The Carbon Profile Knowledge Hub

The choice depends on the building's heating system and how it is being let.

Whole Building EPC

If a building has a common heating system, a single EPC can be prepared for the whole building. This is often preferred by building owners for simpler tracking and wider asset management planning.

Separate/Zonal EPCs

If different parts of a building are independently heated, individual EPCs are typically required for each part. A separate EPC may also be commissioned for a specific floor that has been refurbished to capitalise on an improved rating for that area.

It's important to note that while a whole-building EPC simplifies management, a highly efficient zone's rating could be diluted by less efficient areas, and vice-versa. We can advise on the most suitable approach for your specific property.

An Energy Performance Certificate (EPC) shows a building's energy efficiency on a scale from A (most efficient) to G (least efficient). It is a legal requirement in the UK and is intended to "promote the improvement of the energy performance of buildings and are intended to identify ways in which the energy consumption of buildings and associated costs can be reduced".

You legally need a valid EPC when a building is constructed, sold, or leased. These are known as 'trigger events'.

Done well, an EPC is a valuable digital record of your building and provides a baseline from which you can plan future improvements.

An EPC is valid for 10 years from the date it is issued, unless it is superseded by a newer one. However there are currently consultations running which may adjust this validity period. 

Once an EPC expires, you are not required to get a new one immediately. However, a new and valid EPC must be commissioned before you can market the property for sale or let it to a new or existing tenant. As of 2023, legislation also requires a valid EPC for all existing leases. We, along with other industry bodies, advocate for shorter validity periods to ensure certificates more accurately reflect a building's current condition.

No, this is a common misconception. Listed buildings and those in conservation areas are generally not exempt from needing an EPC. An exemption may only be claimed if an EPC is prepared, the rating is an F or G, and the recommended works to improve it to an E or better would "unacceptably alter its character or appearance". This specific 'EPC exemption' does not need to be registered anywhere but evidence should be held on file.

Scotland has its own regulations under Section 63 of the Climate Change (Scotland) Act 2009. This requires owners of larger non-domestic buildings (Greater than 1,00 sq m) to assess and improve their energy efficiency and carbon emissions. An EPC is a key part of this, but Section 63 goes further, often requiring an 'Action Plan' to be produced and implemented. We can provide specific advice on these requirements.

An EPC survey is a non-intrusive assessment of the property's energy efficiency. Our accredited assessor will conduct a site inspection to examine key building elements related to energy performance. This includes:

• Building fabric (walls, roof, windows).

• Heating, ventilation, and air conditioning (HVAC) systems.

• Hot water systems.

• Lighting systems and controls.

• Taking measurements and photos for evidence.

The survey will not involve modifications to the property or prevent normal business from being conducted. We always liaise with tenants to ensure the process is smooth and causes minimal disruption.

To create the most accurate assessment, we ask for a range of information upfront. Our Request for Information (RFI) document details this fully, but key items include:

• Building Information: Age, floor plans, elevations, and sections.

• Building Fabric: Details of walls, roof, floors, and windows, including any insulation or upgrades.

• Lighting: Types of fixtures and controls.

• HVAC & Hot Water: Makes, models, fuel types, and efficiencies of your systems.

• Renewables: Details of any systems like solar PV.

The more information you can provide, the more accurate the EPC will be.

The required EPC level depends on the complexity of the building and its systems.

• Level 3: For existing buildings with simple, non-centralised heating and ventilation systems (e.g., standard small units with local ventilation).

• Level 4: For existing buildings with more complex or centralised HVAC systems, such as an air handling unit serving the property. New build properties must be assessed at Level 4 or 5.

• Level 5: Required for the most complex buildings, particularly those with features like atriums or advanced natural ventilation strategies that cannot be accurately modelled by standard software.

Carbon Profile has qualified in-house assessors for all levels, including Level 5.

While only mandatory for the most complex buildings, you might voluntarily choose a Level 5 assessment in several situations:

• When you need the most accurate possible baseline for Net Zero or asset management strategies.

• If you anticipate future energy improvement works and need detailed modelling to inform design.

• Where detailed modelling is already being done for other purposes (e.g., BREEAM, NABERS, heat load calculations), it can be efficient to use DSM for the EPC as well.

We reccomend considering a voluntary Level 5 assessment to benefit from higher levels of granularity and adaptability of the output.

SBEM and DSM are the two types of government-approved calculation tools used to produce a commercial EPC.

• SBEM (Simplified Building Energy Model): This is the standard calculation method used for Level 3 and Level 4 EPCs. It is a reliable tool but has fewer design capabilities than DSM.

• DSM (Dynamic Simulation Modelling): This is a more advanced energy modelling tool required for Level 5 EPCs. An EPC produced using DSM is considered the most accurate, as it can model complex interactions between building systems over time and provides access to more detailed energy metrics. This is sometimes described as an 'investment-grade' EPC.

To fully leverage the value of an EPC, the assessment should be based on actual building data, not 'default values'. Default values are typically based on worst-case scenarios for a building of its type and age. The more defaults used, the greater the likelihood of achieving a lower rating than the building could potentially achieve.

By providing accurate data—such as building plans, system specifications, and details of any upgrades—we can create a more precise energy model. This ensures the EPC is a true baseline for future planning and helps avoid unnecessary work by accurately identifying the most effective improvements.

At Carbon Profile we believe the following aspects are key when looking for an EPC provider

• Qualified Assessors: Use assessors from organisations with a demonstrable track record. Our team has over 100 years of combined experience.

• Technical Capability: Choose a provider with experience engaging with design and project teams on improvement plans.

• Commitment to Quality: Look for a provider who commits to minimising default values and works collaboratively to ensure data accuracy. This is central to our 'data first' approach.

• Software Proficiency: Ensure they use industry-standard software. We use advanced 3D modelling software like DesignBuilder.es here

Beyond the PDF certificate, you should require your assessor to share the latest XML file and the building energy model (e.g., the DesignBuilder or IES file). This is crucial because:

• This underlying data is the intellectual property (IP) of you, the building owner.

• It allows future EPCs or energy improvement models to be built upon the existing data, rather than starting from scratch, which can save time and money.

• It enables a two-way flow of information between EPCs and your wider asset management or Net Zero strategies.

This is an excellent and common question. It can seem counterintuitive, but the answer lies in how the EPC calculation software assesses heating demand.

• Traditional lighting (like halogens) is inefficient and generates a significant amount of heat. During colder months, this "free heat" contributes to warming the space, reducing the load on the main heating system.

• LEDs are highly efficient and produce very little heat. When you switch to LEDs, the software calculates that the main heating system must work harder to compensate for the loss of this "free heat".

• If your building's primary heating fuel is carbon-intensive (like natural gas or oil), this calculated increase in heating demand can lead to higher CO₂ emissions in the EPC model, which can negatively impact or offset the gains from the lighting's electrical savings.

Despite this anomaly in the calculation, upgrading to LEDs is still one of the most effective energy-saving measures you can take, leading to significant reductions in your actual energy consumption and operational costs.

There are numerous ways to improve an EPC rating, typically falling into five main categories:

1. Building Fabric: Improving insulation in walls, roofs, and floors, and upgrading windows and doors to reduce heat loss.

2. Heating, Ventilation, and Air-Conditioning (HVAC): Upgrading to more efficient boilers, installing heat pumps, or improving ventilation systems to meet modern standards.

3. Lighting: Upgrading to high-efficiency LED lighting and installing smart controls like occupancy and daylight sensors.

4. Hot Water Systems: Optimising your hot water systems for greater efficiency.

5. Renewable Energy: Installing systems like solar PV (photovoltaics) or solar thermal panels to generate your own clean energy.

Our Strategic Energy Report (SER) service is designed to identify the most cost-effective package of measures for your specific property to achieve your target rating.

Our industry-leading Strategic Energy Report (SER) is a bespoke, in-depth analysis of your building that goes significantly beyond the generic recommendations of a standard EPC.

While a standard EPC identifies what could be improved, our SER explains how to do it in the most effective way. The SER provides:

• Engineer-Validated Recommendations: All suggested measures are rigorously reviewed by our experienced engineers to ensure they are technically feasible for your property.

• Detailed Costing & Payback Periods: We provide indicative costings, benchmarked against industry standards, and payback periods for every recommendation.

• Prioritised, Actionable Plans: We deliver a holistic and prioritised strategy, detailing the carbon, energy, and operational savings for individual measures and combined packages, giving you a clear, actionable plan.

• Compliance & Exemption Support: The SER provides a clear pathway to meet current and future MEES regulations and can be used as evidence to support MEES exemption applications.

Essentially, an SER transforms the basic data of an EPC into a powerful strategic tool for investment planning, compliance, and long-term decarbonisation.

No, you are not required to implement all the recommendations on a standard EPC report. It's important to understand that the recommendations on a basic EPC are automatically generated, often uncosted, and may not have been tested for feasibility on your specific property.

This is why we offer our Strategic Energy Report (SER) service. An SER provides a detailed, prioritised, and costed plan, ensuring the recommendations are technically feasible, financially viable, and aligned with your specific goals for the asset.

As of April 2023, the Minimum Energy Efficiency Standards (MEES) make it unlawful to continue letting a non-domestic property with an EPC rating below E (i.e., F or G), unless a valid exemption has been registered. This applies to all existing leases, not just new ones.

The government has proposed a trajectory to tighten MEES regulations further:

• A minimum EPC rating of C by 2027/2028.

• A minimum EPC rating of B by 2030.

While these dates have been subject to review and have not yet been finalised in legislation, EPC B by 2030 remains the de facto target for many building owners and investors looking to future-proof their assets.

If your property is rated F or G, you have two main options to comply with MEES:

1. Improve the Property: Carry out relevant energy efficiency improvements to raise the EPC rating to an E or higher. Our Strategic Energy Report (SER) is the ideal tool to identify the most cost-effective route to compliance.

2. Register a Valid Exemption: If making improvements is not feasible, you may be able to register a valid exemption on the PRS Exemptions Register.

Failing to take action means you cannot legally continue to let the property and could face significant financial penalties.

A MEES exemption allows you to continue letting a non-compliant property for a specific period (usually 5 years). The main exemptions include:

• 7-Year Payback Exemption: The most common exemption, applicable if the cost of the cheapest recommended improvement would not pay for itself in energy savings within 7 years. This requires robust evidence.

• All Improvements Made Exemption: If you have made all possible "relevant" improvements and the property still remains below an E rating.

• Consent Exemption: If you are denied required consent for works from a third party, such as a tenant, planning authority, or lender.

• Devaluation Exemption: If a qualified surveyor's report confirms that a specific improvement would devalue the property by more than 5%.

• New Landlord Exemption: A temporary 6-month exemption for those who have suddenly become a landlord.

We can provide expert advice regarding MEES exemptions, assisting with the entire application process, including evidence collation and submission.

All exemptions must be registered on the government's online Private Rented Sector (PRS) Exemptions Register. You will need to provide supporting evidence to prove that you qualify for the exemption you are claiming.

No. An exemption is linked to the landlord who registered it and does not transfer to a new owner. The new owner will need to either improve the property to meet the minimum standard or register a new exemption in their own right.

These services represent different levels of depth and strategic focus:

EPC only: This is a basic compliance product. It assesses a building's construction quality and regulated energy (fabric and fixed services) to produce a rating, score, and a high-level, non-costed recommendations report.

MEES Strategy: This builds on the EPC. Its primary goal is to identify the specific interventions required to achieve or surpass MEES targets (e.g., reaching an EPC rating of B by 2030) and provides estimated capital expenditure for those works.

Net Zero Audit: This is the most holistic assessment. It covers all energy consumption, including 'unregulated' energy (like small power from plug-in equipment) and operational factors like occupancy patterns. The goal is to identify the interventions required to align the building with ambitious decarbonisation benchmarks (like the Paris Agreement 1.5°C target or UKGBC Net Zero standards) and estimate the impact on both EPC rating and capital cost.

We specialise in developing bespoke, comprehensive Net Zero strategies and actionable business plans, which we often refer to as "Asset Road Maps". Our process involves:

Establishing a Carbon Baseline: We assess your portfolio's Scopes 1, 2, and relevant Scope 3 emissions.

Setting Targets: We help you set science-aligned or industry-recognised decarbonisation targets.

Identifying Pathways: We evaluate key decarbonisation routes, including energy efficiency retrofits, renewable energy, and electrification of heat.

Creating the Roadmap: We deliver a phased, costed roadmap for implementation, monitoring, and management, providing a clear, strategic pathway to your Net Zero ambitions.

CREEM is a sophisticated, science-based tool that provides bespoke decarbonisation pathways for property portfolios, aligned with the Paris Agreement. It helps you manage climate-related transition risks by:

Quantifying Risk: It assesses the financial risks of climate inaction, including the potential for your assets to become "stranded" (i.e., unable to be let or sold due to poor performance).

Providing Strategic Insight: It offers a strategic framework for developing mitigation strategies and supports informed investment decisions.

Enhancing Reporting: It helps you comply with financial reporting frameworks like the Task Force on Climate-Related Financial Disclosures (TCFD).

While an EPC focuses on a building's current operational efficiency, a CREEM report focuses on long-term carbon risk management and financial sustainability.

Heating large, high-ceilinged spaces like warehouses is a common challenge. If removing heating entirely isn't an option, effective strategies include:

Switching Fuel and Technology: Moving from gas/oil warm air blowers to more efficient systems like electric infrared (radiant) heaters. These are highly effective as they heat objects and people directly, not the entire volume of air, which is ideal for large spaces.

Localised Heating / Zoning: Instead of heating the whole warehouse, use strategically placed electric heaters (like radiant panels or infrared heaters) to create heated zones around workstations or packing areas. This offers precise control and significantly reduces energy waste.

Fabric Improvements: Substantially improving the insulation of the roof and walls will reduce heat loss, meaning any heating system will have to work less hard.

Reclassifying Heating: If the heating is essential for a process (e.g., keeping stored materials at a specific temperature) and not for occupant comfort, it may be possible to classify it as 'process heating', which is excluded from the EPC calculation.

TM44 refers to the CIBSE technical memorandum that guides the mandatory inspection of air conditioning systems in the UK.

You are legally required to have a TM44 inspection if your building has air conditioning systems with a combined effective rated output of more than 12kW. The first inspection must happen within five years of the system being installed. The purpose is to assess the efficiency of the system and identify opportunities to reduce costs and carbon emissions. Our accredited engineers can carry out these inspections and provide strategic advice to optimise your systems.