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RdSAP Manual

The ecmk Reduced Data Standard Assessment Procedure Manual outlines the methodology for producing Energy Performance Certificates (EPCs) for existing dwellings using the Reduced Data Standard Assessment Procedure (RdSAP). It details the requirements for data collection, the scope of RdSAP, and the process for generating EPCs, emphasizing the importance of energy efficiency in reducing carbon emissions. The manual also provides guidelines on what constitutes a dwelling, the circumstances under which an EPC is required, and the types of data needed for assessment.

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0% found this document useful (0 votes)

527 views164 pages

RdSAP Manual

Uploaded by

happyabbas2020

We take content rights seriously. If you suspect this is your content, claim it here.

Available Formats

Download as PDF, TXT or read online on Scribd

ecmk Reduced Data Standard

Assessment Procedure Manual

RdSAP 2012 version 9.92

Every effort has been made to ensure that the information within this manual is correct and
accurate. However, we cannot be held responsible for any errors or omissions. Please advise ecmk
of any discrepancies in the manual, so that they can be rectified as soon as possible.
Table of Contents
Introduction 1
The Domestic Energy Performance Certificate 1

Why are Energy Performance Certificates Required? 2

What is SAP? 3

What is RdSAP? 3

How is an EPC Produced? 3

What is the Scope of RdSAP? 4

When is an EPC Required? 6

What Data is required for RdSAP? 6

Notes on U-values and g-values 6

General Data 9
General Details 10

Property Details 12

Extensions 14

Swimming Pools 16

Garages 17

Porches 18

Annexes 19

Conservatories 20

Glazing Coverage 21

Draught-proofing 23

Mechanical Ventilation 24

Fixed Air Conditioning 25

Doors 26

Renewable Energy Details 27

Flat/Maisonette Details 31

Conservatory Details 35

Glazing Details 36

Building Data 39
Construction Age 40
Band A: pre 1900 42

Band B: 1900 - 1929 44

Band C: 1930 - 1949 46

Band D: 1950 - 1966 48

Band E: 1967 - 1975 49

Band F: 1976 - 1982 51

Band G: 1983 - 1990 53

Band H: 1991 - 1995 55

Band I: 1996 - 2002 56

Bands J & K: 2003 - 2006/2007 - 2011 58

Band L: 2012 onwards 60

Other Features that Help Identify Age 61

Ageing Flats 62

Ageing converted dwellings 63

Walls 64
Wall Construction 64

Wall Insulation 68

Wall Thickness 70

Dry Lining 71

Additional Walls 72

Party Walls 74

Roofs 75
Roof Construction 75

Insulation 76

Roof Rooms 78
Roof Room Presence 78

Roof Room Insulation 82

Measured Windows 87

Number of Storeys 88

Floors 89
Floor Construction 89

Floor Insulation 90

Measurements 91
Unusual Properties 98

Roof Rooms 100

Bay Windows 101

Flats and Maisonettes 102

Ceiling Height 105

Extensions 106

Space Cooling (Air-Conditioning) 107

Heating Data 109

Heating Sytems 110
Primary System for Domestic Hot Water (DHW) only 111

Identifying the Secondary System 111

Boiler Systems 112

Flue Types for Domestic Boilers 116

Heat Pumps 118

Storage Heaters 121

Room Heaters 123

Under Floor Heating 128

Combined Heat and Power (CHP) 129

Combined Primary Storage Unit (CPSU) 130

Warm Air Systems 132

Heating Controls 134

Heating Data Entry 137

Heating Overview 137

Primary Heating 139

PCDF Heating 143

Flue Gas Heat Recovery 144

Secondary Heating 145

Water Heating 146

Cylinder Details 149

Showers, Baths and Waste Water Heat Recovery 151

Recommendations 153
Addenda 158

Introduction
The Domestic Energy Performance Certificate
A domestic Energy Performance Certificate (EPC) contains graphs (sometimes called charts)
showing the current and potential Energy Efficiency and Environmental Impact ratings on a G-A
scale which is based on a score of 1 to 92+.

The number of points in each band reduces by 2 points each time the band changes. For example
band G is the first 20 points, i.e. 1 to 20, Band F is the next 18 points, i.e. 21 to 38, Band E is the
next 16 points, i.e. 39-54 and so on. Any score of 92 or more will give an A rating.

Energy Efficiency Rating

The Energy Efficiency Rating is based on the total energy use, based on assumed costs, per square
metre of floor area.

Environmental Impact

The Environmental Impact Rating is based on CO emissions.

Energy Costs

The energy running cost of the dwelling stated on the EPC is produced from the RdSAP calculation
– the higher the SAP rating, the lower the running cost.

The fuel unit prices calculator within the software is updated every six months, this happens
automatically when the PCDF (formerly known as the SEDBUK database) is updated.

RdSAP uses the geographical location of the dwelling to select appropriate weather data for the
calculation of running costs and potential cost savings. The weather data depends on latitude
(north, south etc.) and on terrain (hilly, coastal etc.).

The certificate shows the current running costs for space heating, water heating and lighting as
well as potential running cost after improvements have been made. However, the weather
location used for the calculation of the EPC rating is fixed at the East Pennines region.

What this means in practice is that identical data entered for dwellings in different regions
will always result in the same EPC rating, although estimated costs and savings may differ
from region to region.

Modernising the boiler will have a greater effect on the running cost than adding wall insulation.
This is because in most cases, where domestic hot water is provided by the main heating system,
improving the boiler would also reduce the cost of water heating whereas wall insulation will only
reduce the cost of space heating.

Why are Energy Performance Certificates Required?

Buildings are the single biggest source of carbon dioxide emissions in the UK. Homes contribute
about one third of the UK’s total CO emissions. The European and UK Governments have set
2
challenging targets for reductions in emissions and have identified improvements to the energy
performance of homes as a key element of the strategy.

The Energy Performance Certificate (EPC) is intended to provide a record of an assessment of the
energy performance of a building and a guide to how it can be improved.

The European Directive on the Energy Performance of Buildings 2002/91/EC (EPBD) requires
every Member State to develop a general methodology to calculate the energy
performance of almost all buildings and an EPC to be made available when a building is
constructed, sold or rented.

In England and Wales, this requirement is implemented through the Energy Performance of
Buildings Regulations (SI 2007 No. 991 and subsequent amendments). These specify that the
approved methodology for assessing existing dwellings and producing EPCs is the Reduced Data
Standard Assessment Procedure (RdSAP). Similar Regulations implement the EPBD in Northern
Ireland and Scotland and these too specify RdSAP as the approved methodology.

RdSAP is based on the Standard Assessment Procedure (SAP).

What is SAP?
The Standard Assessment Procedure (SAP) was devised as a simple and easy to understand method
of measuring the overall energy efficiency of a dwelling. The SAP methodology is produced by BRE
on behalf of DECC.

SAP is a calculation of running costs and carbon dioxide emissions for space and water heating as
well as lighting per square metre of floor space. These are used to produce an Energy Efficiency
Rating and an Environmental Impact (CO ) Rating which appear on the EPC.
2
What is RdSAP?
SAP is specified in the Regulations as the approved methodology for producing EPCs for newly-
built dwellings and the data used for the calculation is taken from the building plans. However, it
would not be practical to take the full set of data from an existing dwelling as not all the
information required, such as floor or wall insulation thicknesses, would be obtainable without
causing unnecessary disruption to the property.

RdSAP was developed to allow a smaller set of data to be collected from an existing dwelling. The
methodology then makes assumptions based on the age and type of the dwelling, including the
thermal properties of walls, roofs, floors and windows and the glazed area, based on the building
regulations that would have applied when it was built. These assumptions are combined with the
data collected to form a full SAP data set, from which the EPC is produced using SAP.

How is an EPC Produced?

The EPC can only be produced by an accredited Domestic Energy Assessor (DEA) (a Home
Inspector may also be accredited as a DEA). Accreditation with one of a number of Accreditation
Schemes (including ecmk) ensures that the DEA is competent, professional and properly insured.

The DEA visits the dwelling and collects a defined set of data, described in detail later in this
manual, and uses a Government-approved software tool that implements the RdSAP methodology
to produce the EPC from it. The EPC is then sent electronically to the DEA’s Accreditation Scheme,
which lodges it with the Central Register of Domestic EPCs (currently operated on behalf of the
Government by Landmark Information Systems). The Central Register then issues a unique Report
Reference Number (RRN), which the Accreditation Scheme passes on to the DEA. When the RRN
has been added to the EPC, the EPC becomes a valid document under the Regulations and can be
issued to the homeowner or their agent.

What is the Scope of RdSAP?

RdSAP is intended only for the assessment of dwellings. A dwelling is defined in the Regulations as
“a building or part of a building occupied or intended to be occupied as a separate dwelling”. In
practice, this means that it must have its own front door, a kitchen and a bathroom – a rented
room in a house with kitchen or bathroom facilities shared with other rooms is not a dwelling
designed for separate use and RdSAP is not applicable. The Regulations also say that an EPC is only
required for buildings where “energy is used to condition the climate”. In practice, any building
used as a dwelling will at least require a heating system, so all dwellings fall within this definition.

RdSAP is designed to apply to the great majority of homes. These will include “mainstream”
construction techniques, conventional heating systems, up to four extensions, roof rooms, un-
separated conservatories, integral garages and typical glazing. Homes with much more or less
than typical glazing can also be assessed using RdSAP but additional data must be collected by the
DEA. Some less common and unconventional configurations, construction or heating systems can
be assessed by using a growing set of conventions which define how they should be represented in
the RdSAP dataset.

The energy running costs calculated by RdSAP may not always be a true reflection of the actual
running costs. This is due to the constraints of the calculation methodology:

l RdSAP does not take into account the presence of renewable energy generation
from hydro-electric, solar space heating, gas fired/chemical and solar assisted heat
pumps and dwellings with additional energy loads such as swimming pools, saunas
and separated annexes.

l RdSAP assesses the energy performance of the building fabric and services as designed
according to a normalised usage pattern but does not take into account the occupant’s
actual usage pattern or the use of energy for appliances.

Should the DEA encounter any feature which cannot be accurately represented in the RdSAP data
set, they must record the features in their site notes. Some types of dwelling cannot be assessed
using RdSAP. These include rooms with shared facilities, as described above, and rooms within
houses in multiple occupation (HMOs) such as nursing homes, halls of residence or bedsits.

For example: In a large building, there are three

occupants letting rooms. The occupants of
bedrooms 1 and 2 each have their own bedroom
with lockable doors. They have a shared
bathroom, kitchen and living area. The occupant
of bedrooms 3 and 4 has a lockable door with
bedrooms, bathroom and kitchen area. He
shares the living areas and the communal
bathroom with the rest of the occupants. The let
of bedrooms 1 and 2 does not require an EPC as
their rooms are not designed to be occupied as
separate dwellings, i.e. they must share facilities. The let of bedrooms 3 and 4 does require an EPC
as this area is designed to be occupied as a separate dwelling, i.e. the occupant does not need to
share facilities even though he has the ability to.;

Newly-constructed dwellings also cannot be assessed using RdSAP, these require the full SAP
procedure. If an entire building to be sold or rented includes individual dwellings and communal
areas, RdSAP can only be used to produce EPCs for the dwellings – the communal areas must have
a separate EPC produced using the approved methodology for non-dwellings, SBEM.

Similarly, a building which incorporates both a self-contained dwelling and a part used for
industrial or commercial purposes would require an RdSAP EPC for the dwelling and a separate
EPC for the commercial part produced using SBEM. If the dwelling is not self-contained, for
example the landlord’s living accommodation in a pub which does not have its own front door,
then it does not require a separate RdSAP EPC – SBEM should be used for the entire building.

If a dwelling has been altered to enable parts to be used for commercial purposes, for example
the front room of a house converted into a shop, and the commercial part could be returned to
domestic use without significant structural alteration, the entire building can be treated as a
dwelling and RdSAP used to produce an EPC. DEAs are only accredited to use the RdSAP
methodology.

When is an EPC Required?

An RdSAP EPC is required when an existing dwelling is sold or let. The requirement for an EPC is
triggered either by a change of ownership (for sales) or a change of tenant (for rentals). A renewal
of an existing tenancy does not trigger a requirement for an EPC.

Some dwellings are exempt from this requirement:

l Dwellings which are sold with the intention that

they will be demolished

l Park homes and static caravans which are not

classed as permanent dwellings*

Dwellings rented as holiday lets for more than four

months in any 12 month period require an EPC, which
must be given to each new occupant.

*if a ‘Park Home’ can be shown to be permanent (for instance, it is bricked in with foundations), it
may be classed as a dwelling. However a Park Home may require an EPC if there is a requirement
for a Green Deal Assessment (for improvement or ECO funding, RHI etc.).

What Data is required for RdSAP?

The RdSAP dataset is defined in Appendix S of SAP 2012, The Government’s Standard Assessment
Procedure for Energy Rating of Dwellings, 2012 edition, incorporating RdSAP 2012, which may be
viewed or downloaded from: [Link]/sap2012. As of April 2012, the updated RdSAP 9.92
Appendix S is available separately, although it is incorporated into the full SAP document.

The items in the dataset are described in detail in the following chapters.

Notes on U-values and g-values

As you read through the technical details in this manual, you will come across a few terms that
may be new to you. Two of the more important ones concerning various fabrics are U-values and,
in the case of glazing, g-values.

U-values

This term refers to the thermal transmittance of a building element (e.g. a wall, window, or roof)
i.e. how much heat will pass through it.

When U-values are used in RdSAP, they refer to the whole element, including any insulation
applied. A lower U-value is considered ‘better’ when dealing with buildings, as the less heat that
travels through a material, the less will be lost to the outside. U-values are taken into account
when the calculation works out the fabric losses for the building, and this will affect the fuel
required for heating.

g-values

This refers to the ‘Solar Heat Gain Coefficient’ and signifies a window’s transmittance of solar heat
into the building. As with U-values, a lower number indicates a lower transmittance rate (so, with
a higher number, more heat is potentially gained from the sun).

General Data

General Details
The Region (England and Wales, Scotland or Northern Ireland) must be selected so that the
correct database of building regulations and fuel tariffs is used.

The Terrain Type is selected according to the situation of the property:

l Dense urban - city centres with mostly closely spaced buildings of four storeys or higher

l Suburban - town or village situations with other buildings well-spaced

l Rural - open country with occasional houses and trees

It is used in calculating the power of an existing wind turbine or the effect of installing
one on the property.

Dimensions Type signifies whether Internal or External dimensions have been used. (See the Floor
Details section of the Main Building Data chapter for details.)

The Transaction Type is the type of transaction that triggered the need for an EPC:

l Marketed sale – properties sold through conventional means. This includes all EPC
commissions from estate agents and similar. In Scotland, this option is listed as
Single Survey.

l Non-marketed sale – change of ownership but not through marketed sale. This includes
right-to-buy and stock transfers but should rarely be used otherwise.

l Rental (social) – properties being let in the social sector. Examples would include local
authority or housing association stock.

l Rental (private) – all other rented properties (i.e. private landlords).

l Assessment for Green Deal – For more information on the Green Deal please visit
[Link]

l Following Green Deal – See above

l FIT Application – Feed-in Tariff. If you install an electricity-generating technology from a

renewable or low-carbon source such as solar PV or wind turbine, the UK Gov’s Feed-in
Tariffs scheme (FITs) could mean that you get money from your energy supplier.

l RHI Application – TheRHIpays participants of the scheme that generate and use renewable
energy to heat their buildings.

l ECO Assessment – The Energy Companies Obligation is an energy efficiency programme

that was introduced into Great Britain at the beginning of 2013. It replaced two previous
schemes, the Carbon Emissions Reduction Target (CERT) and the Community Energy Saving
Programme (CESP).

l None of the above – property not being sold and not for rental market. For example, a
house owner might have improved the property and wants to lodge an improved EPC. EPCs
are not required by the regulations under these circumstances and so lodgements under this
category are expected to be rare. Note that if the property is a rented one, it should always
be transaction type 3 or 4 irrespective of the circumstances.

Property Details
The Property Type is the general form of the property:

l House – a dwelling with more than one floor, including one on the ground, and a roof

l Bungalow – a dwelling with a single floor on the ground and a roof

l Flat – a single floor dwelling with either a floor on the ground or a roof but not both

l Maisonette – a flat with more than one floor

l Park Home – a one storey building, transportable, without foundations

In practice, RdSAP does not differentiate between a flat and a maisonette and either type may be
entered so that the description on the EPC is as expected by the client.

The Built Form defines the detachment of the property and is used in the RdSAP assumptions

l Detached – a property with no party wall

l Semi-detached – three heat-loss walls and one party wall

l Mid-terrace – two heat-loss walls and two parallel party walls. A terrace with a passage is
recorded as mid-terrace

l End-terrace – three heat-loss walls and one party wall

l Enclosed mid-terrace – one heat-loss wall and three party walls

l Enclosed end-terrace – two heat-loss walls and two non-parallel party walls

l Not recorded – only applicable for flats/maisonettes if internal measurements are used

Enclosed is typically used for older back-to-back or modern cluster blocks.

1 2 3

4 5 6

Numbers 2 & 5 are enclosed mid-terraces, numbers 1, 3, 4 & 6 are recorded as

enclosed end-terraces.

The number of Habitable Rooms must be entered. The count includes any living room, sitting
room, dining room, bedroom, study and similar and also a non-separated conservatory if it has an
internal quality door between it and the dwelling.

A kitchen/diner having a discrete seating area with space for a table and four chairs also counts as
a habitable room.

A lounge/dining room where the door has been temporarily removed (i.e. architrave and hinges
are still there) is two habitable rooms. A lounge/dining room with the door permanently removed
(hinge holes filled etc.) is one habitable room.

Excluded from the room count is any room used solely as a kitchen, utility room, bathroom,
cloakroom, en-suite accommodation and similar, any hallway, stairs or landing and any room with
no window. For open plan dwellings count all spaces thermally connected to the main living area
(e.g. a living/dining room) as one room.

The number of habitable rooms is used to determine the percentage of the overall floor area that
is considered to be ‘living space’.

The number of Heated Rooms includes all habitable rooms with a fixed heat emitter and includes
rooms heated only by a ‘Secondary’ space heating system.

Before assessing a dwelling, the DEA must determine the configuration, the areas to be included
in the main building and any extensions. This involves taking decisions on how to treat elements
such as garages, porches, conservatories and annexes.

The Building Configuration specifies how many extensions are present within the building. A
maximum of four extensions can be specified in RdSAP 9.92.

Extensions
Extensions are very useful when modelling a dwelling in RdSAP. They can be used to model
conventional extensions to an existing property, as well as to separate areas of buildings that have
differing construction or thermal elements, even though built at the same time. These differences
can be anything from wall construction or roof type to the number of habitable floors or age of
construction.

Up to four extensions can be specified in RdSAP. This allows a number of less common building
configurations, such as mezzanine floors or mixed roof types, to be modelled in addition to “real”
extensions. It is also possible to record vertical extensions explicitly – that is, extensions not sitting
on the ground, such as over a garage or an existing lower storey.

Combining Extensions

Where a dwelling has several areas with differing elements it is necessary to amalgamate areas
with the most similar characteristics and age bands to reduce them to four extensions. Refer to
Appendix S of the SAP 2012 document for U-values of relevant constructions and use these to
decide which extensions to combine. Use alternative wall where appropriate. Extensions combined
in this way do not necessarily need to be adjacent provided that the key elements of floor area,
ceiling height and total heat loss perimeter are recorded accurately.

Dividing a Building using Extensions

Sometimes a dwelling, although built as a single construction, may have differing elements in
certain areas for example roof type or ceiling height. It is possible to use extensions to divide a
dwelling into different areas most accurately to reflect these differences. All you do is create an
extension of the same build data as the main construction and enter the measurements and
construction elements for the area you want to separate.

Extensions with no Heat Loss Perimeter

Sometimes you get a situation where a property has been extended, for example, with a 2 storey
extension and then at a later date the property has been further extended all the way around the
ground floor of the original extension. This effectively leaves you with no Heat Loss Perimeter for
the ground floor of your original extension. As floors with no HLP are not allowed in RdSAP it is
necessary to “borrow” one metre of HLP from the upper storey of the extension. This will keep the
heat loss and total floor areas correct whilst allowing you to accurately model the property.

Separated Extensions

An extension which is physically separate from the main dwelling is only included in the report if it
contains fixed heating that is an extension of the main heating system (much in the same way as
an annex). See also Convention 1.04.

Vertical Extensions

In RdSAP, all extensions can be entered with a Heat Loss Floor Type indicating the same
or another dwelling below, or a heated, partially heated or unheated space below, in
addition to “Ground Floor”.

Mezzanines

A mezzanine is an upper floor which does not extend

over the whole of the lower floor. This is entered by
dividing the dwelling into parts which include the
mezzanine and those that do not. Enter the parts
above and below the mezzanine as a two-storey
extension, with the remainder as a single storey with
the full floor to ceiling height.

If the mezzanine is located such that it has no heat

loss perimeter, assign a nominal 1metre perimeter to the extension and deduct 1metre from the
actual heat loss perimeter of the main dwelling.

Swimming Pools
Heated swimming pools are not included in the RdSAP calculation. They should still be recorded in
site notes and Addendum 4 should be included on the EPC report.

Garages

Adjoining Garage Integral Garage

A garage should be entirely ignored in RdSAP unless it has fixed heating from a primary heating
system of the main building. The adjoining wall of the property is recorded as part of the heat loss
perimeter (as if there were no garage at all) and the construction type of this wall is considered to
be the same as the main dwelling.

If the garage is heated by fixed elements of the primary system, record the garage as
an extension.

Porches
A porch may be internal, that is built under the same roof structure as the dwelling, or external
with a separate roof structure. It may also be thermally separated from the dwelling by an
exterior quality door.

Porches are always included in the assessment if they have fixed heating.

If the porch is internal and not thermally separated, it should also be included in the assessment.

In all other cases, the porch should be disregarded.

The photo to the left shows a porch built as part of the original building but separated from the
main dwelling by an external quality door. If it has fixed heating then it should be entered (usually
as an extension) if not, ignore it.

The centre photo shows a porch added at a later date not separated from the main dwelling; it has
cavity walls and a pitched roof with no loft access. It must be recorded as an extension regardless
if it heated or not.

The photo to the right shows a porch built at the same time as the main dwelling, it has the same
wall construction type and loft insulation thickness. If the door between the porch and the dwelling
is of interior quality, include it in the lowest level area and perimeter. If the porch didn't have
access to the loft void or the insulation was of a different thickness to the main dwelling it should
be recorded as an extension.

Annexes
An annexe is an area that is thermally separated from the main dwelling i.e. it is not accessed
from the main dwelling or any extensions, or it is separated by a door.

If an annex fits the criteria of a separate dwelling then it will require it’s own UPRN and EPC.

If not self-contained but contains rooms that are used as part of the main dwelling, e.g. bedrooms,
study etc. in a large detached garage or outbuilding converted into part of living accommodation
of a main property then;

If heated by the main heating system (as defined in the main dwelling), include in the assessment,
otherwise omit.

Unheated Annex (ignored) Annex Heated Annex Heated from Main

Independently (ignored Dwelling (included as
or treated as separate extension)
dwelling)

Separated Annex Heated from Main 'Annex' that Qualifies as a Dwelling

Dwelling (included as extension) (separate assessment)

Conservatories
A Conservatory Type is recorded when an area of a dwelling meets the following criteria:

l 75% of the roof made from translucent material

l 50% of the heat loss walls made from translucent material

Conservatories only affect the EPC result if they are non-separated but you need to record either
None, Non-separated, Separated (un-heated) or Separated (heated).

Separated Conservatory

Conservatories which are separated from the thermal envelope of the main dwelling and/or
extensions are, unsurprisingly, recorded as 'Separated'. This can be because they are detached
from the dwelling or they are separated by an external quality door.

Separated conservatories are split into two categories:

l Heated – where there is fixed heating within the conservatory, whether separate from or an
extension of the primary heating system.

l Unheated – wherse there is no fixed heating. (Possibly portable heaters are employed when
the conservatory is in use).

Whether heated or unheated, separated conservatories are not taken into consideration in the
RdSAP calculation and as such the walls of the main dwelling or any extension adjacent to a
separated conservatory are included in the total heat-loss perimeter for the dwelling.

Non-Separated Conservatory

Conservatories that are either open to the main dwelling or its extensions or separated by
an internal quality door are recorded as 'Non-Separated'. The area, perimeter, storey height
and glazing type of such conservatories must be included an RdSAP assessment. Walls from
the main dwelling or its extensions adjacent to a non-separated conservatory are not
recorded as heat loss walls.

The conservatory data to be collected are detailed in a later section.

Glazing Coverage
Glazing includes all windows, roof lights, translucent roofs and walls and glazed doors where the
glazing is 60% or more of the total area of the door, including the frame.

The glazed or window area is the area of the openings for the windows in the walls and roof i.e. it
includes the frames of the windows. Only the area of glazing in glazed doors should be included.

Only glazing in the main building and extensions should be considered, conservatories should be
discounted when assessing the glazing.

The Glazing Coverage is an assessment of the glazed area in comparison to a typical dwelling of
the same age, type, size and character. The typical glazed area for a dwelling of a particular floor
area and age band is calculated by RdSAP from the formula given in Table S4 of Appendix S of the
SAP 2012 document:

Age band of main dwelling House or Bungalow Window Area (m2) Flat or Mainsonette Window Area (m2)

A, B, C 0.1220 x Floor Area + 6.875 0.0801 x Floor Area + 5.580

D 0.1294 x Floor Area + 5.515 0.0341 x Floor Area + 8.562

E 0.1239 x Floor Area + 7.332 0.0717 x Floor Area + 6.560

F 0.1252 x Floor Area + 5.520 0.1199 x Floor Area + 1.975

G 0.1356 x Floor Area + 5.242 0.0510 x Floor Area + 4.554

H 0.0948 x Floor Area + 6.534 0.0813 x Floor Area + 3.744

I 0.1382 x Floor Area - 0.027 0.1148 x Floor Area + 0.392

J, K, L 0.1435 x Floor Area - 0.403 0.1148 x Floor Area + 0.392

The options available are:

l Typical – applies if the surface area of the glazing in the dwelling is essentially as would be
expected of a typical property of that age, type, size and character, even if there is slightly
more or less glazing than would be expected, up to 10% more or less.

l More than typical – applies if there is significantly more surface area of glazing than would
be expected (15%-30% more), perhaps because there is a large sun room or numerous patio
doors have been added.

l Less than typical – applies if there is significantly less surface area of glazing than would be
expected (15%-30% less). This is rare as homeowners tend not to take out windows, but a
property may have an unusual design with few windows

l Much more/less than typical - should be used for those dwellings with very unusual
amounts of glazing, such as a glass walled penthouse flat or a Huff Haus. This option
requires measurements to be made of the area of each window. It should therefore also be
used if a dwelling has a mixture of glazing types e.g. single, double and triple or when a roof
light/glazed roof has been identified.

The glazing system data to be collected are detailed later in the section. See conventions 2.14,
2.15, 2.16 & 2.17.

Draught-proofing
Draught-proofing to doors and windows has been recorded in RdSAP assessments since version
9.91. The percentage of doors and windows which are draught-proofed should be assessed. This is
based on the number of windows and doors combined, their relative sizes are not considered.

Draught-proofing might take the form of retro-fitted strips around inside of the frame on windows
and doors that can be opened, or it might be integral to a multi-glazed installation.

When making this assessment, all external doors and at least two windows per building part
should be assessed as a minimum. However, it is always good practice to check as many
windows as possible. Glazing and doors in non-separated conservatories should also be
included in this count.

If the state of the draught proofing cannot be determined (perhaps because windows are locked)
then assume that triple, double or secondary glazing as draught-proofed, and that single glazed
windows and doors are not.

Mechanical Ventilation
Mechanical Ventilation is not very common in the British Isles. Intermittent extractor fans,
typically in the kitchen and bathrooms of a property do not constitute 'extract only' mechanical
ventilation.

l It is very likely that the majority of dwellings assessed by a DEA will be Naturally
Ventilated.

l Extract Only mechanical ventilation is defined as a whole house system which extracts air
from the habitable space, allowing the change in pressure to draw fresh air from outside the
property. Normal extractor fans should be ignored but continuously-running extract units in
wet rooms are treated as mechanical extract-only ventilation.

l Balanced mechanical ventilation systems are even less common. This is where fans are used
to draw external air into the property as well as expel air to the outside. These systems may
have a heat recovery system attached to transfer heat from the warm extracted air to the
cold external air.

Positive pressure ventilation systems, usually from the loft void are treated as natural ventilation
for the production of an EPC.

Fixed Air Conditioning

The presence of a Fixed Air Conditioning system must be recorded in RdSAP 9.92. It is not
included in the calculation of the ratings but will appear on the EPC. Future versions of RdSAP may
well include the energy used in the ratings calculations.

Include only fixed systems, i.e. those which have a cooling element inside the dwelling connected
to a heat extraction unit outside the dwelling. Typically, this will be a unitary “through-the-wall”
unit, possibly fitted in part of a window opening. Less commonly it may be a split unit, with a
cassette fitted into the ceiling and a separate outdoor unit connected by pipework carrying the
coolant. In very large houses or large apartment blocks there may be a central air conditioning
system, with cooled air or water flowing from a central “plant room” to cooling elements in each
room, although these will be very rare in a domestic situation. Portable air conditioning units
should be ignored.

Doors
The number of external doors must be recorded in the assessment. An external door is defined as
a door that forms part of the heat loss perimeter of the dwelling. This includes doors
tounheatedcorridors.

In RdSAP, a door is considered to have an area of 1.85m2. For each door that is selected, an equal
area of the main wall construction is replaced with an area of the appropriate U-Value, as defined
by Table S15A of Appendix S.

Door Opens to Age Band Door U-Value

A to J 3.0

K 2.0
Outside
E&W and NI: 1.8
L
Scotland: 1.6

Unheated corridor or stairwell any 1.4

Heated corridor or stairwell any omitted from data collection

If the surface area of a door is more than 60% glazed (including the frame), it is considered to be a
window and ignored for the door count.

Based on the above rules, it is possible to assess a dwelling as having no external doors (this is also
likely in a flat with entry through a heated corridor).

Insulated Doors

The number of insulated doors should also be recorded. This number will always be equal or less
than the number of doors in the property. When an insulated door is recorded, the actual U-value
must also be entered. For this reason, doors are only ever counted as insulated where there is
documentary evidence of the U-value available.

Renewable Energy Details

Low Energy Lights include conventional fluorescent tubes, compact fluorescent lamps (CFL) and
light-emitting diodes (LED). Low voltage halogen lamps are not low energy.

The assessor should record the total number of fixed lighting outlets and the total number with
low energy fixed lighting outlets. The software will then calculate and display the percentage of
low energy lighting.

Where there are 4 or more down-lighters/ceiling lights, divide the bulb count by 2. Include fixed
under-cupboard kitchen strip lights. Portable lights such as table lamps are ignored.

Fluorescent tube CFL LED

Photovoltaic Panels (not to be confused with solar water heating panels) are a highly efficient
way to provide electricity. They convert energy from sunlight into electricity that can be used to
power a home. PV panels are usually fixed to roof surfaces (southern-facing in the Northern
Hemisphere) to maximise the amount of sunlight they will receive.

If PV panels are present, the Peak Power (kWp) should be recorded. This should be available on a
datasheet normally kept next to the PV meter. If the kWp figure is recorded, some additional data
must be collected as follows:

l PV Compass Direction – the direction towards which the panel is oriented; one of North,
North-East, East etc. – hopefully, most will be oriented to the south;

l PV Vertical Pitch – the angle of the panels from the horizontal; one of Horizontal, 30˚, 45˚,
60˚, Vertical – if unable to determine the pitch accurately, select 30˚;

l PV Over Shading – the degree to which buildings, trees etc. would cast shade on the PV
panel, reducing its effectiveness; one of None or Very Little, Modest, Significant or Heavy –
if in doubt, select modest.

If the kWp value is not available, enter the percentage of the roof area covered by the PV panels.
For audit purposes, record in site notes the reason that the kWp value was not used. In either case,
whether the PVs are connected to the dwelling’s electricity meter (yes/no, separately for each PV
if more than one).

Up to three PV arrays (each with separate kWp and position details) can be entered into the
system. If there is an array split between different planes of the roof (in a ‘V’ shape, for instance),
more than one system should be entered and the kWp should be apportioned relative to the areas
(as pictured below).

When assessing a property with PV panels, it is important to find the electricity meter that is being
fed by the system. There will often be some technical information about the system at this point
which will, perhaps most importantly, indicate that this is the building the panels are relevant to.
This is especially useful where panels are situated on a barn or annex, but actually serving the
main dwelling – in this case they are considered by RdSAP to be a feature of the main dwelling.

Solar Water Heating systems will consist of a glazed panel on the roof and a highly insulated
water cylinder to store the water. The panels vary in type and size, the typical size for a collector
panel is around 3m2.

In RdSAP 9.92, detailed information can be entered for solar hot water systems. This detailed entry
is only required where the information is readily available through documentary evidence:

l Collector Type – the type of solar water heating system (Unglazed, Flat Plate,
Evacuated Tube)

l Collector Tilt – the angle of the panels from the horizontal; one of Horizontal,
30˚, 45˚, 60˚, Vertical

l Collector Orientation – the direction towards which the panel is oriented; one of North,
North-East, East etc.

l Over shading – the degree to which buildings, trees etc. would cast shade on the panel,
reducing its effectiveness; one of None or Very Little, Modest, Significant or Heavy.

l Solar Pump – whether the solar pump is grid electricity-powered or PV-powered.

l Aperture Area of Panel (m2) – the area of the panel in square metres

l Zero Loss Collector Efficiency – the efficiency of the conversion of solar energy that heats
the solar collector, assuming no heat losses from the collector

l Heat Loss Coefficient – the heat loss from the collector

If the Store Volume details are also known, its volume in litres and the type of cylinder can be
recorded. Type of showers in the property, one of - non-electric only - electric only *- both electric
and non-electric - no shower

Encased Tubular Water control valve

Record a Wind Turbine if one is present on the property and it meets the following conditions:

l no part of the turbine blade should dip below the level of the ridge of the roof

l there are no obstructions significantly larger than a building within a radius of ten times the
building height.

If details are known of the turbine dimensions, additional information may be recorded. Both the
rotor diameter and the turbine’s height above the roof ridge may be entered in meters. Where
details are not known, the calculation engine uses a default of 2m for both values.

Flat/Maisonette Details
If the Property Type is entered as a flat or maisonette, the following details must also be entered.

The Flat Level of the dwelling; one of the following:

l A Basement flat will be the lowest dwelling in the block and have another dwelling above.

l A Ground Floor flat may be the lowest dwelling but alternatively may have a basement
dwelling or a heated, partially heated or unheated space below – it will have another
dwelling above.

l A Mid-Floor flat will not be the lowest dwelling in the block and will have
another dwelling above.

l A Top Floor flat will also not be the lowest dwelling in the block but will have a roof type

RdSAP actually makes no distinction between a Basement and Ground Floor flat – the alternates
are available to allow the most appropriate description to appear on the EPC.

The Location in the Block of the dwelling. A flat on the lowest level of the block should be
recorded as 0. Storeys above the lowest level are then recorded as 1, 2 etc.

Please note:

l If there is a basement flat then this counts as location zero, not minus one and in this case
the flat at the ground floor level would be entered as location 1.

l When dealing with a dwelling that covers more than a single storey, enter the position of
the lowest storey of the dwelling.

l Where a flat or maisonette has a ground floor entrance leading directly to a staircase, the
entrance is ignored – record the position of the flat itself.

The Heat Loss Floor of the dwelling. This will be one of:

l Another dwelling below – the area below the dwelling is heated to a comfortable living
temperature (somewhere between 19°C to 21°C) during the periods a domestic property is
typically inhabited (a couple hours in the morning and all evening in the weekdays and all
day weekends). The most usual case for this option is where there is another domestic
dwelling situated below the property being assessed. In this situation it is assumed that there
is no significant heat-loss through the floor of the dwelling.

l Above partially heated space – there is a heated space below the dwelling being assessed,
however that heated space is used for a non-domestic purpose and therefore is either

heated to a lower temperature than a typical dwelling and/or is heated at different times to
those when heat is typically required. In practical terms this option is usually selected when
there is an office, shop or other commercial unit beneath the property in question. In this
case there is assumed to be heat-loss through the floor but at a much reduced rate because
the space below will be considerably warmer than the outside air.

l Above unheated space – where there is an enclosed space below the dwelling being
assessed, but that space is not heated (for example a garage facility or storage area).
In this situation the heat loss is calculated as if the floor were fully exposed, however
a 'shelter factor' is applied to reduce the heat loss to take into account the area
below the floor is enclosed and therefore will have a slightly elevated temperature
compared to the external air.

l Fully exposed – this means the floor of the flat or maisonette being assessed is
exposed to the external air. This typically happens where you have a flat built over
a corridor or archway.

l Same dwelling below – there is an extension below the main building (which is part of the
dwelling being assessed).

Examples:

Maisonette
Flat 3 Flat 4 Flat 6
Level 2

Maisonette
Flat 2 Office Flat 5
Level 1

Fully Exposed
Flat 1 Shop with Warehousing Unheated Enclosed Parking
Open Space

The diagram above shows a block of six flats and one maisonette, some of which are
above non-dwellings:

l Flat 1 should be entered into RdSAP as position 0; the software will not prompt for a heat
loss floor type as it will assume the flat is at ground level.

l Flats 2, 3 and 6 should be entered as above heated space as they are above other dwellings.

l Flat 4 should be entered as above partially heated space as it is above an office, the same
rule would apply if the flat was above a shop or warehouse.

l Flat 5 should be entered as above unheated space.

l The Maisonette has a fully exposed floor and should be entered as position 1, ‘Top floor’.

If a maisonette has a roof room, enter as follows:

Unlike houses and bungalows, flats and maisonettes may have Heat Loss Corridors, which will
need to be recorded. The options are:

l No corridor

l Heated corridor – this must be heated continually or

at least during standard hours of occupancy

l Unheated corridor – if it is not heated, heated to a

lower temperature than is comfortable for
occupation or outside standard occupancy hours.

In the case of an unheated corriedor, the Length of the Corridor adjacent to the flat will need to
be measured

Please note, if an unheated corridor length is recorded, it must also be included in the heat loss
perimeter for the dwelling (see later section).

Conservatory Details
If a conservatory has been entered under Property Details, the following data must also
be gathered:

l Floor Area in m2.

l Perimeter in m – measured along all walls not adjacent to the dwelling or its extensions,
regardless of whether or not they contain glazing.

l Whether the conservatory is Double Glazed – if there is a mix of glazing types, the type that
applies to the majority of the perimeter should be entered.

l The Height of the conservatory – in relation to the ground floor storey height.

1 storey 1.5 storeys

Glazing Details
If the Glazing Coverage was entered as Typical, More Than or Less Than Typical, the following
data must also be entered:

The percentage of the glazing that is Multi-Glazed. (Glazing includes all windows, roof lights,
translucent roofs and walls and glazed doors where the glazing is 60% or more of the total area of
the door, including the frame.) This is calculated from a count of the multi-glazed openings as a
percentage of the total glazed openings in the dwelling, including any extensions but excluding a
conservatory. So for example if a dwelling has 5 window units and 3 of them are double glazed you
would record that it has 60% multi-glazing.

The Type of Multi-Glazing. The options (for England and Wales) are as follows:

l Double glazed (before 2002)

l Double glazed (after 2002)

l Double glazed (unknown age) – these comprise two layers of glass, separated by a gap,
built into a single frame.

Building Regulations introduced in 2002 (2003 in Scotland, 2006 in Northern

Ireland) defined a minimum standard for double glazing. The clearest
indication of double glazing age is where the date of manufacture is stamped,
usually accompanied by a kite mark, on the inside of the frame or on the glass
itself. If no date can be seen, look at the size of the gap between the panes of
glass. It is unlikely that a post regulation unit will have a gap of less than
12mm. One exception to this may be Argon-filled timber framed units, so be
careful. Failing the two above methods the homeowner may be able to provide information on the
year of installation or that the unit is Argon-filled. This must be backed up by some kind of
documentary evidence if recorded for RdSAP. Alternatively see if the windows have a bluish tinge
when viewed from an angle, this indicates that the glass has a low-e coating and as such can be
entered as post-regulation glass. These details should be reported in the site notes. A low-
emissivity (low-E) detector can be purchased that can detect the presence of low emissivity
coatings on the glass. As above, any findings should be recorded in your site notes. If there is
insufficient evidence for the assessor to confidently choose between the two categories then the
'Double glazing (unknown age)' value can be selected and the system will default the glazing type
based on other available data, this will usually default to the 'worst case' scenario.

l Secondary Glazing – the cheapest mechanism of providing multiple glazing, this is where an
additional pane of glass is fixed to the inside of a single glazed unit. These are fairly
distinctive as the second pane of glass is not built into the frame of the window. Secondary
glazing should only be recorded if the units are likely to be thermally effective, i.e. are
permanently installed or readily removed and replaced. Temporary arrangements such as
cling-film or plastic sheeting taped to the frame should be ignored. Where secondary
glazing is removed seasonally, it should be recorded, even if not fitted, providing a positive
identification has been made (and a verification that they can be refitted).

l Triple Glazed – three panes of glass, separated by gaps, in a single frame. This does not
necessarily make the units twice as effective at saving on heating bills as they also reduce
the heating effect of solar gain during daylight hours.

U-values and g-values can be overwritten only if documentary evidence is provided, which can be
either a Window Energy Rating Certificate (as define by BFRC) or manufacturer’s data. The U-
value is for the whole window, not just the centre pane. The g-value can be either the whole
window (if BFRC evidence) or of just the glazing (if manufacturer evidence).

Glazing Gap and Frame Type

Since 9.92 there has been a requirement to record the glazing gap (the space between the two
panes of glass) and the frame type.

The options and associated U-Values are shown in Table S14 below.

U-value U-value (roof

Glazing Installed Glazing Gap g-value
(window) window)

Single any - 4.8 5.1 0.85

6mm in PVC frame, or any

3.1 3.3
E&W: before 2002 non-PVC frame
Double glazed unit* Scotland: before 2003 0.76
12mm in PVC frame 2.8 3.0
NI: before 2006
16mm or more in PVC frame 2.6 2.8

E&W: 2002 or later

Double glazed unit Scotland: 2003 or later any 2.0 2.2 0.72

NI: 2006 or later

Triple glazing any any 1.8 2.0 0.68

Double or triple,
any any As provided by RdSAP data set
known data

*Use this row for conservatories and for other double glazing whose installation date is unknown

A glazing gap measure should be used to ascertain

the width of the space. It is important to note that a
recommendation for replacement glazing units (glass
only) will be made when the double glazing is 12mm
gap in PVC frames.

Building Data

Construction Age
One of the key judgements in assessing a dwelling is the Construction Age. This is used to define
many items in the data set according to the Building Regulations which applied at the time of
construction. These include:

l Wall thickness and U-values

l Window area

l Floor construction and insulation (if unknown)

l Roof U-values (if unknown)

l Hot water cylinder insulation (if unknown)

l Insulation of primary pipe work

l Hot water separately timed

l Underfloor heating in concrete or screed

l Door U-values

l Presence of extractor fans

l Thermal bridging

NB – U-value is a measure of the rate at which heat is lost through a material. The lower the U-
value, the less heat that is needlessly escaping. The calculation of U-values can be rather complex
– it is measured as the amount of heat lost through one square metre for every degree difference
in the ambient temperature on either side of a material. U-Values are indicated in units of Watts
per Metre Squared per Degree Kelvin or W/m2K. Note that Kelvin is used as the scale of
temperature difference, but this is numerically equal to degrees Centigrade. In RdSAP, U-values
are assumed by the calculation based on the building elements and age band selected by the
assessor but this may, in most cases, be overwritten by the assessor (where there is sufficient
evidence).

The Construction Age is entered separately for the main building, any extensions and any room in
the roof. It is judged as falling within one of the following bands (Table S1 below):

Years of Construction

Age Band England & Wales Scotland Norther Ireland Park Home (UK)

A Before 1900 Before 1919 Before 1919 -

B 1900 - 1929 1919 - 1929 1919 - 1929 -

C 1930 - 1949 1930 - 1949 1930 - 1949 -

D 1950 -1966 1950 - 1964 1950 - 1973 -

E 1967 - 1975 1965 - 1975 1974 - 1977 -

F 1976 -1982 1976 - 1983 1978 - 1985 Before 1983

G 1983 - 1990 1984 - 1991 1986 - 1991 1983 - 1995

H 1991 - 1995 1992 - 1998 1992 - 1999 (not applicable)

I 1996 - 2002 1999 - 2002 2000 - 2006 1996 - 2005

J 2003 - 2006 2003 - 2007 (not applicable) (not applicable)

K 2007 - 2011 2008 - 2011 2007 - 2013 2006 Onwards

L 2012 Onwards 2012 Onwards 2014 Onwards (not applicable)

The age bands have been modelled around major changes in Building Regulations. The bands are
typically one year behind these changes to allow for work in progress e.g. a house built in 1991
will comply with building regulations for 1990. The property should still be recorded as 1991-1995
as this adjustment has already been accounted for when the age bands were set.

Select the age band for the dwelling when built. The data for any improvements made at a
later date such as increased loft insulation, cavity wall insulation or double glazing are
collected separately and the software will adjust the thermal values automatically. If a
building has undergone complete refurbishment, select the age band when building control
approval was granted.

Documentary evidence is the most reliable form of identification of a properties age but
where none is available certain key characteristics and construction practices can offer clues
as to the approximate year of construction. It is often worth asking the home owner is they
are present during the visit. Correctly predicting the correct age band for a property is vitally
important; changing from one band to another can have a significant effect on the ratings
produced by the software.

Band A: pre 1900

The majority of pre-1900 houses are easily identifiable. Stone, solid wall, cob and (old style)
timber frame (black and white) are typical for the period.

Many Georgian, Regency and Victorian properties were constructed from brick, although stone is
still common in certain areas.

Late Victorian houses generally have a more elaborate façade unlike the plainer elevation of the
early 1800s. The terrace is the most common detachment and solid brick with slate or clay tiles
were the typical construction materials used when built.

Typical characteristics include:

l Decorative features around windows/doors

l Small window panes

l Rooms in roof

l Solid fuel heating is general – most have been upgraded now but signs of previous heating
will be evident. Open fires in most rooms

l Use of local materials

l Decorative ridge tiles and bargeboards

l Small panes of glass

l No provision for cars

l Cob, solid brick or solid stone wall construction

l Thatch, slate or hand-made clay tiles

l Chimney (or signs of a previous chimney if new heating systems have been installed)

l No Damp Proof Course

l Integral ornamentatio

l Astral glazed or later sash windows with wooden frames

Thermal performance:

Wall construction:

l stone (0.50m thick) U-value: Granite 2.4, Sandstone 2.1

l cob (0.54m thick) U-value: 0.8

l solid brick (0.22m thick) U-value: 2.1 (2 inch or imperial L: 9inch W: 4.5inch H: 3inch)

Roof construction:

l pitched thatch U-value: 0.35

l pitched slate or clay tile U-value: 2.3 (uninsulated)

Floor construction:

l suspended timber U-value: 1.2 (uninsulated)

Windows:

l single glazed windows U-value: 4.8

Band B: 1900 - 1929

Early 1900s terraces tended to be smaller (two up/two down) and less ornate than similar
properties built pre 1900. Many were workers cottages, owned by local industries. Only the larger
Edwardian homes/villas tended to have ornate façades though the details were applied rather
than an integral part of the build.

Typical characteristics include:

l Improved brickwork

l Larger panes of glass (usually sash)

l No provision for cars – small frontages

l Solid brick construction

l Slate roof tiles

l Engineering bricks used to improve foundations

The 1920s was a significant period for housing in the UK. We saw our first “social housing” and the
introduction of the “70 ft. rule”, which governed space between houses. This meant the density of
housing reduced dramatically from thirty dwellings per acre to as few as six.

The style of post WWI houses was very much influenced by the Arts & Crafts Movement, expect to
see the following:

l Long sloping roof lines

l Gables to front and side

l Use of roughcast render and brick

l Large gardens

l Chimney

Thermal Performance:

Wall construction:

l solid brick (0.22m thick) U-value: 2.1 (imperial)

l stone (0.50m thick) U-value: Granite 2.4, Sandstone 2.1

Roof construction:

l pitched slate or clay tile U-value: 2.3 (un-insulated)

Floor construction:

l suspended timber U-value: 1.2 (un-insulated)

Other features:

l 1900/1915 predominantly terrace detachment

l 1920s mainly semi detached

l Improved brickwork

l Solid fuel heating, open fires in most rooms

l Applied ornamentation

l 1900/1915 brick façades

l 1920s mixture of render and brick

l Coloured and plain leaded windows (full window) in wooden frames

l Single glazed windows U-value: 4.8

Band C: 1930 - 1949

1930s homes were predominantly three bedroom semi-detached, though short runs of smaller
terraces were also popular, typically 4-8 in a run. Many properties built at the beginning of this
period have solid brick walls with roughcast render.

Typical characteristics include:

l Roof tiles replace slates

l Hipped roof now main style

l Many walls now cavity

l Rounded bays, often tile hung or rendered

l Again, the property will have a chimney

l Semi-detached main property type

The cavity wall became increasingly popular during this period; many of the houses built late 30s
onwards will have a 50mm cavity.

Other distinguishing features of 1930s houses are bay windows and hipped roofs, roof tiles being
predominantly clay.

Immediately after World War II there was a rush to fill the housing shortage. Prefabs were the
result of the 1944 Temporary Housing Programme, and were designed to provide a quick solution
to the massive lack of housing caused by the war.

Airey houses were built shortly after the Second World War.
The houses, which were constructed from pre-cast concrete
panels, were meant to provide temporary accommodation but
were often built to such a high standard that many of them
survive to this day.

Unlike the prefab, system built properties such as the BISF (British Iron & Steel Foundation), were
designed to offer long-term housing. The BISF shown in photo (below left) was approved for
development in 1944, and subsequently 36,000 were built.

Many still stand but are unrecognisable due to the extensive improvement works carried out,
many have been re-skinned with brick or cladding and the original roofs replaced.

Thermal Performance:

Wall construction:

l solid brick (0.22m thick)U-value: 2.1

l cavity (0.25m thick) U-value: 1.6 (brick to brick, imperial)

Roof construction:

l pitched clay tile U-value: 2.3 (un-insulated)

Floor construction:

l solid U-value: 1.2 (un-insulated)

Other features:

l predominantly semi-detached

l rounded bay windows

l hipped roofline

l mixture of render and brick

l coloured leaded windows (top windows only) in wood or steel frames

l single glazed windows U-value: 4.8

Band D: 1950 - 1966

The majority of homes during this period were built by local authorities. Semi-detached is the
most predominant detachment.

Cavity walls are the most common construction type though concrete is also popular.

Unlike 1930s houses with hipped rooflines, properties in the 1950s have a gable end. Roof tiles are
now mainly concrete.

l Flat concrete roof porches

l Very plain elevations

l Chimney still present

l Semi-detached & mid terrace main build type

l Solid Fuel Central Heating

l Plain glazing in wood or steel frames

l Single glazed windows U-value: 4.8

Detached properties built during this period were normally built for the owner occupier sector.

Thermal Performance:

Wall construction:

l cavity (0.25m thick) U-value: 1.6 (brick to brick, imperial)

l system built (0.25m thick)U-value: 2.0

Roof construction:

l pitched concrete tile U-value: 2.3 (un-insulated)

Floor construction:

l solid U-value: 1.2 (un-insulated)

Band E: 1967 - 1975

The main characteristic from the beginning of this period is large areas of glazing. With later
properties, architects favoured mono-pitched and shallow pitched rooflines as well as large areas
of additional wall types such as tile hung and timber clad.

The most common construction type used during this period was cavity wall with an outer skin of
brick and inner skin of concrete block - so-called “brick and block”.

Cross wall construction was also a popular construction type within this age band, gable ends and
party walls are cavity with timber frame front and rear elevations.

Typically mid 70s developments have very plain brick elevations with “Neo-Georgian” features.
Imitation columns, shutters and small bay windows are common, as are small panes of glass
within the window casements.

Thermal Performance:

Wall construction:

l cavity (0.25m thick) U-value: 1.6 (brick to brick, metric L: 225mm W: 112.5 H: 75mm)

l timber frame (0.27m)U-value: 0.8

Roof construction:

l pitched concrete tile U-value: 1.5 (insulation 12mm)

l flat roofU-value: 1.5 (insulation 12mm)

Floor construction:

l solid U-value: 1.2 (un-insulated)

Other features:

l predominantly semi-detached

l alternative wall types such as tile hung common

l plain “buff” brick elevations

l gable end (not hip roof)

l low and mono pitched roofs

l open plan interior

l gas, oil or electric heating

l very large areas of glazing in wooden frames

Band F: 1976 - 1982

Late mid/late 70s architecture took full advantage of space, it’s not uncommon to find bedrooms
above public walkways as pictured below left.

New building regulations introduced in 1975 required improvements to the thermal attributes of
houses. Brick to block cavity construction replaced brick to brick and the glazed areas were
reduced dramatically. Brickwork elevations remained plain as with the previous band.

Thermal Performance:

Wall construction:

l cavity (0.26m thick) U-value: 1.0 (brick to concrete block, metric)

l timber frame (0.27m) U-value: 0.45

Roof construction:

l pitched concrete tile U-value: 0.68 (insulation 50mm)

Floor construction:

l solid U-value: 1.2 (un-insulated)

Other features:

l predominantly semi-detached

l large owner occupier developments

l plain “buff” brick elevations

l gable end (not hip roof)

l gas/oil central heating

l small areas of glazing in wooden frames

l single glazed windows U-value: 4.8

l cavity wall construction

l cul-de-sacs common

l Neo-Georgian designs with small bays

l on-site parking provisions

Band G: 1983 - 1990

Due to improved wall and loft insulation, glazed areas increase in size.

Homes built at the beginning of the band still retain plain brick elevations and rooflines. From the
mid 1980s plain lines were broken with small ornate gables.

Integral garages are common on larger houses as are pitched roof porches.

Properties of this age would have typically been built with single glazed windows.

l many have partial fill cavity walls

l mixture of bricks: buffs, blues etc. around openings

l high-density owner occupied estate locations

l detached & semi-detached main build type

Thermal Performance:

Wall construction:

l cavity (0.27m thick) U-value: 0.6 (brick to concrete block, metric )

l timber frame (0.27m) U-value: 0.4

Roof construction:

l pitched concrete tile U-value: 0.40 (insulation 100mm)

Floor construction:

l solid U-value: 1.2 (un-insulated)

Other features:

l mid/late 80s decorative brick elevations

l half gable end turning to hipped at top

l gas central heating

l plain glazing in decorative wooden frames

Band H: 1991 - 1995

The characteristics of the late 80s continued though the 90s, only the decorations added to
rooflines and brickwork became more elaborate.

Properties of this age will have extractor fans in the kitchen and bathroom as well trickle vents in
the windows when built.

Homes of this age would also have been built with double glazed
windows even though the air gap between window panes may
only be 6mm.

Thermal Performance:

Wall construction:

l cavity (0.27m thick) U-value: 0.6 (brick to concrete block, metric )

Roof construction:

l pitched concrete tile U-value: 0.29 (insulation 150mm)

Floor construction:

l solid U-value: 0.51 (un-insulated)

Other features:

l all detachments and built forms common

l owner occupier developments mainly detached (only just)

l social housing replicates private developments

l pitched roof porches with WC/washroom

l gas central heating

l glazing in decorative wooden/U-PVC frames

l double glazed windows U-value: 3.1

Band I: 1996 - 2002

Properties of the late 90s are very similar to those built in the previous age band.

Walls will typically be 300mm to allow for increased insulation (unlike early 90s walls
measuring 270mm)

Many homes built towards the end of the band tend to be styled on traditional designs.

l many newer properties now 3 storey

l high-density developments

l often built on infill or brownfield sites

l chimneys make a return (sometimes imitation)

l mock sash windows very popular

l very small gardens

l onsite parking

Thermal Performance:

Wall construction:

l cavity (0.30m thick) U-value: 0.45 (brick to concrete

block, metric )

Roof construction:

l pitched concrete tile U-value: 0.26 (insulation

150mm)

Floor construction:

l solid U-value: 0.51 (insulation 25mm)

Other features:

l all detachments common

l smaller properties, integral garages/larger properties, detached garages

l pitched roof porches with WC/washroom

l gas central heating

l glazing in decorative wooden/U-PVC frames

l double glazed windows U-value: 3.1

Bands J & K: 2003 - 2006/2007 - 2011

Many post 2003 houses are 3 storey, maximising floor area to plot size.

As with homes built in the previous band, many of the components such as window/door frames
and utility meters will have dates stamped on them. The windows (2002 onwards) will have a
16mm air gap. The loft insulation would have been installed at a thickness of 250mm (2 layers),
unlike the previous band that would have only required a depth of 150mm.

Thermal Performance:

Wall construction:

l cavity (0.30m thick) U-value J: 0.35 (brick to concrete block, metric ) U-value K: 0.30 (brick
to concrete block, metric )

l timber frame (0.30m) U-value J: 0.35 U-value K: 0.30

l system built (0.30m) U-value J: 0.35 U-value K: 0.30

Roof construction:

l pitched concrete tile U-value J & K: 0.16 (insulation 250mm)

Floor construction:

l solid U-value J: 0.25 (insulation 75mm) or K: 0.22 (insulation 100mm)

Other features:

l all detachments and built forms common

l traditional styles replicated or ultra-modern

l social housing replicates private developments

l smaller properties, integral garages/larger properties, detached garages

l pitched roof porches with WC/washroom

l gas central heating (mainly condensing)

l majority of newer homes three storey or flats

l renewable technologies incorporated (band K)

l glazing in wooden/U-PVC frames (minimum air gap 16mm)

l double glazed windows U-value 2.0

Band L: 2012 onwards

As per the previous bands many components and features will have date-stamps on them. These
properties should have full SAP EPCs therefore this age band should only be used for extensions or
when the full SAP dataset is not available.

Other Features that Help Identify Age

External Features

l construction type and style

l glazed areas

l construction materials

l roof tile materials

l window type

l glazing type

l ventilation requirements

Internal Features

l ceiling height

l plaster work and moulding

l woodwork and mouldings

l fireplaces

l dates on utility meters (gas/electric)

Ageing Flats

In most cases, the guides used in visual dating of houses are

used for flats and maisonettes.

Many early flats (pre 1900 and 1900-1929) are conversions

from larger houses.

The original build date should be selected unless detailed

evidence is available to confirm all elements of the property
fabric meet the requirements of building regulations at the
time of conversion.

1930s flat 1950s flat 1960s flat

1970s flat 1980s flat 1990s flat

More care is required when determining the construction of flats and maisonettes particularly
where system built properties (either steel or concrete framed) are being assessed. Many have
been refurbished and may have had external/internal insulation installed or a new outer brick or
render system added.

Ageing converted dwellings

A conversion is a building which has been changed to create either more or fewer dwellings.
Common examples are:

l agricultural or industrial buildings converted to dwellings - barn conversions,

warehouse apartments

l large houses converted to flats

l adjacent houses “knocked through” to create one dwelling

For a conversion which was a change of use (e.g. barn converted to dwelling) enter conversion
date as the age of construction.

For a conversion where a dwelling is sub-divided (e.g. house to flats) use the original construction
date, unless there is documentary evidence that all thermal elements have been upgraded to the
building regulation standards applicable at the conversion date. Some conversions incorporate
features from the original building that may involve the assessor in determining an ‘alternative’
wall. ‘Alternative’ walls are covered elsewhere in this manual.

Conversions must be carried out to meet the building regulations which apply at the time.

Walls
Wall Construction
Enter the Construction of the walls of the main building. The options are as follows:

l Stone (granite or whinstone)

l Stone (sandstone)

l Solid Brick

l Cob

l Cavity

l Timber Frame

l System Build

l Park Home

Stone

Granite Sandstone

If selecting granite, whinstone, sandstone or limestone, ensure the wall construction is solid stone.
If the property has a stone outer leaf and a block or brick inner leaf the wall construction should
be recorded as cavity.

Solid Brick

Solid brick walls are usually identifiable from the headers

within the bond and would normally be associated with
pre 1930s houses.

A typical solid wall thickness will be 230mm.

If a wall is single skin or a brick and a half, typically found on

taller building it should still be recorded as solid brick.

Cob

A cob house is made of clay, sand and straw.

The mixture is “kneaded” like dough before it is put into place by stomping on it with your feet or
using a cement mixer for larger scale operations.

The clay acts as the glue, while the sand gives strength to the mixture and the straw gives the
walls tensile strength once hardened into place.

Cavity

Cavity walls became wide spread from around 1930 onwards although there are many examples
of earlier buildings with cavity walls.

A cavity wall would normally only have stretchers visible although sometimes half bricks, called
'split headers', will be used to give the appearance of a solid wall. For example an extension to a
property with a solid wall may use 'split headers' so that it looks the same as the original
construction.

Cavity wall construction comprises two masonry leaves with a cavity between. The leaves are
connected by metal wall-ties.

A typical wall thickness for an early cavity construction is 280mm but due to modern day insulation
requirements the wall thickness could be as much as 360mm. The cavity in modern buildings is at
least 50mm and may be up to 100mm. In older buildings it may be much less than 50mm - where
a cavity wall is identified it should be recorded as such regardless of the depth of the gap.

Typically, the outer leaf is constructed of brick in stretcher bond, i.e. bricks laid lengthways,
although in some areas it may be dressed stone.

The inner leaf may be brick or, more commonly in modern buildings, concrete blocks - so-called
“brick and block” construction.

The cavity serves primarily to prevent moisture soaking into the dwelling but can also
accommodate insulating material to reduce heat loss through the wall.

Cavity walls are identifiable from the brick bond of the outer leaf and the thickness of the wall.

When a wall has a thickness of 210-250mm and a stretcher bond construction, it should be
considered a narrow cavity.

Timber Frame

From the outside a modern timber frame property can have

the same appearance as a cavity wall constructed property.
The tell-tale signs of a timber frame construction are:

l Window Frames set back to inner leaf

l Open Vertical joints on external walls

l Timber panels (OSB) on the gable ends in the

roof space

In order to be recorded as timber frame, the wall must have a masonry (brick or dressed stone)
outer leaf.

System Built

System built can be used for dwellings that don't fit any of the previous options. There are
hundreds of variations of system built houses (non-traditional) in the UK dating back to the 1920s.
They include:

l steel frame

l poured concrete & concrete panels

l polystyrene blocks filled with concrete

Some system built walls incorporate a cavity. If there is evidence of the cavity having been filled
post-construction, record it as system built with internal insulation.

Wall Insulation
Enter the Insulation of the walls of the main building. The options are:

l External – external insulation comes in the form of foam like boarding that is attached to
the outer wall to improve its thermal attributes. The insulation is usually covered by a layer
of render and is typically used on older properties with solid walls or of non-traditional
construction. External insulation is east to identify by beading used on corners and around
windows. Another mechanism to identify external insulation is by tapping the outer wall,
which will sound hollow.

l Internal – internal insulation is one of the least common methods of improving the
thermal efficiency of a dwelling, primarily due to the cost and upheaval involved. Wooden
battens are fixed to the internal walls, filled with an insulating material and plaster
boarded over. Internal insulation is most likely to be found on converted buildings such as
old factories or barns.

l Filled cavity – the filled cavity option is used to define retro-fitted cavity wall insulation. The
most reliable method of identifying retro-fitted cavity wall insulation is to identify the drill
holes left in the mortar joints or render by the injection process involved in the installation.
The best place to look is under windows or along where the roof meets the wall. Drill holes
will typically be three to four courses below and three to four bricks apart. Occasionally the
holes are drilled directly into the brick face

l As-built – this is the most common option and should be used to describe any wall where
there is no evidence that is has had its thermal characteristics modified since original
construction.

l Unknown – this option should be used only in exceptional circumstances, e.g. where there is
conflicting evidence (inspection and/or documentary) of added insulation whose presence
cannot be ascertained conclusively. In these cases, clarification must be provided in site
notes. When the ‘unknown’ option is selected, any insulation recommendation will be
suppressed, so it is important not to use it inappropriately.

l Filled Cavity & External / Filled Cavity & Internal – if there is evidence of internal or
external insulation as well as cavity fill, one of these options may be selected. This will be
most likely where documentary evidence is available after a Green Deal installation
(pictured below).

Wall Thickness
For each wall construction that is recorded (whether the main construction of a building part or its
alternative wall), a measurement of its Thickness should be recorded in mm. This is the thickness
of the whole wall, including any insulation or render.

The software calculation uses this figure for three purposes (not all will be applicable to
every property):

l To convert external measurements to internal (as only internal can be used for the
calculation).

l To assign the U-value for stone walls (this is not the case for any other wall type).

l To work out the U-value for the floor construction.

Wall thickness can usually be measured at window and door reveals throughout the building.
When an accurate measurement cannot be taken, the thickness can be omitted, but an entry in
the assessor’s site notes will be required, explaining the reason it was not possible.

When the thickness of a wall varies, a weighted average may be used. An alternative wall should
only be used to reflect a difference in wall thickness when the wall is of stone construction and the
difference is greater than 100mm.

Dry Lining
Dry lining may be entered where it has been identified only on solid or stone walls. Similarly to
internal insulation, it will usually be detectable using a ‘tap test’ (the wall will sound hollow,
except for areas with battens or plaster dabs). The depth of dry lining is included when
determining a wall thickness.

Additional Walls
Enter the presence of an Additional Wall.

Sometimes called alternative wall, an additional wall is used to describe a significant heat loss
area that differs from the main construction of a dwelling. This may be a different construction
type, or perhaps an area with a different level or type of insulation. A typical example of this is
where there is a house constructed primarily of cavity wall construction but the rear wall of the
property, containing the chimney stack is a solid brick construction.

An additional wall is only recorded if it makes up at least 10% of the total heat loss area (or is a
sheltered corridor, unheated, flat or maisonette), including windows and doors. Any windows and
doors within the alternative wall are excluded from the measurement.

Alternative walls of the same construction type should be consolidated. If there are two or more
areas of external wall of different construction types that should be regarded as alternative wall,
use the one with the larger area.

The house above should be recorded as having a cavity

construction (gable end) and alternative wall type of system
built (front and rear). The glazing is not included in the
alternative wall area.

The house on the right has cavity walls at ground level

with an area of stone cladding, the front and rear gable
ends are timber clad.

The only perimeter calculation required for the above property

(left) is the ground floor, as the upper floor is a roof room. Alternative wall types are only required
when they are a part of the measured heat-loss perimeter.

The house to the left has a timber clad gable-end, again this is
ignored as an alternative wall type. The loft wall construction is
not measured as a part of the exposed perimeter.

One alternative wall may be included for each building part

recorded in the assessment. This means, with a property that has
four extensions, there may be up to five alternative walls.

When the alternative wall is in a flat, adjacent to a heat-loss

corridor, it should be marked as ‘Sheltered’ when recorded. This
prevents the software assuming the wall is exposed to the elements and its properties are
modified accordingly. This is also the only example of an alternative wall that does not require the
manual entry of its area, only its length – the calculation will handle this conversion using the
corridor length and room height.

Party Walls
It is a requirement in version 9.92 to record the length and construction of the party walls. This is
only relevant on non-detached property. It will be quite difficult to ascertain the construction from
a head and shoulders only inspection and if you are entering the loft you must ensure that
adequate risk assessment is done.

The options in RdSAP for party walls are as follows;

l Unable to Determine – this should be used if you are unable to enter the loft or cannot see
the party wall from the loft hatch

l Solid Masonry, Timber Framed or System Built – If the building part you are
assessing is of solid, timber or system build then it is safe to assume the party wall
construction is of the same type

l Masonry, Cavity Unfilled – only to be entered if it is possible to determine this

l Masonry, Cavity Filled – as above, only to be entered if it is possible to determine this

Solid no bypass – there are a row of Solid no bypass – a step is visible at joist
headers visible which effectively blocks level which also blocks the cavity (headers)
the cavity

Cavity with bypass (filled or unfilled). Again you will not be able to determine if this is
filled without evidence

Roofs
Roof Construction
Enter the Construction of the roof of the main building. The options are:

l Pitched (slates or tiles), access to loft – there is a loft hatch. It may not always be possible
for the assessor to enter the loft due to health and safety issues such as the loft hatch being
above the stairwell. In this instance the assessor should record the loft as: pitched, access to
loft, insulation depth unknown. RdSAP will make an assumption for loft insulation depth
based on the dwellings age.

l Pitched (slates or tiles), no access – no loft hatch. If no access is selected the software will
suppress the recommendation for loft insulation.

l Pitched (thatch)

l Flat

l Other dwelling above – only available if the property type is flat or maisonette.

l Same dwelling above – there is an extension above the main building (which is part of the
dwelling being assessed).

Mansard Roofs

A Mansard roof is characterised by a double pitch, the lower of which is usually very steep.

Strictly, a Mansard roof is hipped, that is it has a double pitch on all sides, but the term is
generally used to include gabled roofs.

If the lower (steeper) pitch is greater than 70 degrees, rooms within a Mansard roof are classified
as a separate storey, not as rooms in the roof.

The sloping elements should be recorded as additional wall, timber frame, where appropriate.

Insulation
Enter the roof Insulation. The options are:

l At Rafters – where insulating material is placed between the rafters to restrict heat-loss to
the outside through the surface of the roof. This results in the roof void being warmed to a
similar temperature to the dwelling.

l At Joists – where insulating material is placed

between, and then over if necessary, the joists of the
roof. This method prevents heat-loss into the roof
void itself.

l Unknown - when the insulation levels of the roof

cannot be ascertained. This is usually due to one of
the following conditions:

l A flat roof is present and therefore there is no ability to inspect the insulation level on-
site however it is better to use ‘as built’ in this situation.

l A pitched roof is present but there is no access to the loft so the insulation levels
cannot be established.

The 'insulate loft' recommendation will never be applied by the system if the existing insulation
level is specified as ‘unknown’.

l None - where a positive identification of there being no insulation in the roof construction.

l Flat - it is difficult determine the presence or absence of insulation in a flat roof, in which
case the ‘As built’ option should be used. However occasionally there is documentary
evidence of retro-fitted insulation (particularly common with social housing) and this can
have a significant impact to the resulting EPC calculation for older properties. Therefore the
'flat roof insulation' option has been included for these cases. The assessor should make a
record of the evidence for the presence of insulation and its thickness, together with a
photograph of the evidence if possible.

If both rafter and joist insulation are present in the dwelling the DEA should enter only the joist
insulation into their RdSAP software unless the rafter insulation is of a greater equivalent value.
See convention 3.04.

The most common form of roof insulation is composed of rolls of mineral wool and is quite
distinctive in appearance. These rolls are laid out in between the roof joists.

The current recommended level of insulation at joists is 270mm. There is currently no

recommendation for the improvement of ‘at rafter’ insulation.

Enter the option for Roof Insulation Thickness closest to the measured value.

The insulation thickness allows the calculation engine to determine the appropriate u-value for the
roof of the property as well as allowing it to determine if a loft insulation recommendation is
appropriate for the dwelling in question.

Where there are differing levels of insulation in the same roof space a weighted average should
be recorded as the insulation thickness. However if there is an area with no insulation the dwelling
should be split, by way of an extension, to reflect the different roof scenarios. See convention 3.04.

Where there is no access to the loft space or the loft is fully boarded so that the insulation is not
visible, the roof insulation thickness is usually entered as 'unknown'. However if the assessor is
presented with satisfactory documentary evidence to confirm the exact level of insulation present
(maximum thickness is depth of joists), or the householder is prepared to lift the boards, then they
can override this default assumption.

More modern foil or foam materials such as Celotex or Kingspan are sometimes used instead of
mineral wool. In these cases the thickness of the insulation is measured as normal but then
entered as double its actual thickness in the same way as mineral wool insulation.

Roof Rooms
Roof Room Presence
Enter if the main building has a Roof Room. Note that the age band for a roof room is the same as
the main building unless you have documentary evidence to the contrary.

Roof rooms are modelled by the RdSAP methodology in a different way to a normal storey. A
“classical” roof room is built entirely into the roof space and may have both walls and a ceiling
adjacent to the roof space, possibly with insulation installed. Many upper storeys are built partially
into the roof space and have energy performance more like a roof room than a conventional
storey. The criterion used to distinguish a storey that should be entered as a roof room is the
height of the “common wall” within the storey where it meets the slope of the roof. The common
wall is the vertical extension of the outer wall of the lower storey.

For a storey to be classed as a room in the roof, the height of the common wall must be less than
1.8m for at least 50% of the length of the common wall (excluding gable ends and party walls).

The roof room must be accessed by a fixed, permanent staircase such that one is able to walk
downwards facing forwards. It does not necessarily contain habitable rooms.

Dormer windows are not typically built on the common wall, more commonly the vertical face is a
timber frame based on the roof structure. As such, they should be ignored when assessing whether
a storey is a room in the roof.

The following are all classified as rooms in the roof:

Basic Roof Room Roof Room with Roof Room with Roof Room with
Vaulted Ceiling Dormer Windows Large Dormer
Windows

Where there is a common wall it is:

l a roof room if the common wall is less than 1.8m

l a separate storey if greater than or equal to 1.8m

Roof Room Separate Storey (not Roof Room)

The property to the left has a room in the roof because 50% of the
upper storey has a common wall height less than 1.8m.

The house on the right has a roof room. The full width dormer
window does not share a common wall with the lower storeys and
should be ignored.

The 1.8m rule applies to the original construction. A loft conversion

as above should be recorded as a roof room and only the age and
floor area are required.

The house to the left has a room in the roof above a garage.
To enter the roof room into RdSAP software treat the roof
room as an extension, record the floor area as well as the
exposed perimeter along the uprights and use a default
room height of 2.2m. The same rule applies for flats that are
a room in the roof.

Roof Room Construction

If the main building has a roof room, details of its age and insulation must be entered.

The Construction Age always has the same age band options as for the main building (and
extensions) unless you have documentary evidence to the contrary:

l A: pre 1900

l B: 1900-1929

l C: 1930-1949

l D: 1950-1966

l E: 1967-1975

l F: 1976-1982

l G: 1983-1990

l H: 1991-1995

l I: 1996-2002

l J: 2003-2006

l K: 2007-2011

l L: 2012 onwards

Ageing a room in the roof can be a challenge. All three of

the properties on the right have rooms in the roof; all
three were an original feature when the houses were built
though alterations have been made. None comply with
building regulations.

In this case enter the room in roof age as the original build
date; any insulation added can be recorded separately.

The photo on the left shows a modern loft conversion, having

permanent access, roofline windows e.g. Velux, and is heated.
You must have actual evidence of year of conversion

The software will allow the construction age of the roof room to
be entered as prior to the containing part to allow for modelling
of unusual properties.

Roof Room Insulation

Enter the presence of Insulation around the roof room. The options are as follows:

l Unknown

l No Insulation

l Flat Ceiling Only

l All Elements (with 50mm, 100mm, 150mm or unknown for stud wall insulation thickness)

There must be evidence for insulation of flat ceiling or all elements, otherwise it is Unknown. “All
elements” includes upright walls as well as ceilings.

Record the Thickness (for flat ceiling) as one of:

l 12mm

l 25mm

l 50mm

l 75mm

l 100mm

l 150mm

l 200mm

l 250mm

l 300mm

l 350mm

l 400mm+

Record only if roof room insulation is Flat ceiling only or All elements

No insulation should only be selected if the assessor has documentary evidence that no
insulation exists.

As with loft insulation, thermal rigid boards such as Celotex/Kingspan should be recorded at
double their actual thickness.

Examples (for ‘simple’ entry):

Room in Roof Insulation: All Elements (100mm)

Insulation Thickness (at Ceiling): 150mm

Roofs - Insulation At: Joists

Roof Insulation Thickness: 200mm

Room in Roof Insulation: As Built

Roofs - Insulation At: Unknown

Room in Roof Insulation: All

Elements as Built

Insulation Thickness (at Ceiling):

150mm

Roofs - Insulation At: Unknown

Room in Roof Insulation: All

Elements (100mm)

Insulation Thickness (at Ceiling):

150mm

Roofs - Insulation At: Joists

Roof Insulation Thickness: 200mm

Room in Roof Insulation: As Built

Roofs - Insulation At: Joists

Roof Insulation Thickness: 200mm

Room in Roof Insulation: All

Elements (100mm)

Insulation Thickness (at Ceiling):

Not Defined

Roofs - Insulation At: Joists

Roof Insulation Thickness: 200mm

Room in Roof Insulation: As Built

Roofs - Insulation At: Rafters

Roof Insulation Thickness: 150mm

Room in Roof Insulation: Flat Ceiling Only

Insulation Thickness (at Ceiling): 200mm

Roofs - Insulation At: Unknown

Room in Roof Insulation: As Built

Roofs - Insulation At: Unknown

The main house room height is

the average:

2.4 + 0.9 = 3.3

(3.3 + 4.5) / 2 = 3.9

The mezzanine and the area below it

are modelled as an extension with
ceiling height is 2.4 (for the ground
floor), and a roof room (for the
mezzanine).

Finally, enter the Area of the roof room in m2. The room height of a roof room is not required.

Detailed Measurements for Roof Rooms

Where U-values are known for the fabric of a roof room (and supported by documentary
evidence), they can be entered into the software. This is the only instance in which dormers are
included in the assessment (but only if their additional floor area constitutes more than 20% of the
overall roof room area).

There is an option for two of each Stud Wall, Sloping Wall, Flat Ceiling and Gable Wall. They do
not all have to be used, but can be useful when there are dormer windows, for example in the
diagram below:

l A1 - Stud Wall 1

l A2 - Stud Wall 2

l B1 - Flat Ceiling 1

l B2 - Flat Ceiling 2

l C1 - Sloping Ceiling 1

l C2 - Sloping Ceiling 2

l D - Gable Wall

Measured Windows
If the Glazing Coverage is entered as Typical, More Than or Less Than Typical, it is not necessary
to measure each window in the dwelling.

If it is Much More Than or Much Less Than Typical, the DEA must record the Total Number of
Windows and, for each window:

l The glazed Area

l Type

l Whether or not it is a Rooflight

l Orientation (compass direction)

The area of windows, rooflights and translucent roofs and walls should be measured as the area of
the opening in the fabric of the dwelling, including the frame.

Glazed Doors should be included only if the glazed area is 60% or more of the total area of the
door and, in that case, only the area of the glazing should be measured as RdSAP will assume the
presence of a normal door.

The type of glazing has the same options as described in the section on Glazing Details,

l Double glazed (before 2002)

l Double glazed (after 2002)

l Double glazed (unknown age)

l Secondary glazing

l Single glazed

l Triple glazed

Rooflights must be identified, as RdSAP applies different default values for solar gain for these.

If the dwelling has a mix of different types of window, the DEA can enter Much More Than Typical
as the Glazing Coverage and this will allow individual window data to be entered as above.

Number of Storeys
Enter the Number of Habitable Floors in the main building. This should not include rooms in the
roof. The lowest habitable floor may be an inhabited basement.

l 1 is a bungalow, it has one habitable floor.

l 2 is a house, it has two habitable floors.

l 3 is a house with a basement that has been converted into a bedroom, it has
three habitable floors.

l 4 is a “bungalow” with a loft conversion, it has one habitable floor and a room in the roof. It
should be recorded as a house.

Basements

A basement should only be recorded as a habitable floor if:

l it is accessed from within the main dwelling by a fixed staircase – and you can walk
downwards facing forwards and either

l is heated via fixed heat emitters, or

l is open to the rest of the dwelling - it does not have a separate door

A basement does not necessarily contain habitable rooms.

If a basement has its own entrance or does not meet the above criteria it is disregarded for
RdSAP purposes and the ground floor of the property becomes the lowest habitable floor. If
the fixed staircase is not accessed from within the main dwelling, or any extensions (i.e.
outside access) it would only be included in an EPC report if it were heated from the same
system as the main dwelling.

Floors
Floor Construction
The floor construction selected affects the heat loss through the floor of the dwelling. The floor
construction relates to the ground floor of the dwelling only and is not required where there is
another dwelling or premises below.

Enter the Construction of the floor of the lowest storey of the dwelling. The options are as follows:

l Unknown – If it is not possible to identify the floor

construction then ‘Unknown’ can be used, however this will
suppress the recommendation for floor insulation so should
not be used generally.

l Solid – a slab of concrete in contact with the ground. This may be

covered with wood or laminate flooring but can be distinguished
from a suspended timber floor by a “stamp test”. Solid floors are more difficult to
distinguish from a suspended non-timber floor.

l Suspended (non-timber) – block and beam flooring comprising

concrete beams with concrete blocks laid between the beams.
From within the room, these will feel the same as a solid floor.
They can be identified, however, by the presence of air vents in
the outside walls below the damp proof course, usually of
plastic or terracotta.

l Suspended (timber) – wooden or chipboard boards fixed on top

of joists. A suspended timber floor will have a small amount of
“bounce” or resonance when the DEA stamps on it.

Floor Insulation
Enter the floor Insulation only if there is evidence that it has been fitted after the construction
date. The options are as follows:

l Unknown

l As-built

l Retro-fitted

Floor insulation is assumed from the construction age of the dwelling. Retro-fitted insulation can
be recorded, but only if there is evidence to prove that insulation had been added in addition to
that which would be required by building regulations. This is almost impossible to ascertain from a
visual inspection so documentary evidence would usually be required.

An insulation thickness must be backed up by documentary evidence.

Floor type and insulation is not required for flats or maisonettes unless they are the
lowest level in the block.

Measurements
For each habitable floor, enter the Area, Ceiling Height and Exposed Perimeter.

All measurements should be made and recorded to a precision of 0.1m. However, if a higher
precision has been measured, particularly for ceiling heights, retain the higher precision.

Area

If the dwelling has a simple rectangular footprint, two measurements (length and width) are
enough to obtain the floor area and heat-loss perimeter. If the layout of the dwelling allows it, it is
best to make a single measurement of the length or width of the whole dwelling, rather than
measure each room. If you have to measure room by room, add the thickness of all internal walls
to obtain the total width or length.

If the footprint is not rectangular, divide it into simple shapes – rectangles, triangles or circular
sections for example – and determine which dimensions you need to define each of these shapes
fully. The required area is then just the sum of the areas of the shapes. Please see the appendix on
area formulae for details of how to calculate the areas of these simple shapes.

Exposed (Heat-Loss) Perimeter

The heat-loss perimeter is the length along the outer walls of the storey which is adjacent to:

l open air

l an unheated space, such as a lean-to or out-house

l a sheltered space, such as an integral garage (unheated) or an unheated corridor

In other words, the heat-loss perimeter is the total perimeter, less the length of any party walls
with an adjacent property or an extension. It is important to check that all the dimensions needed
to calculate the heat-loss perimeter have been measured - this may need more measurements
than for the area.

Site Plan

An essential first step to measuring the dimensions is to make a sketch of the floor area - the
footprint – of each storey. This will allow you to understand, and record, the dimensions which you
need to measure to calculate the area and perimeter.

The plan must be clear, unambiguous and show:

l the relative positions of the main building, extensions and conservatory if present

l the position of adjoining buildings and all party walls

l the rough proportions of each part of the building

l the measured dimensions required fully to define the floor area, heat-loss perimeter and
ceiling height

The site plan should show the layout or dimensions of rooms within the dwelling – individual
rooms need not be measured however you should show the rough location of each room.
This is particularly important if the site plan is submitted as evidence for an audit - a site
plan that is difficult to interpret may be rejected as insufficient for audit. The auditor will
need to verify room count.

The floor area and heat-loss perimeter are calculated from the measured length along each wall
of the outer envelope of the dwelling - where the dwelling is adjacent either to another dwelling,
an extension or a space into which heat can be lost, such as outside wall. The measurements can
be made either inside the dwelling (internal measurements) or on the outside of the dwelling
(external measurements) but must be entered into the RdSAP software as either internal or
external, not a mixture of both.

Where the measurements are entered as external, the software automatically converts them to
internal by subtracting the thickness of the external walls according to the age of the dwelling and
construction type. Properties with abnormal wall thicknesses should be measured internally. When
using external measurements for a dwelling joined onto another dwelling (semi-detached and
terraced houses) the measurement is to the midpoint of the party wall.

Examples:

Figure 1 shows the plan for the lowest level (ground

floor) of a semi-detached house

Area: 6.5 x 5.5 = 35.75m2

Perimeter: 6.5 + 5.5 + 6.5 = 18.5m

The party wall is not included in the exposed perimeter

calculation.

Figure 2 shows the same ground floor plan with an extension.

Extensions are measured separately from the main property.

Main property dimensions:

Area: 6.5 x 5.5 = 35.75m2

Perimeter: 6.5 + 5.5 + 3.0 = 15m

The extension has three exposed walls

Extension dimensions:

Area: 3.5 x 3.0 = 10.5m2

Perimeter: 3.0 + 3.5 + 3.0 = 9.5m

Figure 3 shows the ground floor of a detached house

with a garage.

For RdSAP purposes, integral garages don't exist.

The wall between the house and garage is classed as

an external wall.

Main property dimensions (ground floor):

Area: 6.5 x 5.5 = 35.75m2

Perimeter: 6.5 + 5.5 + 6.5 + 5.5 = 24m

Figure 4 shows the first floor of the

propery in Figure 3, with an extension
above the garage.

Main property (first floor):

Area: 6.5 x 5.5 = 35.75m2

Perimeter: 6.5 + 5.5 + 3.0 + 5.5 = 20.5m

Extension dimensions:

Area: 3.0 x 3.5 = 10.5m2

Perimeter: 3.0 + 3.5 + 3.0 = 9.5m

Figure 5 shows the ground floor of a detached house with an

integral garage and a single storey extension.

Main property dimensions (ground floor):

Area: 7.5 x 8.5 (- garage 4.0 X 2.5) = 53.75m2

Perimeter: 7.5 + 8.5 + 4.0 + 2.5 + 4.5 = 27m

Extension dimensions (ground floor):

Area: 5.0 x 4.5 = 22.5m2

Perimeter: 4.5 + 5.0 + 4.5 = 14m

Figure 6 shows the first floor of the property in Figure 5. Note it

has been built over the garage and has no extensions.

Main property dimensions (first floor):

Area: 7.5 x 8.5 = 63.75m2

Perimeter: 7.5 + 8.5 + 7.5 + 8.5 = 32m

Ground Floor

Main House

Area: (0.5 + 3.8 + 0.5) x (4.65 x 3.95) = 41.28m2

Perimeter: 0.5 + 0.5 + 3.95 + 4.8 = 9.75m

Extension 1

Area: 3.75 x 4.65 = 17.44m2

Perimeter: 3.75 + 4.65 + 3.75 = 12.15m

Unseparated Conservatory

Area: 3.8 x 1.5 = 5.7m2

Perimeter: 1.5 + 3.8 + 1.5 = 6.8m

First Floor

Main House

Area: (0.5 + 3.8 + 0.5) x (4.65 x 3.95) = 41.28m2

Perimeter: 0.5 + 0.5 + 3.95 + 4.8 = 9.75m

Extension 1

Area: 3.75 x 4.65 = 17.44m2

Perimeter: 3.75 + 4.65 + 3.75 = 12.15m

Unseparated Conservatory

Area: 3.8 x 1.5 = 5.7m2

Perimeter: 1.5 + 3.8 + 1.5 = 6.8m

Ground Floor

Main House

Area: (6.21 x 2.23) + (4.1 x 3.22 = 27.05m2

Perimeter: 6.21 - 4.16 + 2.23 + 2.11 + 3.22

+ 4.10 =13.71m

Extension 1

Area: 4.16 x 2.17 = 9.03m2

Perimeter: 2.17 + 4.16 + 2.17 = 8.5m

First Floor

Main House

Area: (6.21 x 2.23) + (4.1 x 3.22) = 27.05m2

Perimeter: 6.21 + 2.23 + 4.1 = 12.54m

Extension 2

Area: 2.11 x 3.22 = 6.79m2

Perimeter: 3.22 + 2.11 = 5.33m

Area:

(1.74 + 4.58 + 1.74) x 8.53

+ 3.05 x 2.08

+ ((4.58 + 2.74) / 2) x 1.05

= 78.93m2

Perimeter:

10.14 + 2.08 + 4.54 + 0.94 + 1.74 + 1.45 + 2.74 + 1.45 + 1.74 = 26.82m

Unusual Properties

Calculating the unusual heat loss area:

First we need to calculate the area of the unusual wall: 5 x 1.1 = 5.5m

Then we need to create alternative HLP for this wall: 5.5 / 2.4 = 2.29m

2.29 will become the heat loss perimeter length of the unusual wall so that when the software
calculates the area, with the full room height, it will get the correct result.

So the HLP will be 3.5 + 5 + 3.5 + 2.29 = 14.29m

Lowest Floor

Area: (3.2 + 3.2) x 4.4 = 28.16m2

Perimeter: 3.2 + 3.2 + 4.4 + 3.2 + 3.2 + 4.4 = 21.6m

Lowest + 1

Area: (3.2 + 3.2) x 4.4 = 28.16m2

Perimeter: 3.2 + 3.2 + 4.4 + 3.2 + 3.2 + 4.4 = 21.6m

Lowest + 2

Area: 3.2 x 4.4 = 14.08m2

Perimeter: 3.2 + 4.4 + 3.2 = 10.8m

Roof Rooms
The following figure shows the floor plan for two roof rooms:

The area recorded should be the habitable area

not including voids, the area for the roof rooms is
9 x 7.5 = 67.5m

The following figures show the layout of an early 1900s mid terrace property with a room in the
roof (original feature) and an extension built at a later date.

Ground Floor - Area: 4.5 x 9.5, Perimeter: 4.5 + 9.5 + 2.0

Extension 1 - Area: 2.5 x 2.5, Perimeter: 2.5 + 2.5

First Floor - Area: 4.5 x 9.5, Perimeter: 4.5 + 4.5

Extension 2 - Area: 9.5 x 1.0, Perimeter: 1.0 + 1.0

Room in Roof - Area: 4.5 x 9.5

Extension 2 Room in Roof - Area: 9.5 x 1.0

Bay Windows
Bay windows should be measured and included in the area and perimeter calculations. Due to the
size of an average bay, the fact the roof construction may be different from the main dwelling can
be ignored for RdSAP, e.g. main dwelling has pitched roof, bay has flat roof.

The photo to the right should not recorded as a bay window as only the window bows out and not
the wall, it does not increase the floor area or exposed perimeter of the main dwelling.

Calculating the area of bay windows needs some care. Typical bays will be rectangular,
trapezoidal or curved in shape. Rectangular bays are simple to measure.

Trapezoids have one pair of opposite sides parallel.

When working out these types of bay windows you need 3 measurements, which are indicated in
the diagram above. Work out the area as follows: ((4.22 + 2.52) / 2) x 1.43 = 4.82.

Curved bays may be circular or elliptical. A simple estimate of the area will be sufficiently
accurate for either.

For curved bays - circular or eliptical - take the two measurements indicated above and use the
following simple estimate to get the area of the bay:

0.72 x a b

The error in this estimate will be less than 10% of the area of the bay.

Flats and Maisonettes

Flats and maisonettes may have two features not usually found in houses, entrance areas outside
the envelope of the dwelling and access corridors. These must be considered carefully in
determining the area and exposed perimeter.

If flats share a common entrance area, it is treated in the same way as a corridor:

Ground Floor Flat First Floor Flat

Area: (3.2 x 4.5) + (3.5 x 2) = 21.4m2 Area: (3.2 x 4.5) + (3.5 x 2) = 21.4m2

Perimeter: 3.2 + 4.5 + 5.2 + 3.5 + 2 + 1 = 19.4m Perimeter: 3.2 + 4.5 + 5.2 + 3.5 + 2 + 1 = 19.4m

Unheated Corridor Length: 2 + 1 = 3m Unheated Corridor Length: 2 + 1 = 3m

If the flats have separate entrances but the entrance area of one flat adjoins the other, the wall
adjacent to the entrance area is treated as party wall:

Ground Floor Flat First Floor Flat

Area: (3.2 x 4.5) + (3.5 x 2) = 21.4m2 Area: 5.2 x 4.5 = 23.4m2

Perimeter: 3.2 + 4.5 + 5.2 + 3.5 = 16.4m Perimeter: 5.2 + 4.5 + 5.2 + 4.5 = 19.4m

Ignore the downstairs stair well and just include

the area over the stair well.

Examples:

The picture to the right shows a large double fronted maisonette over a
shop, below the shop is a cellar. The cellar is the lowest level (0).

The maisonette is accessed by a door to right hand side, the ground

floor entrance is ignored.

The maisonette floor position is: 2The heat loss floor type is: above
partially heated space. As the entrance for the property is not
communal the maisonette has no corridor

The photo to the left shows a terrace of flats,

the door to the far left is for the upper flat.

The figure below shows the floor plans for the lower and upper flats:

l The lower flat has a floor area of: 32.5m (5

x 7 - 2.5)

l The perimeter is: 13m (6 + 7)

l The positioning is: 0 of 2

l The roof type is: other dwelling above

l The flat has no corridor

l The wall between the upper flats entrance and

stairwell is classed as party wall.

l The upper flat has a floor area of: 35.0m (5 x 7)

l The perimeter is: 14m (7 + 7)

l The positioning is: 1 of 2

l The floor type is: above a heated space

l The roof type is: pitched

l The flat has no corridor

l The entrance level is ignored and the measurements

are taken over the stairwell

Ceiling Height
The ceiling height is measured vertically from floor to ceiling. If all the rooms in a storey are of
the same height, a single measurement anywhere in the storey is all that is required.

If there is a variety of ceiling heights in different rooms or different areas of a room, the area-
weighted average ceiling height must be calculated. This is the ceiling height that, when
multiplied by the floor area, will give the correct volume for the storey:

1. Divide the storey into regions for which the ceiling height can be measured simply.

2. Calculate the floor area of each region and multiply by the ceiling height to obtain the volume
of the region.

3. Add the volumes to obtain the total volume of the storey and add the areas to obtain the total
floor area - you will need the area in any case.

4. Divide the total volume by the total area to obtain the area-weighted average ceiling height.

In many cases, you can estimate the average ceiling height from the approximate proportions of
the regions. For example, if roughly two-thirds of the storey has a ceiling height of 2.2m and one-
third has a height of 3.1m, the average ceiling height is 2/3 x 2.2 + 1/3 x 3.1 = 2.5m.

If the room heights are different within a storey or region, the average ceiling height is simply
calculated:

A vaulted ceiling is one formed on the inside of a pitched roof, as typically found in converted
barns, chapels or industrial buildings. In these cases, the ceiling height is measured to the point
where the slope of the pitch meets the wall. The roof is then entered as a pitched roof with no loft
access, insulation at the rafters.

Extensions
If the Building Configuration includes extensions, the same set of data must be recorded for each
extension as was recorded for the main building data. This includes:

l Fabrication

l Wall Construction

l Roof Construction

l Measured Windows (if Much More/Less than Typical glazing coverage)

l Floor Construction

l Roof Room Construction (if present)

l Additional Wall (if present)

l Floor Details

The details of the data are the same as for the main building.

Dating an extension can be more difficult than dating a

house. This extension appears to have a Flemish bond
wall construction, slate roof tiles and single glazed
leaded light windows in wooden casements. The
extension was built in 1995 using reclaimed materials
to match the existing dwelling. In fact, what looks like a
‘Flemish bond’ solid wall construction is cavity
construction using ‘snapped’ header bricks to match the
house brickwork but is also maintaining the cavity
required to meet 1990’s building regulations. Slate tiles and single glazed wooden casement
windows also help to confuse the situation. The thickness of the open door reveal (0.27 – 0.30m
wide) will confirm cavity construction.

An extension does not necessarily have to have been built at a later date to be recorded as an
extension, e.g. if a property has a mixture of roof types (pitched and flat), one must be recorded as
an extension due to different thermal performances.

Space Cooling (Air-Conditioning)

Air-Conditioning systems should be recorded as present within a dwelling. This is a ‘Yes/No’
selection and will not affect the EPC rating or recommendations. It is possible that Air-Con systems
will be included in the calculation for future releases of RdSAP but this is still under discussion.

Heating Data

Heating Sytems
The DEA must collect and record details of the heating systems in the dwelling both for space
heating and hot water. It is essential to record this accurately as these are the principle consumers
of energy in a dwelling. Only fixed heating systems are considered; portable heaters are ignored
in the assessment.

The first step is to identify the main or primary heating system(s) that provide space heating to the
main parts of the dwelling. Next, identify any other fixed systems providing space heating as the
secondary heating system. Finally, identify the system providing the domestic hot water.

The main (or primary) heating system(s) are those which heat the largest proportion of the
dwelling. A primary system is not usually based on individual room heaters (although it can be)
and often provides hot water as well as space heating. Primary heating systems are either
identified via the PCDF boiler efficiency database or are categorised on the basis of generic types
from the tables in the SAP 2012 document (SAP tables 4a & 4b).

Occasionally there may be two central heating systems, for example two separate boilers used to
heat different parts of the property. In this case they can be entered as Primary System A and
Primary System B. This may also be the case if there is a central heating system and storage
heaters present.

Of these two systems the one that heats the main living area of the property should be selected as
Primary (A); if this system heats all of the habitable rooms then no Primary (B) system is recorded
(unless it is providing DHW only).

The percentage of heated habitable floor area heated by Primary (B) is also recorded. If two
boilers feed the same central heating system then the percentage for Primary (B) is recorded as
50%. If there is a mixture of heat emitters, i.e. radiators and under-floor elements, the same
boiler can be selected with identical parameters for both A and B, each with a different emitter
type and the percentage recorded as appropriate.

A primary heating system must be recorded, if present, as part of the RdSAP assessment. It is not
possible to have a secondary heating system with no primary system being recorded. If the only
source of heating is a room heater (that would normally be considered as secondary heating) this
would be recorded as the primary heating system.

A room heater should only be entered as a primary system if ‘room heaters’ are the only form of
space heating in the dwelling.

Some dwellings have heaters only in a limited number of rooms, generally gas or electric fires. In
these cases the usual basis of calculation, that the dwelling is fully heated, still applies. Rooms
without heaters are assumed by RdSAP to be heated by electric room heaters and may be
considered to be ‘Inadequate Heating’ for the dwelling (see page 114).

This process is automated in many approved RdSAP software products so check with your
accreditation scheme or software provider.

Primary System for Domestic Hot Water (DHW) only

This refers to a Primary Heating System (B) that is dedicated to the provision of DHW and does
NOT provide any space heating for the dwelling.

The specified system must still fit all the criteria required for a primary heating system otherwise
RdSAP water heating options should be used or ‘Water from secondary heating system’ (in the
case of ‘room heaters’).

In this case Primary System A will be set to 100% of space heating for the dwelling.

Identifying the Secondary System

1. Count the number of habitable rooms and the number of heated habitable rooms.

2. If a fixed secondary heater is found in a habitable room, that heater is the secondary system
whether or not there are any unheated habitable rooms.

3. If there is an unheated habitable room and no fixed secondary heater in any habitable room,
but there is a fixed heater in a non-habitable room, that heater is the secondary.

4. If no heater is identified in (2) or (3) there is no fixed secondary heater.

If two or more types of secondary heater are present, that which heats the greatest number of
habitable rooms should be specified as the secondary system. If that condition does not resolve the
choice, the system which uses the cheapest fuel should be specified or, if using the same fuel, the
device with the lowest efficiency.

Portable heating appliances should be disregarded when assessing the heating systems in a
dwelling, if the only source of heating is a portable heater then the option of 'none installed'
should be selected for the primary heating system and secondary heating should be set to 'none'.

Boiler Systems
If the primary heating is a central, boiler-based system and there is evidence of the
manufacturer, model number and model ID of the boiler or the Gas Council number, it may be
included in the PCDF (Product Characteristics Database File). Every effort should be made to
locate the boiler from the PCDF as SAP tables default to much lower efficiencies. For example,
the Ideal Classic RS260 has an efficiency of 72.3%; entering it as a generic type will lower the
efficiency to a default of 65%.

If the system cannot be selected from the PCDF, it must be entered as a generic type, from Tables
4a and 4b of the SAP 2012 document.

If the system is a micro-CHP which cannot be located on PCDF, it should be entered as a

condensing boiler and Addendum 5 included in the EPC.

If a boiler/heating system is present but not working (or condemned) it should still be entered as
the main heating system. If the boiler is not present but is intended – enter no heating system.

A domestic boiler is specifically designed to supply heating and/or hot water to a dwelling. The
size of the boiler will usually depend on size of the property and planned number of occupants.
Most modern domestic boilers can be found in the PCDF.

The main three types of domestic boilers are regular, combination and back boilers.

Domestic boilers use a burner to burn fuel which heats hot water through a heat exchanger that is
then used for central heating systems or domestic hot water. They will always have a flue to vent
waste gases.

Regular Boiler

Regular boilers will usually have four pipes, two used for central heating and two for hot water. If
the boiler is being used for domestic hot water it must have some way of storing the hot water
that it heats. The most common storage vessel used with a regular boiler is a hot water cylinder
although some boilers have their own storage facility usually referred to as a CPSU.

The Boiler to the left has three pipes connected to it. The small pipe at
the bottom is the fuel supply. The two pipes visible at the top of the
boiler are the flow and return. The flow delivers water to the radiators
and/or the hot water cylinder as and when needed. The return pipe
carries the cooled water from the radiators and/or water cylinder back to
the boiler for reheating.

The Boilers to the right is an old, wall hung open flue system boiler, these
are still recorded as regular boilers in RdSAP. The fuel pipe entering the
bottom of the boiler is not visible in this photo. At the top of the
photograph four pipes are visible, two each side of the flue, one pair are
the flow and return for the radiators, the second pair are the flow and
return to the water cylinder. This is a common feature of older floor
standing boilers. The pipes to the hot water cylinder will be 28mm as this
is a gravity fed system.

The Boiler to the left is an unvented regular boiler. It has a fuel pipe, a
flow and return as well as a 15mm copper pipe to remove pressure
from the system should a problem occur. The red vessel below is to
compensate for the expansion and contraction of hot water.

Condensing regular boilers will have one extra pipe, a condensate drain
pipe, made from plastic and measuring 22mm.

Combination Boiler

Usually referred to as combi-boilers, these have the facility to provide instantaneous hot water for
domestic use and therefore do not require an additional water storage vessel (cylinder).

A combi will have a fuel pipe, a flow and return to the radiators, mains cold water feed
in, domestic hot water supply out and an expansion pipe leading directly to the outside
(not visible in photos).

A non-condensing combi boiler will have six pipes.

A condensing combi boiler will have seven pipes, one of which is 22mm plastic.

Oil Boiler

Oil boilers are typically located outside or in an outhouse/garage.

The same rules of pipe counting to identify the boiler apply to oil boilers as with gas.

Back Boiler

Called 'back' boilers because they are usually located at the

'back' of a fire (and at the bottom of the chimney breast)
although the fire and boiler work independently of each other.
The boiler is not usually visible except by a removable flap on the
fire itself and the boiler controls are also usually located on or
under the fire. The majority of back boilers are fuelled by mains
gas or solid fuel.

Back boiler heating systems usually provide the property’s hot water as well as space heating.

Condensing Boiler

A condensing boiler uses an extra-large heat exchanger to maximize heat transfer from the
burner and recover useful heat from the flue gases. A condensing boiler makes better use of the
heat that it generates from burning.

A condensing boiler uses some of the heat from waste gases, normally expelled by the flue, to
heat water returning from the central heating system, so it requires less heat from the burner and
is therefore more efficient. Condensing boilers will have an extra pipe, usually made of plastic and
around 22mm in diameter, compared to their non-condensing cousins and will always have a fan-
assisted flue.

Range Cooker

Some ranges also act as the main heating boiler providing hot water
to radiators and cylinders.

Ranges can run on a variety of fuels, gas, LPG, oil or solid fuel.

The range shown (open flue), heats five radiators as well as a hot
water cylinder.

A single burner range heats the cooker as well as the space and
water heating, a twin burner will have two independent burners,
one for cooking, the other for space and water heating.

Electric Boiler

The narrow white box to the right of the photo is the boiler - this model is
approximately 1.2m long. Electric boilers produce hot water to radiators
and hot water cylinders in the same way as any other boiler. Electric boilers
are very expensive to run compared with gas.

An electric boiler will not have a flue.

Solid Fuel Boiler

Solid fuel boilers are floor standing, located typically in a kitchen or

outhouse. A gravity fed solid fuel boiler will be on an outside wall.

If a solid fuel fire has a back boiler the assessor will need to record if the fire is open (no door) or
closed (has door). The fire should be recorded as secondary heating if all habitable rooms are
heated and the fire is in the most habited room that has secondary heating. Solid fuel boilers
usually provide the property’s hot water as well as space heating.

Flue Types for Domestic Boilers

A flue is required for a domestic boiler in order to exhaust harmful waste gasses from the burner.
The three main types of flue are:

l Open

l Balanced

l Fan-assisted

Open Flue

Open flues are normally associated with solid fuel, oil and older gas boilers. Open flues are the
least efficient flue type.

Balanced Flue

Gas Oil

A balanced flue is a tube within a tube, the outer tube sucks in air for combustion, the inner tube
emits the fumes.

Fan Flue

“Pluming” from a condensing boiler Condensing boiler flue plumage kit

Heat Pumps
Heat pumps supply more energy than is consumed from an electric supply, by extracting heat
from their surroundings. Currently heat pump systems can supply as much as 4 to 5kW of heat
output for just 1kW of energy input.

Heat is extracted from the outside, from water, from the ground, or from other low-grade heat
sources. Heat from any of these sources is used to heat air or water for various heating needs.
Unlike other heating systems heat pumps can also be used for cooling.

Ground Source Heat Pumps

Ground source heat pumps use pipes buried in the ground to extract heat from the ground. This is
usually used to warm water for radiators or under floor heating systems. It can also be used to
pre-heat water before it goes into a more conventional boiler.

Beneath the surface, the ground stays at a constant temperature, so a ground source heat pump
can be used throughout the year - even in the middle of winter.

A ground source heat pump circulates a mixture of water and antifreeze around a loop of
pipe, called a ground loop, which is buried in the ground. When the liquid travels around
the loop it absorbs heat from the ground - used to heat radiators, under floor heating
systems and even hot water.

The length of the ground loop depends on the size of your building and the amount of heat you
need - longer loops can draw more heat from the ground.

Normally the loop is laid flat, or coiled in trenches about two metres deep, but if there is not
enough space on your site you can install a vertical loop to a depth of up to 100 metres.

The only energy used by Ground Source Heat Pump systems is electricity to power the pumps.
Typically, a Ground Source Heat Pump will deliver 3 or 4 times as much thermal energy (heat) as
is used in electrical energy to drive the system. For a particularly environmental solution, green
electricity can be purchased.

Air Source Heat Pump

Air source heat pumps absorb heat from the outside air. This heat can then be used to warm water
for radiators or under floor heating systems, or to warm the air in your building.

An air source heat pump extracts heat from the outside air in the same way that a fridge extracts
heat from its inside. It can extract heat from the air even when the outside temperature is as low
as minus 15°C.

There are two main types:

l An air-to-water system uses the heat to warm water. Heat pumps heat water to a lower
temperature than a standard boiler system would, so they are more suitable for under floor
heating systems than radiator systems.

l An air-to-air system produces warm air, which is circulated by fans to heat your building.

The efficiency of air source heat pump systems is measured by a coefficient of performance (CoP)
- the amount of heat they produce compared to the amount of electricity needed to run them.

How to identify a heat pump

l Look at label information including words such as refrigeration, geothermal, or compressor.

l Manufacturers model and ID

l Ask the owner/building manager

l Ground source heat pumps may require large area for pipes

l Air to air will look like air con unit

Storage Heaters
Storage heaters use cheaper off-peak electricity, usually during the night, to heat a solid core.
Heat is then released from the core during the following day to heat the dwelling.

Old Large Volume

This type of storage heater dates back to the 1970s. They are
much deeper (250-300mm) than the more modern heaters
and always stand on the floor. These are by far the least
energy efficient type of storage heater.

Modern Slimline

These are the most common kind of storage heater. They are
typically 150mm deep and fixed to the wall as well as being
supported by feet. As with the old large volume heaters they
have two control knobs, one for input the other for output.

Fan Assisted

Usually much deeper (250mm) than modern slimline heaters, fan

assisted storage heaters are easily recognisable from a grill at the
bottom of the unit. Sometimes the fan located in the core of the
unit is controlled by a room thermostat.

Integrated

Similar in depth to a fan assisted unit integrated storage heater are

a combination of a modern slimline with a built in direct acting on-
peak panel heater.

As with fan-assisted units, integrated heaters have two power

supplies and are usually found in the living room.

Dimplex Duoheat

Some integrated units, such as the Dimplex Duoheat, look different from the bulk of integrated
systems. Again, note the two power supplies and absence of fan grill. These, although not as deep
as traditional units, still act in the same way and are recorded as such.

High Heat Retention Storage Heaters

These storage heaters are highly efficient and have advanced

automatic controls, manufacturers include Dimplex and Heatstore.

They can only be entered as HHRSH if found in the PCDF database

Room Heaters
In RdSAP, the term “room heater” refers to a fixed appliance providing heating to one room in a
dwelling. The efficiencies of different room heater appliances can vary significantly so it is vital to
record the correct appliance type and fuel.

Many room heaters will also incorporate a back boiler, providing heat to radiators or a hot water
cylinder or both. If the back boiler is feeding radiators which heat at least 30% of the dwelling, it
should be recorded as the main heating system (unless there is another boiler system heating a
greater proportion), with the associated room heater considered as a secondary heating system.

Pre-1980, open-fronted (open flue)

The main difference between a pre and post 1980 gas fire is the
absence of a heat exchanger above the ceramic tiles, though a grill
may still visible across the top of the casing.

Pre 1980 fires are very rare.

Post-1980, open-fronted (open flue)

Also referred to as “modern open” these fires are fitted with a heat
exchanger radiating heat from the grill at the top of the casing.

Modern open fires can also look very similar to the closed fronted
fan flue fire.

Inset fuel effect (open flue)

An inset fuel effect fire is one complete unit set back into the
chimney breast.

Some of the more modern fuel effect fires have pebbles in the grate
instead of imitation coals.

Inset fuel effect (fan flue)

The fire will look the same as an open flue Inset fuel effect, the only
difference being the fire doesn't need a chimney.

Fan flues are normally used if a fire is located on an internal wall

with no chimney, the fan extracts the fumes along ducting to an
external wall.

Closed-fronted (fan flue)

The fire in appearance is very similar to a glass fronted

modern open, the main difference being, the fire is not
open to a chimney.

The fire works in the same way as an inset fuel effect fan
assisted fire, a similar flue will be visible on an outside wall.

Condensing (fan flue)

Condensing gas fires are extremely rare.

Condensing fires are room sealed (glass fronted) with a fan flue
and as with boilers they require a draining pipe to remove the
vapour generated from the condensing process.

Fire or wall heater (balanced flue)

The Baxi Brazilia being the most common, usually brown in colour, these
wall heaters are normally found in properties with partial heating.

The balanced flue on the exterior of the property is very similar in looks
to a fan flue from a boiler.

Decorative fuel effect

These are the least energy efficient gas fires. Decorative fuel
effect fires have imitation coals in a grate.

The grate is located in an existing open fireplace; they are only

recorded as 20% efficient.

Flueless

Flueless fires are usually fitted if no suitable outside wall or

chimney/flue is available. Catalytic converters turn the carbon
monoxide into carbon dioxide.

Due to ventilation requirement RdSAP assumes an efficiency of

90% for these fires.

Oil Room Heaters

Pre-2000 Post-2000

If the dwelling has fixed oil heaters the options in RdSAP are: pre 2000 or 2000 onwards.

Oil filled radiators are recorded as electric.

Electric Room Heaters

Fixed panel

Coal Effect Oil Filled

Portable Electric

Fan Heater

If all habitable rooms are heated the DEA may find an electrical room heater as a form of
secondary heating. Before recording the appliance ensure it is a permanent fixture, i.e.
hard wired and securely fixed to a wall, portable electric fires should be ignored unless the
property has inadequate heating. All fixed electric heaters are recorded as “panel,
convector or radiant heater”.

Portable Gas heater

These contain a gas bottle and are not fixed to any mains supply.

Solid Fuel Appliances

Open Type Closed Type

Under Floor Heating

Underfloor heating quite literally describes a system where the heat emitters are located in the
floor of the dwelling and come in two main types:

l Wet Systems

l Dry Systems

Wet Systems

Wet underfloor systems work in much the same way as radiators. They require a boiler that heats
water which is pumped around the system. For wet systems the boiler type should first be
identified and then underfloor selected as the emitter.

Dry Systems

Dry underfloor systems use electricity to heat underfloor elements and

come in three sub-categories:

l In thin screed (direct acting only) – provides instantaneous heat

“on demand”

l In concrete slab (off peak only) – uses off-peak electricity

to charge heat-retaining blocks, which then distribute the
heat over time

l Integrated direct/storage (on and off peak) – combines the features of both systems

If off peak underfloor heating is selected a secondary heating system should also be recorded.

Combined Heat and Power (CHP)

Combined Heat and Power (CHP) is the simultaneous generation
of usable heat and power (usually electricity) in a single process.
Through the use of an absorption cooling cycle, tri-generation or
Combined Cooling Heat and Power (CCHP) schemes can also be
developed. CHP is a highly efficient way to use both fossil and
renewable fuels and can therefore make a significant contribution
to the UK’s sustainable energy goals, bringing environmental,
economic, social and energy security benefits.

CHP systems can be employed over a wide range of sizes, applications, fuels and technologies. In
its simplest form, it employs a gas turbine, an engine or a steam turbine to drive an alternator,
and the resulting electricity can be used either wholly or partially on-site. The heat produced
during power generation is recovered, usually in a heat recovery boiler and can be used to raise
steam for a number of industrial processes, to provide hot water for space heating, or, as
mentioned above with appropriate equipment installed, cooling.

Because CHP systems make extensive use of the heat

produced during the electricity generation process, they can
achieve very high overall efficiencies at the point of use.

In contrast, the efficiency of conventional coal-fired and gas-

fired power stations, which discard this heat, is typically
around 38% and 48% respectively, at the power station.
Efficiency at the point of use is lower still because of the losses
that occur during transmission and distribution.

In contrast, CHP is a form of a decentralised energy technology. CHP systems are typically
installed onsite, supplying customers with heat and power directly at the point of use, therefore
helping avoid the significant losses (which occur in transmitting electricity from large centralised
plant to the customer.)

CHP plants make better use of the fuel we put into them, saving something like 15-40 percent of
the energy in total. They're good for our pockets and good for the planet.

The Micro-CHP produces dramatically reduced carbon dioxide emissions, while reducing CO and
NO emissions by 80% and 90% respectively. Micro-CHP can provide building owners with energy
x
self-sufficiency, producing 5.5 KW of electricity and almost 40,000 Btu/hr of thermal energy.

Combined Primary Storage Unit (CPSU)

A Combined Primary Storage Unit, or CPSU, is a boiler and thermal store built into one unit.

They can circulate hot water directly around a wet central heating system but also employ a heat
exchanger between the thermal store and the water supply to heat cold water for domestic use.
As the water stored is at a very high temperature (usually around 85°C) the water from the heat
exchanger is mixed back with cold water from the main supply to reach lower temperature for
domestic use.

In most cases the cylinder will be inaccessible and the options for insulation should be assumed as
spray foam (factory fitted) insulation of 50mm thickness and cylinder thermostat as present.

All CPSUs have automatic ignition and a fan flue (if gas), the assessor will need to record if the unit
is condensing or not, identified by a plastic drain pipe.

CPSUs can be either electric or gas. When recording a CPSU no cylinder information
will be required.

A CPSU should be recorded as ‘Water storage boiler in heated space’ if it uses off-peak electricity.

Warm Air Systems

Warm Air heating systems distribute warm air around a dwelling using a combination of ducting,
usually in the walls and loft space, and vents in the individual rooms. There are two main types of
Warm Air system:

l Warm Air Boiler Systems

l Electric Warm Air Systems

Warm Air systems date back to the 1960s although were still popular throughout the 1970s, 1980s
and, in more recent years, have seen a rise in popularity due to innovations in technology and
promotion from manufacturers (Johnson and Starley to name but one).

Warm Air Boiler System

Warm Air Boilers burn fuel to heat air, via a heat exchanger, which is then distributed around the
dwelling. They cover a range of fuel types including Mains Gas, LPG and Oil and can also be used
to heat domestic hot water, stored in a hot water cylinder, they do not provide instantaneous hot
water. Systems providing both heat and hot water will have two burners instead of one, so if you
can remove the front cover of the boiler unit you should be able to tell if the hot water is coming
from the main system by looking at the number of burners.

The only option for an oil fired system in RdSAP is:

l Ducted output(on/off control)

However, the available options for mains gas or LPG fired systems in RdSAP are:

l Ducted or Stub Ducted, on off control, pre 1998 (with balanced or open flue)

l Ducted, on off control, 1998 or later (with a fan assisted flue)

l Ducted or Stub Ducted with Flue Heat Recovery

l Condensing

Pre or Post 1998?

Identifying the age of manufacture of warm air systems can be problematic as some boiler models
were manufactured over a long period of time. As a rule of thumb if the burner has a permanent
pilot light you can assume it is pre 1998, if there is an automatic ignition you can assume is it post.

Flue Heat Recovery

Flue heat recovery is a system that runs a pipe/or pipes inside the flue which carry cold water.
Some of the heat being expelled by the flue is transferred to the water in the pipes thus
'recovering' the heat in the form of hot water. It is unlikely that, on a non-intrusive visual
assessment, you will be able to ascertain that such a system is present in a dwelling unless there is
documentary evidence of its installation. Without evidence to the contrary it is safe to assume that
a flue heat recovery system is not present.

Stub Ducted

A stub duct is, quite simply, a short length of ducting. It is unlikely that you will have good access to
the ducting in a dwelling so use other factors, such as boiler age, to determine your system
selection.

Condensing

Condensing boilers are sometimes implemented with warm air systems, especially with more
modern units, but spotting them is not always easy. Like other condensing domestic boilers they
employ a larger sized heat exchanger than their non-condensing cousins and require an additional
condensate pipe but this may be hard to spot from an external assessment. In most cases it is best
to refer to the manufacturer's documentation to find out if a unit is condensing or not. In the
absence of positive photographic or documentary evidence to the contrary assume that the unit is
non-condensing.

Electric Warm Air System

Known in RdSAP as 'Electricaire' systems. Electricaire Warm Air units work in a similar way to
storage heaters in that they use off peak electricity and heat retaining blocks which 'store' heat to
be distributed around the dwelling as needed.

Heating Controls
Only heating controls directly affecting the primary heating system in a dwelling are recorded in
the RdSAP methodology. Controls affecting redundant, supplementary or secondary heating
systems are not recorded.

Room Thermostat Mechanical Thermostatic Programmer &

Programmer Radiator Valve Room Stat

Room Thermostat

A room thermostat is basically a temperature sensor that will switch off a heating system once a
pre-set temperature has been reached. They are usually adjustable and must be separate from the
heating unit itself to be recorded in RdSAP.

Programmable Room Thermostat

Some room thermostat units also have a timed programming feature where different
temperatures can be selected for different times of the day. There is an argument for counting
such units as a combined room thermostat and programmer but as the primary function of the
timer unit is to control temperature rather than to switch the main heating system off and on, they
should only be recorded as room thermostats for RdSAP purposes.

Thermostatic Radiator Valve (TRV)

A Thermostatic Radiator Valve does not directly control the main heating system itself. They have
an adjustable temperature gauge that controls the flow of water to a radiator based on the
temperature of the water already inside the radiator unit. The most common TRVs use wax to
control the flow of water through a valve. Once the required temperature had been reached the
water supply to the radiator unit is stopped.

A heating system using TRVs will always have a 'bypass' to the system. This is usually achieved by
leaving one radiator in the system without any TRV thus allowing the heat from the water to vent
and prevent overheating in the main heating system.

Where there are only a few TRVs attached to a heating system the decision of whether to record
them as present for RdSAP should be based on how many TRV units are present compared to the
total number of radiators. Count the total number of radiators and take away one (for the
necessary 'bypass'). If 50% or more of the radiators have TRVs then record TRVs as present.

Temperature Zone Control

Zone Control describes the ability to control the temperature of different areas of a dwelling
independently from one another. In RdSAP this control option is only available to select when the
primary system is 'under-floor heating'.

Boiler Energy Manager

A boiler energy manager is typically a device, or arrangement of devices working together,

designed to optimise

control of the boiler taking into account factors such as day and night usage and outside
temperature as well as internal temperature and demand. When identifying such a system note
that there will always be an external temperature sensor present.

PCDF Controls Database

In v9.92 some controls have been added to the PCDF database, these include:

l Weather Compensators

l Enhanced Load Compensators

l Time and Temperature Zone Control

Inadequate Heating
RdSAP software will make the assumption that the dwelling’s heating system is capable of heating
the main living room to 21° and all other habitable rooms to 18°.

Where any of the habitable rooms have no fixed heating it is assumed by the software that
portable on-peak electric heaters are used. The assessor should record the heating systems as
seen at the dwelling but will need to assess if a dwelling has inadequate heating by following the
procedure below:

Record the number of habitable rooms and the number of heated habitable rooms. If 25% or less
of habitable rooms are heated, RdSAP will assume the primary heating system to be on-peak
electric and the recorded primary heater to be the secondary system if the primary system is a
non-electric room heater.

If more than 25% but less than 100% of habitable rooms are heated and there is no secondary
heating recorded, RdSAP will assume on-peak electric as the secondary heating.

Example 1: A Victorian mid-terrace house has two bedrooms, a living room and a kitchen with a
dining area, the property has four habitable rooms.

The property’s only form of heating is an open fire in the living room. The assessor would record
the open fire as the primary heating and secondary heating as “none”.

Only one of four habitable rooms are heated (25%) so the software will assume on-peak
electric heaters as the primary system and the open fire as the secondary heating and this
will appear on the EPC.

Example 2: A 1930s semi-detached house has three bedrooms; the living room and dining room
have been knocked into one. The property has four habitable rooms.

The property has no central heating system but two modern open gas fires, one in the lounge-
dining room the other in the master bedroom. The assessor would record the gas fire as the
primary system and no secondary system (the secondary system must be different from the
primary system to be recorded).

Two of the four habitable rooms are heated (50%) so the software will assume on-peak electricity
portable heaters as the secondary heating and this will appear on the EPC.

Example 3: A 1950s semi-detached bungalow has two bedrooms, a living room and kitchen diner.
A combi boiler provides heating to the living room only through underfloor heating. The bungalow
has no other fixed heating appliances. The primary system will be the combi boiler, as this is not a
room heater, and the secondary system will be, assumed to be, portable electric heaters.

Heating Data Entry

Heating Overview
Enter either 1 or 2 Primary Systems, one primary and one DHW or None installed.

Enter if there is a Secondary Heating system in the dwelling.

If there are 2 primary systems present, the Proportion of Heat that is supplied by primary system
B is entered. This is only the percentage of the heated space that primary B heats (this can overlap
with primary A).

Enter if a Mains Gas Supply is available in the dwelling.

The availability of mains gas in a property is used by RdSAP when

determining what recommendations should be considered for
inclusion on the EPC. Mains gas should only be recorded as
available if there is a connected gas meter or a connected mains
gas burning appliance within the dwelling. A closed-off gas pipe
does not count.

Where a boiler is present attached to a heating system (not in a box), and the mains gas meter has
been removed for security reasons, enter a gas boiler as the main form of heating and indicate
that mains gas is present.

If gas is in the street but not connected to the property the assessor should record no gas supply

Enter the Electricity Meter Tariff. The options are as follows:

l Single

l Dual

l Unknown

l 18 Hour/24 Hour (applicable to Scotland and parts of

Northumberland)

Dual meters will have a radio teleswitch (integral on newer

meters) or a time clock and two meter readings.

Enter the Number of Open Fireplaces in the dwelling. This allows RdSAP to account for the
ventilation effect of the fireplaces.

The definition of an open fire place is a vertical duct with a flue diameter of at least 200 mm or its
equivalent and each such opening should be recorded regardless of its location within the dwelling
or how many openings come from the same chimney, or flue.

According to the RdSAP conventions only the following are discounted:

l Any open flue that is less than 200 mm diameter

l A permanently blocked up fireplace, even if fitted with an airbrick

l Any heating appliance with controlled flow of air supply i.e. appliance has closing doors

l A flexible gas flue liner sealed into the chimney (because the diameter is less than 200mm)

l A chimney fitted with a damper enabling the flue to be mechanically closed when not in use

NB – any non-permanent measure taken to restrict air flow is not grounds for exemption of an
open fireplace from the assessment (for example, carpet or newspaper placed up the flue).

Primary Heating
Enter the Primary Type, the way in which the main heating system will be identified. The options
are as follows:

l PCDF Database – If the main heating system is boiler-based and there is enough evidence of
the manufacturer and model or Gas Council number to find it in the PCDF.

l SAP Tables – If the main system cannot be identified in the PCDF. The system must be
entered as a generic type.

Enter the Type of the main system. If the Primary Type is entered as from SAP tables, the options
will be as follows:

l Central Heating

l Heat Pumps

l Warm Air Heat Pumps

l Community Heating

l Electric Storage

l Electric Underfloor

l Warm Air

l Room Heaters

l Other Heating

The Other Heating option defaults to electric ceiling heating.

If the Primary Type is entered as PCDF database, the Type defaults to Central Heating.

Enter the Fuel used by the main heating system. The options are as follows:

l Mains Gas

l Bulk LPG

l Bottled LPG

l Oil

l Anthracite

l Wood Logs

l Wood Pellets

l Wood Chips

l Solid Multi-Fuel

l Electricity

l House Coal

l Smokeless

l LPG Special Condition 18

l B30K

Enter the Controls for the main heating system. If the main system is central heating, the options
are as follows:

l No thermostatic control of room temperature

l Programmer Only

l Room thermostat Only

l Programmer and Room Thermostat

l Programmer and at least two room thermostats

l Programmer, Room Thermostat and TRVs

l Programmer, TRVs and Bypass

l Programmer, TRVs and Boiler Energy Manager

l Time and temperature zone control

l TRVs and Bypass

If the main system is community heating, the options are as follows:

l Flat rate charging, no thermostatic control of room temperature

l Flat rate charging, programmer no room thermostat

l Flat rate charging, room thermostat only

l Flat rate charging, programmer and room thermostat

l Flat rate charging, TRVs only

l Flat rate charging, programmer and TRVs

l Usage based charging, room thermostat only

l Usage based charging, programmer and room thermostat

l Usage based charging, TRVs only

l Usage based charging, programmer and TRVs

Most common in rented properties, flat rate charging is a fixed cost for the amount of fuel used by
an occupant. Whether this is an annual cost, monthly cost or included within the rental price it is
not based on the occupants’ individual consumption of fuel

Unit based charging is where the occupant of a dwelling is only charged for the actual amount of
fuel they use. It is not a fixed rate and is directly based on consumption. Unit based charging
requires a dwelling to be separately metered in order to accurately record the amount of energy
consumed. In the absence of any evidence of separate metering of dwellings flat rate charging
should be assumed.

If the main system is electric storage, the options are as follows:

l Manual Charge Control – where the charge required is set by the home occupier and can
be identified by a manual control on the unit, usually in the form of two adjustable knobs,
often stating 'output/input' or similar.

l Automatic Charge Control – where the unit has in-

built technology to determine how much charge is
needed by measuring the temperature retained in
the storage unit. Automatic charge control reduces
the risk of using more electricity than is required and
wasting energy, therefore storage systems with
automatic control fair better, in RdSAP, than ones with manual control. Units with automatic
charge will usually state 'Automatic Control' (or similar) on the unit itself. Without positive
evidence of Automatic Control you should assume Manual Control.

If the main system is based on room heaters, the options are as

follows:

l No thermostatic control of room temperature

l Appliance Thermostats

l Programmer and Appliance Thermostats

l Room Thermostats Only

l Programmer and Room Thermostats

For the other main heating system options, the controls will be a subset of the options given above.

Enter the Heat Emitters for a main system based on a boiler or heat pump. The
options are as follows:

l Radiators

l Under-Floor Elements

For all other main heating options, the heat emitter defaults to an appropriate type.

If entering the primary system(s) from the SAP tables, the system is identified in this section. If the
PCDF is used, no entry here is needed.

If the main system is a central heating system or room heater, there is the option to enter a Sub-
Type. This can help to reduce the options in the next entry.

Enter the System Type for the main system. The options will depend on the type and fuel selected
in the Heating Overview.

If the system is based on a combustion (gas, oil or solid fuel), enter the Flue Type. The options are
as follows:

l Open

l Balanced

l Fan-assisted

Finally, if the flue type selected is Open, enter whether there is a Flue Fan.

PCDF Heating
If the primary system(s) are identified from the PCDF database, select the appropriate
entry in this section.

The database may be searched by manufacturer, model, model number, Gas Council number and
fuel type. Use the most detailed data available to identify the precise boiler. It is important to
check that the details listed for the boiler in the database correspond to the data collected by the
DEA, particularly the fuel type. If there are discrepancies but you elect to use the PCDF entry,
explain the discrepancies in your site notes.

It is sometimes possible to identify a boiler in the PCDF from incomplete data. For example, if the
DEA has recorded the fuel, flue type and manufacturer, there may be sufficiently few matches in
the database to enable the DEA to identify the correct boiler.

Flue Gas Heat Recovery

A Flue Gas Heat Recovery system recycles the heat from the exhaust of a boiler to maximise the
overall efficiency of a system. This heat is recycled into the boiler.

A FGHRS should be recorded only when there is positive evidence and the specific system appears
in the item’s PCDF database.

Secondary Heating
Enter the Fuel used by the secondary heating system. The options are the same as for the main
system, given above.

Enter the Secondary Heating System. The secondary system can only be a room heater.
The options depend on the fuel selected and are the same as for the main heating
system, given above.

Water Heating
In many cases the water heating will be provided by the main heating system. For example a
boiler feeding radiators for space heating will typically also provide hot water, either through
a storage cylinder or directly as a combi boiler. In other cases a separate appliance will
provide the hot water.

Enter the Water Heating System.

None Installed

If “none installed” is selected the calculation will be based on an electric single immersion.

The dwelling can only have one water heating system, i.e. if the hot water cylinder is heated by
the boiler, even though there is also an immersion heater fitted, the water heating system
should be entered as from boiler main system and the immersion heater ignored, as it was
installed as a backup.

From Primary System (A or B)

Hot water is produced by the same appliance that provides space heating i.e. a boiler, if a combi
boiler has been selected as the main heating system the software will not allow the assessor to
enter information about a hot water storage cylinder.

If the boiler has been recorded as a regular boiler, data will need to be collected
about the cylinder.

If the main heating system is a gas warm air system and this also provides the hot
water, enter the hot water as from the appropriate gas warm air system explicitly, rather
than “from main system”.

Immersion Single

This means the water cylinder is heated by on peak electricity. Immersion heaters should not be
recorded if the cylinder is also connected to the central heating system.

Electric Immersion Heater

An electric immersion system is an electric heater that is attached to the hot water cylinder and
used to heat the water within the cylinder through an electric element. A common scenario with
central heating systems is to have an electric immersion that provides a boost in case the supply of
hot water is exhausted.

Immersion Type

Where water is being heated in the cylinder by the dwelling's electricity supply the assessor needs
to record whether this system is a single or a dual immersion. Single immersions have one heating
element that uses on-peak electricity. Dual immersions are designed to make use of cheaper off-
peak electricity available during the night. They have two heating elements, the one near the top
of the tank uses on-peak electricity and provides any top-up hot water required during the day.
The other heater comes on only at night and is connected to the dwellings off peak supply.

Dual immersion cylinder

Most traditional boiler-based hot water systems

include a single immersion as a back-up / boost
system. These immersions can be ignored for the
purposes of producing an EPC.

Electric instantaneous

These work in exactly the same way as an electric shower

and are normally located above the sink though multipoint
systems are available.

Gas Warm Air

The gas warm air system also heats the water. Enter the
hot water as from the appropriate gas warm air system
explicitly, rather than “from main system”.

Back Boiler (Hot Water Only), Gas

Normally this option would only be found in a dwelling with solid fuel room heaters.

The back boiler may be incorporated into an open or closed fire.

Gas Single/Multi Point

These appliances work in the same way as a combi boiler but only provide hot water, they look
similar to a central heating boiler. A combi boiler providing hot water only should be recorded as
an instantaneous hot water system.

A single point only provides hot water to one tap; multi points provide hot water to
multiple outlets.

Stand Alone Gas Water Heater

Note that this applies to stand alone Mains Gas Supplied hot water systems only.

A mains gas boiler system dedicated to the provision of domestic hot water in conjunction with a
hot water cylinder, separate from the main heating system.

The presence of a stand-alone gas hot water system does not affect the assessment, or recording,
of the primary heating system for a dwelling in RdSAP. For example if a combi boiler is installed,
which is designed to provide instantaneous domestic hot water for the dwelling, the presence of a
separate 'stand-alone' system is ignored and the water heating is recorded as 'from main system'.

Central Heating Pump

Version 9.92 requires an entry for the Age of the Central Heating Pump. This can usually be
found on the top or front of the unit itself. The options are;

l Unknown

l 2012 or Earlier

l 2013 or Later

l Not Applicable

Cylinder Details

25mm Jacket on cylinder heated Thermal Store - treat as 38mm Spray Foam heated from
from Main System HWC, 50mm spray foam, Main System
with Cylinder Stat

Twin (Dual) Immersion Unvented Cylinder - record Elson - measure inculation and
insulaion as 50mm spray foam record as found, only record
with Cylinder Stat Cylinder Stat if present

If a storage cylinder is present, enter the Size. The options are as follows:

l Normal (90-130L)

l Medium (131-170L)

l Large (>170L)

l No Access

If No Access is selected then the software will make assumptions about the cylinder size and
insulation values depending on the heating type and the age of the property, the calculation will
also assume no cylinder stat is present.

Enter the Insulation Type. The options are as follows:

l Jacket

l Spray Foam

l None

Enter the Insulation Thickness as one of:

l 12mm

l 25mm

l 38mm

l 50mm

l 80mm

l 120mm

l 160mm

Finally enter the presence of a Cylinder Thermostat. If the hot water is from an electric
immersion, a cylinder stat is assumed by default.

Showers, Baths and Waste Water Heat Recovery

A Waste Water Heat Recovery System (WWHRS) recycles the heat from a bath or shower via a
heat exchanger. This pre-warmed water is then fed back to the boiler/water heater to save on
water heating fuel. In order for the calculation to determine whether such a system can be
recommended on the EPC, the amount of rooms with baths and/or showers must be recorded.

A WWHRS will only be recommended for a room with a mixer shower – this is a shower that uses
hot water from the main heating system and mixes it with the cold water supply to reach the
desired temperature (as opposed to an instantaneous electric unit). An assessor should record how
many rooms with baths/showers are present in total, then the number of each with a mixer
shower and bath/without bath).

If a WWHRS is identified, it should only be recorded if found in the PCDF database for this item.

Recommendations
Recommendations are suggested improvements to the heating, lighting and insulation within a
property that could potentially improve energy efficiency of the dwelling as well as the EPC rating.
Recommendations are automatically selected for the EPC report, by approved software tools,
from a pre-defined list of possible improvements. Although they are not selected by the assessor
directly they may, in certain circumstances, be removed by the assessor.

When are Recommendations made and what do they do?

All appropriate recommendations appear on the report along with the potential impact they would
be expected to have on the EPC rating. The potential rating will be calculated based on an
identical building to that being assessed, which has a pre-set modification installed. Each
recommendation has its own criteria for when it should be considered for inclusion on the EPC and
what modification is considered. A recommendation will then only be made if the modification to
the existing building gives a significant increase to the EPC rating.

Recommendations may appear on the EPC with a green or orange tick to their right. A green
tick signifies that the recommended improvement measure is eligible for the Green Deal. An
orange tick will appear when there is a possibility of Green Deal finance along with some up-
front cost to the owner.

The logic that the software calculation uses to qualify the appropriateness of a recommendation is
defined in Appendix T of the SAP document. This is a list (in table form) of the potential
recommendations and the circumstances under which each will be considered. The calculation will
progress through the list of potential recommendations in order, starting with Loft Insulation. Each
following entry is assessed cumulatively (assuming any previous entries that are appropriate have
already been applied). Recommendations will appear on the EPC in the same order as they appear
in Appendix T.

A selection of recommendations from Appendix T is listed below (for the full list please see the
source document):

Cavity Wall Insulation

This recommendation will be considered if there is an unfilled cavity wall in the dwelling. If, using
the RdSAP tables, the U-value of the wall is found to be greater than 0.6 the modification of cavity
fill will be applied to the unfilled cavity wall/s.

Change Heating to Band A Gas Condensing Boiler (Fuel Switch)

This recommendation will be considered if the primary heating system is a solid mineral fuel
boiler, a non-condensing LPG boiler, a non-condensing oil boiler, an LPG fire, an oil warm air unit,
a solid mineral fuel room heater, electric storage heaters, electric off-peak underfloor heating, an
electric room heater, electric ceiling heating or if there is no heating system present. Provided
mains gas is available if there is a hot water cylinder in the dwelling the modification to a band A
regular mains gas boiler will be applied to the primary heating system otherwise a band A
combination mains gas boiler will be applied

Condensing Oil Boiler

This recommendation will be considered if the primary heating system is a warm air system using
heating oil. Provided mains gas is not available, if there is a hot water cylinder in the dwelling the
modification to a band A regular oil boiler will be applied to the primary heating system otherwise
a band A combination oil boiler will be applied

Double Glazing

This recommendation will be considered if there are single glazed windows in the property. If less
than 80% of glazed area is multiple glazed then the modification for all windows to be double
glazed will be made.

Heating Controls for Wet Central Heating System

This recommendation will be considered if the primary heating system is a boiler system or heat
pump to radiators or underfloor elements. If main system is boiler with radiators and the heating
controls are anything other than boiler energy manager, time and temperature zone control or
programmer and at least two roomstats the modification applied is heating controls of roomstat,
programmer and TRVs otherwise time and temperature zone control is applied

Hot Water Cylinder Insulation

This recommendation will be considered if there is an accessible hot water cylinder within the
dwelling. If there is no cylinder insulation or an existing jacket of less than 80mm, the modification
will apply a 160mm jacket to the cylinder. If there is factory-applied insulation of 25mm or less,
then an additional 80mm jacket will be applied.

Loft Insulation

This recommendation will be considered if the dwelling has a pitched roof with loft access and no
insulation at the rafters. If the current level of insulation is 150mm or less the modification of
270mm loft insulation is applied.

Low Energy Lights

This recommendation is considered for all dwellings. If there are less than 100% low energy lights
in a dwelling the modification of 100% low energy lights will be applied

New or Replacement Storage Heaters

A little more complicated this recommendation will be considered if the primary heating system is
large volume or slimline storage heaters, electric room heaters or electric ceiling heating but also
if there is no heating system installed.

l Heating by storage heaters with mains gas not available and water heating from
single immersion or solid-fuel secondary heater - modification to High Heat
Retention Storage Heaters

l and a dual immersion, large, cylinder with 50mm factory-applied insulation and secondary
electric heaters, if no other secondary system is selected, will apply.

l Heating by storage heaters with mains gas not available and any hot water system other
than single immersion cylinder or from solid-fuel secondary heater - modification to High
Heat Retention Storage Heaters

l Heating by room heaters with mains gas not available and water heating from single
immersion or solid-fuel secondary heater - the modification to High Heat Retention Storage
Heaters on a 7 hour off peak tariff with a large dual immersion cylinder with 50mm factory-
applied insulation and secondary electric heaters, if no other secondary system is selected,
will apply.

l Heating by room heaters with mains gas not available and any hot water system other than
single immersion cylinder or from solid-fuel secondary heater - the modification to High
Heat Retention Storage Heaters on a 7 hour off peak tariff and secondary electric heaters, if
no other secondary system is selected, will be applied.

Replacement Warm-Air Unit

This recommendation will be considered if the primary heating system is a mains gas non-
condensing or LPG warm-air system. If the current system is a non-condensing mains gas warm air
unit the recommendation is to replace with new condensing warm-air unit,

same fuel as original. If the current system pre-dates 1998 LPG, the modification to a new warm-
air unit using the same fuel as the existing unit with an on-off control and a fan assisted flue will
be applied.

Secondary Glazing

Secondary glazing will only be considered if the assessor has removed the recommendation for
double glazing and single glazing is present. If less than 80% of glazed area is multiple glazed then
the modification for all windows to be secondary glazed will be made unless measured windows
have been entered in which case secondary glazing will only be applied to single glazed windows

Solar Water Heating

This recommendation will be considered if the dwelling is a house or bungalow without a thatched
roof. If no solar panels have been entered, the modification to include solar panels will be applied
with a medium cylinder unless cylinder is large size or no cylinder has been selected

Solid Wall Insulation

This recommendation will be considered if a wall construction has been entered as 'solid wall
stone, or brick' or a park home, and no insulation has been selected. If the U-value of the wall,
using the RdSAP tables is greater than 0.6 the modification to add internal or external wall
insulation will be applied

Upgrade Boiler, Same Fuel

Again this is a little more complicated, this recommendation will be considered if the primary
heating system is from a mains gas boiler, mains gas range cooker boiler, mains gas CPSU or, if no
mains gas is available, an oil or LPG boiler (including range cooker boiler).

l If a non-condensing or range cooker boiler with a water cylinder is in the dwelling -

the modification to a regular band A boiler of the same fuel type as the existing
boiler will be applied.

l If a non-condensing or range cooker boiler with no water cylinder is in the dwelling - the
modification to a combination band A boiler of the same fuel type as the existing boiler will
be applied.

l If a non-condensing CPSU is in the dwelling - the modification to a condensing

CPSU will be applied

l This is not applicable for existing bio-fuel boilers.

Wind Turbine

This recommendation will be considered for any house or bungalow in rural location. If
a wind turbine has not already been selected, the modification to include one wind
turbine will be applied.

Alternative Recommendations

There are a number of ‘alternative recommendations’ which appear on the EPC. These follow
similar rules to the main recommendations in Appendix T, but do not show cost savings or
potential SAP rating increases on the certificate. They are designed to give a homeowner an idea
of some of the less ‘standard’ upgrades that could be applied to the property, in place of those in
the regular recommendations.

They are all eligible for Green Deal, and the list will be useful to a Green Deal advisor if a GD
assessment is carried out on the property.

Removing Recommendations

Recommendations should be removed only if there is evidence, visual or documentary, showing

that a specific recommendation is not appropriate. The EPC contains caveats to the effect that
further guidance on specific recommendations should be sought from an appropriate professional
organisation, for example heating engineers, building control officers, product manufacturers,
trade associations, energy efficiency adviser, etc. A building’s listed status or a property in a
conservation area is not sufficient grounds in its own right to suppress a recommendation.

If a recommendation is removed, the justification for removal must be recorded in site notes.

Addenda
The addenda are footnotes to an EPC that are designed to help explain to the client some of the
decisions that are made when assessing a property. Where appropriate, one or more of the
following addenda may be selected and added to the EPC:

Reference Circumstances Addendum text

Wall type does not correspond to options The dwelling has a type of wall that is not included in the available
1
available in RdSAP options. The nearest equivalent type was used for the assessment.

The energy assessment for the dwelling does not include energy used to
4 Dwelling has a swimming pool
heat the swimming pool.

The performance characteristics of the micro-CHP system in this dwelling

5 Dwelling has micro-CHP
are not known and default values were used for the assessment.

Storage heater or dual immersion, and A dual tariff appliance is present; changing the electricity tariff to an off-
6
single electric meter peak supply is likely to reduce fuel costs and improve the energy rating.

PVs or wind turbine present on the The assessment does not include any feed-in tariffs that may be applicable
8
property (England, Wales or Scotland) to this property.

Two main heating systems and heating As there is more than one heating system, you should seek professional
9
system upgrade is recommended advice on the most cost-effective option for upgrading the systems.

Dual electricity meter selected but there The assessment has been done on the basis of an off-peak electricity

10 is also an electricity meter for standard tariff. However some heating or hot water appliances may be on the

tariff standard domestic tariff.

Single electricity meter selected but The assessment has been done on the basis of the standard domestic

11 there is also an electricity meter for an tariff. However some heating or hot water appliances may be on an off-

off-peak tariff peak tariff.

Dwelling is using a biomass fuel that is The dwelling uses a type of fuel that is not included in the available
12
not in the RdSAP fuel options options. The nearest equivalent fuel was used for the assessment.

Cavity Fill Recommended Cavity fill has been recommended.

Access Issues Dwelling has access issues for cavity wall insulation.

High Exposure Dwelling may be exposed to wind-driven rain.

Narrow Cavities Dwelling may have narrow cavities.

Common questions

Differences in roof insulation significantly impact a dwelling's energy performance by influencing the amount of heat loss through the roof. Roof insulation can be placed at the rafters or joists. Insulating at the rafters warms the roof void to a temperature similar to the dwelling, while insulation at the joists prevents heat loss into the roof void itself . Proper insulation affects the U-value, a measure of thermal transmittance, where a lower U-value indicates better insulation and less heat loss . This reduction in heat loss lowers the dwelling's energy running costs and improves its Energy Efficiency Rating on the Energy Performance Certificate (EPC). If insulation is inadequate or unknown, energy performance is adversely affected, leading to higher running costs .

Assessing converted dwellings for energy performance involves considering original construction elements, current building regulations, and the modifications made during conversion. Key considerations include evaluating insulation quality, potential heat loss due to original materials, and compliance with modern energy efficiency standards . Conversion types, such as agricultural buildings to residences, require ensuring that updated elements meet contemporary thermal requirements without assuming performance based on original or generic criteria .

The PCDF (Product Characteristics Database File) plays a key role in assessing a dwelling's heating system by providing detailed information for accurately categorizing boilers and other heating systems according to their efficiency. It helps identify the primary heating systems by using specific manufacturer and model data, which allows for a more precise efficiency rating than the generic ratings provided in SAP tables, where defaults are often lower . The DEA (Domestic Energy Assessor) is tasked with using the PCDF to identify boiler-based systems, as it directly affects the recorded efficiency and the subsequent EPC (Energy Performance Certificate) rating. If a system cannot be found in the PCDF, it is categorized using generic tables, which typically results in lower efficiency ratings . The PCDF also includes data on additional heating controls such as weather compensators and other energy managers, which further assist in evaluating the system's efficiency and capabilities . Moreover, the PCDF database is utilized to select the primary system type and its specifications if existing data is found, ensuring accurate representation of the system in energy assessments .

Construction materials and styles are crucial in identifying the age of a property because specific materials and architectural features are associated with particular time periods. Pre-1900 properties often feature stone, solid brick, or cob walls and timber framing, with characteristics like small window panes and decorative ridge tiles, while properties built from 1930 onwards increasingly used cavity wall construction and more uniform designs . These variations correspond to changes in Building Regulations over time, affecting factors such as wall thickness, insulation standards, and window types, which are reflected in the building's U-values, a measure of how well the structure limits heat loss . Identifying the construction age is important for building assessments because it directly impacts the accuracy of the EPC ratings, influencing estimates of energy efficiency and necessary improvements. Incorrectly identifying the age band can significantly alter the energy assessments used for producing EPCs, affecting the recommendations for energy efficiency upgrades ."}

Aging flats face several challenges in energy efficiency and regulatory compliance. One significant hurdle is achieving the necessary Energy Performance Certificate (EPC) ratings, which assess energy efficiency and environmental impact based on CO2 emissions . Older buildings often struggle to meet current standards due in part to outdated heating systems, insufficient insulation, and inefficient windows, which contribute to higher energy costs and impacts on the environment . The Reduced Data Standard Assessment Procedure (RdSAP) methodology, used to produce EPC ratings, makes certain assumptions about older properties that can limit the accuracy of energy assessments, particularly concerning renewable energy sources and unconventional heating systems . Additionally, older flats may not possess the infrastructure to support modern energy-saving technologies, such as Combined Heat and Power (CHP) systems or solar panels, which can complicate compliance with evolving regulations aiming for reduced carbon emissions . These factors combined highlight the complexity and cost challenges in retrofitting aging flats to meet energy efficiency standards and regulatory requirements.

The presence of dormer windows affects the calculation of a roof room's area for energy assessments by not being included in the assessment of whether a storey is a room in the roof. Dormer windows are typically not built on the common wall but on a vertical face based on the roof structure, and therefore their area should be ignored in calculations related to the common wall height determination . However, if the additional floor area due to dormers constitutes more than 20% of the overall roof room area, they can be included in the assessment only in this specific instance, provided there is evidence of the U-value for the fabric of the roof room ."}

A storey is classified as a room in the roof if the height of the common wall within the storey, where it meets the slope of the roof, is less than 1.8 meters for at least 50% of its length, excluding gable ends and party walls . Additionally, the roof room must be accessed by a fixed, permanent staircase . The presence of dormer windows does not affect this classification, as they are typically built on a timber frame based on the roof structure rather than the common wall . This classification affects the energy performance assessment as such rooms are modeled differently by RdSAP compared to a conventional storey, which can impact the calculated energy efficiency and environmental impact ratings on an EPC .

Dual immersion systems for water heating have the benefit of utilizing off-peak electricity, which is cheaper, by using two heating elements: one for on-peak and another for off-peak electricity consumption. The element that comes on at night uses the dwelling's off-peak electricity, providing more cost-efficient water heating for the entire residence . These systems allow for cost savings as they take advantage of decreased electricity rates during nighttime. However, limitations include their dependency on pre-set consumption patterns, as they might not be able to provide sufficient hot water during peak times if the on-peak element's capacity is limited . Additionally, the presence of two elements might be complex compared to single systems, requiring more understanding of usage patterns for optimal cost savings . Furthermore, dual immersion systems are not as energy-efficient as some other systems like micro-CHP, which have higher overall efficiency due to heat recovery .

The relationship between insulation thickness and the U-value is inversely proportional in the context of building energy efficiency: the thicker the insulation, the lower the U-value. A lower U-value indicates better thermal performance as it signifies less heat loss through a material . Therefore, increasing insulation thickness improves a building's energy efficiency by reducing the rate of heat transfer .

Calculating a weighted average for roof insulation thickness is important because it accurately represents the thermal performance of a building with varying insulation levels. This approach allows the calculation engine to determine the appropriate U-value for the roof, which is crucial for assessing energy efficiency and making recommendations, such as whether loft insulation is needed . If different levels of insulation exist in the same roof space, using a weighted average helps capture the overall effectiveness of the insulation, ensuring accurate energy performance assessments and compliance with building standards . In cases where parts of the building have no insulation, the property should be treated as having different roof scenarios by dividing it, for example, into an extension, to better reflect insulation scenarios . This ensures a more precise assessment of the property's energy performance and potential improvements.

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