DERELICT OR DAMAGED BUILDINGS

For a structure to meet the definition of a building (and therefore be captured by EPC legislation) it must comprise walls and a roof that create a space that can be conditioned (i.e., heated). But if that building envelope has been damaged in some way, what then? Wherever possible the energy assessment (EPC) process seeks to be objective rather than allowing the assessor to be subjective. If the damage to a building structure is minor, such as broken windows or damage to a roof following a break in, then the repair is not structural and the premises should be assessed in the normal way and an EPC produced, as if the repairs have been completed. This could also include significant damage such as vandalism where pipework, water tanks and the boiler of a heating system have been removed for their scrap value, leaving the building with no heating. In this situation the assessor may need to apply default heating and DHW systems where missing but the requirement for an EPC remains.

Where the damage to a building is major or more specifically, structural, then other factors come in to play. A major fire or flood damage will most likely leave the building in need of significant refurbishment which will require planning consents and the involvement of Building Control in the 'repair' process. Before that process has started then the building is likely to be uninhabitable and may not meet the definition of a building, and therefore not be captured by the EPC legislation. Be aware that other considerations will apply as the refurbishment is completed and an EPC may need to be commissioned by the building contractor and provided to the building owner as part of the handover process, and Building Control should require one before preparing their Completion Certificate.

Dereliction, like damage, is a matter of degree. If the dereliction is not structural then an EPC may be required and may utilise default heating and DHW in the calculation. Where the dereliction is structural then it becomes a process of refurbishment with Planning and/or Building Control involvement, similar to that outlined above.

Also, the lack of safe access to the property by the energy assessor may also be a factor in preventing an EPC being prepared.