Energy efficiency
making tenements warmer and
cheaper to run
Contents
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1 Introduction
1.1 Background
1.2 Overview of the projects
1.3 Why is energy efficiency important now?
1.4 Why have multi-tenure dwellings been
singled out for attention?
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2 Engaging with the key players
2.1 Local authorities
2.1.1 How can local authorities run successful
schemes for owner occupiers and private
landlords?
2.1.2 Could local authority statutory assistance for
owner occupiers facilitate energy efficiency
improvements?
2.1.3 Could a local authority run factoring service
help keep dwellings maintained?
2.2 Owner occupiers
2.2.1 How can owner occupiers organise their own
energy efficiency improvements?
2.3 Private landlords
2.3.1 Why would a private landlord be interested
in energy efficiency improvements?
2.3.2 Working with the local authority
2.4 Factoring companies/property managers
2.4.1 What are the benefits of a factoring service
for owner occupiers and private landlords?
2.4.2 How can a factoring service incorporate
energy efficiency improvements in the service
they already provide?
2.5 Grants available to incorporate energy
efficiencyinto tenements
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3 What is the law regarding the management
and maintenance of multi-tenure housing?
3.1 Who is responsible for what in multi-tenure
blocks?
3.2 How will the new Tenements (Scotland) Act
help?
3.3 What impact might the EU Energy
Performance of Buildings Directive have?
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4 Technical questions answered
4.1 When is planning permission required for
energy efficiency improvements?
4.2 When is a building warrant required for
energy efficiency improvements?
4.3 Energy efficiency measures and their
suitability for tenement buildings
4.4 Technical fixes
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5 Further Information
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1 Introduction
1.1 Background
The Energy Saving Trust (EST) was set up by the UK Government
after the 1992 Rio Earth Summit and is one of the UK's leading
organisations fighting climate change. Its main aim is to promote
the sustainable and efficient use of energy in order to reduce carbon
dioxide (CO2) emissions, a key contributor to climate change.
EST funds projects that help to deliver practical solutions for improved
energy efficiency in households, communities and the road transport
sector. In 2003/2004 the Energy Saving Trust grant aided nine
projects in Scotland with funding from the Scottish Executive.The
projects focused on promoting improved energy efficiency in multi
tenure flatted properties which are often referred to as ‘tenements’.
For the purpose of this booklet, a ‘tenement’ includes buildings
that comprise two or more related flats that are owned or designed
to be owned separately, not just traditional tenement properties.
This covers a wide variety of residential property including, large
houses which have been converted into flats, mixed use property
with shops on the ground floor and flats above, modern blocks of
flats, four-in-a-block properties, as well as the traditional sandstone
or granite buildings of three or four storeys.
This booklet has been produced to disseminate the lessons learnt
from the nine projects and is accompanied by a series of leaflets
targeted at the four key players – local authorities, housing
associations, owner occupiers, private landlords and factors – that
are in a position to take direct action to improve energy efficiency
in tenements.The aim of the booklet and the leaflets is to support
future energy efficiency improvements in Scottish tenement
buildings to benefit individual households and contribute to meeting
both local and national carbon reduction targets by reducing carbon
dioxide (CO2) emissions.
The booklet highlights the importance and the historic difficulties
of tackling energy efficiency in multi-tenure dwellings. Drawing on
the nine pilot projects it aims to identify the most appropriate
points of intervention for all stakeholders. It provides useful tips
and case studies that will help make energy efficiency
improvements easier for owner-occupiers and private landlords,
as well as for housing managers responsible for large numbers of
tenement properties.The booklet also provides background on
the legal, technical and financial implications of making energy
efficiency improvements in tenement properties.
Both of these building types are included under the definition of ‘tenement’.
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1.2 Overview of the Projects
Aberdeen City Council – Victorian tenements project
The project aimed to discover the best way of engaging with
residents and owners in traditional Victorian tenements to
encourage the installation of energy efficiency measures in these
properties.The challenge was to get residents working together
in order to gain agreement to installing energy efficiency measures.
The EST funding paid for a full time co-ordinator who provided
advice, acted as a facilitator between residents and arranged
programmes of work once agreement had been obtained. In
particular the project promoted loft insulation, draught proofing
and lighting in flats and communal areas. Energy Efficiency
Commitment (EEC) funding through Scottish Power combined
with the local authorities discounted installer rates were used to
provide cut-price heating and insulation measures.
The Edinburgh Stair Partnership – warm tenements
project
The Edinburgh Stair Partnership (ESP) is a factoring service set
up by Edinburgh City Council for pre-1919 traditional tenements.
The aim of the project was to introduce simple energy efficiency
measures to the communal parts of tenements.The project
raised awareness by providing energy saving advice to all owners
and encouraging the take up of an energy audit of individual flats.
Dundee City Council – Dundee Menzieshill project
This project acted as a pilot to provide Dundee City Council with
information to help them develop an innovative private sector
grants initiative.The grants initiative aimed to encourage the
installation of energy efficiency measures when the council are
undertaking capital improvement works in mixed tenure properties.
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Govan Housing Association, Glasgow – tenement
upgrade
The project partially funded the refurbishment of a typical two-close
traditional sandstone tenement. Govan purchased all of the small
middle flats on the upper floors of the building and amalgamated
them into larger flats, creating a total of eight flats in each close
after improvement. Architects were given a brief that included a
number of innovative sustainable items such as a communal heating
system, insulation and ventilation.The communal heating system
used two condensing boilers in the stairwell and then a heat
network to distribute heat into each of the 16 flats. Govan had
the support of other owner occupiers in the tenement and EST
funding helped pay for the energy efficiency related improvements.
West Dunbartonshire Council – IGLOO
The Insulation Grants for Low-income Owner Occupiers (IGLOO)
project was a grant scheme aimed at fuel-poor owner-occupiers
living in multi-tenure tenements where West Dunbartonshire
Council also owned properties.The project aimed to provide cavity
and/or loft insulation at subsidised rates to those who could not
afford the normal rates, and were therefore blocking improvements
for Council tenants and/or other owners.
Note: Case studies for the above projects can be found on the
Practical help website: www.est.org.uk/practicalhelp
1.3 Why is energy efficiency important now?
Govan Housing Association – research project
Govan Housing Association is completing research to see how
the tenants use the communal heating system installed as part of
the project detailed above.The results of the study will allow the
Association to assist residents and owners to use their heating
system in a more efficient way.
Lothian and Edinburgh Environmental Partnership
– tenement energy efficiency fact sheets
The aim of this project was to maximise the level of energy
efficiency activity in privately owned pre-1919 stone tenemental
property. Six best practice energy efficiency fact sheets were
produced, which could be distributed either separately or as a pack,
to give owners and occupiers information on energy efficiency
improvements they can make in their homes.
Lothian and Edinburgh Environmental Partnership
– top of tenements
This project installed practical measures in eight properties in
tenements.The object is to field-test and monitor the measures to
enable the benefits to be promoted more widely.The work required
building warrant consents and planning permissions/listed building
consent.The project is ongoing and will provide practical examples
of simplified procedures for installations to act as ‘templates’ for
wider application and a basis for design guides.
Climate change is a recognised threat to the planet. Around the
world 1998 was the hottest year since records began in 1860
and seven out of ten years in the decade between 1990 and 2000
were hotter than any year recorded prior to this period. Some
climate change is now inevitable and we will have to adapt to cope
with the consequent changes. Action needs to be taken to limit
those changes through reducing carbon dioxide(CO2) emissions,
a major cause of climate change, well below current levels.
About a quarter of CO2 emissions in the UK comes from
household energy use and this figure could be significantly reduced
if every householder improved the energy efficiency of their home
and made small behavioural changes to minimise energy use.
The Scottish Executive is committed to working in partnership
with the UK government to deliver by 2010 a domestic goal of
20 per cent reduction in CO2 emissions compared to 1990
levels. In the short term a large contribution to CO2 savings can
be made simply through using energy more efficiently.
North Lanarkshire – insulation grants for flat owners
This project aimed to encourage owners in multi tenure properties
to improve energy efficiency by offering a 90% contribution towards
the cost of measures such as cavity wall insulation, loft insulation,
draught proofing, hot water tank insulation and energy advice.
North Lanarkshire local authority negotiated a price with its Warm
Deal contractors for work on the project and then, using the grant
funding, offered very low prices to owner occupiers (£31 for loft
insulation and £27 for cavity wall insulation). Promotion is ongoing
through the Improvement Grants Section of North Lanarkshire
Council, network installers, press releases and mailings.
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Now is a particularly pertinent time in Scotland to take action
to reduce energy use in the home as there are several changes
in legislation and government policy (as well as price increases)
that should facilitate action. Key drivers include:
• New changes in legislation through the Tenements (Scotland)
Act 2004 which are set to better facilitate general repairs and
maintenance alongside energy efficiency improvements.
• Rising fossil fuel prices which mean fuel bills will continue
to increase making energy efficiency more important to
householders.
• Proposed landlord accreditation schemes which should
improve the quality of housing for rent. Energy efficiency
improvements will make property for rent more attractive
to prospective tenants.
• Action to reduce fuel poverty through continued commitment
to improve Scotland’s housing stock. Improved energy efficiency
in homes will reduce fuel bills and improve comfort levels for
homeowners – lower fuel bills can help bring some families
out of fuel poverty. Making energy efficiency improvements to
housing stock is one of the more direct and effective measures
the Scottish Executive can employ to reduce levels of fuel
poverty in Scotland.
• The Home Energy Conservation Act which came into force
in Scotland in 1996 with the aim of making “substantial”
improvements in energy efficiency. Guidance was issued stating
that “substantial” improvements should be around 30% over
10 years, the figure also adopted by English and Welsh local
authorities.
• The forthcoming European Union Directive on the Energy
Performance of Buildings which aims to reduce energy
consumption in buildings.The directive will require dwellings
to have energy performance certificates at the point of
construction, sale or letting for the prospective buyer or tenant.
Installing energy efficiency measures will improve energy ratings
and ensure that fewer recommendations for improvement
appear on the certificate.This will give potential tenants or
future buyers a clear indication of the likely running costs and
greater confidence in the building.
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• The Social Housing Quality Standard (SHQS) which must be
achieved by all local authorities and registered social landlords
in Scotland by 2015. Plans for how they intend to do so must
be submitted by April 2005.
• A proposal for a single survey, paid for by the seller, in the
Scottish Executive ‘Maintaining Houses – Preserving Homes’
consultation.The single survey pilot projects included an energy
report within the single survey. If the single survey is introduced
and continues to include an energy report, energy efficiency
improvements will affect the marketability of property.
1.4 Why have multi-tenure dwellings been singled out
for attention?
Tenements account for approximately 25% of all housing in
Scotland.This figure is higher in several of the large cities, so
improvements in this sector can make a significant contribution
to meeting local CO2 reduction targets.
Improving the energy efficiency of a home can have positive benefits
for owners and occupiers. Greater energy efficiency improves
comfort, reduces running costs and, once the new EU legislation
on energy performance is implemented, will prove beneficial when
selling/letting a property.
While there are opportunities for improving the energy efficiency
of most types of domestic property, particular problems can be
faced when dealing with multi-tenure dwellings such as tenements.
For these properties more innovative approaches are usually
needed, particularly in order to meet the Social Quality Housing
Standard by 2015.
Tenements tend to be difficult buildings to keep in good condition
because of their multi-tenure nature and the high turnover of
residents i.e. it can be hard to get things done because agreement
and co-operation is needed between several households and/or
landlords.This has often led to less than adequate repairs and
maintenance being carried out, as groups of owners either don’t
realise it is their responsibility to undertake maintenance work, or
they find it hard to get the agreement of everyone in the same
stair to undertake work.
Particular problems relating to the multi-tenure nature of
tenements include:
• Lack of formal and continuing ‘owners associations’ with
responsibility for decisions on communal repairs and
maintenance and/or establishing sinking funds to meet future
expenditure on this work.1
• Lack of understanding of particular rights and obligations on
the part of flat owners.2
• Inability of factors, managers or owners to recover costs from
owners. As a result, the effectiveness of management and
maintenance arrangements can be limited by a small number
of obstructive owners who can and do block necessary repair
and maintenance work. (However, where the property has
reached a certain degree of disrepair a local authority can
issue a statutory repair notice and provide grants towards the
repairs.)
• Owners who in some cases block repair and improvement
programmes intended for the benefit of tenants of social
landlords.
• Reluctance on the part of private landlords who do not live in
their rented property to spend money on improvements that
are not legally required.
• Properties which have a high turnover of tenants who have
no long-term interest in improving the property.
• Non residential premises on the ground floor of tenement
properties i.e. shops or small business that have different
priorities to residents.
• Many tenants/owners are also unaware or uninterested in the
issue of energy efficiency, particularly as for most people fuel
bills tend to be a small part of annual outgoings.
These problems have contributed to a deterioration in the standard
of repair of tenements.The Scottish House Condition Survey 2002
identified that 26% of tenement buildings were in a critical state
of repair; this is a greater percentage of disrepair than in any other
dwelling type.Terraced housing had the second highest proportion
of disrepair (22 per cent), while at the other end of the spectrum
only two per cent of flats within converted buildings were classified
by the surveyors as being in a critical state of repair3.
1 Page 100 Scottish Housing Condition Survey 2002
2 Issues in Improving Quality in Private Houses:The first report of the Housing
Improvement Task Force
3 Modern title and condition deeds in Scotland and their effectiveness in securing
common repairs (Scottish Executive, Social Research 2003, Scottish Executive)
Scottish flatted dwellings, specifically the traditional tenements, tend
to be poorly insulated and difficult to heat which means that there
is often scope for cost effective energy efficiency improvements.
They may have ill-fitting doors and windows and old inefficient
heating systems. Improving the loft insulation of the building can
make a difference to middle floor flats as well as those immediately
below the roof. A secondary door in the entrance lobby can make
the stair and consequently the flats warmer.
Some of these improvements can be made in individual flats, such
as replacing heating systems. Other aspects such as wall insulation
and roof insulation are part of the main fabric of the building and
need to be dealt with by agreement between all the flat owners
in the stair.
All of these factors combined means that it is rare for energy
efficiency improvements to be carried out in tenements. As a
result, opportunities are often lost for decreasing running costs
and making them more comfortable.
It is hoped that changes proposed in the legal framework will
have a positive impact on the maintenance of tenements and a
consequent knock-on effect on energy efficiency improvements
(see chapter 3 for full details).
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2 Engaging with the key players
This chapter looks at why and how the four identified key players
could help improve the energy efficiency of housing that they own
or manage. Brief details of relevant energy efficiency measures can
be found in chapter 3.
2.1 Local authorities
2.1.1 How can local authorities run successful schemes
for owner occupiers and private landlords?
In order to meet their energy efficiency improvement targets and
carbon emission reduction targets, local authorities may wish to
run energy efficiency schemes for owner-occupiers and private
landlords.This may be particularly valuable where the local authority
is now the minority owner in a block due to ‘Right to Buy’ and so
no longer includes the block in standard repair and maintenance
programmes (due to the difficulties with multi tenure ownership
discussed in 1.4).This means that some tenants are living in poorer
conditions than other tenants with the same local authority or
housing association landlord. Engaging the majority of owners
in such a block enables the local authority to bring their own
properties up to an appropriate standard.
Local authorities do not need to take a different approach with
private landlords compared to owner-occupiers. Many private
landlords are receptive to the idea of improving their property
and see energy efficiency improvement as one way to preserve
their investment. Experience from a number of the Energy Saving
Trust projects shows that private landlords are willing to contribute
towards installation of energy efficiency measures and in some
cases are especially keen to do so where the work and grant
applications are organised on their behalf.
An energy efficiency scheme could include:
• Helping to access existing grants
• Providing additional grants (using council funds or externally
applied for grants)
• Facilitating stair meetings
• Organising building warrants and planning applications
• Organising contractors.
Some of the important lessons learnt from the Energy Saving Trust
funded schemes which may assist local authorities or housing
managers when setting up future schemes include:
• Follow up any direct marketing about a scheme with home visits
by a dedicated project co-ordinator.These visits can be made by
contractors involved in the scheme but council staff tend to be
trusted and therefore are more successful in signing people
up to a scheme.
• Try to identify ‘active’ owners through contact with stair
representatives, the local Energy Efficiency Advice Centre
(EEAC) or factoring service who can then act as an internal
co-ordinator and energy champion.
• Bring neighbours together to discuss their tenement as a whole
or act as co-ordinator between residents to inform them what
measures will be suitable for their homes and the main building
and grants that are available. Initiating meetings can often start
to motivate people to take more responsibility for their building.
• Identify the biggest maintenance issue for the occupiers.This might
be something as simple as clearing blocked gutters. By helping to
tackle these problems first, tenants can be more receptive to the
idea of energy efficiency improvements.
• Be flexible in what is on offer so that packages can be tailor-made
to the needs of each tenement.
• Don’t try to get all householders involved if it isn’t necessary
– some energy efficiency measures can be installed without
the need for all owners to be involved.
• Private landlords can be engaged through asking them to look
at the wider issues of the tenement, by organising works, by
signing others up in the block and by accessing grants or
discounts for them.They are much more likely to be engaged
when much of the workload relating to a repair or improvement
is carried out by a third party.
• Be aware that dealing with gas contractors can be difficult. It
is often simpler for individuals to seek quotes rather than the
council or housing manager.
• Ensure that any works are carried out with minimal disruption.
• Suggest installing a notice board in the close so that neighbours
can communicate more easily with each other. Details of grants
can be posted and advance warning of any maintenance or
repair works.
• Remember that energy efficiency is not an exciting topic for
owner-occupiers; even very large grants might not attract people
unless accompanied by personal follow-up.
Where the local authority does not have the resources to run
a specific energy efficiency scheme, they can still facilitate
owner-occupier run projects. Where the local authority owns a
minority of dwellings in a block and the other owners are organising
works, the council can assist by relaxing procurement rules for
low cost measures such as draught-proofing (i.e. the local authority
could pay their share of small bills without always insisting that the
owners occupiers obtain three quotes.)
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A model approach – step by step
Based on Aberdeen Victorian Tenements project
1. Introductory letter and information pack with tear off slip
sent to target flats.
2. Home visit to those that respond to the letter (often other
neighbours will join this meeting).
3. Find out the key concerns about the tenement and the
best way to approach others in the block (e.g. through
neighbours or through the project co-ordinator)
4. Help tenants deal with the non-energy efficiency related
problems (such as gutter clearance) if these might hinder
other activity taking place.
5. Provide advice to owners on most cost effective solutions
for energy efficiency in their tenement and make them
aware if any grant funding is available.
6. Agree with owners on package of measures appropriate
for the specific tenement.
7. Agree way forward to ensure work is commissioned and
costs are met equally. Liaise with colleagues within council
to ensure council contributions are met in full and on time.
8. Provide advice on commissioning a contractor and for
getting best value from contractors/installers for both
energy efficiency and non-energy efficiency measures.
9. Liaise with occupiers and contractors to ensure work is
undertaken with as little disruption as possible.
10. Collect feedback from all individuals involved in project
and if possible monitor fuel bills.
11. Ask occupiers if you can use their tenement to show the
improvements to owners in other tenements.
Tips for local authorities
Photographic evidence
Take photographs of areas in need of improvement particularly
in hard to access areas (e.g. of the roof) to show people the
extent of disrepair. Occupants may be unaware of the condition
of parts of the building they don’t normally see.
objectives and all relevant information relating to the technical,
legal and grant aspects for the proposed measures is
communicated to the individuals knocking on the doors of owners.
Try to ensure that all installer staff likely to be on the front line
attend a briefing session.
Identifying where energy efficient improvements
are required
Carry out energy efficiency related works in
summer months
The council will often retain details of dwellings that have been
sold through the Right to Buy system.These databases can be
used to identify where buildings, or building clusters are without
cavity wall or loft insulation.The EST funded North Lanarkshire
Project used this technique.
The general shortage of building contractors and heating engineers
means they tend to have plenty of work. Asking contractors to
help sign up owner occupiers for the installation of measures may
not be appealing if they already have guaranteed work elsewhere.
To maximise involvement, try to schedule projects in off-peak times
(i.e. not the winter months).Try to gauge their commitment to
your project before involving them. Most of the EST funded
projects had difficulty in engaging with contractors due to the
volume of work they were already dealing with.
Monitor fuel bills to show benefits of energy
efficiency improvements
When working on energy efficiency improvement schemes
local authorities can ask owner-occupiers and/or tenants to
supply copies of their old fuel bills.These can then be used
to monitor savings made as a result of installing energy saving
measures.The results would be useful to promote similar
improvements in other tenements.
Making the most of your installers
When using contractors/installers to sign up owner occupiers
for energy saving measures some companies perform better
than others.To maximise chances of achieving a high rate of
sign up through installers you must ensure the project aims,
Energy efficiency at a freshers fair
Students form a large section of the tenement population.
Edinburgh City Council staff already attend freshers fairs at four
of the city's universities in an initiative aimed to inform students
about the rights and responsibilities of living in a house in multiple
occupation.This initiative could be extended to provide the
new students with information and tips on saving energy and
reducing fuel bills.This could be run in line with an awareness
raising competition on climate change.
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Lessons from the projects
West Dunbartonshire – focusing on a particular location
Installers working on the West Dunbartonshire IGLOO project
targeted specific geographical locations for installing loft
insulation. Information about the benefits of energy efficiency
then spread by word of mouth throughout the community.
North Lanarkshire – clear marketing of grants for all
The North Lanarkshire Project was surprised by the low take
up of 90% grants for loft and cavity wall insulation.This was
thought to be due in part to 13 years of advertising for Warm
Deal grants which are means tested. People automatically
assume that they won’t qualify if they aren’t on benefits.
Projects offering grants must be very clear in their marketing
about who is eligible.
Edinburgh Stair Partnership (ESP) – organise one building
warrant for multiple works
As part of an Energy Saving Trust funded energy efficiency
project, ESP planned to install airtight secondary doors in the
entrance hallways of 29 tenements. Edinburgh Building Control
agreed to consider all the installations as one contract and a
generalised plan was prepared showing minimum and maximum
measurements required to meet Building Regulations. A copy
of this plan with the relevant address and location was
required for each tenement.This saved ESP over £1500.
Before and after images of insulated render applied
to multi tenure properties in Dundee
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Dundee – using private sector grants for energy efficiency
improvements
Private sector grants are awarded for essential repairs, however
where it is practical to incorporate energy efficiency
improvements, these can sometimes be covered by the grant.
The Menzieshill project in Dundee received private sector
grants to use insulated render on external walls of tenements
in need of repair.
2.1.2 Could local authority statutory assistance for
owner occupiers facilitate energy efficiency
improvements?
Where properties have fallen in to disrepair and the disrepair
has led to deterioration, local authorities currently have legislative
powers to enforce repair through a number of different types
of statutory notice which include provision of a mandatory grant.
The Scottish Executive have recently published the ‘Maintaining
Houses – Preserving Homes’ consultation which recommends
that one single statutory notice for repairs replace the various
repair and improvement notices that presently exist.This consultation
is the Scottish Executive’s response to recommendations made
by the Housing Improvement Task Force (HITF) in it’s second
report ‘Stewardship and Responsibility; A Policy Framework for
Private Housing in Scotland’ (March 2003).The HITF was
established in December 2000 and was chaired by the Minister
for Social Justice.
Under the new proposals in the ‘Maintaining Houses – Preserving
Homes’ consultation mandatory assistance offered would be
determined by the local authority and should be more flexible.
If these proposals are agreed, they will be implemented through a
new Housing (Scotland) Act that it is expected to be implemented
by the end of 2005.This act would give local authorities powers
to offer advice, practical assistance, grants and/or subsidised loans
as they see appropriate.
The consultation also proposes that owners of tenement flats will
have the right to ask their local authority to help when works of
maintenance or repair have been properly agreed but are blocked
by an owner or owners refusing to contribute their share of the
costs. It is proposed the local authority could meet the cost,
allowing work to go ahead and then place a charging order on
the properties of non-compliant owners.The costs could be
recovered when the properties are next sold.This procedure
would facilitate organising repairs and improvements.The new
proposals should also prevent homes falling back in to disrepair
by encouraging planned maintenance.
Maintenance orders
There is a need for a mechanism to allow local authorities to
intervene where lack of maintenance is likely to lead to disrepair,
even where significant funds have been spent on the building as
a result of a statutory notice.
The proposed ‘maintenance orders’ in the ‘Maintaining Houses
– Preserving Homes’ consultation will require the owner or group
of owners to put into place a planned maintenance regime.The
plan including arrangements for implementation will have to be
submitted to the local authority for approval and amendments.
Where the plan is deemed inadequate local authorities will have
power to appoint a property manager and/or prepare and
implement a plan themselves and recover the costs from owners.
If adhered to the maintenance plan required by the order should
have a significant impact on preserving and maintaining the quality
of the building.These plans may enable the incorporation of
energy efficiency measures where it might not have been possible
before – as one home owner involved in an EST funded project
commented, ”There is no point me putting loft insulation up
there until the hole in the roof is fixed”.
Maintenance orders could be issued where:
• The council took the view that otherwise maintenance would
be insufficient
• There had been previous failure of owners with common
or shared obligations to co-operate in carrying out works
• Enforcement action has been required to carry out works.
Traditional tenement building – Glasgow
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2.1.3 Could a local authority run factoring service help
keep dwellings maintained?
Instead of running one-off energy efficiency related projects,
it may be more cost effective and efficient to set up a factoring
service to manage certain types of building and therefore be paid
to manage the stock. Some local authorities (e.g. City of Edinburgh
Council) have done this and have set up a department within the
Council to run a property management or factoring service to
facilitate improvements to housing stock within the local authority.
Owner-occupiers pay a fee to have their building looked after for
them.The City of Edinburgh Council’s ‘Edinburgh Stair Partnership’
factoring service is currently growing through word of mouth alone.
Lessons from the projects
Edinburgh Stair Partnership – improving energy efficiency
through a factoring service
City of Edinburgh Council set up the Edinburgh Stair Partnership
(ESP) to provide a factoring service for pre-1919 mixed tenure
tenements. As well as offering the standard factoring services, in
2003/4 ESP received funding from the Energy Saving Trust to fit
secondary doors, loft insulation and a stair notice board free of
charge for the owners in a number of properties they factor. ESP
acknowledges that for most householders there is no ‘feel good
factor’ associated with spending money on energy efficiency
measures.They want to make the process as swift and painless
as possible.
Interested owner-occupiers should contact their local Energy
Efficiency Advice Centre (EEAC) through the EEAC helpline
0800 512 012. EEACs provide free, independent, expert advice on
saving energy, locally run schemes owners can get involved with and
grants that they or their neighbours may be eligible for.
Owner occupiers can often face difficulties when they need to
get other neighbours and/or landlords involved in order to pursue
maintenance projects.The following suggestions may help
owner-occupiers get improvements carried out in their building:
• If a factoring service is employed to manage the block, ask
them to arrange a meeting of everyone in the stair where
energy efficiency improvements could be discussed. If the
majority of neighbours within the close are willing to go ahead
with some improvements the factoring service can be asked
to organise these (an extra fee may be payable).
• If a factoring service is not employed, invite all flat owners to
a stair meeting (giving at least 48 hours notice) to discuss what
the general maintenance and repair issues are for the building.
The possibility of improving energy efficiency within the
communal parts of the tenement building can also be discussed.
Ask tenants to invite their landlord to the meeting (this may
be the local authority, a housing association or individuals). If
some landlords or owners cannot attend the stair meeting, take
notes so that they are kept involved and have an opportunity
to comment on proposed works.
2.2 Owner occupiers
2.2.1 How can owner occupiers organise their own
energy efficiency improvements?
There are many benefits for owner-occupiers making energy
efficiency improvements to their own homes. Some of the
potential benefits include:
• Reduced running costs through lower fuel bills (particularly
valuable now as fuel prices are set to rise)
• Warmer, draught free rooms
• Long term protection of building through improvements made
to its structure
• Improved energy performance in the proposed home-sellers
survey that could prove beneficial at time of sale
• Reduced carbon dioxide emissions from the energy used in
the building, one of the major contributors to climate change.
Typical tenement stair
12
• Prioritise the maintenance issues specific to the building as it
may not be appropriate to tackle energy efficiency as the first
priority. Engage everyone by making a list of all the things that
people are concerned about, then agree a sensible order of
priority for any repairs or improvement.
• Ask for volunteers to assist in organising improvement works.
• It is best practice to obtain three quotes for comparison when
employing tradesmen to carry out works on the tenement.
• Ensure that signatures are obtained from the majority of
owners in the tenement before commissioning contractors to
undertake works. It may be sensible to set up a joint account
to collect money in advance of works being carried out.
• Involve private landlords as many will support improvements
being made to their property, particularly if they don’t have
to organise the works and if grants can be utilised to make
the work cheaper than normal.
• Ask for help from the local EEAC in accessing grants for those
on benefits (see grants table section 2.5 for details).
Tips for owner occupiers
Tackle simple jobs first
Initiating simple cheap jobs, such as clearing gutters, can help
generate community spirit within a stair.This can encourage
and lead on to the organisation of more complicated and
costly jobs including energy efficiency measures.
Keep a log book of repairs and improvements
Where a programme of repair and maintenance has been
initiated it is a good idea to keep a logbook for the tenement.
Individual owners may also wish to keep a separate logbook
for improvements to their flats. It is a good idea to record
what repairs are carried out when and by whom.The logbook
will act as a useful record of improvements which potential
property buyers will be interested in at time of sale.This
would make a useful addition to the proposed ‘seller’s pack’
to be prepared when homes are sold.
Lessons from the projects
Aberdeen – raising funds for energy efficiency improvements
Neighbours involved in the Aberdeen Victorian Tenements
Project went to a car boot sale with all their unwanted items
that had been stored untouched in their loft space for years.
This cleared the loft so that insulation could be laid, and
provided communal funds that enabled the gutters to be
unblocked.
The following Information on improving long term value and the
sellers survey included in the next section is also relevant for
owner occupiers.
2.3 Private Landlords
2.3.1 Why would a private landlord be interested in
energy efficiency improvements?
One of the lessons from the Energy Saving Trust funded projects
was that private landlords were keen to get involved in energy
efficiency projects.There are a number of benefits for private
landlords, not least that in a competitive rental market having
an energy efficient property that will be cheap to run may attract
potential tenants.
Other benefits for private landlords include:
• Reduced running costs for tenants with potential for charging
higher rents or potential for ensuring the flat can be readily let
(in the situation where the lettings market is saturated)
• Reduced turnover of tenants by demonstrating commitment
to maintenance and improvement of their flat and by providing
a warmer home
• Eligibility for the landlord under current and future landlord
accreditation schemes
• Long term protection of the building through planned
maintenance and repair
• Improved energy ratings on forthcoming energy certificates
providing greater confidence and incentive for prospective
tenants or purchasers
• Tax relief on capital expenditure on certain energy efficiency
measures
• Reduced carbon dioxide emissions from energy used in the
building, one of the major contributors to climate change.
Landlord accreditation schemes
Communities Scotland have produced a set of voluntary National
Core Standards for private landlords which outline a framework
for setting and monitoring the achievement of good management
practice by private landlords.The standards cover communication
with tenants, equality issues, minimum property condition, repairs
and maintenance and also include a section about energy efficiency.
The standards can either be used by landlords as benchmarks
against which they can assess their own performance or as a
foundation for a local voluntary accreditation scheme.
13
There are currently voluntary accreditation schemes running in
South Ayrshire, Edinburgh, Dumfries & Galloway and Dundee with
proposals for mandatory registration of private sector landlords
currently under consideration by the Scottish Parliament.The
schemes will help tenants enjoy a better standard of accommodation
and will reward those private landlords who are serious about
maintaining high standards. Energy efficient improvements could
contribute to helping landlords meet the core standards and make
properties more attractive to prospective tenants.
Tips for private landlords
University accommodation lists
Several of the major Scottish cities have large universities and
therefore a lot of students requiring accommodation. Improved
energy efficiency and/or landlord accreditation can help
landlords get their properties registered with local universities
which can help the stability of their business. University
registered landlords will have some assurance that tenants will
be sourced by the university and arrive on one year leases
every September/October.The university in some cases will
also handle rent collection ensuring that private landlords
always receive their payments on time. Students tend to have
little income and may be impressed by properties with reduced
running costs. Landlords that have invested in improvements
to their flats may therefore benefit from students wishing to
stay for longer than one year.
Improving the long term value of a property
Some energy efficiency measures can only be undertaken in
conjunction with improving the building fabric. Examples would
include applying external insulated render and insulating a flat roof.
Both of these measures will not only save energy but will also
provide a new weatherproof envelope helping to protect the
building from water penetration and resulting deteriation. Other
measures such as improved ventilation through mechanical
ventilation heat recovery, or installing more efficient extraction fans
in bathrooms can help reduce moisture in the air helping to avoid
condensation and mould growth. Double glazing when professionally
fitted reduces heat loss and can in certain circumstances improve
the appearance of the outside of the tenement. However, in certain
areas there may be planning restrictions, so it is wise to check with
the local planning authority before commencing work.These sort
of improvements are likely to add to the value of property, so
private landlords might consider these options to preserve and
enhance their property investment.
14
New EU legislation
There could be further benefits to landlords of making their flats
more energy efficient. As mentioned earlier, the new EU Energy
Performance of Buildings Directive coming into force soon will
require dwellings to have energy performance certificates.These
certificates will need to be made available to the prospective
buyer or tenant when the building is constructed, sold or let.The
certificates will also have to display recommendations on how the
energy efficiency of the dwelling can be improved. By installing
energy efficiency measures improved ratings will be achieved and
fewer recommendations will appear on the certificate giving potential
tenants or future buyers greater confidence in the building.
New sellers survey proposal
As mentioned above, there is also a proposal in the Scottish
Executive ‘Maintaining Houses – Preserving Homes’ consultation
for a single survey which the seller would be obliged to pay for.
If this is implemented it would identify possible energy efficiency
improvements and would alert potential purchasers to inefficient
heating systems, draughty windows etc.This will provide a further
driver for installing energy efficient measures. Where tenants feel
that their landlord is looking after and improving a property they
are more likely to stay for longer, helping to reduce the lost rent
and disruption caused when tenants move on.
Tax relief
Over the last few years VAT has been reduced from 17.5% to 5%
on a range of energy saving measures and materials in the home.
This reduction only applies to those measures and materials that
are installed professionally (DIY installations do not benefit from
reduced VAT).
Eligible measures and materials include: insulation; hot water and
central heating system controls; draft striping; solar panels; wind
and water turbines; and ground source heat pumps. In addition,
the 2005 budget announced reduced VAT rates for micro-combined
heat and power and air source heat pumps.
For low-income households (and eligible over 60’s households)
the reduced rate is extended to grant funded installations of
certain heating equipment – heating appliances, central heating
systems and renewable source heating systems.
A scheme called the Landlords Energy Saving Allowance (LESA)
was introduced in the 2004 budget. LESA provides all private
landlords that pay income tax with upfront relief on capital
expenditure on loft, cavity and solid wall insulation in their rented
properties.The maximum amount of deduction that can be claimed
in any tax year is £1,500 per building no matter how many dwelling
houses are contained in that building. LESA is targeted at smaller
landlords so only applies to landlords that pay income rather than
corporation tax.
2.3.2 Working with the local authority
Private landlords should be aware that local authorities often run
energy efficiency projects to encourage owner-occupiers and
private landlords to take up energy efficiency measures.There
may be a number of local grants available to help fund these
measures and new grants are often launched by local authorities.
For up to date information about what local projects are running
and what grant funding landlords are entitled to in their area,
private landlords should make contact with their local Energy
Efficiency Advice Centre (EEAC).
Often private landlords do not want to instigate improvement
works but are willing to support communal improvements in
tenements where they own property and take advantage of joint
applications for grant money. In order to benefit from communal
projects and grant funding private landlords should ensure contact
is maintained with the other owner-occupiers in the tenement.
As a private landlord, it is important, where possible to attend
stair meetings or to ask for minutes of such meetings to be
forwarded to be kept aware of any work that may be planned.
The Anti-Social Behaviour (Scotland) Act 2004 introduces a
mandatory system for the registration of certain landlords.The
basic purpose of the new registration scheme is twofold: to assure
all tenants that their landlord is 'fit and proper' and to establish
for the first time basic information regarding the private rented
sector in the form of a register of landlords, their properties and
any agent they use to manage the property.The new legislation
requires all landlords (subject to some stated exceptions) to register
with the local authority.This register will help local authorities that
wish to make contact with private landlords regarding any energy
efficiency schemes they are running.
Tips for private landlords
Contact details
Private landlords should always ensure that their tenants
and/or the owner occupiers in the stair where they own
property have their up-to-date contact details, so that they
can be contacted regarding decisions on repairs or
improvements to communal parts of the tenement.This will
also ensure they get to hear about any grants that may be
available for energy efficiency building improvements.
2.4 Factoring companies/property managers
2.4.1 What are the benefits of a factoring service for
owner occupiers and private landlords?
A professional property manager or ‘factor’ can be hired to
manage tenements in most parts of Scotland. A factor should
ensure the property is adequately maintained and take responsibility
for collecting rents, common repair bills, payment of common
insurance and organising repairs.
Factors will charge a management fee and may charge extra for
writing letters and arranging larger repairs or dealing with grant
applications. Factors are not usually associated with improvement
works but can include organising energy efficiency improvements
as part of their formal role if requested by the owners group.
Where a modified factoring arrangement is arranged, the title
deeds should be checked, as the new factoring agreement will
have to comply with the arrangements specified in the title deeds.
Local authorities and housing associations should consider offering
a factoring service to owner-occupiers and private landlords,
particularly if they own properties scattered amongst a number
of blocks.
2.4.2 How can a factoring service incorporate energy
efficiency improvements in the service they already
provide?
Where factoring companies are organising routine or emergency
maintenance they could suggest installing appropriate energy
efficiency measures at the same time. For example, if a roof is
being repaired and the loft is being accessed, existing loft insulation
can be topped up to the recommended minimum of 250mm.
If doors or windows are being repaired, consider adding suitable
draught proofing measures. If the building is of a cavity construction,
the factor could suggest filling the cavity.This is a low cost measure
with a quick pay back and causes minimum disruption.
15
Tips for factors/property managers
Energy efficiency measures: making your factoring
service more attractive
If a factor can show energy efficiency improvements that they
have organised in tenements under their management have
reduced fuel bills, this could be used when marketing the
factoring service.
Put up a notice board in the stair
If a factor installs a notice board in ground floor stairways
they can communicate more easily with their clients.They
could put up notices about meetings, details of when
contractors might be working in the buildings etc.
Draught-proofed door
Factors could enclose free leaflets from the local Energy Efficiency
Advice Centre with their bills or communication mailed to clients.
The leaflets could be sent with a letter from the factoring company
suggesting energy efficiency improvements that could be made as
part of maintenance and repair works.To help encourage interest,
factors should also highlight the existence of a wide range of
grants (see section 2.5) available for energy efficiency measures.
Lessons from the projects
Notice board installed in close for posting of
information on grants, proposed works etc
16
Lothian & Edinburgh Environmental Partnership (LEEP) –
Carbon Factoring Service
LEEP ran a project part funded by the Energy Saving Trust that
investigated whether carbon reduction ‘factoring’ could be
effective in overcoming some of the barriers to making
tenement buildings more environmentally friendly.The carbon
factoring service set up in the pilot programme endeavoured
to promote energy efficiency, increase recycling and reduce
CO2 emissions from transport.The project was successful in
increasing uptake of energy efficiency measures, along with
recycling rates.The energy efficiency measures installed cut
CO2 emissions in the tenements by more than a quarter.
2.5 Grants available to incorporate energy efficiency into tenements
There are a range of grants available to support local authorities, owner occupiers, private landlords and factoring companies that want
to install energy efficiency measures in properties within tenements.
The table below highlights the key grants. In addition, the Energy Saving Trust has a searchable Grant Information Database
(see www.est.org.uk/myhome/gid) which can provide information on a wide range of other related grants.
Grant Name/ Website address
Improvements
Eligibility Criteria
Energy Efficiency Commitment (EEC)
www.est.org.uk/myhome/gid/
EEC will typically fund loft and cavity insulation, energy
efficiency condensing boilers, energy efficiency appliances and
light bulbs. Solar water heating systems are also covered.
Local authorities often run EEC funded discount schemes.
EEC is a statutory obligation on energy suppliers to deliver
energy efficiency improvements in housing. Anyone is eligible.
EEC funded offers are often advertised with fuel bills.
Central Heating Programme
www.eaga.co.uk/Grants/chp.htm
(0800 3161653)
Central heating system, loft, tank & pipe insulation, cavity
wall insulation & draught proofing, carbon monoxide
detectors, mains linked smoke detector, cold alarm, energy
advice (before and after).
Warm Deal
www.eaga.co.uk/Grants/warm_deal.htm
(0800 072 0150)
Cavity wall insulation, loft insulation, draught proofing, hot
and cold tank and pipe insulation, energy advice and
energy efficient light bulbs.
Applicants must be in receipt of one or more of a range
of state benefits to qualify for a full grant of up to £500.
Applicants aged 60 or over, not on benefit, can receive
a lower grant of up to £125.
Improvement and Repair Grants
Private Housing Department / local
authority
Council grants for work to bring a house up to the tolerable
standard or put it in a good state of repair. Grant assistance
is not available for routine repair and maintenance work.
Home does not meet the tolerable standard or is in a very
poor state of repair.
Care and Repair Grants
Care & Repair Department of your
local authority
As above.
•
•
•
•
Includes:
Applicants must be 60 or older
No central heating or beyond repair
Own the home/landlord’s permission for improvement work
Applicants over 80 are eligible for an enhanced package if they
have partial or inefficient heating systems.
To help the following access improvement and repair grants:
• Older owner occupiers and tenants of private landlords
• Owners and private tenants of any age with learning or
physical disabilities, or with other particular needs
• Crofting tenants of all ages and physical abilities
Energy Saving Trust Funds
www.est.org.uk
Innovation Programme
The Innovation Programme provides support for local
authorities and housing associations along with their
project partners to promote and implement innovative
approaches to reducing carbon emissions in their local
areas.
Projects should be innovative i.e. include a novel
technology/approach/methodology/partnership and include
energy efficiency measures as well as low carbon technologies.
One of the active partners must be a Local Authority or
Housing Association.
Solar Grants Programme
Substantial grants of between 40 and 50 per cent are
available towards the installation of solar electricity
(photovoltaic) equipment for both small scale and
medium to large scale applications.
Householders, businesses and social housing groups are all
eligible to apply.
Scottish Community and
Householder Renewables Initiative
To assist communities to propose and develop renewable
energy projects in their local area through Technical
Assistance and Capital Grants.Technologies supported
include solar energy* (water and space heating)/wind
power/small-scale hydro-electric power/biomass and energy
from waste/heat pumps (ground, air and water source).
Individual grants are also available for householders.
The scheme is open only to applications from legally
constituted, non-profit distributing organisations that meet
the assessment criteria e.g. local/national voluntary, non-profit
and charitable organisations; local authorities; housing
associations etc. A grant is also available for householders.
Energy Efficiency Advice Centres
www.est.org.uk/myhome/localadvice/
(0800 512012)
The EEAC will be able to advise on local grant schemes
for boilers, insulation etc.
There are eight EEACs in Scotland set up to advise the public
on energy efficiency matters.
17
If owners are seeking funding for ‘communal measures’ such as cavity
wall insulation or loft insulation, they should get together with others
in the tenement before contacting the relevant funder. A surveyor
can then visit the tenement block to determine which households
are eligible for grant aid.
The surveyor will be able to assist those not eligible for Warm
Deal to obtain Energy Efficiency Commitment (EEC) grants. EEC
funding is unlikely to cover 100 per cent of costs (where not
eligible for Warm Deal), so owners will have to contribute the
difference. Communal loft insulation can normally be installed at
no cost to the owners where the owners of the top floor flats
are eligible for Warm Deal.
Non energy related grants
In addition to the grants listed in the table there are also non-energy
related grants which can be tapped into to build a wider package
of repair work of which energy efficiency measures could form a
part. Depending on individual’s circumstances grants can be available
for repairs of lead piping and installation of smoke detectors.
Loft insulation being laid between and on top of rafters
Lessons from the projects
Dundee – working with the Private Sector Grant
One of the Energy Saving Trust funded projects, the Menzieshill
project run by Dundee Council, succeeded in influencing the
way Private Sector Grant (PSG) funding is awarded by the
Council.The council PSG section worked closely with the
project manager and the Tayside Energy Efficiency Advice
Centre (EEAC) throughout the project and are now more
willing to accept applications where energy efficiency insulation
measures have been incorporated into a major repair
(i.e. re-rendering, re-roofing).
Dundee City Council believe they have created a model to
show how PSG money can be released and used for energy
efficiency improvements, where the improvement is included
as part of the repair.This model should be repeatable in
other Scottish regions and will mean that in the future more
grants may be available for owners in the private sector.
There are also grants available to individuals that own historic
or listed tenement buildings; eligible homeowners would receive
funding towards the cost of repair work. Grants are be awarded
at the local council’s discretion and further information is available
from Historic Scotland (Heritage Grants Branch), Longmore
House, Salisbury Place, Edinburgh EH9 1SH.T: 0131 668 880,
F: 0131 668 8788, E: [email protected]
18
Secondary door preventing draughts
3 What is the law regarding the
management and maintenance
of multi-tenure housing?
3.1 Who is responsible for what in multi-tenure blocks?
The rules determining who is responsible for the management
and maintenance of the common elements of a tenement are
usually found within the title deeds of the property.Title deeds
typically clarify the ownership of common parts and impose rules
regarding the management and maintenance of the common
property. In older deeds the specified management arrangements
are often partial and inadequate, which means the default law of
the tenement will apply.
Communities Scotland’s new free guide for owners of tenement
flats in Scotland – ‘Common Repair, Common Sense’ – further
explains the responsibilities for maintaining and repairing the
common parts of the building. A copy of the guide can be found at:
http://www.communitiesscotland.gov.uk/upload/HomePointer44.pdf
In cases where an individual owner is uncertain of their
maintenance responsibilities or if an owner feels they are
contributing to maintenance which is not their responsibility, it
may be wise to contact a local solicitor for advice. A solicitor will
be able to review the individual property title deeds and/or
advise whether the common law applies.
The new Act aims to modernise the common law rules and to
claim who owns which part of a tenement. It creates a fairer system
of shared responsibility for maintenance of tenement buildings
and introduces a statutory system of management of tenements
where these are not set out in the title deeds. Under the new
system decisions relating to repairs and maintenance can be taken
by the flat owners on a majority vote basis, even if the part in
need of repair is exclusively owned by one individual. Consultation
with a solicitor or council legal department on the implications of
the Act is recommended.
3.3 What impact might the EU Energy Performance
of Buildings Directive have?
The objective of this Directive is to promote improvement in the
energy performance of buildings, principally where energy is used for
heating, air-conditioning, hot water and lighting purposes.The
requirements of the Directive involve procedures that Member States
have to adopt which are mainly applicable for new buildings and
for larger, existing buildings when undergoing major renovations but
also include inspections of larger boilers and air conditioning systems.
The major implication for promotion of energy efficiency in
tenement buildings will be the requirement for dwellings to have
energy performance certificates.These must be made available to
prospective buyers or tenants when tenement flats are sold or let
after the implementation date on 4 January 20064.The certificates
will be accompanied by recommendations for owner-occupiers and
landlords to improve the energy rating. Such recommendations
should encourage implementation of energy efficiency measures
as the improved rating, and potential cost savings, might help make
properties more attractive at the time of sale or let.
Lessons from the projects
Dundee – using title deeds to ensure future maintenance
and repair work
When Dundee City Council sells a dwelling the title deeds
state that whilst the council retains ownership of at least one
dwelling within the tenement block it will be considered the
majority owner and, as such, will have the power to instigate
any repair or maintenance works.
The Directive states that major renovations should be viewed as
an opportunity to take cost effective measures to enhance energy
performance, although the term ‘renovation’ is, as yet, not clearly
defined. When undertaking major alterations/renovations to
tenement buildings (depending on the size) owners will be required
to upgrade energy performance to meet minimum standards as
far as technically, functionally and economically feasible.
3.2 How will the new Tenements (Scotland) Act help?
The Tenements (Scotland) Act 2004 should help many outstanding
repairs to be carried out in tenement buildings. If general repair
work is being carried out this often provides an ideal opportunity
to improve energy efficiency at the same time.This can prove to
be very cost effective as contractors are on site and scaffolding
may already be in place.
4 Member States may obtain consent to defer the certification requirement of
the Directive until 4 January 2009 on the grounds that they have insufficient
trained persons to perform this work
19
Lessons from the projects
Govan Housing Association - the potential impact of the
EU Energy Performance of Buildings Directive, Middleton
Street tenement improvement project
This innovative refurbishment project aimed to improve the
energy efficiency of a group of flats within a Glasgow tenement.
The project was part funded by the Energy Saving Trust and
included the installation of a new gas fired community heating
system, insulation and passive ventilation systems. As stated
above, under the EU Directive, major renovation projects such
as this on buildings larger than 1000m2 may be obliged to
incorporate energy efficiency measures into the improvement
works.
4 Technical questions answered
This chapter looks in more detail at installing energy efficiency
measures. It considers when planning permission or building warrants
might be required. It details all of the possible energy efficiency
measures that might be suitable for a tenement building and
considers some lessons learnt from some of the EST funded projects.
Detailed technical descriptions or installation guidelines are not
included in this booklet as this information already exists elsewhere.
See Chapter 5 ‘Further information’.
4.1 When is planning permission required for energy
efficiency improvements?
Planning permission is not needed for internal building changes
(unless the building is listed, in which case it may be necessary
to apply for Listed Building Consent). Energy efficiency measures
which may require planning permission are those that change the
external appearance of the property, such as external insulated
render, solar panels where they are visible and double glazing in
conservation areas. Different planning rules apply for properties
in conservation areas, world heritage sites or if the property is a
listed building. Property owners should check with council planning
staff to find out if the improvement they are planning requires
planning permission.
20
The table of measures included in section 4.3 outlines which of
the recommended energy efficiency measures require planning
consent. Architects, surveyors and builders will also be able to
provide advice on planning matters.
4.2 When is a building warrant required for energy
efficiency improvements?
A building warrant is the legal permission to commence building
works or demolition works and is granted by the local council.
Building Control Officers in the council are responsible for granting
building warrants. In assessing an application for a warrant they
must apply the standards set by national building regulations.
Building regulations are legal requirements that are intended to
provide minimum standards for the health, safety, welfare and
convenience of people in and around buildings and for conserving
fuel and power. In Scotland the requirements are set by The
Building Standards (Scotland) Regulations 1990 (as amended).
These regulations are met by compliance with the Technical
Standards.
The plans submitted when applying for a building warrant should
give sufficient information to indicate clearly the location and nature
of the proposals and how they relate to any adjoining or existing
building. Information is required on the type of materials and
products being used, the size of rooms, the position of appliances
proposed and drainage details. Structural design calculations and an
energy rating may be required. Information may also be required
on precautions being taken for the safety of the public during
building or demolition works and keeping the building site secure.
The information required can be complex and it may be advisable
to contact the local authority building control service who, on
having the proposals explained to them, will be able to offer full
advice on the requirements applicable.
A warrant is valid for three years from the date of granting. If the
works have been started but not completed within that time, an
extension period can be applied for through the local authority.
The application for extension must be made before the expiry
of the warrant.
Basic description of
measure
Building Applicability
*Disruption level (0-4)
Building Warrant Required
Planning Required
£ Savings (1st Year)
Payback Period (Yr)
Energy efficient light bulbs use a fifth of the
energy of conventional light bulbs and last eight
times longer.
All
0
X4 lamps
= £16
£7
2
Draught proofing
Draught stripping fills existing gaps around badly
fitting doors, windows, loft hatches etc. Examples
include silicone or brush strips.
All
1
£40-£60
£5-£10
4-12
Loft insulation
(pitch roof)
Insulation material (e.g. mineral wool) is laid
between and over the ceiling joists in the loft
space. Current regulations require 250mm.
All pitched roofs with
adequate ventilation
2
£225-£250
£130-£150
2
Flat roof insulation
The insulation can be placed between the roof
deck and the weatherproof covering or on top
of the weatherproof covering.
All flat roofs
3
Cavity wall insulation
Most cavity walls can be filled with an insulation
material between the inner and outer masonry
leafs (e.g. blown mineral fibre, polystyrene (EPS)
beads or urea formaldehyde (UF) foam).
Most cavity wall
buildings, depends on
external wall exposure
and condition
2
£170-£265
£30-£40
4-9
Internal insulation
Consists of a layer of insulating material (usually
boarding) behind the plasterboard lining, also
known as insulated dry lining.
All, but reduces
internal dimensions
4
£37per m2
£60-£70
Insulated render
(external insulation)
Insulation material that ‘wraps’ the masonry walls
of the dwelling. Usually installed as a composite
system consisting of insulation material protected
by render, cladding or hung tiles.
Most buildings but will
be planning dependant
3
Secondary door
Reduces draughts and prevents heat loss.
Space dependant
2
Low energy extract
fans
Low wattage DC motors require less energy
– can be controlled by humidistats, so that the fan
is only on when required.
All
2
Reduces heat loss through window panes
Most buildings but will
be planning dependant
3
Varies
£30
Condensing boilers are more efficient by
capturing heat usually lost through the flue.
Close connection to
drainage
2
+ £0-£300
Uses the sun to heat water, usually these systems
operate alongside conventional water heating
systems. A hot water storage tank is required.
SE-SW facing,
unshaded roof of
sufficient size
3
£2000£3000
£50
50
Photovoltaic panels create electricity from the
sun. 10-15m2 can typically meet one third of
family’s annual electricity demand.
SE-SW facing,
unshaded roof of
sufficient size
2
£4000£6000
£40
100
Double glazing
Efficient boilers
Solar thermal water
heating
Photovoltaics (PV)
Example capital costs
Dwelling Measure
Energy efficient light
bulbs
Measure
Communal Measure
4.3 Energy efficiency measures and their suitability for tenement buildings
-
0-5
Table data sources: GPG 171 & Edinburgh tenements fact sheets – see further sources of information.
Table key: *Disruption (between 0-4) based on access requirements, noise levels, likely mess and likely time taken to install.
0 = least disruption, 4 = greatest disruption. For each measure one point has been awarded for each disruption element incurred.
N.B. Costs outlined are taken from GPG 171 and are based on installed cost, DIY installation may be cheaper.There is a reduced VAT rate (5 per cent) on professionally installed measures.
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4.4 Technical fixes
Some of the EST funded projects identified specific technical problems
that occurred when installing certain energy efficiency measures.
The solutions to some of these problems are included below:
Lessons from the projects
Dundee City Council – Dundee Menzieshill Project
The thickness of the insulated external render used gave rise to
some technical difficulties.This meant that windows needed to
be realigned and vents and rafters extended. Care should be
taken to cost for this additional work at the outset of the project.
Lessons from the projects
Lothian & Edinburgh Environmental Partnership – Top of
tenements project
Lothian & Edinburgh Environmental Partnership experienced
problems accessing rooftops of tenements in Edinburgh to
install solar hot water panels. Due to the size constraints both
in the close and in the loft space it proved difficult to get the
panels onto the flat roof areas.The tenements were too high
to be accessed by ladder. Scaffolding was an option but LEEP
wanted to avoid this due to its high cost.
It is thought that this problem can be overcome by using
Edinburgh City Council’s ‘cherry-picking’ machine to deliver
the solar water panels to the appropriate roof area.
Lessons from the projects
Edinburgh – Edinburgh Stair Partnership – Warm
Tenements project
Following fitting of secondary doors to prevent draughts,
vacuum was sometimes created between the secondary door
and the main front door which prevented closure of the front
door and caused security problems.This was overcome by
tightening the auto-closing device on the secondary door which
had the effect of slowing the closing speed.This allowed the
front door to snap closed before the secondary door and, as
such, no air vacuum was created.
Occupants had several concerns about fitting secondary doors
including access and exit problems, muggings and getting trapped
between the doors. Once one door was fitted in a close, other
owners were encouraged to view the work to ensure they
were happy before a similar door was fitted in their stair.
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Tips for factors/property managers
Improving energy efficiency during repairs – woodworm
treatment and loft insulation
Treatment of woodworm involves using a spray solution in
the attic space. If there is existing quilted insulation laid on or
between the rafters this has to be removed to allow access to
the rafters and to avoid it getting wet. Following the treatment,
new insulation of a minimum depth of 250mm should be relaid.
5 Further information
Organisation
Documents/Information
Contact Details
Scottish Executive
We are all Responsible (2001). An owners guide to
management and maintenance of common property.
Victoria Quay, Leith, Edinburgh, EH6 6QQ
T: 0131 244 2105
www.scotland.gov.uk/library3/housing/waar-00.asp
Scottish Parliament
Tenements (Scotland) Act 2004
www.legislation.hmso.gov.uk/legislation/scotland/acts2004/2
0040011.htm
Communities Scotland
A Homeowners guide to management and maintenance
of common property (Nov 2004)
HomePoint, Communities Scotland
T: 0131 313 0044 F: 0131 479 5355
www.communitiesscotland.gov.uk/web/FILES/
HomePointer44.pdf
Lothian & Edinburgh Environmental
Partnership
Edinburgh Tenement Fact sheets (also relevant outside of
Edinburgh) Technical information about energy efficiency
measures in tenements.
Available from Practical help (see contact details below)
Housing Energy Efficiency Best
Practice Programme
Domestic Energy Efficiency Primer (Good Practice Guide
171) and other publications on hard to treat properties.
T: 0845 120 7799
www.est.org.uk/bestpractice
Assist Architects
John Gilbert/Ann Flint
Tenement Handbook – A practical guide to living in a
tenement.
Assist Architects Ltd, Station Terrace,
100 Kerr Road, Bridgeton, Glasgow, G40 2PR.
T: 0141 554 0505 (£7)
Energy Saving Trust
Wealth of information relating to energy efficiency and how
to save energy in the home, along with information on
grants available.
The Energy Saving Trust, 112/2 Commercial Street, Leith,
Edinburgh, EH6 6NF
www.est.org.uk/myhome/
T. 0131 555 7900
Practical help
EST-run service for housing managers
Information service on sustainable energy including briefing
notes, case studies, a funding database and free telephone/
email enquiry service.
www.est.org.uk/practicalhelp
T: 0870 241 2089
Local Energy Efficiency Advice Centres
General information on energy efficiency and national grants
along with details of local grants and installers.
www.est.org.uk/myhome/localadvice/
T: 0800 512 012
Local authorities
Locally relevant energy and housing related documents.
www.planweb.co.uk/loc1.htm
Inland Revenue
Information about landlords energy saving allowance.
www.inlandrevenue.gov.uk/budget2004/revbn31.htm
Private Rented Sector Toolkit on CD-ROM aimed at local authority audiences available from Practical help: http://www.practicalhelp.org.uk.
Photo credits
Page 3:Traditional tenement, Steve Allman; Low rise flats, Energy Efficiency Best Practice Programme
Page 4: Slide on Govan Housing Association, Assist Architects
Page 10:Traditional tenement, Steve Allman
Page 12:Typical stair, Steve Allman
Page 16: Notice board in stair, draught-proofed door, Edinburgh Stair Partnership
Page 18: Loft insulation and secondary door, Edinburgh Stair Partnership.
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Energy Saving Trust
112/2 Commercial Street
Leith
Edinburgh
EH6 6NF
Tel: 0131 5557900
Web: www.est.org.uk
DV31B © Energy Saving Trust June 2005 E&O
Printed on Revive Silk which contains 75% de-inked post consumer waste and a maximum of 25% mill broke.