energy efficiency and retrofit of homes applying bsi

©Edwards Hart Ltd 2020

Professor John Edwards MA, DipBldgCons, CEnv, FRICS, FCIOB, IHBC

Director Professor of Practice

Chartered Environmentalist | Chartered Construction Manager | Chartered Building Surveyor

Twitter: @JohnEdwardsEH [email protected]

Energy Efficiency and Retrofit of Homes –applying BSI PAS2035 and the RICS HSS


• Inspecting / analysing buildings since 1981

• Co author European Standard for condition

surveys of historic buildings

• Co author revised BS for stone & brick masonry

• Co author RICS conservation guide

• BSI PAS 2035 Steering Group



• BSI Retrofit Standards Task Group

• CIOB Retrofit Guidance – co-author

• IHBC Retrofit Guidance – author

• IHBC Technical Panel – Chair

• BSI B/560 Committee on Heritage

• BS 7913: 2013 – Lead author

• STBA co-founder & expert panel

• Construction Site Management Retrofit National

Occupational Standards production panel


• Chartered Building Surveyor

• Chartered Construction Manager

• Chartered Environmentalist

• Building Pathologist

• CIOB & RICS Conservation Certified

• IHBC Accredited in Conservation

• Trained DEA & Home Inspector

• Practitioner experience since 1981

• Previously English Heritage & Cadw

• Consultant to National Trust, Somerset House,

housing associations, developers, Palace of

Westminster & many others

• Director: Edwards Hart Consultants

• Professor on Practice: UWTSD

• Retrofit lead @ Construction Wales Innovation

Centre (CWIC)

Welcome


Traditional Building

Modern Building

Do not treat all buildings the same

Different building types – understanding construction

Different construction – what it means

Different Construction = Different Treatment


They perform differently & should be treated differently

Vapour Impermeable

Vapour Permeable

Non‘Breathable’ ‘Breathable’

Vapour OpenVapour Closed

Moisture Blocking Moisture Management

Traditional Building

Modern Building

Moisture Movement is DIFFERENT!


Damp - New Methodology


Energy Efficiency – defined!

“used to describe things that use only as much energy as is needed without wasting any”

on-line dictionary


Retrofit – defined!

“add (a component or accessory) to something that did not have it when manufactured”

Oxford dictionary on-line


“In the context of carbon reduction, ‘retrofit and refurbishment’ is about making buildings more thermally efficient and sustainable.”

“It principally concerns improving thermal insulation, limiting losses due to unplanned ventilation of the building envelope and use of low carbon or renewable energy sources.”

“But it should also include the means to mitigate the effects of climate change”

Professor John Edwards

Retrofit – defined!

and what it means....


……“The most effective way of ensuring energy efficiency and sustainability is to keep …….. buildings in good repair so that they last as long as possible, do not need replacement and do not suffer from avoidable decay that would require energy and carbon to rectify. They should provide occupancy in an efficient manner, involving minimal production of carbon and use of energy without harming …………the physical performance of the …. fabric. Using natural ventilation and light, and proper temperature and humidity control for individual rooms are ways of minimizing energy usage that respect the building’s material characteristics”…….

BS 7913: 2013: Section 5.3.1

Its holistic!

Energy Efficiency – defined!


However, the objectives are!


Are we successful in meeting objectives?


SLIDE ON GERMANY

Are we successful in meeting objectives?


No – and the answer is…

• Published in December 2016, contained 27 recommendations, inc:• A quality mark supported by an industry code of conduct, a

consumer charter and a framework of technical standards for retrofit. • Quality mark - subsequently established as a TrustMark Government

Endorsed Quality Scheme.


BSI Retrofit Standards Framework


New Retrofit Requirements


PAS2035 – Produced by


PAS 2035 - its about Retrofit – its not holistic!



RICS Home Survey Standard

• Brings in line with different ‘levels’ of survey.

• Considers competence.

• What is expected of the inspection.

• What might normally be included.

• Cross refers to other guidance

• Three levels (1 lowest, 3 highest)

• Includes Energy Matters

Essential for RICS Members



At all levels of service, all RICS

members and regulated firms must

be able to identify and advise on

defects and deficiencies caused

by inappropriate energy efficiency

measures implemented at the

subject property

Where additional services are offered for

older and or complex properties, members

must have level of competence and

technical knowledge to deliver them

It includes Energy Matters


Detecting deficiencies/ defects caused by…


Loft Insulation

External Wall Insulation



Inevitable Thermal Bridging

External Wall

Timber joist

Is there is a problem?




Level 1

Where the EPC has not been made available by others, the

RICS member should obtain the most recent certificate from

the appropriate central registry where practicable. The

relevant energy and environmental rating should be

reviewed and stated.

Energy Matters



Level 2

In addition to that described for level 1, checks should be made

for any obvious discrepancies between the EPC and the

subject property and the implications explained to the client

Energy Matters



Level 3

In addition to that described for levels 1 and 2, at this level the

RICS member should give advice on the appropriateness of

any energy improvements recommended by the EPC

Energy Matters



Energy Matters



“Appropriately qualified and/or experienced RICS members

and regulated firms may wish to offer more additional energy

services and these must be reflected in the terms and

conditions”.

Energy Matters

“Where additional energy services are offered for older and/or

complex properties, historic buildings and those in a neglected

condition, RICS members must have the level of

competence and technical knowledge to deliver them”.


Condition Surveys

a) Economic priceb) Less comprehensive than survey level two and survey level three. c) Includes a visual inspection less extensive than for the other

survey levels. d) No tests of the building fabric or services are undertaken. e) Succinct and provides an assessment of the relative importance of

the defects and problems.

Survey Level 1

f) If unable to reach a conclusion - recommendation for further investigation.

g) Does not include advice on repairs or ongoing maintenance h) Best suited to conventionally built, modern dwellings in

satisfactory condition. It will not suit older or complex properties, or those in a neglected condition


Condition Surveys

a) Less comprehensive than a level three serviceb) Intermediate level of service includes a more extensive visual

inspection than level 1 but still without testsc) Concealed areas normally opened or used by the occupiers are

inspected if it is safe to do so (typical examples include roof spaces, basements and cellars)

d) Does include advice about repairs and any ongoing maintenance issues.

e) Where unable to reach a conclusion -recommendation for further investigations

Survey Level 2


Condition Surveys

f) Suits conventionally built properties, although the age and type will depend on the knowledge and experience of the RICS member. This level of service is unlikely to suit:• complex buildings, for example those that have been

extensively extended and altered• Unique or older historic properties – although survey level

two services may be appropriate for some older buildings, the decision will depend on the RICS member’s proven competence and knowledge and the nature of the building itself. For example, a survey level two report on homes with traditional timber frames or those built much before 1850 is likely to be inconclusive and be of little use to the client or

• Properties in neglected condition.

Survey Level 2


Condition Surveys

a) Detailed assessmentb) More extensive than a survey level 2c) Concealed areas normally opened or used by the occupiers are

inspectedd) Although the services are not tested, they are observed in normal

operatione) Describes construction and materials f) Describes the condition and provides an assessment of the

relative importance of the defects/problems.

Survey Level 3


Condition Surveys

g) Additionally, it should:

• Describe the identifiable risk of potential or hidden defects in areas not inspected

• Propose the most probable cause(s) of the defects based on the inspection

• Outline the likely scope of any appropriate remedial work and explain the likely consequences of non-repair

• Make general recommendations in respect of the priority and likely timescale for necessary work

Survey Level 3


Condition Surveys

What's most suitable for a Retrofitted Building?

Level 1, 2 or 3?



Find out more about the specific

requirement for surveyors on

➢ Energy Efficiency and

➢ Retrofit

Under the HSS from: NEWS

www.edwardshart.co.uk

Energy Matters

http://www.edwardshart.co.uk/


1. TrustMark…

2. ECO funding

3. Government funded?


Who’s it for?


PA

S 2

035 O

vera

ll P

rocess


PROJECT START

Risk Path C

Risk Path B

Risk Path A

Improvement Options -Med Term ImprovementPlan

Design

Installation

Testing

Commissioning

Handover

Retrofit Coordinator

Retrofit Assessor

Retrofit Designer

PAS 2030

Monitoring & Evaluation

Retrofit Evaluator

Significance Assessment –traditional & protected buildings in Risk Paths B & C

Advice to home owner & land lord –continues into use


Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor

Retrofit Advisor role continues into use of the building

Interpretation of the PAS 2035: 2019 process including roles

PAS 2035 Overall Process


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor



Retrofit Advice


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor



PROJECT START


Risk Assessment

B.1


B.2 Inherent Risks

Risk Assessment


Risk Assessment

B.2 Inherent Risks


Risk Assessment Criteria

Measure Interaction Matrix


Risk Assessment Criteria


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor





1. EPC – use

2. Occupancy assessment

3. Condition

What is it?

RETROFIT ASSESSMENT


Condition Survey

RETROFIT ASSESSMENT

a) Measured survey b) Note constraints including external environmental conditions,

party walls, adjoining properties, etc c) Identify building services and location of equipment including

confirmation of their working order d) Occupancy appraisal e) Understand construction in sufficient detail establish materials

thermal transmittance and moisture properties including suitability of dwelling for improvements

f) Identify existing and proposed and energy efficiency measures g) Identify constraints such as listed building , conservation area h) Identification and location and severity of existing construction

defects inc structural, condensation, mould, damp

Risk path C = Level 3 Survey


Condition Surveys

“unique or older historic properties –although survey level two services may be appropriate for some older buildings, the decision will depend on the RICS member’s proven competence and knowledge and the nature of the building itself. For example, a survey level two report on homes with traditional timber frames or those built much before 1850 is likely to be inconclusive and be of little use to the client…”

RICS Home Surveying Standard 2019

Survey Level 3 for Risk Path ‘C’


Condition Survey

RETROFIT ASSESSMENT

a) Measured survey b) Note constraints including external environmental conditions,

party walls, adjoining properties, etc c) Identify building services and location of equipment including

confirmation of their working order d) Occupancy appraisal e) Understand construction in sufficient detail establish materials

thermal transmittance and moisture properties including suitability of dwelling for improvements

f) Identify existing and proposed and energy efficiency measures g) Identify constraints such as listed building , conservation area h) Identification and location and severity of existing construction

defects inc structural, condensation, mould, damp

Risk path C = Level 3 Survey Risk Path A & B = No Level


NOYES

Risk Path C = RICS Level 3 Risk Path B = No Level

Conservation Area?

RETROFIT ASSESSMENT


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor



RETROFIT ASSESSMENT


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor



IMPROVEMENT OPTIONS


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor



RETROFIT DESIGN


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor



Retrofit Installer – PAS 2030

RETROFIT INSTALLATION


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor




RETROFIT MONITORING & EVALUATION


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor






• Retrofit Advisor

• Retrofit Coordinator

• Retrofit Assessor

• Retrofit Designer

• Retrofit Evaluator

Roles


PROJECT START

Risk Path C

Risk Path B

Risk Path A


Design

Installation

Testing

Commissioning

Handover


Retrofit Assessor

Retrofit Designer

PAS 2030


Retrofit Evaluator




Retrofit Assessment

OR

ORRisk Path A

Risk Paths B & C

Ret

rofi

t A

dvi

sor



Roles


PASRef

ROLE QUALIFCATION/ MEMBERSHIP

RISK A

RISK B

RISK C

NOTE

A1 Retrofit Advisor C&G Energy Awareness / Green Deal Advisor or RC

X X X

A2 Retrofit Assessor RC or DEA X

DEA X X

Level 3 Trad Buildings X X Protected buildings only

A3 Retrofit Co-ordinator

Level 5 Retrofit Co-ordination & Risk Management

X X X

Energy Efficiency Measures for Older and Traditional Buildings: 2 day course – Level 3 Award Qualification

Roles


Specialist product / system designers

Roles


Retrofit Co-Ordinator can be the ‘Designer’ for Risk Categories A & B

Roles


These can be used for all risk categories

A requirement for traditional buildings or any protected building in Risk Path C

A requirement for traditional buildings in Risk Path B

But for Risk Path C must also have the RETROFIT CO-ORDINATOR qualification or the Level 3 Award qualification Energy Efficiency Measures for Older and Traditional Buildings (2 day course)

Roles


PASRef

ROLE QUALIFCATION/ MEMBERSHIP

RISK A

RISK B

RISK C

NOTE

A5 Retrofit Evaluator

Level 5 Retrofit Co-ordination & Risk Management

X X X

Level 3 Trad Buildings X X All traditional buildings

Roles


1. Retrofit Assessor

2. Retrofit Coordinator

3. Retrofit Designer

Opportunities for RICS Members



Energy Efficiency and Retrofit of Homes –applying BSI PAS2035 and the RICS HSS

QUESTIONS

energy efficiency and retrofit of homes applying bsi

Documents