Impacts of Green Regulations

Changes to Scottish Building Regulations to lessen the environmental impacts of property are set to affect owners and developers of commercial buildings.  Do you know your EPCs from your TERs?  Find out more about what’s happening, when, and what action you need to take….

The biggest impacts will be felt with the introduction of Energy Performance Certificates (EPCs), which look at energy usage and efficiency, and Target Emissions Ratings (TERs) which tackle carbon dioxide emissions and promote renewable energy sources in new buildings.  The measures bring Scotland in-line with the Europe-wide implementation of the EU’s Energy Performance of Buildings Directive (EPBD).

EPCs assess energy usage and efficiency of buildings and provide a rating from A to G (G being poorest).  They also give information on how the building’s energy efficiency can be improved and the potential cost savings and must be displayed prominently in the building. Although these potential savings are not legally enforceable, the Government hopes that the ‘name and shame’ value of a poor rating will stimulate buyer and tenant demand for energy efficiency measures in buildings through market forces. Market specialists are certain the policy will affect property and rental values in the future. As energy costs rise with dwindling supplies from unstable sources, green issues and energy efficiency will become increasingly prominent in the consumer consciousness

The current timetable for implementing EPCs is:

May 2007 - All new buildings

Aug 2008 - All existing buildings for sale (provisional)

Jan 2009 - All existing buildings for rent and all public buildings (provisional)

In the case of new-builds, for the first time specific clauses in the Scottish Technical Standards have been introduced, calling for the measurement and limitation of carbon emissions from buildings (currently 45% of all UK emissions) based on a Target Emissions Rating (TER) specific to each new building. Owners and developers should seek guidance from qualified architectural experts to meet and exceed these new standards as efficiently as possible.

Higher specification materials or on-site renewables will also be required to meet new TER standards, with a potential knock-on effect on build costs. All new buildings and alterations requiring Building Warrants will have to be assessed for a TER as part of the evaluation of the design. Developers and designers will be required to demonstrate a lower carbon footprint for any proposed building by use of better construction materials and / or renewable energy sources. However these  new proposals need not cause alarm; simple measures such as provision of low energy lighting or increased boiler efficiency can often be as effective in reducing emissions as more high profile solutions like wind-turbines. Inevitably though, these issues will need to be considered during the earliest stages of the feasibility and design process. 

For further information contact mark.friars@ryden.co.uk