’ than other types of lintel.
ai
Tr
E
BR

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Modern Methods of Construction

The term ‘modern methods of construction‘ (MMC) covers a broad range of
construction types ranging from complete housing systems built in factories through
to new, site-based technologies. Older terms such as ‘system building’, ‘off-site
construction’, ‘industrialised construction’ and ‘modular construction’ are still used by
many.
A simple classification of modern methods by built form is:

• Volumetric construction
• Panellised systems
• Hybrid construction
• Sub-assemblies and components
• Site based methods of construction
The first four categories are usually manufactured in a factory. The term ‘site based
methods’ covers systems that do not fall neatly into the first four categories.
ng
Volumetric construction
This involves the production of three-dimensional units in a factory. The units are
transported to site where they are stacked onto prepared foundations to form the
ni
dwellings. A typical house is made from four units, whereas flats are usually formed
using two units or with smaller flats a single unit. All of the necessary internal
finishes, services and, potentially, the furnishings can be installed at the factory, with
ai
the complete entity transported to site and assembled. Some external finishes can be
applied in the factory (for example brick slips), but usually some work is required on
site in order to make good between units. To date most volumetric construction has
Tr
been used in the hotel, student and key worker accommodation, healthcare and fast
food sectors, however this method of construction is now being introduced to
housing.
Panellised systems
E
This involves producing flat panel units in a factory and transporting them to site for
assembly. These can be constructed in a variety of materials and constructions
ranging from framed panels in timber or steel, to concrete and composite panels
BR
such as SIPs (structural insulated panels). Panel systems are referred to as ‘open’
or ‘closed’. Open panel systems are framing systems (metal or timber) delivered to
site before insulation, services etc. are fitted. Closed panel systems are more
complex and can have services, windows, doors, internal wall finishes and external
claddings fitted at the factory.
Hybrid construction
This method of construction involves a combination of volumetric and panellised
construction. Typically three dimensional volumetric units are used for the highly
serviced areas such as kitchens and bathrooms with the remainder of the dwelling
constructed with panels. They can include a mix of construction and material types
with steel framed volumetric units and timber-frame panellised elements.

40
V6.0
Sub-assemblies and components

From the point of view MMC, this applies to innovative constructions for floors and
roofs that use engineered products such as timber I beams or lattice joists, which
might be installed on site as prefabricated cassettes. It does not include factory
produced sub-assemblies and components such as door sets, windows, stair strings
etc. which have been used in factory manufactured or traditionally built dwellings for
some time.
ng
ni
ai
Tr
E
BR
Site based methods of construction

This category relates to site-based assembly methods and the use of traditional
components in an innovative way. This includes Tunnelform (cast-in-situ concrete
using heated steel moulds), aircrete planks and thin joint blockwork. Other
innovations include the use of brick slips, insulating formwork and single leaf
masonry.

41
V6.0
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in-situ concrete polystyrene permanent shuttering
ni
ai
Tr
E
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brick slips brick slips

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Dwelling details
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ni
ai
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§ Recording general information about the
property
§ Survey conventions

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Type of assessment and location.

From the 18th October 2009, all domestic EPCs will additionally show the “Type of
Assessment” on page 1. The three possible types are:
• SAP, new dwelling.
• SAP, existing dwelling.
• RdSAP, existing dwelling.
When producing an existing dwellings EPC using approved RdSAP software the last
of these options ‘RdSAP, existing dwelling’ will be automatically included on the EPC.
You must also record the location of the survey (England & Wales or Northern
Ireland) and if the EPC is to be issued in English or Welsh (England & Wales only).
Related party disclosure
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The DEA must declare any relationship with the parties referred to below:
1. No related party.
2. Relative of homeowner or occupier of the property.
3. Residing in the property.
4. Financial interest in the property.
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5. Owner or Director of the organisation dealing with the property transaction.
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6. Employed by the professional dealing with the property transaction.
7. Relative of the professional dealing with the property transaction.
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Transaction type
E
The transaction type indicates the reason why the EPC was initially undertaken. This
is for statistical purposes only and does not affect the calculated results or restrict the
use of the EPC. Select the most appropriate type for an existing dwelling:
BR
Transaction Type Description
1 – marketed sale Properties sold through conventional means. This includes all
EPC commissions from estate agents and similar.
2 – non marketed sale Change of ownership but not through marketed sale. This
includes right-to-buy and the large scale voluntary transfer of
local authority housing stock to a registered social landlord.
Otherwise this option should rarely be used.
Properties owned by local authorities, social landlords that are

3 – rental (social) registered with the Housing Corporation (most are housing
associations, but there are also trusts and co-operatives).
4 – rental (private) Rented properties not owned by organisations at 3.

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5 – not sale or rental Property not being sold and not for rental market. For example,
a house owner might have improved the property and wants to
lodge an improved EPC. An EPC is not required by the
regulations under these circumstances and so lodgements
under this category are expected to be extremely rare. Note that
if the property is a rented one, it should always be transaction
type 3 or 4 irrespective of the circumstances.
6 – new dwelling A dwelling that has not previously been occupied. Mainly newly
construction homes assessed off-plan using SAP. This will also
apply if a building is converted into more or less parts, where
changes are also made to the heating, hot water provision or air
conditioning / ventilation. If a non-domestic property, such as a
barn or warehouse, is converted into a home or homes, this is
classified as a new dwelling. In these circumstances a full SAP
EPC will be required.
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Option 6 is only available for new dwellings using full SAP software.
Terrain type ni
ai
The terrain surrounding the property is used for evaluation of wind turbines. It must
be entered in all cases to enable consideration of a wind turbine as a possible further
improvement measure.
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• Dense urban – dwellings located in city

centres with closely spaced buildings of
four storeys or more.
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BR
• Suburban – dwellings located in low rise areas of

a city with buildings well spaced. Also applies to
towns and villages.
• Rural – dwellings located in open country side

with occasional houses and trees.

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Built form
The built form classifications are self-explanatory and you should select the option
that most closely describes the built form of the property.
A flat of maisonette are treated the same in terms of the EPC assessment, but the
option selected should best fit the description of the marketed sale.
These different features are modelled within the energy calculations so choosing the
wrong classification will estimate the heat loss incorrectly and could also cause
problems with data entry/processing of the Energy Performance Certificate.
Bungalows are generally more expensive to heat as they have a greater amount of
heat loss area per m2 of useful floor space.
ng
Detachment
• Detached.
• Semi-detached.
•
•
Mid-terrace ni
o has two external walls (front and back).
Enclosed mid-terrace
ai
o has an external wall on one side only (typical for back-to-back
terraces).
• End-terrace
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o has three external walls.

• Enclosed end-terrace
o has two adjacent external walls.
E
Terraced dwellings with a passage way is not an explicit option – if a passage way is
present it is actually accounted for within the floor area measurements (the first floor
area will be greater than the ground floor area – the difference is an exposed floor for
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the upper storey, which the program will account for).
Staggered terraces, or link detached, should be recorded as the most appropriate of

the above detachment options with the true exposed wall area being accounted for
within the heat loss perimeter measurement for each storey.
Also note the differentiation between an end-terrace and a semi-detached property.

Whilst these are, on sight, of the same built form, there is a difference in the way in
which the RdSAP software calculates window areas for the two built forms since end-
terrace houses are often built to the same specification as the associated mid-terrace
properties and therefore have either less or no window area on the extra exposed
wall.

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Flats and maisonettes

Additional questions are asked for flats and maisonettes:
Q. Floor level?
i.e. which storey is the flat located on such as second storey flat, or ground floor flat.
A ground floor is recorded as ‘0’.
If the property is a maisonette with a ground floor entrance the rules for
porches/draught lobby’s should be followed.
Basement flats should be entered as per ground floor flats (i.e. recorded as ‘0’, and
the other floors from 1 upwards.).
Q. How many floors in block?
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A count of the total number of floors in the block of flats. The floor level recorded
cannot exceed one less than the total number of floors in the block.
This question is asked because the higher the flat is located the greater the exposure
and heat loss.
Q. Heat loss corridor?

ni
ai
• No corridor
• Heated corridor
•
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Unheated corridor – additionally record the length of the sheltered wall
If the corridor is heated, but the heating system is not part of the flat then it is
disregarded and the wall adjacent to the heated corridor is not included within the
heat loss perimeter (i.e. the option ‘heated corridor’ should be recorded).
E
If a heated corridor is present and the heat is provided by the heating system of the
flat/maisonette (i.e. a radiator fed by that particular flats boiler, or a on-peak room
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heater which the flat occupant pays for) then that area is included within the main
dwellings area with any heat loss perimeters measured and recorded appropriately.
Q. Heat loss floor type?
Floor type needs to be recorded as one of the following:

• Above another dwelling
• Above partially heated space (e.g. shops, workspaces or other non-domestic
premises)
• Above unheated space (e.g. above garage or other space which is not
habited)
• Fully exposed (e.g. above driveway).
• Ground floor.
Where the flat is above more than one type, it is classified according to the largest
floor area concerned.

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Floor perimeter
• For flats & maisonettes always take internal measurements (for obvious
reasons)
• Don’t mix measurements – take measurements all internally or all externally
(the floor area and perimeter of room(s)-in-roof are always measured
internally - irrespective of the dimensions basis for other storeys).
Number of habitable rooms

This is a simple count of the number of habitable rooms in the dwelling and any
extensions:
• Include any living room, sitting room, dining room, bedroom, study and
similar; and also a non-separated conservatory. A kitchen/diner having a
discrete seating area also counts as a habitable room.
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• Excluded from the room count are any rooms used solely as a kitchen, utility
room, bathroom, cloakroom, en-suite accommodation and similar; any
hallway, stairs or landing; and also any room not having a window.
A lounge/dining room where the door was temporarily removed (i.e. architrave and
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hinges still there) is counted as two habitable rooms.
For open plan dwellings count all spaces thermally connected to the main living area
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(e.g. a living/dining room) as one room. For example, a lounge/dining room with the
door permanently removed (hinge holes filled etc…) is 1 habitable room. A
lounge/dining room where the door was temporarily removed (i.e. architrave and
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hinges still there) is two habitable rooms.
For a kitchen to be a kitchen/diner it must have space for a table and 4 chairs.
E
For rooms to be counted as habitable they must have a permanent means of access
within the dwelling i.e. a doorway or stairs (so for rooms within a loft conversion to be
counted a permanent a set of stairs is required, as per building regulations), with
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natural light and means of ventilation.
A heated room is one with a fixed heat emitter within the room.
In addition to the above:

• The number of habitable rooms which have a fixed heater emitter should be
recorded on the survey form (for inadequate heating purposes).
Background information
The habitable rooms questions are important as they are used to define the ‘living
area fraction’ of the dwelling which is calculated internally within RdSAP software.
RdSAP assumes that the living area fraction is heated to 21OC (i.e. living rooms etc.)
and with all other areas being heated to 18OC (i.e. bedrooms). These values are the
demand heating temperatures which RdSAP uses to calculate fuel use and running
costs for the EPC (among other things, such as fabric heat loss).

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Extensions
Extension age band?
• Ask the occupier

• Contact local building control
• Informed estimate based on
style
• If same age, wall and roof type
then record as main dwelling.
Extensions with different insulation standards or different characteristics (e.g. wall or
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roof) from the main dwelling are recorded separately. The extension must also be a
heated and occupied area of the house to be recorded.
Recording the different characteristics will then allow the RdSAP software to assign
the correct U-values and attributes.
ni
If an extension has the same age, construction and insulation as the main dwelling,
then you don’t need to record it separately – treat it as a part of the main dwelling.
ai
Tips
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• Sketch details of the extension on the field sheet and add up areas separately.
• ‘Sun rooms’ should be recorded as extensions.

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• Only two extensions can be recorded. In this case of more than two extensions
the surveyor should add together the floor areas and exposed perimeters of
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extensions (or add extension to dwelling) to reduce to two extensions. They

should be combined according to the most similar age band. The alternative wall
data entry option can be used as appropriate.
• Sometimes it is convenient to divide a house into main and extension for

recording its geometry, for example when part of it is normal 2-storey and part is
single storey with roof rooms above.
Extensions over garages
To process a first storey extension above a garage the extension must be recorded
as being on the lowest occupied level (i.e. ground floor) otherwise the RdSAP
software will return an error. The result may be slightly less accurate as the
extension floor exposed to the unheated garage will be assumed to have a U-value
of a floor exposed to soil as opposed to air (this effect is very, very minimal overall
however). It should be noted on the survey form and site sketches that it is actually a
first storey extension along with the appropriate heat loss perimeters.

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Porches/draught lobby
A draught lobby/porch is an arrangement of two doors that forms an airlock on the
main entrance to the dwelling.
If heated always include (if separated or not)
If external and not heated, disregard.
If internal, not heated and thermally separated, disregard.
Conservatories
ng
A conservatory is a structure with at least three-quarters of its roof and at least
half its external walls glazed.
A conservatory ni
Not a conservatory
ai
Tr
E
BR
The above is commonly referred to as a

‘sun room’.
Q. Conservatory Type?
All conservatories must be recorded whether they are thermally separated from the
main dwelling or not by answering this new question.
Select one of the four possible options:

• No conservatory
• Separated, no fixed heaters
• Separated, fixed heaters
• Not separated.
If a conservatory is thermally separated, the presence of fixed heaters is recorded by

selecting either ‘separated, no fixed heaters’ or ‘separated with fixed heaters’. This
will influence the inclusion of additional text in the final EPC but not any calculations.

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A non-thermally separated conservatory is also included in the calculation by

recording its floor area and perimeter.
Q. Non-separated Conservatory?
Thermal separation between a dwelling and a conservatory means that they are
divided by walls, floors, windows and doors which are of external quality (i.e. same
performance as other exposed elements within the dwelling).
Where no thermal separation is present the floor area, presence of double glazing,
glazed perimeter and conservatory room height must be recorded on the ‘Non-
separated Conservatories’ section of the survey form.
Tips for completing the non-separated conservatory data collection:
• Floor area – should be based on either internal or external dimensions –

consistent with what the inspector has chosen earlier in the survey.
•
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The glazed perimeter for the conservatory should be measured in the same way
as measuring the heat loss perimeter for the main house or extension.
• The conservatory room height is estimated from the equivalent number of storey
heights of the dwelling to the nearest half storey (based on average internal
height within the conservatory). Example of room heights for a conservatory on a
side of a building: ni 2 stories
ai
stories
1.5
1 storey
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Great accuracy is not required as this is a visual estimation of conservatory

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height - but in the above diagram the arrow is in the correct position of the average
storey height (taking into account the ridge/pitch of the roof).
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Swimming pools
Indoor swimming pools cannot be modelled in SAP. However, if the pool is within the
main area of the dwelling, this are should be recorded and treated as a habitable
room. If the pool is located in a conservatory or extension then you record these
parts as per usual. Outdoor swimming pools and swimming pools external to the
thermal envelope of the building are not considered.
Addenda
The DEA must select the following addendum within the RdSAP software so the EPC
produced will clearly state how the swimming pool has been treated:
4. Dwelling has a Swimming pool.

Text included on EPC “The energy assessment for the dwelling does not
include the energy used to heat the swimming pool”.

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Rooms in the roof

Rooms in roof can be either an original feature or a subsequent loft conversion. To
be included within the assessment they must have a permanent fixed staircase such
as one is able to walk downwards facing forward (i.e. stairs, not a ladder).
Different types of room in roof can be found:

1. True room in roof
2. A separate storey with continuous external walls which are less than 1.8m in height
3. Combination of both
True room in roof. These can be of different construction, but they are always built
into a roof. Floor area of a “true room in roof” is normally smaller than floor area of
the storey below. Walls are normally of a different construction than the main walls.
Example: True room in roof – Floor area of a “true room in roof” is normally smaller
than floor area of the storey below.
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Room in roof ni
ai
Ground floor
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E
Typical constructions of true room in roof

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True room in roof is always entered as “Room in roof”.
• The extra heat loss due to dormer windows is disregarded, but the floor area
measurements should take into account any extra floor area provided by the
inclusion of dormers.
• Disregard party walls for the purpose of defining rooms in the roof

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• Remember to record a separate age-band for the room in the roof.

• Always measure internally.
A separate storey with continuous external walls.
A storey which has continuous external walls, but the external walls are not of the full
height (i.e. 2.4 m). Such storeys normally have pitched roof. Floor area of storeys
with continuous external walls is normally the same as the floor area of the storey
below.
Example: Separate storey – external wall or stud wall is 1.8m or more in height.
ng
Height 1.8m or more,
ni treat as separate storey

ai
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Continuous external walls may be quite high (e.g. about 2 m) or very low (e.g. 1 m).
If continuous external walls are low, then most of the storey performs like “room in
roof”.
E
The following “1.8m rule” should be used to decide whether the upper most occupied
level should be entered as a “room in roof” or as a “separate storey”.
BR
Record the storey in question as a ‘room in roof’ if it has external walls or stud walls
of internal height less than 1.8m (this refers to walls toward eaves, not gable ends or
party walls).
Record the storey in question as a ‘separate storey’ if it has external walls or stud
walls of internal height 1.8m or more (this refers to walls toward eaves, not gable
ends or party walls).
Remember to record a separate age-band for the room in roof.
The 1.8m rule is not applicable in the case of a “true room in roof”

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In many cases it is not straight forward to make a decision on how to record a storey
in question. In such cases the following recommendations should be used:
Recommendation 1.
If a flat is solely a type of ‘room in roof’ then it must be recorded as the lowest
occupied level, with the room height being specified as 2.20m and the heat loss
perimeter recorded as it exists. The wall construction will usually be selected as
timber frame, with any significant gable wall or ‘cold’ party wall of a different
construction type recorded using the alternative wall type. This approach is
necessary because the RdSAP software can only process a room in roof when it is
accessed from another storey.
ng
Flat
ni
ai
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Recommendation 2.
Full storey height room built into front or rear part of roof, so that it extends half of the
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dwelling to an additional storey while half of roof space remains as roof space or is
converted into room in roof with sloping ceiling (see photo below).
BR
New flat roof

Original pitched roof
Added storey
Original gable wall
Treat as a separate storey with a room height of 2.20 m.

Record floor areas measured internally.

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Recommendation 3.
Where an upper storey in a dwelling is part a ‘room in roof’ and part a full-height
storey (as shown below), it is better to split the dwelling in to two parts even if they
are the same age and otherwise have the same thermal characteristics.
ng
Main Extension
The floor area of the room in roof is always measured internally and recorded in the
‘room in roof’ sections of the software. ni
The heat loss perimeter of the main dwelling is the perimeter of walls excluding
ai
length of wall between main dwelling and room in roof.
Tr
E
BR
Open to dwelling

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Recommendation 4.
ng
Record the part of the house with the room in roof as the main dwelling with a room
in roof – remember to age both parts.
ni
Record the two storey part of the house as a two storey addition (Extension 1 – same
age as main).
ai
Record the part of dwelling above the garage as a ground floor extension (Extension
2 – with relevant age).
Tr
Ground floor Upper floor

E
BR
Main Extension 2
Disregard Main
Extension 1 Extension 1 (recorded
dwelling garage in Area of
dwelling as ground
Extension 2 room in roof
floor
extension)
Exposed perimeter Exposed perimeter

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Floor area
The floor area for each storey of the dwelling and that of any extension should be
recorded on the survey form.
Horizontal dimensions can be measured either internally or externally. Internal

dimensions are permissible in all cases. In the case of a house or bungalow external
dimensions are usually more convenient, except where access to all sides of the
building is not possible or where there are differing wall thicknesses or other aspects
that would make the dimensional conversion unreliable. When using external
measurements for a dwelling joined onto another dwelling (semi-detached and
terraced houses) the measurement is to the midpoint of the party wall.
Flats and maisonettes are usually measured internally (although it is not a

requirement of the specification that internal measurements are always used). The
floor area heated basements are always measured internally – thus in dwellings with
a basement all measurements must be taken internally.
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When undertaking internal dimensions measure between the inner surfaces of the
external or party walls. Any internal elements (partitions, internal floors, walls, roofs)
are disregarded.
ni
In general, rooms and other spaces, such as built-in cupboards, should be included
in the calculation of floor area where these are directly accessible from the occupied
area of the dwelling. However, unheated spaces clearly divided from the dwelling
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should not be included.
The floor area must not include any:

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(a) Integral or adjoining garage (unheated)

(b) Stores, coal sheds or other unheated spaces
(c) Conservatories which are thermally separated from the main dwelling by an
external door
E
(d) Roof voids, such as lofts accessed through a loft hatch or storage spaces
behind stud-work in rooms in the roof (even though within the insulated
envelope i.e. where the roof insulation is provided at rafter level).
BR
No special treatment should be given in cases where a central heating boiler is

located in an unheated garage (i.e. just because the boiler is located in an unheated
space you wouldn’t therefore count the space as heated despite the garage receiving
some background heat due to the operation of the boiler).
On the survey form, the floor area for rooms in the roof is differentiated from that of
other storeys as the room height and heat loss perimeter are not required for rooms
in the roof.
The floor area is important for providing the client with guide costs for improvements
and savings.

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Heat loss perimeter

• Exposed wall perimeter length for each storey including those adjacent to
unheated corridors, service or lift shafts, conservatories which are thermally
separated from the dwelling, integral or adjoining garages, car ports etc.
• The heat loss perimeter length is used to calculate the wall areas
• It must be measured accurately so that wall areas can be calculated (to
nearest 0.1m or better).
• If surveying a flat or maisonette don’t forget the heat loss corridor questions
• Perimeter lengths adjacent to soil receive no special treatment and are
included within the heat loss perimeter (see ‘basements’ section for more
information)
Note:
When measuring areas and heat loss perimeters include all perturbations (e.g. bay
windows and heated porches) but disregard chimney breasts unless the assessor
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considers them significant (e.g. large inglenook).
Room height ni
The measurement should always be taken internally from floor surface to
ai
ceiling surface. For dwellings with more than one storey the RdSAP software will
automatically add 0.25m per storey (for the intermediate floor), this intermediate floor
area is then used within the RdSAP software to calculate the total heat loss through
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the exposed façade (the room height is multiplied by the heat loss perimeter).
The room height is important for distinguishing between buildings with high and low
ceilings; they have very different external wall areas and total volume for the same
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floor area.
• Treat mezzanine floors as though the intermediate floor continues as per a
normal storey.
BR
• Where the upper rooms extend into the roof space then the wall height is
defined up to the level of the wall plate or the internal angle between the wall
and sloping ceiling/roof
• Measure to the nearest 0.1m or better.
Where both the main dwelling and the extensions have varying ceiling heights you
should record them separately with the correct room heights.
Where there are more than 2 extensions, or

the room heights vary throughout the dwelling
(as shown in the large complex house
pictured) - due to the fact that only 2
extensions can be recorded - a ‘weighted
average’ room height will need to be
calculated. The extensions with the most
similar age bands and construction types being
modelled as one part (use Appendix S as a
guide).

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Most modern dwellings will have a height of 2.40m.

Older properties may have ceiling heights up to 2.90m or as low as 2.30m.
Basements
Include when accessed via a permanent fixed staircase such that one is able to walk
downwards facing forwards and either:
• Basement is heated via fixed heat emitters, or
• Basement is open to the rest of the dwelling.
Measurements are recorded on the survey form as per a normal storey – ensure you
do not mix internal and external measurements.
ng
If the basement is unheated and closed off from the main dwelling, then it must be
disregarded.
Perimeter lengths adjacent to soil (for example in the case of basements) receive no
ni
special treatment and are included within the heat loss perimeter, the wall length
adjacent to any basement next door should be assessed according to whether the
adjacent basement is heated (usual in the case of a basement flat) or unheated.
ai
Houses which are built into a hill side, and have walls adjacent to soil rather than air,
also receive no special treatment and are recorded as if they where fully exposed to
air.
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Garages
E
Garages are disregarded if they are thermally separated from the dwelling and
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unheated. However, you should remember to include any semi-exposed wall length
to unheated garages within the heat loss perimeter of the main dwelling.
If garages are heated then they are included in the assessment.

Consider the construction of the wall area separating the dwelling from an unheated
garage. If a different construction to the main dwelling and of sufficient size, include
as an alternative wall type.
No special treatment should be given in cases where a central heating boiler is

located in an unheated garage (i.e. just because the boiler is located in an unheated
space you wouldn’t therefore count the space as heated despite the garage receiving
some background heat due to the operation of the boiler).

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Roof types
To be recorded separately for the main dwelling and any extensions. In most cases
it is easy to identify the roof type:
• Pitched (slates or tiles) - includes hipped ends and 'lean to' roofs and pitched
roofs where the two slopes are shared between neighbouring properties.
HI/DEAs must also specify whether it was possible to access the loft space
• Mansard or Chalet roofs are also modelled as pitched
• Thatched
• if an equal mixture of pitched and flat roofing is present you could choose to
record an extension as being present to allow this to be modelled
• Small areas of roof coverings (e.g. over a bay window) which differ from the
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main roof type can be disregarded.
Mansard - This is a dual pitched roof, with the steepest pitch (non-vertical walls of at
ni
least 70o pitch) which frequently contains windows at the lower section. If the upper
section of a mansard roof is flat, this is not treated as a separate part of the roof
structure. This is all part of the mansard roof component but when completing the
ai
roof covering, part can be made up of a different material, i.e. felt or metal.
A mansard roof type:

Tr
E
BR
Chalet - This is a pitched roof where the eaves come down to the ceiling height of
ground floor level rooms. It often contains purpose designed rooms in the roof
space.
Flat – if the pitch is 10o or less.

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Thatched roofs – There is a separate entry for thatched roofs that takes into
account the insulating benefits of the thatch. If insulation is present at joist or rafter
level, then this should also be recorded.
A thatched roof:
ng
ni
Dwelling above – this option should be used when there is another property directly
above, such as in the case of a mid-floor flat within a block of flats.
ai
Roof insulation
Tr
Recording the level of roof insulation is very important as it has a significant effect on
energy use. There must be evidence for joist, rafter or flat roof insulation; otherwise
"unknown" should be selected.
E
Pitched roofs
Insulation can be present at either rafter, joists or both. There must be evidence of
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insulation, either measured if the loft space is accessible or documentary if loft space
is inaccessible.
• If accessible, the thickness of joist insulation should be measured. A weighted
average should be taken if the insulation is uneven, or missing in some parts.
• If joist and rafter insulation is present record the joist insulation only.
• Rafter insulation should be included on the survey form
• When inaccessible, or loft is boarded out, insulation should be recorded as
‘unknown’ unless there is documentary evidence.
• For rigid insulation boards & other insulant types, enter as equivalent amount
of mineral wool (see equivalent thickness note below)
Flat roof
Flat roof insulation is often inaccessible and therefore cannot be measured.
• HI/DEA should record insulation as ‘unknown’ unless there is documentary
evidence. The software will assume the thickness of insulation based on the
age band of the property.
• If there is documentary evidence to prove that the flat roof has been replaced
or retro-fitted with insulation, then ‘flat roof insulation’ should be selected.

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Room in roof
Room in roof insulation applies to the vertical timber stud walls, sloping ceiling and
flat part of the ceiling. RdSAP assumes the level of insulation based on the room in
roof age-band, however in some instances, retro fit insulation can be added to the
whole room in roof envelope or in some instances only to the flat part of the ceiling.
In order to take into account the correct insulation levels, the following rules should
apply.
• If the room in roof is an original feature of the property or is a loft conversion,

the age-band of the room in roof should be entered and the insulation
selected as ‘unknown’. The software will assume the level of insulation based
on the age-band of the room in roof.
• When only the flat part of the ceiling is insulated, usually ascertained by way
of a loft hatch, the option ‘flat ceiling only’ should be selected and the
insulation thickness entered.
• If retro fit insulation has been installed on all of the room in roof elements then
the option ‘all elements’ should be selected and the thickness of insulation on
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the flat ceiling specified. If there is no flat ceiling, such as in the case of a
cathedral type roof, ‘not applicable’ should be selected for the flat roof
insulation thickness.
• The insulation thickness for options ‘all elements’ and ‘flat ceiling only’ must
be measured or have supporting documentary evidence that proves insulation
has been installed. ni
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Notes
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A weighted average is calculated as follows:
1. 70% of the loft space has 100mm of mineral wool
2. 30% of the loft space has 50mm of mineral wool

E
= [(percentage of loft area1 * depth of insulation1)+ (percentage of loft area2 * depth

BR
of insulation2)] / 100
= [(70*100)+(30*50)]/100
= 85mm (however only 75mm can be selected in the survey, so round down to this)
The weighted average is quite crude, but a pragmatic approach.
Equivalent thickness
Please see the Energy Saving Trust guide

‘CE71 - Insulation Materials Chart - Thermal Properties and Environmental Ratings’
available from www.energysavingtrust.org.uk

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Insulation in ‘rooms in roof’ and between rafters
Currently RdSAP software assumes the level of insulation installed between rafters
based on the age-band. However the assessor should record the thickness of
insulation where visible as RdSAP software may be updated to allow the actual
thickness to be entered.
Documentary evidence
Acceptable documentary evidence includes certificates, warranties, guarantees and

building regulation submissions. The assessor should be confident that the
installation was installed and that the documentation relates to the actual property
being assessed.
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E
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Wall types
Solid wall (pre 1850 – 1950)
Recognised by the pattern of brickwork: the bricks are

placed both head-on and lengthways (including
Flemish, English, garden wall etc. bond types). The
total thickness of the wall is usually about 225mm.
Cavity wall (1935 – present)
Stretcher bond.
Total thickness about 300mm.
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• Solid wall category assumes a 9" brick
•
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o Single brick should be recorded as a solid wall (i.e. record according
to wall type irrespective of wall thickness)
Stone wall category assumes a 20" to 36" thickness.
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• 3 different types of stone wall can be selected
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o ‘Granite or whinstone’.
Whinstone is common in Scotland it is a quartz-dolerite, which looks
very similar to basalt and is grey or black. Granites are volcanic rocks
as well and can be pink to dark grey or even black.
E
o ‘Sandstone’
Like sand, sandstone may be any color, but the most common colours
are tan, brown, yellow, red, grey and white.
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o ‘Cob wall’
Cob wall consists of a mixture of earth, straw and sand that can be
sculpted similar to that of clay. Due to its sculpting properties, cob
walls can be curved with arches and niches. Unrendered cob walls are
generally an orange/ brown colour.
Timber frame
Disregard the cladding type when recording timber frame dwellings. Timber framed
dwellings can be clad in timber, brick or a variety of other façade material, however
each of these façades has very little effect on the thermal performance – this is why
they are disregarded.
Timber frame can be identified by:

• Looking inside meter boxes
• Looking at the gable whilst in the loft space
• Presence of plasterboard on internal wall (if dabs are present, then it is not a
timber frame wall)

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System build/non-traditional/modern methods

• select ‘system built’, if the structure has a cavity that is filled or unfilled this
can be recorded.
• BRE’s Non-traditional handbook can be consulted.
When faced with a mixture of wall types:
Many dwellings have an extension either added onto the main part, or built at the
same time but of different construction or insulation. In these cases, dimensions and
constructional details of the main part of the dwelling and the extension are recorded
separately, to allow the assignment of different U-values to the original and to the
extension based on the age band and features recorded. Occasionally there may be
two extensions whose details need each to be recorded separately. In addition,
dwellings can have a different construction for some parts of the walls (for example, a
bay window which incorporates a large area timber frame wall in otherwise masonry
ng
construction). These are recorded as a separate constructional element, termed
"alternative wall".
If an alternative wall is present, the area of the alternative wall is recorded

excluding any openings in it and the alternative wall is identified as part of the main
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wall or extension wall, so that it may be subtracted from that wall area prior to the
calculation of wall heat losses.
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If more than two alternative walls are present, assume the majority type.
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Note:
Small areas of alternative wall area (for example 2m2 area next to a meter box) can
be disregarded and just use the main wall type. For an alternative wall to be
modelled it would be of greater area, for example, a whole wall next to a garage.
E
The area entered in the ‘alternative wall area’ box should exclude windows. In other
words, it is just the area of actual wall, you should deduct the area of any windows in
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that wall.
When a wall type does not correspond to the available options the nearest equivalent
type should be used for the assessment and documentary evidence recorded. SAP
Appendix S contains information on U-values assumed.
Addenda
The DEA must ensure that the following addendum is selected in RdSAP software so
the EPC produced will clearly state how a wall type has been dealt with if it does not
match one of the wall options in RdSAP:
1. Wall type does not correspond to options available in RdSAP.

“The dwelling has a type of wall that is not included in the available options.
The nearest equivalent type was used for the assessment.”

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Wall insulation
Record separately for main dwelling and any extensions.
• The internal dry-lining and external cladding options assume that a layer of
insulation has been added to a wall which originally didn't have it, otherwise
‘As built’ should be recorded.
Identifying internal and external insulation
Internal insulation is difficult to identify as it will be covered by plasterboard – internal

insulation will only be applied to the external or heat loss walls, so it should be
possible to see where the insulation (either rigid foam boards or timber/steel
studwork) have been returned against a party wall.
Other giveaways could be the fact that the wall thickness internally is now thicker.
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Obviously anything which is wet plastered is unlikely to be internally insulated, as
plasterboard will always be used.
Internal insulation in a bay window,

comprising 2 rigid insulation boards
which makes the window sill thicker.
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Note junction with wall.
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An example of internal insulation

(mineral wool batts) being applied
between steel C-sections and
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plasterboard being fixed to the steel

studs.
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External insulation is relatively easy to

identify, it will usually be wet rendered,
dry clad (i.e. timber) or more recently
perhaps even have brick slips applied.

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An example of a block of apartments which have been externally insulated (in

Germany but the same principles apply in the UK). Note that the dwelling stands
proud of the other adjoining properties and also has a higher roof due to the
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incorporation of external insulation. External insulation is usually visible at points
around the dwelling (in this case around a soil pipe).
Please visit www.energysavingtrust.org.uk/housingbuildings/ and read the

publication CE184 ‘Solid wall insulation of existing dwellings’ for further guidance
•
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Select ‘filled cavity’ if cavity wall insulation is present (as indicated by
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presence of injection holes in mortar joints, or mineral wool/urethane foam
visible in meter box, air bricks etc…)
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• When cavity wall insulation is not a retro-fit measure – selecting either ‘as
built’ or ‘filled cavity’ will still produce the correct result.
Examples of cavity wall insulation drill holes

E
BR

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Where it can be established that a building element has insulation beyond what
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would normally be assumed for the age band, this can be indicated if adequate
evidence exists. Evidence can be:
• what is observed in the site inspection (e.g. loft insulation, rafter insulation, cavity
wall insulation), and/or
• on the basis of documentary evidence.
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Acceptable documentary evidence includes certificates, warranties, guarantees,
building regulation submissions. The assessor should be confident that the insulation
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was installed and that any documentation relates to the actual property being
assessed.
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Floor types
E
The HI/DEA should try to identify construction of a ground floor during the survey
where possible. The three floor types that can be entered are solid, suspended
timber, and suspended (not timber). If the HI/DEA is unable to establish the floor
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construction then ‘unknown’ should be entered.
• Solid – consists of a concrete slab with a concrete screed finish.

• Suspended timber –consists of timber floor boards supported on timber floor
joists with a ventilated air space below.
• Suspended (not timber) – Any other type of suspended floor with a ventilated
underfloor air space. For example a concrete beam and block floor.
There are several methods that a HI/DEA can apply to identify the floor construction,
one of which is to look under areas of carpet or linoleum, that are not fixed down, to
see if the floor surface is solid concrete or timber floor boards.
A common place where floor coverings are not secured down are in cupboards,
particularly in the case of suspended timber floors where there will be a hatch leading
down to the under floor space. If the floor coverings are fixed down and cannot be
easily lifted, the HI/DEA must not attempt to pull the coverings up.
Suspended timber and concrete floors will also have under floor vents located on the
external walls, just above ground level.

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It is also possible to identify a suspended timber floor by the presence of creaking

floor boards.
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Floor insulation
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To be recorded separately for main dwelling and any extensions.
There are three options that can be entered for ground floor insulation, these being
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unknown, as built and retro-fitted.
• Unknown – in most cases this will be selected.
• As built – confirms that no additional insulation has been added to the original
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floor construction.
• Retro-fitted- allows for situations where insulation is present in a floor, either
added subsequently to its construction, or incorporated in the floor when not
required by building regulations during its construction. Documentary
E
evidence is required.
Retro-fitted floor insulation is usually done by either suspending mineral wool in-
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between floor joists using netting whilst the floor boards are up, or in the case of a
solid concrete floor insulation is commonly laid onto of the existing screed – this
creates a rise in floor height.
Solid floor insulation raises the

floor height – in this picture a
raised area at the bottom of the
stairs makes up the difference
between the new finished floor
level and the first tread of the
original staircase
Often internal doors will also be of

different heights to incorporate the
raised floor level.
When unknown or as built are selected, the insulation levels for the floor are based
on the age band of the property.

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Windows
Information on window area, type of glazing and the proportion that is double glazed
is gathered for the whole dwelling, including any extensions and rooms in the roof,
but not non-separated conservatories, where you should enter the glazed perimeter
separately.
Dormer windows, Velux type windows and glazed roofs in extensions or ‘sun rooms’
are included within the estimation of window area and type.
You need to record the percentage of windows which have multiple glazing. This is a
simple visual estimation, with no need to take measurements.
Window area
"Typical" refers to normal construction for the property type and age band concerned.
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By selecting ‘less than’ or ‘more than typical’ the RdSAP software will adjust the
window area by +/- 25%. Window areas more or less than typical arise when
windows have been added or blocked up subsequent to the dwelling's original
construction.
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After this information has been provided the RdSAP software calculates the window
areas automatically based upon the built form, main age and main/extension total
floor areas.
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Window areas may be measured and entered individually in ‘extreme’ cases when:
• A dwellings window area is more than +/- 25% from the norm (ignoring the
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presence of any conservatory),

• This option can also be used if more than one type of multiple glazing is
present, or
• If the orientation of the windows is massively different from typical
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arrangements (e.g. a house incorporating passive solar features where there

is only a large amount of windows present on the south façade).
BR
However a HI/DEA or Home Inspector will rarely be required to measure

windows individually, in 99% of cases the standard window categories can be
used.

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Some examples of when the window areas should be measured are:
An example of a low energy passive solar house

where the typical areas and orientations of glazing
assumed would be dramatically wrong.
A penthouse flat may also have large window area

and require the assessor to measure the windows.
A ‘black house’ on the Isle of Lewis, Outer

Hebrides, Scotland– no windows whatsoever!
Therefore record as ‘0 m2’ (doors are not counted,
only windows).
This case may also arise when windows have been

added or blocked up subsequent to the dwellings
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original construction, or change of use.
When faced with some of these extreme cases each of the windows and roof
windows should be measured individually for the main dwelling and any extensions
recording:
- area (including frame)

ni
ai
- glazing type (as above)
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Note
E
BR
The above is commonly referred to as a ‘sun room’ – follow the conventions defined
earlier in this manual to determine if it should be classed as an extension or a
conservatory. The HI/DEA will then need to record the correct window area (if the
windows, including the glazed roof, are greater than the ‘much more than average’
category the windows may need to be measured for the dwelling as a whole).

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Multiple glazing type:
The surveyor must record whether any double-glazed or triple glazed window units
are pre 2002, or during or post-2002 (in Scotland the age band is post-2003, in
Northern Ireland it’s post-2006), the presence of secondary glazing can also be
recorded (no age band is required; just tick ‘secondary’ on the survey form).
Temporary glazing products, such as cling film should be disregarded.
If more than one age band of window is present the surveyor should select the type
according to the most prevalent in the dwelling.
Only one glazing type can be recorded, if there is a mixture of triple, double or
secondary glazing is present then the glazing type which makes up the majority
should be recorded.
Some secondary glazing can be removed in the summer. In these cases record
secondary glazing if the panels exist and can be re-fitted in the winter.
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If the surveyor is unsure of the age band then ‘unknown’ can be selected.
Common ways of distinguishing post-2002 are:

ni
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Via the presence of gas fill (normally argon) – look for drill holes.
BR
Via a wide gap >12mm The presence of low-e glass which can be
detected using a laser gauge.

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Label may indicate date or presence of low-e/K glass
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Triple Glazing
Triple glazing should be selected when there are three glass panes within the glazing
unit. If there is a mixture of triple and double glazing, the majority should be entered
or the details of each window entered separately.
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BR
Triple glazing will have two aluminium spacer bars within the glazing unit.
Doors
The area of doors is assumed by RdSAP software to be 1.85 m2. The number of
external doors is calculation based upon the built form:
• Flat/maisonette with heated corridor: 0

• Flat/maisonette with unheated corridor or no corridor: 1
• House/bungalow, enclosed mid-terrace or enclosed end-terrace: 1
• House/bungalow, not enclosed type: 2

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Ventilation
The HI/DEA is required to determine if the dwelling is reliant upon ‘natural’, ‘MEV’
(extract only) or ‘MVHR’ (both supply and extract, with heat recovery) ventilation and
also record the number of open fireplaces which influences the amount of
background heat loss.
Remaining information is assumed based on age, number of habitable rooms, the

built form and construction type etc. (further information can be sourced from Section
S4 in SAP 2005).
Natural ventilation
The following ventilation strategies are classed as ‘natural’:
• Where no other purpose provided ventilation system is present (i.e. the
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occupant can only open and close windows)
• Properties with local extract fans (in kitchens and bathrooms etc.) and trickle
vents located within window frames
• Passive stack ventilation (PSV)
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Further information is provided below, but full descriptions can be sourced for the
freely available Energy Saving Trust publication ‘Energy efficient ventilation in
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dwellings’ (GPG268 / CE124) from www.energysavingtrust.org.uk
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Intermittent extract fans with background ventilators
Local extract fans are installed in ‘wet’

rooms and provide rapid extraction of
moisture and other pollutants. They
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operate intermittently under either

occupant or automatic control.
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The fans can be either mounted in a

A trickle vent built into a window window, ceiling or external wall.
(with cover removed)
When ceiling-mounted, the extract
should be ducted to outside.
Replacement dry air is provided via
background ventilators (e.g. trickle
ventilators) and air leakage. In addition,
as these fans do not run continuously,
the background ventilators should be
sized to provide adequate continuous
An extractor fan – can be whole house ventilation. Providing a gap
manually controlled, switch on at the bottom of the internal doors will
with the lighting circuit, have time allow the free passage of air through the
delay and sometimes humidity property.
sensors.

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Passive stack ventilation
A PSV system comprises vents

located in ‘wet’ rooms, connected via
near-vertical ducts to ridge or other
roof terminals. Warm, moist air is
drawn up the ducts by a combination
of the stack effect and wind effect.
Replacement dry air is drawn into
the property via background
ventilators (e.g. trickle ventilators)
located in the habitable rooms, and
by air leakage. Providing a gap at
the bottom of the internal doors will
allow the free passage of air through
the property.
A passive stack vent:
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ni
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Air bricks may be present in naturally ventilation dwellings to provide a source of

fresh air for combustion appliances.
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BR

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Mechanical Extract Ventilation (MEV)
A mechanical extract ventilation (MEV) system continually extracts air from ‘wet’
rooms. It usually consists of a central ventilation unit positioned in a cupboard or loft
space ducted throughout the dwelling to extract air from the wet rooms. (Other
configurations do exist, including the use of continuously running individual room
fans, although with the latter, care must be taken to minimise the effects of wind
pressure on the flow.)
An MEV system (pictured right):
ng
ni
ai
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The system is typically dual speed, providing low-speed continuous ‘trickle’

ventilation, and high-speed ‘boost’ flow. Replacement dry air is drawn into the
property via background ventilators (e.g. trickle ventilators) located in the habitable
rooms, and by air leakage. Providing a gap at the bottom of the internal doors will
E
allow the free passage of air through the property.
If a ‘Positive input ventilation’ system is encountered the assessor should record it as

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MEV.

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Whole House Mechanical Ventilation with Heat Recovery (MVHR)
A whole house mechanical ventilation (MVHR) system usually combines supply and
extract ventilation in one system. Systems considered here incorporate a heat
exchanger.
Typically, warm, moist air is extracted from ‘wet’ rooms via a system of ducting and is
passed through a heat exchanger before being exhausted to outside. Fresh
incoming air is preheated via the exchanger and ducted to the living room and other
habitable rooms.
An MVHR system (pictured right) – note the 4 vents on the top – every MVHR
system has these. Washable filter is also shown:
ng
ni
ai
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These systems can be effective at meeting part of the heating load in energy efficient
E
dwellings, and helping to adequately distribute the heat. The system is typically dual
speed, providing low-speed continuous ‘trickle’ ventilation, and high-speed ‘boost’
extract flow.
BR
These systems can provide the ideal ventilation system, delivering the required
ventilation rate almost independently of the weather conditions. However, the energy
saving benefits are only realised for airtight properties (i.e. new-build dwelling or low-
energy properties) when almost all ventilation air passes through the heat exchanger.

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Number of open fireplaces
The count of open fireplaces is used to calculate ventilation heat losses due to their
presence, this question does not relate to the heating system present.
The definition of an open fireplace is one with either an open chimney or a flue duct
of 200mm or wider in diameter. All fireplaces which meet this definition should be
included in the count.
The following are not counted as open fireplaces:
• Any open flue which is less than 200mm diameter

• A permanently blocked fireplace, even if fitted with an air brick.
• Any heating appliance with controlled flow of air supply. i.e. closing doors.
• A flexible gas flue liner sealed into the chimney (because diameter is less
than 200mm)
• A chimney fitted with a damper enabling the flue to be mechanically closed
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when not in use.
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ai
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A fireplace with an open A fireplace with a heating Permanently sealed

fire, or fire in grate, would appliance which chimney should not be
E
qualify as an open incorporates a closing counted as an open

fireplace. door is not included in the fireplace.
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count of open fireplaces.
Any temporary blocking of flues e.g. cardboard, newspaper bungs or similar should
be disregarded as they are not a permanent means of controlling ventilation.

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Heating and hot water
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§ Heating system classification
§ Fuel choice
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§ Heating controls
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§ Water heating

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Heating and hot water

• Most time consuming section!
• RdSAP allows different main and secondary space heating systems to be
specified.
• Boilers are the most troublesome to accurately identify as you need the fuel
type, age and features as a bare minimum.
• Heating controls must also be recorded.
• Only one type of water heating system can be selected.
Each of the above items must match a category on the RdSAP heating list.
Categorizing the heating system

In some cases it may not be immediately clear which of two systems present should
be classified as the main system and which as the secondary. In these cases the
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system which is cheapest to use should be taken as the primary, and if there is still
doubt, i.e. if they are both equally cheap to use, select the system that heats the
living room.
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The other system can still be input as a secondary system but it needs to be input as
a room heater. A room heater system should be chosen so that its efficiency closely
reflects (but does not exceed) that of the actual system (as defined by the heating
tables in the full version of SAP). The chosen room heater should also use the same
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fuel/tariff as the actual system.
If two types of secondary heater are present, that which heats the greater number of
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rooms should be specified as the secondary system (and the other secondary
heaters disregarded). If that condition does not resolve the choice, the system which
is the cheapest to use should be specified.
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The decision to include a secondary heating system should be based on the

characteristics of the dwelling and the systems installed and not on the
heating practices of the occupying household.
BR
To summarise:
The main heating system The secondary heating system
• Heats a large proportion of the • Is always based on room heaters

dwelling • Is based on the characteristics of the
• Is not usually based on individual dwelling, not the occupancy habits
room heaters • Direct acting electric heaters are
• Often provides hot water as well as assumed as the secondary heating
space heating system unless you specify the
• Is generally the cheapest to run presence of fixed room heaters.
For situations where there is no fixed heating in a property, the option ‘no space
heating system’ should be entered. The software will assume on-peak portable
electric room heaters as the main system when this is selected.
If a permanently fixed room heater is present it should be included as secondary

heating regardless of whether “central heating” heats all rooms.

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If more than one secondary heater:
(a) select the device that heats greatest number of habitable rooms;
(b) if that does not resolve it, select the device using the cheapest fuel;
(c) if that does not resolve it, select the device with the lowest efficiency.
Electric focal point fires are included even if not wired by a fixed spur.
Select "None" if no form of fixed secondary heating system is present.
Note:
If no heating system is present, as of SAP2005 v9.82 there is now an option to select

‘no heating system’ (Code 699). In these cases portable electric heater with no
controls are assumed.
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Note:
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If a property being surveyed uses two boilers to provide the heating, which use the
same fuel and have similar efficiency (based on their features such as flue type
etc…), you should firstly select the boiler which heats the majority of the dwelling. If
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they heat equal proportions of the dwelling it would be best to model them as 1
boiler, but using the least efficient one of the two.
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BR

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Electricity tariffs
• ‘Single’, ‘Dual’ or ‘Unknown’ (dual 24-hour can also be selected, but only
when undertaking EPC for Scotland)
• Generally easy to identify a dual rate meter – ‘Low’ & ‘high’ or by the
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presence of storage heating
• Special tariffs e.g. heat pump or white meter should simply be recorded as
‘dual’
• Pre-paid meters are not differentiated within the survey (but can be important
for giving energy advice)
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Fuel type
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Mains gas pretty easy to spot, but…

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BR
Oil tank Underground LPG Cylinder Bottled Gas

LPG cylinder
Be sure that you don’t miss the presence of LPG or oil which are especially
common in rural situations. It is VERY important that the correct type of fuel is
recorded as the impact on the SAP rating is enormous.

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Anthracite nuts or grains.

Can be used in stoves and boilers and will be found in smoke control areas. It
can be found in a number of sized “nuts” and “grains”. The “grains” are used in
auto feed boilers.
House coal can be used in stoves and fires but won’t be used in smoke
control areas.
Manufactured smokeless fuels e.g. Coalite

Can be used in stoves/ fires and some boilers - will be used in
smoke control areas. Smokeless fuel will be reformed in a variety of
sizes. It will probably only be found in a smoke control zone
because it is more expensive than coal.
Wood, wood-chip, pellets, logs or coppice

Look for evidence of use of wood. Piles in the garden/shed/garage. This fuel
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could be in the form of wood-chip, reformed pellets, logs or coppice.
SAP Table 12b provides indicative list of which fuels are used with which appliances.
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If a heating appliance can only burn on fuel, then record that fuel (includes exempted
appliances burning wood in smoke control areas). Otherwise:
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• In a smoke control area:
o Open fire, select ‘smokeless’
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o Closed heater, select ‘anthracite’
• Not in a smoke control area:

o Open fire, select ‘dual fuel’
o Closed heater, select ‘wood logs’ if capable otherwise ‘anthracite’.
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Is mains gas available?
‘Available’ means that a mains gas supply is available within the property (e.g. a
mains gas meter or mains gas appliance is present).
A closed-off gas pipe alone does not count.

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Boilers
You should record the brand name, model and model number in addition to its
generic type (and associated code).
For example:
Regular, wall mounted, non-condensing gas boiler, fan assisted flue, automatic ignition, post-98
Potteron
Profile
100e
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101 Non-condensing post-98 regular gas boiler
1 Mains Gas
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The preferred source of boiler efficiency is the government's Boiler Efficiency
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Database, which contains boiler efficiency figures intended for use in SAP.
Note:
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• You should attempt to enter gas, LPG or oil room heaters with a back
boiler via the boiler efficiency database
• You cannot enter solid fuel boilers via the boiler efficiency database
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1. The government’s boiler efficiency database

BR
Can be accessed via www.boilers.org.uk, with this database also being integrated
directly by the RdSAP software:
• Incorrect boiler identification could make a very big difference to the accuracy
of your rating (up to 10 SAP points) – so don’t guess or select a close
approximation!
• Most other (old/obsolete) boilers have estimated values from SAP Table 4b.
• Boiler ID may sometimes be located on the top of the boiler

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BOILER DATABASE TIP
Can’t find a particular boiler – try some of these....
Ideal boilers - Caradon Plumbing Ltd (also known as Caradon Ideal ltd)
Potterton Myson Ltd has several names under which it originally traded before being
taken over by Baxi Heating Ltd e.g. Potterton International Ltd, Potterton Myson
Heating, Myson Combustion Products Ltd
Bosch – can be found under Worcester Heat Systems
Burco Dean Appliances Limited can be found under Maxol

Centurion boilers can be found under Boulter Boilers Ltd
Claudio boilers can be found under Vokera Ltd
Wickes combi boilers can be found under Halstead Boilers Ltd
Saunier Duval boilers can be found under Hepworth Heating Ltd
Trisave boilers can be found under Crosslee plc
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Or use The blue book of boilers: Energy Efficiency Hotline on 0845 727 7200.
2. Generic boiler type ni

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For a boiler you must record the following information on the survey form:
• Fuel
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• Date of manufacture
• Flue type
• Non-condensing or condensing
• Regular or combi
• Automatic ignition or permanent pilot light
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• Floor, wall or back boiler

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Above all you must match a generic boiler category on the RdSAP heating list.

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Identifying boilers
Combi boiler
• More pipes entering the boiler (5 or

6 instead of 3)
• The boiler firing when the hot water
is turned on
• No hot water cylinder
• A pressure gauge
• Heating and hot water controls on
the front panel
ng
Condensing boiler (either regular or combi)
Must have both of the following features present:
ni
ai
Tr
E
Fanned flue – pluming will be visible in Plastic condensate pipe to main drain
cold weather (usually white as above)
BR
Boiler age?

86
V6.0
The date refers to the year of manufacture of the boiler. If this is uncertain the
older category should be used.
• Styling clues
• Pilot light not very common post-98.
• Manufacturers label
• Presence of Energy Efficiency Recommended logo (generally indicates post-
98)
• Ask the occupant
Notes:
Boilers 1998 or later

If the ignition type is not known, a boiler with a fan-assisted flue may be assumed to
have automatic ignition, and one with an open flue to have a permanent pilot light. A
piezo electric switch will be required on any boiler which has a permanent pilot light
in case it needs re-lighting.
ng
Heat emitters
If both under floor and radiators are present, then enter radiators.
Boiler missing or not working ni

If boiler/heating system is present but not working (or condemned) it should still be
ai
entered as the main heating system.
If boiler is not present – enter ‘no heating system’.

Tr
Micro-CHP
This type of heating system is not yet modelled in RdSAP – if a Micro-CHP system is
installed it should be recorded as a condensing boiler.
E
BR
Addenda
the EPC produced will clearly state how the Micro-CHP unit has been modelled:
5. Dwelling has micro-CHP.

“The dwelling has a micro-chip system. This is outside the scope of the
assessment methodology and a condensing boiler was used for the
assessment.”

87
V6.0
Flues and chimneys

Applies to boilers and warm-air systems. For fires and room heaters use normal flue
type indicated in their description (see Table 4a of SAP or heating system code list)
Balanced Fan assisted Fan assisted Pre-fabricated Ridge flue

flue flue flue open flue
ng
(A form of open
(either lining the flue)
chimney or on
outside wall)
ni
Conventional brick-built chimney - combustion products rise through convection
and are also drawn up by wind passing the top of the chimney, creating an up
draught. These are built in to the original design of the house. - Class 1 Flue
ai
Pre-cast concrete flue - common in newer homes, these are built into the original
walls - without increasing their thickness. - Class 2 Flue
Tr
Prefabricated flue - usually a later addition, this is a twin-skinned flue (made from
stainless steel) which is attached to the inside of a wall and led away either through
the roof or through an outside wall. These are sometimes boarded over to imitate a
E
chimney breast - Class 2 Flue if less than 152 mm
Balanced flues are always found on an outside wall - giving the shortest and safest
BR
route to disperse the products of combustion.
Note:
The term ‘room-sealed’ means it is not an open flue. Open flues are like chimneys in
many respects – they draw air from within the house (hence requiring an air brick in
the room in which they are present) and have quite large diameters. They are not
fanned. The terms ‘room-sealed’, ‘fan assisted’ and ‘balanced’ all imply that a flue
type is not ‘open’.

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Combined Primary Storage Units (CPSU)
• Contains a >70litre
hot water store
within the boiler
casing which feeds
both space heating
and hot water
• The thermal store
is heated directly
• Floor standing
• Larger casing
• Gas or electric
Gas CPSU (note flue, Electric CPSU (no flue)
ng
which can be balanced or
open flue)
Three criteria must be fulfilled for a boiler to qualify as a CPSU. These are as follows:
•
•
ni
The store and boiler must be in the same casing.
The store must have a capacity of at least 70 litres (if the store is less than
ai
this it should be treated as a storage combi).
• The space heating circuit feed must be taken directly from the store (while in
the case of a storage combi, the store does not feed the space heating
Tr
circuit).
E
BR

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Back boilers
• Can be either closed or open, solid or gas

• Check for water pipes around the
appliance
• There will be evidence of a heat
distribution system but no obvious signs of
a standalone boiler
• Note the brand name, model and model
number – it could be in the boiler
efficiency database
• Where the back boiler provides hot water
only – enter as secondary heating
• If the back boiler is fuelled by gas – select
back boiler as the primary heating system
type and record the gas fire in-front of the
ng
back boiler as the secondary heating
system
• For oil and solid fuel back boilers – record
these as the primary heating system as
ni
appropriate, but do not record the fireplace
in-front of the unit as a secondary heating
system (however if there is another
ai
secondary heating system elsewhere do
record it)
Tr
There will be evidence of a heat distribution system but no obvious signs of a

standalone boiler.
If fuelled by gas, it may be possible to enter via the boiler efficiency database etc...
E
(i.e. same procedure as with boilers) – solid fuel boilers must be entered according to
their generic type. Record the brand name, model and ID.
BR
Good practice for recording a solid fuel heating system would be:
“Inset rectangular grate open fire with back boiler to rads”
HETAS has lots of useful information and efficiencies of some appliance types.
Note
If modelling a room heater with a back boiler, you will also need to consider if you
need to model the fireplace in front of the fire as a secondary heating system. The
following rule applies:
1. If a boiler is selected and the fuel is gas (heating code 109 or 119), then the room
heater in front of the fire should be recorded separately as secondary heating.
2. If a boiler is selected and the fuel is not gas, then no form of secondary heating
needs to be recorded as secondary.

90
V6.0
3. If fire (any fuel) with boiler is selected (this means the boiler does DHW only, not
radiators), then the fireplace does not need to be recorded as secondary.
The rules for selecting secondary heating systems still apply, so there is another form
of secondary heating that heats a greater number of habitable rooms then that
should be recorded instead.
Stand-alone boilers
Solid fuel
• Run on anthracite nuts or grains only
ng
• Open flue or chimney
• Supply heat and hot water (vented)
• Manual (or batch) feed boilers require regular
refuelling approximately every 10hrs
•
ni
Auto feed (or gravity) boilers include a hopper on
the top of the boiler – these can supply heat for
up to 36hrs without refuelling or de-ashing
ai
• Forced draught fan is sometimes used to boost
heat output
Tr
These can provide full central heating for most dwellings and are available in a wide
range of outputs and sizes. Batch fed units will provide domestic hot water and
E
sufficient heat for a three to four bedroom house. Gravity fed boilers (which have a
large hopper over the fire box) will operate for up to 36 hours at minimum output and
for 10 hours on full burn rate without refuelling or de-ashing. All of them burn small
BR
anthracite nuts or grains which are feed into the fire as necessary. Combustion is
assisted by a built-in thermostatically controlled fan, which helps adjust output to
demand.
Gravity-fed units have a high turn down (around 10:1), which means that they can
kindle at low combustion rates, compared with other solid fuel appliances. There is
still some background heat given off when the boiler is turned down to minimum,
helping to prevent condensation within the dwelling.

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V6.0
Wood chip and pellet
Modelled using the same systems as solid fuel boiler, but record the fuel type as
wood chips or pellets.
• Run on wood chip or pellets only

• Open flue or chimney
• Supply heat and hot water (vented)
• Always auto-feed via a hopper
• Forced draught fan is sometimes used to boost
heat output
Please read EST’s Energy Efficiency Best Practice in
ng
Housing guide: Domestic heating by solid fuel: boiler
systems (CE47) available from
www.energysavingtrust.org.uk
ni
ai
Electric direct acting boilers
Tr
• Compact size
• No flue or fuel storage required
• Only two pipes – feed pipe is located
E
on the top, return on the bottom

• Used in similar arrangement as a
BR
normal boiler
e.g. Heatrae Sadia Electroheat Range, Trianco Aztec Electric Boilers or Redring
dualheat.

92
V6.0
Electric storage boilers
• Wet and dry core varieties

• Provide heating and hot water
• Economy 7 tariff (if run on on-peak then it’s a
direct acting electric boiler)
• Controlled by room thermostat and TRVs only
• GEC ‘nightstor’ is a dry core off-peak boiler
• Extremely rare!
During all off-peak periods, the boiler automatically engages recharge mode. Some
or all of the upper heaters (according to boiler specification) are turned on as is the
ng
lower heater if present. Additionally, the primary pump is operated from time to time
during recharge; this cycles water through the boiler to ensure that it is all thoroughly
recharged. The heaters turn off automatically when the whole boiler reaches the full
recharge temperature.
ni
If further heat is used during the off-peak period, the heaters will come on again as
necessary to maintain full charge. On some models, the recharge temperature is
near boiling point, and will be higher than the boost temperature.
ai
Tr
E
BR

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V6.0
Range cookers
Range cookers are flued cooking appliances predominantly constructed of cast iron
designed to provide some heat from their case into the space in which they are
located.
• Can be run on gas, oil or solid fuels

• Normally open flued (sometimes also
includes a balanced flue if an internal
boiler is present)
• Ranges, such as AGAs, which supply
hot water only are sometimes
interconnected into a gravity fed hot
water supply to supplement a boiler or
other heat source
• Twin burner models contain an integral
ng
boiler fuelled by mains gas, LPG or oil
which supply central heating to the
dwelling - these should be modelled
according to the same procedure as a
•
ni
boiler (i.e. preferably via the boiler
efficiency database)
Single burner models should be entered
ai
as a generic system, with the hot water
being supplied from an on-peak electric
immersion
Tr
Do not include in RdSAP calculations if the range only serves as a cooker!

E
Range cooker with boiler for space heating

BR
This type provides an independent water heating function for space heating in
addition to the cooking function. There are two design variations:
• Twin burner range cooker/boiler – an appliance with two independently

controlled burners, one for the cooking function, one for the water heating
function for space heating
For the twin burner type, the efficiency can be can be from the boiler
efficiency database, manufacturer's declaration or the generic efficiency if it
cannot be found
• Single burner range cooker/boiler – an appliance with a single burner that

provides a cooking function and a water heating function for space heating
For the single burner type, a generic type and efficiency should be used.
Hot water supply is sometimes mated with a special ‘twin coil’ hot water cylinder to
make use of the hot water feed – the twin coil cylinder will include an immersion

94
V6.0
heater which is used when the range is not running – for single burner ranges
(without an integral space heating boiler), the hot water should be recorded as
an electric immersion heater.
Note:
An AGA does not supply central heating output, but a Rayburn can – for
example their heatranger models.
Addenda
the EPC produced will clearly state how why a dwelling specified with a closed room
heater for water heating as opposed to a range cooker:
2. Closed room heater specified for water heating instead of a range cooker.
ng
“The water heating in this property is from a range cooker. A closed room
heater using the same fuel, which gives similar ratings, was used for the
assessment.
ni
ai
Tr
E
BR

95
V6.0
Warm air
Gas & oil
• Gas/oil is burned to heat up hot water in a

heat exchanger
• Air is drawn over this by a fan and ducted into
each room (ducted or stub-ducted)
• Usually includes a built in hot water circulator
which feeds an external cylinder
• You must record:
o Age
o Non-condensing or condensing
o Presence of any flue heat
recovery
ng
Electric
ni
• Such as Dimplex “electricaire”
• Similar principle as gas or oil warm air,
except the central core is heated using off-
ai
peak electricity overnight
• Control panel contains a charge input
(similar to storage heaters), a fan setting
Tr
(normal or boost)
• Sometimes additional room thermostat is
fitted to provide additional control
• Hot water will be supplied by a separate
system
E
• Must be supplied by a dual tariff meter, if on

a single meter then record as on-peak
BR
electric panel heaters.

96
V6.0
Storage heaters
Storage heaters are usually more economical than direct acting electric heaters – a
high density thermal block containing electric elements is charged overnight using
cheap off-peak electricity. Charge and output controls in addition to a flap or damper
moderate the amount of heat given out.
Important
Electric storage heaters can only be recorded as a main heating system.
Storage heaters must be supplied by a dual tariff meter, if storage heaters are
present but on a single meter then record as on-peak electric panel heaters and
include Addendum 6.
If electric storage heaters or off-peak electric underfloor heating is the main system,
ng
the assessor must specify a secondary system (see Appendix A of SAP); if no
secondary heater has been identified the secondary system is portable electric
heaters (code 693).
ni
Old large volume
ai
• Bulky, 9 to 12” deep
• Normally free standing
Tr
E
Modern slimline
• 6” or less deep
BR
• Wall mounted, but will have legs/feet
Fan assisted storage heaters

• Blows air over storage heater – more
responsive & improved distribution of
heat
Integrated storage/direct acting heaters are a further option – their appearance is

identical, but they incorporate a direct acting on-peak electric heating element to

97
V6.0
provide boost heating when the thermal block has run out of heat or the occupant
wishes to have a quick boost of heat. These types of heater can remove the need for
specifying a separate on-peak heater in the vicinity.
Addenda
the EPC produced will clearly state how a storage heater or dual immersion has been
modelled if run on a single tariff electric meter:
6. Storage heater or dual immersion and single meter.

“A dual tariff appliance is present; changing the electricity tariff to an off-peak
supply is likely to reduce fuel costs and improve the rating.”
ng
Electric underfloor or ceiling heating
• Often used in extensions and living rooms (because
• ni
of its aesthetic & space saving features)
Unusual for it to be employed to heat the whole
dwelling, the main heating will normally be storage
ai
heaters
• Record control type
• Integrated storage/direct acting underfloor heating
Tr
will have an off-peak and on-peak connection.

• Older systems will have a numbered dial in the
lounge (which doesn’t display temperature)
• If secondary system record as a direct acting electric
panel heater
E
BR

98
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Heat pumps
• There are a variety of heat pump

systems, the most common being
ground source or air source
• Ground source heat pumps use a
long loop of pipe buried in the ground
to extract low temperature heat
• The heat extracted is then brought up
to the demand temperature using
electricity before being circulated
around the distribution system,
normally underfloor, but sometimes
warm air
• Some heat pumps also require
supplementary on-peak direct electric
ng
heating (record as ‘with auxiliary
heater’)
• Air source heat pumps take heat from
the external air
•
ni
Any fixed direct acting on-peak
heaters should also be recorded as
secondary heating on the survey form
ai
Tr
E
A heat pump is a device which takes heat energy from a low temperature source and
upgrades it to a higher temperature at which it can be usefully employed for heating.
There are a number of heat pump techniques by which this can be achieved. The
BR
ratio of heat energy released to the energy consumed can be significantly greater
than one. Heat pump systems operate most efficiently when the source temperature
is as high as possible and the heat distribution temperature is as low as possible.
The figures used in the SAP calculation apply to electrically driven, vapour
compression heat pumps. Heat pump systems are categorised by the low
temperature heat source used (e.g. air, water or ground) and the seasonal
performance factors given in SAP2005 Table 4a are assumed to apply for all
systems using that source.
This is a simplified approach especially for ground source heat pumps where energy
may be collected from the ground in a variety of ways, e.g. using surface water from
lakes or ponds, using ground water from wells, using fluid (either refrigerant or a
water/antifreeze mixture) circulated in closed pipe loops buried horizontally in shallow
trenches or vertically in boreholes.

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Community heating
Any heating (or hot water) system that serves more than one self-contained dwelling
must be entered as ‘community’ heating.
• For purposes of RdSAP community heating

systems are defined according to the fuel
burnt, source of fuel and whether or not
power is also generated
o If the fuel type cannot be
determined use ‘mains gas’
There are two options:
• Heat produced by boilers only, OR

• Combined heat and power (CHP) units
ng
For community heating schemes, the DEA only needs to record the fuel used to run
the centralised community heating boilers, from the current options:
1 Gas.
4 Oil.
12 Manufactured smokeless fuel.
ni
ai
15 Anthracite.
42 Waste combustion.
43 Biomass.
Tr
44 Biogas.
It is recommended that the DEA contacts the supply company to identify the fuel type
as this can be difficult to determine through the survey. If the fuel type cannot be
determined, mains gas should be assumed.
E
'Flat rate charging' means that households pay for the heat according to a fixed
BR
monthly or annual amount, not depending on the amount of heat actually used. If the
charges vary within a scheme for other reasons, for example according to dwelling
size, it is still classified as flat rate. The last entry refers to a system in which the
charges are substantially related to the amount of heat used.
Addenda
the EPC produced will clearly state how a dwelling heated by an individual heating
system, but with water heating from a community heating system, has been
modelled:
3. Space heating from individual system and water heating from community
system.
“The water heating from this property is supplied from a community system. A
multipoint gas heater, which gives similar ratings, was used for the
assessment.”

100
V6.0
Shared or Group heating schemes

All of the following are now considered ‘community’ heating:
• Where a more than one separate dwelling, and some communal areas, share
the use of one boiler.
• Where a separate dwellings shares a boiler with any non-domestic space
(e.g. shops or offices).
Common in old peoples homes and sheltered housing.
For any number of separate dwellings sharing the same heating system, a separate
EPC will be required for each self-contained dwelling for a single household.
ng
ni
ai
Tr
E
BR

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Room heaters
Gas, solid fuel, oil or electric room heaters may be recorded:
Gas room heaters
Are primarily categorised according to the flue type
Open flue
ng
Gas fire, open flue, pre-
1980 (open fronted)
Gas fire, open flue, post- Gas flush fitting live fuel
Code: 601 or 602 if it 1980 (open fronted) sitting effect fire (open fronted),
incorporates a back boiler
(doesn’t feed radiators just
provides hot water)
ni
proud of and sealed to the
fireplace opening (i.e. self
contained unit)
sealed to fireplace opening
with open or balanced flue
(as shown above).
ai
Code: 603 or 604 if it Code: 605 or 606 if it
incorporates a back boiler incorporates a back boiler
Tr
(doesn’t feed radiators just (doesn’t feed radiators just

provides hot water) provides hot water)
For a fanned flued model:

E
Code: 607
Balanced flue
BR
Wall mounted gas heater Modern gas fire room Condensing

or open fronted heaters heaters often have balanced
with balanced flues are flues and closed fronts to Condensing room heaters
common increase efficiency. will have a condensate pipe
and fanned flue (all fanned
flues are balanced).
Code: 611
Code: 610
Code: 609

102
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Chimney
Decorative fuel effect gas

fire, open to chimney
Code: 612
Solid fuel room heaters
Are also categorised according to flue type:
ng
Chimney Open flue
ni
ai
Tr
Decorative open fire Open fire with back Stove or closed Closed room
in grate boiler (no rads) room heater heater with back
without a back boiler (no rads)
boiler
E
Code = 631 Code = 634 Code = 633 Code = 634

BR
Remember: If a heating appliance can only burn on fuel, then record that fuel
(includes exempted appliances burning wood in smoke control areas). Otherwise:
• In a smoke control area:

o Open fire, select ‘smokeless’
o Closed heater, select ‘anthracite’
• Not in a smoke control area:

o Open fire, select ‘dual fuel’
o Closed heater, select ‘wood logs’ if capable otherwise ‘anthracite’.

103
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Direct acting electric room heaters
Two categories may be selected:
Panel, convector or radiant heaters Portable heaters

Code = 691 Code = 693
Such as:
Such as:
Wall mounted radiant heaters:
Wall mounted panel heater:
ng
ni
ai
Electric fires:
Tr
E
BR
Portable fan heaters or electric radiators

are only recorded if they are the only
available form of heating, if there is
another form for secondary heating this
should be recorded first.
If there is a primary heat system
present and no other form of secondary
heating then portable electric heaters
Electric kick space heaters: should not be recorded and ‘none’
should be selected for the secondary
heating system.
This is because the heaters are not

permanent the occupants may take
them with them upon moving. Also by
Electric fan heaters: selecting ‘none’ RdSAP will
automatically assign electric heating to
provide secondary heating.

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Heating controls
For boilers, warm air systems, heat pumps, community heating schemes and room
heaters the control systems are formed from a combination of:
• Room thermostats
• Programmers
• Thermostatic Radiator Valves (TRVs)
• Bypasses
• Boiler energy managers
• Zone controls
Selection of main heating control type will vary depending upon heating system, for
example a warm air system will not have TRVs.
Storage heaters differ from these standard control types, they have:
• Manual charge control
ng
• automatic charge control
• CELECT-type control
Each type of control has a 'temperature adjustment' figure, in degrees centigrade,

ni
which is used to modify the living area mean internal temperature according to the
control’s effectiveness. A poor control will cause the dwelling temperature to be
uncontrolled to a greater extent, and hence the mean internal temperature will be
ai
higher.
Tr
Room thermostats
Room thermostat
E
A sensing device to measure the air temperature within

the building and switch on and off the space heating. A
single target temperature may be set by the user.
BR
• Normally mounted on a wall in the lounge or hall

way.
• Stops the boiler and heating pump when the
desired temperature is reached.
• Can be wired, battery powered or wireless.
Programmable room thermostat
A combined time switch and room thermostat that allows

the user to set different target temperatures for space
heating, usually in a daily or weekly cycle.
• Provides both the functions of a programmer and

room thermostat
• Should be recorded individually
• May or may not include delayed start feature

105
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Thermostatic radiator valves (TRV)

A radiator valve with an air temperature sensor, used to control the heat output from
the radiator by adjusting the water flow.
• Are fitted on radiators and

have a range of temperature
settings
• TRVs allow the temperature
to be controlled in different
rooms
• Normally used in conjunction
with a room thermostat,
control system or a boiler
energy manager
ng
Programmers and zone control
ni
Digital programmers, mini-programmers and time switches are just counted as
‘programmers’ – zone control looks similar – just don’t forget to check!
ai
Digital programmer
Tr
• Two switches operated by a clock to

control the ‘on’ periods for space heating
and hot water
•
E
Normally 7 day timing for both space

heating and hot water
BR
Time switch (or mini-

programmer)
• Simple to use
• Allows space heating and hot water to
be on at the same time, or hot water
alone, but not heating alone
Zone control
• Allows separate programming and

control of different zones in addition to
water heating (e.g. 3 channel, zone 1,
zone 2 and hot water)
• Separate room thermostats will be
present in each zone
• If two (or more) thermostats and

106
V6.0
programmers are present, this also

qualifies as ‘zone control’ (will serve the
same function as the integrated unit
pictured)
Boiler bypass
Most boiler systems require some sort of bypass to ensure minimum boiler flow
rates, and to protect the heating pump from dead-head conditions.
A fixed bypass:
• The presence of a radiator, or sometimes a

towel rail, without a TRV
ng
An automatic bypass
• Hand valve located between the flow and return

circuit
•
ni
Looks very similar to a TRV
ai
Boiler energy manager
Tr
A boiler energy manager monitors

return and flow temperatures and
reduces the boiler temperature
E
accordingly.
Current Boiler Energy Managers

BR
include:
• DCD heating controller

• Dataterm Intelligent Heating
Controller
• Eco-Burn
• Honeywell AQ6000
• Danfoss BEM 5000
Incorporates a number of functions into a single boiler control unit, features may
include:
Delayed start - Reduces energy use by delaying the boiler start time when the
weather is mild.
Optimum start - Adjusts the heating time to give the required dwelling comfort
temperature at a chosen time.

107
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Night setback - Allows a low temperature to be maintained at night. Provides

improved comfort and reduced dwelling warm-up time in cold weather. A
programmable room thermostat can provide this facility.
Self-adaptive function - reduces appliance 'on' time by learning from previous

temperature characteristics.
Anti-cycling control - Delays boiler firing to reduce cycling frequency but is unlikely
to provide significant energy savings. In some circumstances their use may reduce
energy consumption, but usually at the expense of performance or comfort.
Standalone units (those not supplied as part of the boiler) are generally not
recommended as they provide little or no improvement over the minimum level of
comfort.
A boiler energy manager may also include weather or load compensation.
ng
Weather or load compensation
ni
Not presently modelled in RdSAP, but here for information:
ai
This is an internal or external thermostat
that tells the boiler to adjust its
temperature for space heating according
Tr
to the internal (load compensation) or

external (weather compensation) air
temperature.
Load and weather compensators cannot

E
both be applied to a heating system -

they are mutually exclusive.
BR
Can be specified for boiler systems or

heat pumps only.
TIP
A “Honeywell Frost Start” is disregarded as a part of the energy survey – this type of
device is usually installed on to a boiler which is located outside of the heated
envelope of the building (for example in a garage) the device will turn on the boiler for
a short period if frosty conditions occur so that the water in the pipes does not freeze
and damage the boiler or the distribution system. Essentially it is a safety device.

108
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Storage heater controls
There are two types of control that

can be recorded on the survey form.
Manual charge control
The user adjusts the charging of the

storage heater manually.
Automatic charge controls
Storage heaters which are wired to a

thermostat which detects the internal
temperature and adjusts the
charging of the storage heater
ng
accordingly.
A third type of control of CELECT

control (where a central programmer
ni
is used to individually control each
unit) – if this is present it should be
recorded as ‘automatic charge
control’.
ai
Tr
E
BR

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V6.0
Water heating
• Normally from the main heating system or dual immersion
• Select the system which delivers the bulk of hot water during the year.
• If there is no water heating, select the ‘no water heating system’ option on the
field sheet.
• Any back-up electric immersion heaters should be disregarded
• Where water heating is from a back boiler or room heater with boiler, and the
boiler provides water heating only, the appropriate fire or room heater without
boiler is identified in the data collection process, and the water heating is
identified as from main system or from secondary system.
• Record description on survey form as well as code
If no system is recorded the RdSAP software will undertake the calculation based on
an electric immersion system.
ng
Hot water cylinders
If present, you must record:
• No access
ni
Approximate size:
• Normal (90-130 litres) - typical for a boiler

ai
• Medium (131-170 litres) - for larger
households
• Large (>170 litre) - typical for dual
Tr
immersions
Insulation type:
• None
E
• Spray foam
• Jacket
BR
Insulation depth, in millimetres:

• A ‘poor’ quality or badly fitting jacket should
be recorded as having 50mm or less depth.
• Presence of a cylinder stat
• If not visible the cylinder stat can sometimes
be located beneath the jacket
A separate thermal store should be recorded on

the survey form as a hot water cylinder.
Where it is not possible to record the depth of the hot water insulation ‘no access’
should be selected on the survey form.
Mains pressure (or ‘unvented’) hot water systems are not treated in RdSAP any
differently from conventional boiler-to-cylinder ‘vented’ hot water systems. DEAs
must therefore record the cylinder (size, insulation etc.) in exactly the same way as a
conventional cylinder system. For DEAs information, one currently popular make of

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V6.0
mains pressure hot water system is the ‘Megaflo’. If you come across it in the field
record it as per above.
A thermostat on an immersion heater is not considered to be a cylinder thermostat if

the immersion operates as a back-up system and is not the primary hot water source
(essentially the immersion thermostat is an emergency cut off). A separate cylinder
thermostat is required in all cases for ‘Yes’ to be marked on the survey form.
Dual immersion
A dual immersion heater system is either one with

two separate immersion heaters (one at the bottom
of the cylinder and one close to the top) or a 'two-
in-one' heater with two elements (one long and one
short). The two-in-one type can be distinguished by
two supply wires entering a single appliance.
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There is one other type of two-in-one immersion
heater encountered occasionally in older
properties. These are normally attached to a switch
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with a ‘sink/bath’ option. This is still classified as a
single immersion heater since the electricity used is
the same for both elements for these particular
systems.
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Addenda
the EPC produced will clearly state how a storage heater or dual immersion has been
modelled if run on a single tariff electric meter:
E
6. Storage heater or dual immersion and single meter.

“A dual tariff appliance is present; changing the electricity tariff to an off-peak
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supply is likely to reduce fuel costs and improve the rating.”
Other hot water only systems

If not supplied from the main heating system or immersion heating the following
options are also available:
Independent electric water heating system
• Electric showers
• Point of use instantaneous water heaters – wall mounted
or under worktop appliance with open swivel outlet or
connection to one tap only. Mounted near sink. No flue
and only electric fuel supply. ‘Single-point’ heaters, which
are located at the point of use and serve only one outlet,
do not have distribution losses

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Single-point gas water heater
A gas single point water heater provides water to a sink

immediately below the appliance itself.
Multi-point gas water heater
A gas multi-point water heater provides hot water to more than

one outlet; usually a sink in the kitchen and both basin and bath
in the bathroom.
Hot water provided from community system
In these cases a gas multi-point water heater should be selected

and the recommendation for a new gas boiler should be
suppressed.
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Range cooker supplying domestic how water only
If a range cooker supplies hot water then enter the secondary

heating as a ‘Closed room heater with back boiler (no rads)’ and
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record the same fuel as the range cooker.
In this case any other form of secondary heating cannot be

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included in the assessment – in that case record the presence of
additional secondary heating in site notes with comment that it
could not be included.
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Addenda
the EPC produced will clearly state how a dwelling heated by an individual heating
E
system, but with water heating from a community heating system, has been
modelled:
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3. Space heating from individual system and water heating from community
system.
“The water heating from this property is supplied from a community system. A
multipoint gas heater, which gives similar ratings, was used for the
assessment.”
Addenda
the EPC produced will clearly state how why a dwelling specified with a closed room
heater for water heating as opposed to a range cooker:
2. Closed room heater specified for water heating instead of a range cooker.
“The water heating in this property is from a range cooker. A closed room
heater using the same fuel, which gives similar ratings, was used for the
assessment.

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Renewables, lighting and

miscellaneous
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§ Renewable technologies
§ Lighting

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Renewable Technologies
Solar hot water
Two main types – ‘Evacuated tube’ or ‘Flat plate’ collectors.
• Simply ‘Yes’ or ’No’ question to indicate presence

• A fixed area of 3m2 is assumed
• Don’t confuse with Photo Voltaics (PV)
• A storage tank is necessary to contain the hot water generated – this can either be a
specially adapted hot water cylinder or an additional linked in cylinder to supplement the
main heating system.
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ni
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Evacuated tube Flat plate on roof
Evacuated tube collectors use metal plate Flat plate collectors use a metal absorber
collectors running through vacuum tubes. The plate, often coated with low emissivity black
vacuum acts as insulation preventing paint. They are usually single glazed but can
E
convective heat loss. have a secondary glazed layer (sometimes of

plastic) allowing higher temperatures to be
achieved.
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The area taken up by a solar water collector will vary according its design and the hot water
needs of the house concerned. Typically it could be anywhere between 2 m2 and 7 m2.
The usual arrangement in the UK with the collector above the tank requires a pump to circulate
the water.

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Photovoltaics (PV)
• Generate electricity from light
• Different module types are not differentiated
• Can be a ‘bolt on’ after market system or ‘building integrated’
• If present record PV area as a proportion of total roof area, even if it is not mounted on
the roof.
• For flats the PV may be incorporated into the block and may be shared between
different units or used to supply electricity to lighting in the corridors. In all cases
split the amount of PV equally between the flats.
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PV integrated into side of building
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PV roof tiles
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PV ‘bolted’ onto roof PV external to building (could not be

integrated onto roof due to either inadequate
siting or planning permission)

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Wind turbine
• Generates electricity from wind energy
• Can either be free standing or building mounted
• If present record ‘yes’ on field sheet
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Free standing Building mounted

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Free standing turbines have their own mast Building mounted turbines are secured to the
and can be located several metres away from structure of the property.
the property.
Linked to the ‘Terrain type’ question – see the Dwelling details section.

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Low-energy lighting
Record the proportion of fixed outlets which have low energy lamps. To be fixed the lighting
outlet cannot be removable (so desk lamps etc. are excluded from the proportion).
Decorative or indirect lighting, provided it is fixed, is also counted when recording the proportion
of fixed outlets which have low energy lamps, such as the examples below:
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A fixed outlet may contain more than one lamp, for example a light fitting containing three
Edison screw tungsten spotlights is counted as one fixed outlet (non-low energy).
Further examples below:
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An example of one fixed outlet Recessed lights (such as in
with 3 halogen lamps An example of one fixed outlet kitchens) divide the bulb count
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(therefore does not count as fitted with 2 low-energy tubes by 2 and round up to get the
low-energy) number of outlets (usually on
a single circuit).
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Note: when dealing with down lighters or multiple individual spot lights.
Where there are 4 or more down lighters or ceiling lights on the same circuit, divide the bulb
count by two and round up.
When deciding whether a fixed outlet counts as ‘low energy’ you should include both dedicated
low energy lamps (pin based or strip based) and compact fluorescent lamps (which may be
removed by the occupant, but still include these within the count).
If a mixture of low energy lamps and traditional tungsten or halogen lamps (tungsten and
halogen are not counted as low-energy) are present within the fixed outlet then the majority
should be taken.

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‘Double-d’ type fluorescent low energy lighting (left

hand side) and bayonet tungsten (right hand side).
Switching on the light can indicate the presences
Dedicated ‘pin-based’ low energy lamp
of a fluorescent tube (quality of light and speed of
fitting
start-up etc.)
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‘Compact Fluorescent Lights’ CFLs ‘Compact Fluorescent Lights’ CFLs (spotlights)

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A fixed outlet with 2 recessed CFL lamps

Recessed LED lamps (can be differentiated via
quality of light and also the fact that individual
diodes can be seen)
Important
Low voltage lighting does not qualify as ‘low-energy lighting’
A lamp fitting with more than one bulb counts as one outlet, the same is true for a down lighter,
but any switching circuit is disregarded (just look at the lamp fitting). If there is a mixture of low-
energy lamps and traditional tungsten for example then use the 50:50 rule.

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Advice and Recommendations
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§ How does RdSAP generate advice
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§ When to suppress advice

§ Other issues

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How RdSAP generates advice

All improvement suggestions in the RdSAP energy performance certificate are automatically
created in the software. Default logic will recommend increasing sub-standard measures
reported by you in the report to target levels. Perhaps more loft insulation is required, for
example.
The certificate will present financial savings and the improved SAP ratings from the suggested
improvements. The fuel prices used to generate the savings and running costs on Energy
Performance Certificates is updated twice a year at the end of June and December.
The Home Inspector or DEA can suppress suggestions if unsuitable for a particular property,
but enter the reason in the software.
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Recommendations should be removed only if there is evidence, visual or documentary, showing
that a specific recommendation is not appropriate. The EPC contains caveats to the effect that
further guidance on specific recommendations should be sought from an appropriate
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professional organisation, for example heating engineers, building control officers, product
manufacturers, trade associations, energy efficiency adviser, etc.. A listed building or a property
in a conservation area is not sufficient grounds in its own right to suppress a recommendation.
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If a recommendation is removed this must be recorded in site notes and the software.
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The software will not suggest anything that does not match the building construction description.
This process gives you the opportunity to help the UK to save energy, money and our planet.
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Providing Advice
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DEAs are encouraged to point clients towards sources of impartial energy efficiency advice
such as trade bodies and reputable charities, such as the Energy Saving Trust. The DEA
should not sell or promote specific solutions.
Energy saving recommended
The Energy Saving Trust manages a labelling scheme for products of

proven energy efficiency. The scheme currently covers appliances
(washing machines, fridges, freezers, dishwashers and tumble dryers),
light bulbs and fittings, gas and oil boilers, heating controls, loft
insulation, cavity wall insulation, external wall and dry linings, high
performance hot water cylinders and windows. These products carry the
‘energy saving recommended’ label. Currently endorsed products can
be found at www.est.org.uk/recommended/
Free, local independent energy efficiency advice can also be provided by phoning the Energy
Saving Trust on 0800 512 012. This telephone number is also provided on the energy
performance certificate.

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Improvement Measures
The improvement measures are grouped into three main sections:
1. Lower cost
These are improvements that really should be done.
- they cost less than £500
2. Higher cost
These will require more investment and effort but are well worthwhile.
- they cost more than £500
3. Further improvements
These will help the environment further and should be seriously considered.
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- more expensive, really the ‘icing on the cake’ after all basic measures have been
undertaken.
The RdSAP software tests for the relevance of improvement measures, and applies them where
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relevant, in the order provided on the following pages.
Several heating measures apply when mains gas is not available. When mains gas is available
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they are substituted by a fuel switch recommendation. In addition to the criteria of flagging a
recommendation as suitable, the SAP rating must also be improved by at least 0.95 points for
the measure to be deemed worthwhile and displayed. For low energy lighting this improvement
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is reduced to 0.45 points.

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Lower Cost Measures

Hot water cylinder insulation
Recommended for…
– Cylinder present with less than 25mm of spray foam or
less than 100mm jacket
Improve to…
– 160mm jacket and 50mm thick of pre-formed primary
pipework insulation.
– Or add 80mm jacket if spray foam already present
When not to recommend…
– No reason
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Priority measure! Will save twice its cost within a year.
Annual saving
Installed cost
Payback
Typically
approx £100
from £10
around 6 months
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Loft insulation
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Recommended for…
– Pitched roofs only with less than 150mm of insulation
– Main property and any extensions
Improve to…
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– 250mm
– Recommendation will be provided separately for the
main dwelling and any extensions
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– No access (software will recognise this)
– Condensation in roof space
– Blocked ventilation at eaves
– Bats and their roosts
• Pitched roofs are usually insulated with 250mm to 300mm of mineral wood between the
joists
• Can be done between the rafters also using either rigid insulation boards or spray foam
(if unventilated roof space)
Typical
Annual saving up to £220
Installed cost around £230
Payback around 1 year
Installed by experienced DIYers or a professional

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Cavity wall insulation
Recommended for:
– Unfilled cavity walls (either ‘as built’ or ‘unknown’)
with a U-value >0.6 W/mK
– Main property, any extensions and alternative walls
Improve to:
– Filled
– Recommendation will be provided separately for the
main dwelling and any extensions
When not to recommend:
– Signs of water penetration (as opposed to
condensation or rising damp), poor pointing,
exposed site, blocked or narrow cavities.
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www.ciga.co.uk
The Cavity Insulation Guarantee Agency provides independent 25 year guarantees for Cavity
Wall Insulation fitted by registered installers.
Typically
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Annual saving £130-160
Payback less than 2 years
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One of the most effective energy savings measure that most people can carry out on their
homes.
Draught proofing
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Recommended for…
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– Single glazed windows

Improve to…
– Draught proof all single glazed windows. Draught proof-area includes all
windows (but not doors)
– Condensation problems on walls or windows
– Take caution when dealing with historic buildings
– Permanently sealed units.
www.dpaa-association.org.uk
The draught proofing advisory association.

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Quality draught-stripping on all windows and external doors reduces heating costs, particularly
on those larger buildings.
Typically
Annual saving £20
Payback less than 4 years
Financial savings are hard to quantify, main benefits are improvement in comfort and reduction
of draughts.
Low energy lights
Recommended for…
– All cases where less than 100% low energy lighting is present
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Improve to…
– 100% for all fixed outlets
– No reason, even if existing light shade or fitting might not look
attractive…
www.est.org.uk/recommended/
Energy Saving Recommended
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Typically
Annual saving £20
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Installed cost around £15 (4 lamps)

Payback less than 1 year
Financial savings continue for the life of the low-energy lamp. CFLs last 12x
longer than conventional tungsten lamps.
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More information and tips in… ‘Low energy lighting – a summary guide’ (GIL 20)

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Low energy appliances
Not part of RdSAP recommendations

(because these are non-permanent items)
– However, advice on upgrading to A-rated or Energy Saving Recommended appliances
should ideally be given if the occupant is present during the survey.
– If appliances are to be replaced upon moving house energy-efficient models usually cost
no more than equivalent less-efficient models to purchase.
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Hot water cylinder thermostat
Recommended for…
– When a hot water cylinder is present and accessible and
a thermostat has not been recorded on the survey form
Improve to…
– Cylinder stat (note that a cylinder thermostat is assumed
for all electric immersion heating).
– Accessibility?
– No real reasons why you would suppress this measure
– Savings of at least £50 per year
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– Allows boiler to switch off when no heat is required.
– Actual savings difficult to estimate due to occupant habits and
hot water usage
– Whilst not generated as a recommendation by RdSAP software
if the primary pipe work is not insulated it would be good practice
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to do so whilst undertaking the work.
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Heating controls for wet central heating systems
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Recommended for…
– All systems which have less then a room stat, programmer
and TRVs
Improve to…
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– Rooms stat, programmer and TRVs

– Or ‘zone control’ if underfloor heating
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– Savings generated by the software will represent the

enhancement made to the existing control system.
– Accessibility?
See ‘CHeSS’ (CE51) for further guidance:
Typically
Annual saving £70 to £90
Installed cost around £250?
Payback less than 1 year
£250 highlighted because a heating controls upgrade should really be in the lower cost
measures category as it doesn’t cost £500.
Heating controls can be upgraded at any time, are most cost effective and economical when
carrying out work on an existing heating system.

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Also recommended for…

– Heat pumps
– Warm air systems
Improve to…
– Similar package as per wet central heating systems
– Accessibility?
Note:
The current performance of a ‘Programmer with bypass and TRVs’ should be reported as ‘Poor’
because without a roomstat a boiler interlock cannot be provided.
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‘Room stat, programmer and TRVs’ should be reported as ‘Average’.
Higher Cost Measures
Boiler upgrade (Same fuel)

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Recommended for…
– All non-condensing boilers (regular, combination or CPSU)
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– Range cookers
Improve to…
– Band A condensing boiler of equivalent type and fuel
– New separate boiler recommended for range cookers
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– Flue and boiler location problems

– No reason why you would suppress this measure even if
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the boiler is relatively new and in good working order.
See ‘CHeSS’ (CE51) for further guidance:
Typically
Annual saving £130 to £160
Installed cost around £2500*

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* High cost measure – but marginal cost of specifying an energy efficient model can be less
than £50 when replacing a boiler.
Heating controls of wet central heating systems
– Fuel choice very important

– Fuel switch to wood is possible, but at present RdSAP only recommends a ‘fuel
switch’ to mains gas where it is available.
– Flue and boiler location will be assessed by the installer
– see CLG ‘condensing boiler assessment procedure’
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Biomass boiler or wood pellet stove

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Recommended for:
– Independent solid fuel boilers where mains gas is not
available
Improve to:
– Manual feed biomass boiler or wood pellet stove with
immersion heater to provide hot water in the summer

– No real reasons to suppress, but supply of wood logs and
location of property (urban or rural) is important
– Existing boiler appears new and is in good working order

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New or replacement storage heaters
Recommended for:
– Any dwelling where mains gas is not available
– Dwellings with old storage heaters, electric room
heaters or electric ceiling heating
Improve to:
– Fan-assisted storage heaters and secondary electric
panel heaters (if no existing secondary)
– Existing hot water system is replaced with a dual-
immersion system
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– No real reasons to suppress, but more environmentally friendly options are
available
New or replacement warm air unit
Recommended for:
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– Dwellings with warm air units older than 1998
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Improve to:
– New non-condensing warm air unit, same fuel as original, on-
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off control with a fan assisted flue

– No real reasons to suppress, but where possible swapping to
a wet central heating system with a condensing boiler would
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make more sense (further measure)

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Further Measures
– Can dramatically reduce the environmental impact of a dwelling, consisting of:

– Higher cost traditional fabric measures
– Fuel switching
– E.g. swap from storage heaters to gas condensing boiler if mains gas is
available
– The addition of renewable technologies
Renewable technologies should generally only be considered after carrying out all basic
energy efficiency improvements.
Solar hot water heating
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Recommended for…
– Any dwelling with a separate hot water cylinder
Improve to…
– 3m2 solar hot water panel

– Thatched roofs
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– Combi-boiler (no separate cylinder, although integration
is possible)
– No real reasons to suppress, specification and
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installation feasibility will be assessed by the installer
– SWH systems use heat from the sun to provide hot water for homes
– The technology is well developed, with a large choice of equipment to suit many
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applications
– Used and sized correctly for the household, it can provide 40-50 per cent of hot water
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needs over a year

– One of the most cost-effective, affordable renewable technologies for housing
– Suitable for use in urban and rural environments
There are two main collector types: flat plate or evacuated tube.
– Evacuated tubes are more efficient. However, they are

also more expensive
– Flat plate collectors are cheaper but due to their lower
efficiency, a larger collector area may be required to yield
the same amount of energy
– Typically a 2-5m2 panel is mounted on a south facing
roof
– Low running costs; and systems normally come with a
10-year warranty
– Solar trade association

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Double glazing
Recommended for:
– Dwellings with single glazing or less than 51%
double
–
Improve to:
– Double glazing (U-value <2.0)
– IF double glazing has been suppressed by the user
then secondary glazing is recommended as an
alternative
– Specified to building regulations minimum standard
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– Planning constraints (listed property or conservation
area) and historic buildings
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Solid wall insulation

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Recommended for:
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– Solid walls, stone or brick selected with ‘as built’ or

‘unknown’
– Main property and extensions
Improve to:
– Building regulations minimum (around 50mm)

– Signs of water penetration (as opposed to
condensation or rising damp)
– Poor pointing
– Exposed site
– Listed or property in conservation area
Typical annual saving £290 to £350 per year, installed cost from £1800

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Internal wall insulation

– Internal insulation typically consists of either dry lining in the form of a laminated
insulating plasterboard (known as rigid insulation board), or a built-up system using
insulation between a studwork frame.
External wall insulation

– External insulation systems are made up of an insulation layer fixed to the existing wall
(using a combination of mechanical fixings and adhesive, depending on the insulation
material used) and a protective render or cladding finish.
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Condensing oil boiler
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Recommended for…
– Dwellings with oil warm air systems
– Dwellings where mains gas is not available
Improve to…
– Band-A condensing Oil Boiler (combi or regular)
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– Flats etc… where there is not sufficient space
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to install a heating oil tank.
Band A Mains Gas condensing boiler
Recommended for…
– Dwellings heated by gas fires (no fuel switch)
– Dwellings with no heating systems, or heating
systems which presently have higher CO2
emissions (fuel switch from LPG, Oil, Solid fuel
and electric)
Improve to…
– Band-A condensing gas boiler
– Mains gas not available
– Existing heating system is brand new

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Photovoltaics
The capital cost of PV systems is high, but maintenance and running costs are low compared to
grid supplied electricity. PV is suitable for use in both urban and rural environments.
Recommended for…
– Houses and bungalows with less than 1.0 kWp
Improve to…
– 2.5 kWp in total

– Listed or property in conservation area.
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Wind Turbine
Recommend for:
– Houses and bungalows only
Improve to:
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– 1 Wind Turbine
• Blade diameter 1.75, hub height 2.0m – i.e.
micro-wind building integrated
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When to recommend:
– Dense Urban Areas
• Performance and energy output of turbine
depends significantly on local wind conditions
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and surrounding terrain type – benefit only

likely in rural or sub-urban areas
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• Energy Efficiency Rating must increase by

more than 1 SAP point
– Listed property or conservation area

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Suppressing automatic advice – other circumstances

Listed building & conservation area issues
Planning
These buildings need consideration of historic significance, performance characteristics, design
and fabric.
Historic homes can be treated as special individual cases in terms of energy efficiency
measures expected by the building control officer. It is important to consider how the fossil fuel
carbon dioxide contributions to climate change can be reduced as part of any construction work
to be carried out. There is generally no reason why older homes should not be reasonably
efficient, comfortable and healthy. For modest costs, energy efficiency features may quickly
save you money (especially as fuel prices are expected to rise significantly in the future), and in
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some cases will extend the useful life of the building.
With historic properties, the Building Control Officer can adopt a ‘reasonable’ approach, as set
out in the Building Regulations, to balance conservation of fuel and power against the need to
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conserve the fabric. It is important that any changes made avoid potential condensation
problems. Sometimes it can be reasonable to upgrade the fabric, especially when undertaking
extensive work anyway. On other occasions however, it can be totally unreasonable to upgrade
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floors and windows, for example.
Listed buildings
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In England and Wales, listed buildings are classified as:
Grade I - Buildings are of exceptional national significance

Grade II* - Particularly important building of more than special significance
Grade II - Special interest, warranting every effort to preserve them.
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Scotland and Northern Ireland use similar grades, classified as A, B and C.

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Contact the local planning department (which may have a Conservation Officer) to determine
the specific legislation requirements for any work proposed to historic homes. The type of work
requiring listed building consent varies with the building classification.
Conservation areas
Buildings located within a conservation area are usually part of the character and history of the
area which are intended to be preserved. Planning controls will apply – seek advice from the
local planning authority early on in the feasibility process.
The conservation officer and designers

Working with the local conservation officer and a specialist design consultant will ensure you
follow the correct path of action for a project. The Society for the Protection of Ancient Buildings
(SPAB) is able to give names to the public over its ‘free’ technical advice line. This operates
between 9.30am and 12.30 pm on weekday mornings (020 7456 0916).
Existing fabric
We are only temporary guardians of historic homes, and therefore it is vital that their unique
character is not at risk from unsympathetic alterations, unnecessary intervention, or changing
environmental conditions. When considering the refurbishment of a historic home, it is the

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owner’s responsibility to ensure that any work does not cause unnecessary or unlawful damage
to the building (fabric and indoor building environment).
An older building needs to ‘breathe’ through the entire envelope to allow moisture to escape
thereby preventing damp. This is especially true of historic buildings. As all buildings have
unique environmental characteristics, it is important that they are understood through
evaluation. This will avoid misguided material changes having a detrimental affect to the
building’s breathability.
At the start of the initial planning stage of the project, specialist guidance should be sought from
the owner’s local building conservation officer and perhaps at least one other specialist
organisation. Detailed general rules are not appropriate for individual historic properties, but as
a starting point, preparation work should include:
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a. A good understanding of the building’s historic significance (refer to the Listed Building
Description or Conservation Area Designation if applicable) will help to ensure a sympathetic
approach to the planning of all work to the existing building materials and structure.
b. Assessment of building heating and ventilation performance needs.

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c. Minimal intervention approach when planning work to the building.
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d. New work designed to be reversible if possible by future generations at a later date.
Bear in mind that modern homes use physical barriers to stop moisture from penetrating the
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building envelope, whereas older homes tend to be made of porous* materials and are
permeable. Modern materials such as concrete or plastic, used in older homes are often
inappropriate, damaging visual and durability characteristics.
* Be aware that there is an important difference between porosity and permeability:

E
• Permeability is a measure of the rate at which a liquid or vapour passes through a solid
material. Pores must be interlinked.
• Porosity is the ratio of the volume of pore space to total volume of a solid material. Pores
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may or may not be interlinked.
Ventilation and draught-proofing

Draught-proofing can be worthwhile for some older dwellings. However, it can lead to increased
moisture levels and cause serious problems with dampness. This commonly results in mould
growth and rot damage in a building that perhaps had a stable ventilation rate for hundreds of
years. Typically with historic homes, moisture from the building walls and ground floors
evaporates into the building. In these cases, heating with adequate ventilation to allow the
moisture to escape, is how historic homes have survived with dry and healthy rooms. It will be
necessary to deal with this issue in different ways, depending on the age and characteristics of
the building. Seek specialist advice and see SPAB information sheet No. 4. An air-pressure test
can be used to assess the property air-tightness before and after any changes to draught-
proofing, if it is considered to be appropriate.
Insulation
In historic homes it is not usually possible to achieve a uniform level of insulation to therefore
reduce the risk of ‘cold-bridging’. Weigh-up the advantages and the disadvantages of upgrading
and using particular insulation materials should be considered. Some insulation materials allow
moisture to escape, particularly natural insulation materials, but these often require greater

- 135 -
V5.0
thickness to achieve the same thermal performance of modern artificial high performance
insulation materials.
Heating and services

Building services can be a particular problem in historic homes as pipes, wiring and heat
emitters and controls are changed frequently. Services by nature tend to need ruthless access
to all main rooms and penetrate the historic fabric. Beware of causing further damage and
consider re-using existing services that can perhaps be upgraded or repaired. Old services that
are no longer required, such as an old light switch or radiator, can often be retained as a feature
and an architectural record. Once these are gone, however, it is difficult and expensive to
replace them.
Selection of an efficient boiler can be done by visiting www.boilers.org.uk where efficiency is

used to rank boilers with efficiency bands. Manually controlled heating systems can raise
ng
internal temperatures quickly and for unnecessary lengths of time. Thermostat controlled
heating can prevent wasted energy and ensure that the building maintains a reasonable
environment.
Underfloor heating is often best used with lime concrete expanded clay aggregate. It is normally
ni
possible to avoid using a damp proof membrane in ground floors, as this will force moisture to
the walls and will rot any timbers forming the wall frame. The energy used by lighting and
household appliances is significant, so use energy efficient lighting and A-rated appliances
ai
wherever possible.
Asbestos
Tr
Be aware that older homes are more likely to contain asbestos in various forms, such as
boarding materials, ceiling finishes and insulation to pipes. Asbestos was used widely from the
1930s to the mid 1980s. If work disturbs materials containing asbestos, then the risk is a serious
issue. Surveyors will be able to identify most types of products that contain asbestos, but it is
really a task for specialists. If in any doubt, contact the Health and Safety Executive (HSE) and
E
refer to the free asbestos leaflets on the HSE website. According to the HSE, at least 3,500
people in Great Britain die each year from asbestos-related lung cancer.
BR
Bats
The Wildlife and Countryside Act 1981 protects bats and their roosts (and the access points to
roosts) in England Scotland and Wales. Free advice can be obtained from the local Statutory
Nature Conservation Organisation. The Bat Conservation Trust has helpful information on
their website: www.bats.org.uk.

- 136 -

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Energy Performance Certificates

Version 6.0 October 2009

Survey Methodology & Practice 13

Ageing properties and elements 18

Identifying basic constructions 31

Heating and hot water 79

Advice and recommendations 119

Covered in this section:

© Building Research Establishment Ltd 2009

Strand 1: energy labelling

• Concept of ‘Authorised’ providers – FAERO (NES-SAVA, Elmhurst, MVM)

Strand 2: climate change and related policies

© Building Research Establishment Ltd 2009

§ new ways to provide financial support so people can make

improvements to their homes

• EPBD re-cast, considering

© Building Research Establishment Ltd 2009

How can all this be achieved?

• National obligations and grants

• Tightening of Building Regulations…

buildings with low energy demands are to be removed

– WER – band C windows and doors 1.8 W/m2K are

– The adoption of ‘consequential improvements’ still in

• Housing Act 2004

© Building Research Establishment Ltd 2009

What does the EPC contain?

“Energy Efficiency Rating” is the SAP.

“Environmental Impact Rating” is the equivalent but based on carbon, not £.

Date requirement comes into Validity period of

dwellings December 2007

EPCs for non-marketed October 2008 Up to ten years*

EPCs on construction of 6 April 2008 Up to ten years*

© Building Research Establishment Ltd 2009

Latest Version of RdSAP

• SAP 2005, revision 2

© Building Research Establishment Ltd 2009

RdSAP’s sensitivity to input data

§ SAP = 36 (down 43) ni

– OR record wall construction as ‘solid brick’ instead of ‘filled cavity’

– record wall type as solid

How is the advice produced?

© Building Research Establishment Ltd 2009

Energy assessment process

Energy Performance Certificates (EPC) will be required on all newly constructed

It is the responsibility of the builder to provide an EPC when a home is constructed

© Building Research Establishment Ltd 2009

© Building Research Establishment Ltd 2009

For other scenarios, treat the dwelling and non-

offices use SAP or RdSAP for the flat and SBEM

5. For all other buildings SBEM or DSM.

A Domestic Energy Assessor is only qualified to undertake RdSAP surveys for

© Building Research Establishment Ltd 2009

SBEM - Simplified Building Energy Model

DSM - Dynamic Simulation Model

Operational Rating Methodology

© Building Research Establishment Ltd 2009

Covered in this section:

© Building Research Establishment Ltd 2009

Safety – Conduct a risk assessment of the property before starting the

© Building Research Establishment Ltd 2009

Measuring standards and rules

What and where to measure: