What are EPCs?

You might have encountered the words Energy Performance Certificate when looking to buy or rent a house, without fully understanding what an EPC is? Rather like a buildings survey, it’s intended to give someone with limited knowledge about the subject a clear overview of how each property performs in terms of energy efficiency. An EPC forms part of any resale property listing, and it’s a document that builders, including Cruden Homes, will present to prospective new home purchasers.

An EPC won’t necessarily determine whether or not you buy a certain property, but it contains important information which might influence your decision. Indeed, new homes are efficient thanks to both their design and the features incorporated into them. As such, they achieve some of the highest EPC scores – and consequently some of the lowest running costs – of any properties in Scotland. 

As easy as EPC

While the rest of the UK uses one energy performance certificate system (and online portal), Scotland has a standalone EPC register, with records accessible via an online register managed by the Energy Saving Trust. Documentation covers new homes built from 2013 onwards, as well as any properties sold or rented out after December 2008; non-residential buildings are covered if they’ve been sold or rented since 2013. Specialist assessors are charged with compiling these certificates, and over 1,100 registered assessors are located within 50 miles of central Glasgow.

Buildings in Scotland are graded with an Energy Performance Rating, which calculates the building’s CO2 emissions. It extends from A (0-15) to G (100 and above), with the recently added A+ rating only awarded to buildings which are Net Zero or better. Ratings are based on the amount of energy expected to be used for heating and hot water provision, ventilation and lighting. Other factors which are taken into account include fuel sources and the incorporation of energy-efficient features like insulation and double or triple glazing. 

New and improved

New homes are built to very high energy standards, with outsized windows maximising solar gain, central heating systems offering high levels of thermal efficiency, and extensive loft insulation preventing heat escape upwards. Recent data showed 84 per cent of Scottish new builds were awarded an A or B EPC rating, compared to just 3 per cent of existing properties. For homeowners, that means heating costs almost 60 per cent lower than in older dwellings, alongside substantial reductions on lighting and hot water costs. Over the course of a year, those savings mount up, especially since heat can’t easily escape through well-insulated walls and windows.

EPCs are an evolving artform, and the Scottish Government recently closed a consultation on reforming these certificates. Changes due to be brought in next year will see greater information on potential home improvement options to boost future efficiency. There’ll also be an A-G scale for heat retention, and the inclusion of heating system running costs for the first time. The certificate itself will be redesigned to make it easier for consumers to read, while home energy modelling calculations will be standardised with the rest of the UK. These modest changes should make EPCs easier to interpret, increasing their value as builders and homeowners alike strive to reduce their environmental impact.

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