MEES and EPC’s for homes and commercial buildings

Topics: architects, construction, houses, offices, sustainability

Minimum energy efficiency standards (MEES)

The Minimum Energy Efficiency Standards (MEES) are regulations set and enforced by the UK Government to reduce energy consumption. The regulations aim to improve the energy efficiency of private homes and commercial properties, and they also seek to address fuel poverty.

Fuel poverty is when a household needs to spend at least 10% of its income on maintaining satisfactory heating. Their energy costs are above average as a proportion of their income, and spending that amount would leave the residents’ remaining income below the poverty line. MEES will improve the energy performance of homes, helping reduce potential financial difficulties for occupants.

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Energy performance certificates (EPC)

MEES regulations require landlords to have an Energy Performance Certificate (EPC) for their properties. An Energy Performance Certificate (EPC) is a measure of how efficient a property is, with a ranking scale from A-G. Since 2018, the minimum EPC rating has been set to an E for commercial properties, and Landlords are unable to rent out properties with an EPC rating of F or G.

Clerkenwell Road: our period office refurbishment project with insulation, triple glazing and MVHR

Residential landlords can be fined £500-£30,000 for not complying with band E, which, as of 2024, is the minimum EPC rating to rent a property. However, by 2025, new requirements will see the EPC minimum requirement to be a C rating for new tenancies, and it must be a C by 2028 for existing rentals. Many factors can impact an EPC score. This includes insulation, the type of heating system used in a home, renewable integration and the type of window glazing.

For residential properties, an EPC is used by homeowners and potential tenants to gauge energy performance and therefore heating costs. It also provides advice on how to reduce energy bills and make the home run more efficiently. Similarly, for commercial properties, it provides advice on how to cut energy costs and improve the building’s overall performance.

How to get an EPC

To receive an EPC certificate, the property must be assessed, and this can be booked through the government website. The cost of obtaining an EPC is dependent on the property’s location, number of bedrooms and overall size of the property. The price will vary from region to region, but it’s typically between £35 and £120. Once received, these certificates last for 10 years from the issue date.

An EPC is not needed with a listed building due to its historical significance. The owner may still find an EPC a useful tool for improving the building’s performance.

When receiving an EPC, a breakdown of the energy performance of specific elements of your home is also provided. These include walls, roof, windows, main heating, hot water, lighting, and so on, and each of these elements is ranked between 1 and 5 stars. The rankings are made in two categories: energy efficiency and environmental.

Recommendations for improving an EPC rating

The following should be considered if an EPC rating needs to be improved before 2028:

Upgrading and installing loft insulation: loft insulation helps minimise heat transfer out through the roof. Insulation reduces heat escape, and consequently, the need to use heating in the colder months. Opting for sustainable insulation materials such as natural fibres can reduce embodied energy.
Heating system and control upgrades: more up-to-date boilers can provide a better heating performance and are also more efficient, reducing energy bills. Heating systems can now be controlled room by room with thermostats, and often through mobile apps.
Using energy-efficient light bulbs: energy-efficient light bulbs have a longer lifespan than traditional bulbs. They also use far less electricity to produce the same amount of light.
Upgrading windows: installing double or triple-glazed windows helps to retain heat within the home, which reduces the need to use heating.

Case Studies – Low Energy House & Georgian House

Located in Muswell Hill, Low Energy House saw energy use decrease drastically through insulating and triple-glazing the home, whilst also improving airtightness. Low energy-focused measures also improved internal occupant comfort as a result. The home is draught-free and remains at a consistent temperature, making it a more comfortable space to be in.

Low Energy House, designed using Passivhaus principles

Our Georgian House project is a fossil-free home with two air source heat pumps in the garden running the underfloor heating. An MVHR unit supplies pre-heated fresh air. Installing mechanical ventilation with a heat recovery system helps to reduce the amount of energy needed to heat a building. It takes heat from outgoing air and transfers it to the incoming fresh air, which minimises heat loss through ventilation. The incoming air is also filtered to remove particulates and potential allergens, improving the indoor air quality.

Georgian House: a listed building with insulation, secondary glazing and heat pumps

Though at first investing in improving your home’s energy efficiency may seem daunting and relatively expensive, the return on investment is significant. Improving your home’s efficiency reduces energy consumption, which results in lower bills.

Government Grants

The boiler upgrade scheme currently provides grants of up to £7,500 for replacing a fossil fuel-based heating system, typically by installing an air source heat pump. Fossil fuels include oil, gas or liquified petroleum gas. Upgrading to an air source heat pump usually works best in tandem with thermal upgrades such as insulation and new glazing:

https://www.gov.uk/apply-boiler-upgrade-scheme

The Green Deal is a scheme which helps you make energy-saving improvements to your home and find the best ways to pay for them. Green deal can be used to replace windows and doors, install secondary glazing, insulate loft or walls, upgrade your heating:

https://www.gov.uk/green-deal-energy-saving-measures

There are also VAT savings available on energy-saving materials in certain circumstances.

https://www.gov.uk/guidance/vat-on-energy-saving-materials-and-heating-equipment-notice-7086

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