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Transcript of Scrutiny panel on energy efficiency interim report
Internal Affairs for Adactus500 Scrutiny Panel
Shehnaz Akhtar January 2015
1
Scrutiny Review: Energy Efficiency
Interim Report
The Project
“We aim to carry out improvements to properties with a low SAP (energy efficiency)
rating to bring their rating up. Our target for average SAP ratings across all of our
properties by the end of the year is 79” (Adactus Housing Group Business Plan 2013/14).
We missed the target of 79 set by the Board in terms of SAP rating across our stock – at
quarter one (2013/14) it was 77.1, and the current average (2014/15) is 78.
What we wanted to know
• Why did we miss our target?
• Which types of properties were targeted for energy efficiency works?
• What measures were carried out to achieve the SAP 79 target?
• What more could have been done to achieve the SAP rating of 79?
What we looked at
• Setting of the SAP rating
• How properties were assessed for energy efficiency
• Accuracy of SAP records
• How properties with a low SAP rating were identified
• Improvement programmes to improve energy efficiency
• Number of improvements completed
• Availability of energy efficiency advice
• External funding
What we found
1. SAP
• The Standard Assessment Procedure (SAP) is a methodology used to assess and
compare the energy and environmental performance of dwellings. It works by
assessing how energy efficient a property is. SAP is derived from an energy
performance survey and detailed on an Energy Performance Certificate (EPC). In
addition as part of the Groups’ stock condition survey the software used provided
a SAP rating.
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Shehnaz Akhtar January 2015
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a. SAP requirement
• It is not a mandatory requirement for Registered Social Landlords to produce an
EPC for its existing properties however new developments are required to have
one. The Group has energy performance surveys done to provide "value" for its
assets and to provide prospective tenants with an energy efficiency rating for that
property.
• Energy performance surveys are carried out by Pennington Choices on properties
that become void and not had a survey in the last 10 years. SAP ratings are
expressed on a scale of 1 to 100, the higher the number the lower the energy
running costs. SAP ratings are registered onto the Group’s property database
known as ECMK.
b. SAP Development
• SAP is continually evolving in respect of the areas that are assessed. The 2001 SAP
standards were updated in2005, 2009 and 2012. The 2005 rating has been the one
used to date for reporting purposes..
• SAP2009 looks in more detail at party walls, heating and cooling systems, multiple
heating and ventilation systems, hot water consumption, heat pumps, innovative
technologies, CO2 emission factors, lights, appliances and cooking methods. The
effect is an increase in the predicted energy consumption of dwellings that
typically reduces the SAP rating by 5-10 points. The Group’s average SAP rating is
calculated using a mix of SAP2005 and SAP2009 ratings.
c. National Average
• The average energy efficiency rating for a dwelling in England and Wales is band D
(rating 60).
• The Government proposals include improving as many fuel poor homes as
reasonably practicable to band E (39-54) by 2020 and band D (55-68) by 2025.
2. The strategy
• In 2012 the Group’s strategy was revised to increase the target for average SAP
rating of stock from 66 to 77 and then by one point each subsequent year. This
increase of 11 points was a result of specific energy efficiency investment
programmes and planned maintenance improvement programmes.
• The aim of the strategy was to review 400 properties with a below SAP65 rating
listed on ECMK. An action plan was produced to carry out where possible; loft
insulation, cavity wall insulation, double glazing, and replace boiler with a
condensing gas boiler in order to increase the rating to above 65. The intention
was not to carry out all these works in one fell swoop but to incorporate them into
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Shehnaz Akhtar January 2015
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a planned maintenance programme (although it was not established what the
timetable was).
3. Stock Profile
a. The Database
• The ECMK property database contains details of all the Group’s properties. It
contains details of 13,216 properties. Records revealed some property types had
different descriptions for example a bungalow was also described as HBUN and
detached as HDET, therefore increasing the number of categories. It also showed
that 4,633 dwellings had not been categorised – the property type had not been
completed.
b. SAP Records
• The SAP data on ECMK was unclear as it contains ratings for SAP2001, SAP2005
and RDSAP2005. RDSAP2005 is the most recent one and contains details of 2,938
dwellings.
• The review of the data showed many SAP2001 ratings were cloned, for example if
one property in a row of houses had a SAP survey done then that SAP rating was
applied to all. Although ECMK showed many properties had a survey date
(indicating that a survey had been done) there was no figure (SAP rating) and an
energy performance certificate was not available on the EPC register.
• A check on SAP2005 data revealed there were gaps in information; of 13,216
properties a SAP rating was not available for 5,958 (45%).
• It was learnt that ECMK was to be updated on 10 February 2015 with SAP2009
software (although it is unclear whether all new survey will be carried out or
SAP2005 ratings will be converted).
a. New properties
• The development team updates information pertaining to new properties onto the
“New Properties database” (Access) such as; the number of bedrooms,
components, heating system, funding received, contractor, date of handover and
the property type. It also has a facility to record the SAP rating and the date of the
energy performance certificate. Between 1 January and 31 December 2014, 255
new properties became ready to let. A spot check of twenty new development
property records for which the SAP ratings ranged between 81 and 89 showed
these two fields had not been completed in ten cases (50%).
• It was learnt that the SAP rating and certificate date entered in the new properties
database is not fed directly into ECMK. The SAP ratings are manually input by staff
in Asset Management.
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Shehnaz Akhtar January 2015
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• A check was made to determine whether the new properties SAP ratings had been
recorded onto ECMK. It revealed that of the twenty properties only two had been
logged (10%), the effect of this is the Group’s average stock rating is understated.
If these SAP ratings had been updated onto ECMK they would increase the average
stock rating.
b. Voids & Lettings
• The Voids & Lettings team maintain a separate spreadsheet for SAP surveys for
properties they let. They use it to check whether a property has a valid EPC
certificate before it is let..
c. Agency, Sheltered & Supported housing
• It was learnt that a SAP survey was not raised for agency managed, sheltered, or
supported dwellings.
d. Properties below the Government’s minimum target (Band D, 55-68)
• An analysis of properties with a SAP2005 ratings listed on ECMK (as previously
mentioned only 55% of properties are listed) revealed only 86 fell below the
Government’s proposed minimum band D.
SAP Rating Band No. of Properties
81-91 B 1,585
69-80 C 4,340
55-68 D 1,247
39-54 E 67
21-38 F 17
1-20 G 2
Total 7,258
(5,958 properties do not have a SAP rating on ECMK)
4. Improvement Programmes/Energy Action
a. Actions to improve energy efficiency
• There are many aspects that can make a difference to a property’s SAP rating.
Each improvement can increase the rating and reduce fuel poverty. Below is an
example of improvements that can make a difference to a property’s SAP rating:
Improvement Rating can be improved
by
Estimated Savings
Condensing Boiler *47 SAP points £225+ per year
Cavity Insulation *20 SAP points £134 per year
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Shehnaz Akhtar January 2015
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Loft Insulation *10 SAP points £100-£125 per year
Double Glazing *4 SAP points £10-£15 per year
Low Energy Lighting *2 SAP points £33 per year
* Please note that these are only estimates.
• Although 15% of energy loss is estimated to be lost through external doors, it
currently does not form part of the key elements taken into account when
assessing the energy efficiency performance of a dwelling; therefore doors are not
linked to energy efficiency programmes. The elements assessed in the energy
efficiency survey are; walls, roof, floor, windows, heating, heating controls,
secondary heating systems, hot water and lighting.
b. Planned programme of works
• In 2012 a programme of works was created to carry out energy efficiency
improvements to 400 properties with a below SAP65 rating. They include loft
insulation (increasing from 1500mm to 300mm), cavity wall insulation, double
glazing, boiler replacement and full gas central heating. In some cases rendering of
properties was carried out for example to properties in Northgate Drive, Abbey
Hey.
• The programme of works could not be reviewed in order to assess the impact of
works undertaken to improve energy efficiency and reduce fuel poverty; this
information was not available.
• A review of SAP data on ECMK showed that SAP ratings of properties were not
revised following energy efficiency improvement works.
c. 2014/15 action plan
• A review of the Asset Management’s action plan dated September 2014 showed
145 properties with a below SAP65 rating. It specified the works required to
progress properties to a certain level and the potential energy efficiency rating in
addition to the expected efficiency rating after each type of improvement. The
plan includes low cost measures such as low energy light for fixed outlets, cylinder
insulation, hot water cylinder thermostat, and floor insulation. It was explained
that these actions had been incorporated into the 2015/16 planned programme of
works.
• Records revealed that external doors were not included in the improvement
programmes (as mentioned previously). Once a door requires replacing, for
example after a break in, it is replaced with a composite one. Research has
indicated that composite doors greatly reduce heat loss and noise from outside,
more so than UPVC doors.
d. Completed Improvements
• A review showed that between 1 January and 31 December 2014 the Group
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Shehnaz Akhtar January 2015
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carried out the following improvements to properties that had a below SAP65
rating:
Improvement No. of properties
Roof insulation 81
Cavity wall insulation 66
Boiler installation 82
Double glazed windows 217
Full gas central heating 360
* Some properties had more than one improvement carried out
5. Funding/Resource allocation
a. Budget
• The Asset Management’s 2014-15 planned maintenance budget for energy
efficiency improvements is:
o Boiler replacements - £170,000
o Loft insulation upgrade - £12,000
o Windows - £600,000
Total £782,000
b. Funding
• Many of the energy saving measures have been funded through Central
Government funding sources, such as ECO (Energy Company Obligation), Dyson
Energy Services and Green Deal.
• Funding is volatile, it is not know how much will be available in years to come.
6. What are other housing associations doing?
a. SAP targets/energy efficiency improvements
• Research shows that many housing associations carry out similar energy efficiency
improvements as the Group such as; cavity wall insulation, loft insulation, double
glazing and energy efficient boilers. It shows that the target SAP vary between 65
and 88:
Housing
Associaton
Improvements Target SAP
rating
Sanctuary Cavity wall insulation, loft insulation, energy
efficient boiler, double glazing, solar
thermal/PV panels, and water saving device.
82
Passivhaus Triple glazing 88
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Southway Teamed up with FORREST and offered free
solar panels to 1,000 homes
Not available
Cheshire West Cavity wall insulation, loft insulation, and
energy efficient boilers.
65 by 2015
Stockport Homes Cavity wall insulation, loft insulation,
cladding, condensing boilers, free energy
efficient light bulbs and automatic meter
reading systems across communal sites.
80 at 2009/10
increasing by 1
each year
Riverside Cavity wall insulation, loft insulation, double
glazing, replacing electric heating with gas
central heating, energy advisor on a one-to-
one basis.
80
b. Comparison of average SAP ratings
• SAP ratings cannot be compared between organisations as they all have a very
different stock profile which affects their SAP rating as can be evidenced from the
reported average SAP ratings in the table below:
Housing Association
No of Properties
(2013)
2012 reported
average SAP (2005) rating
2013 reported
average SAP (2005) rating
2014 reported
average SAP (2005) rating
Aksa 529 78.9 79.3 79.6
Contour/Symphony 1,117 71.25 70.3 70.37
Great Places 1,646 68.83 70.66 71.34
Guinness Northern
Counties
1030 68.9 69.6 72.47
Housing 21 1,467 87 87 87
Places for People 550 70 70 70
Regenda 1,306 67.15 64.6
(SAP 2009)
67.98
(SAP 2009)
Villages 927 70.51 71.43 71.27
FCHO 11,772 72.3 72.3 73.32
7. Energy advice
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Shehnaz Akhtar January 2015
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a. Availability of advice
• The Group’s website provides general information and tips on how to save energy
by taking simple measures such as switching off lights, reducing the thermostat by
one degree, and has a comparison service ‘Billscutter’ which compares energy
prices from leading energy suppliers based on information supplied.
• The Energy Advice booklet contains advice about energy efficiency measures that
tenants can take to reduce fuel poverty. This information is also replicated on the
website. It was learnt from the Climate Control Manager that the Energy Advice
booklet will not be renewed as the information can be printed off directly from
the website.
• The Climate Change Manager can provide one-to-one energy efficiency advice.
She can visit tenants in their homes to make an assessment on how they use
energy in relation to energy efficiency and to provide them with advice on how to
be more energy efficient such as; considering meters, assessing bills, switch
energy supplier for a cheaper tariff, heating homes efficiently, using heating
controls effectively, and other low cost measures that tenants can take
themselves, for example using energy efficiency light bulbs, timer plugs for
chargers, and draught excluders on internal doors.
• The contact centre staff report details of energy efficiency referrals to the Climate
Control Manager, who will arrange for a home visit with the tenant. A spot check
revealed only two referrals had been made between 1 January and 31 December
2014. A further check was carried out to establish if other departments had made
energy efficiency referrals in the same period. Four staff (from Tenancy
Enforcement & Support, Resident Involvement and Neighbourhood Development
teams) confirmed they had not made any referrals. One member of staff was not
aware of the process for making referrals or the advice available for tenants.
What we liked:
• External funding had been secured and the Group has been investing in systematic
improvements of the energy efficiency of its housing stock.
• As well as capital works to improve the energy efficiency of properties, the Group
also provides advice and assistance to their tenants to get out of fuel debt and
switch fuel suppliers and tariffs.
• Most new developments produced an energy efficiency rating between 81 and 89,
in some cases reaching its potential (the maximum rating achievable for individual
properties).
• Energy efficiency advice is available on the Adactus website and is featured in the
tenant newsletter ‘In-house’.
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• Staff training and tenant advice programmes have been developed to provide
individual energy efficiency advice.
• During the scrutiny review ECMK had been updated with SAP2009 software.
What concerned us?
• Three processes are used for recording SAP information; ECMK is used by planned
maintenance, New Properties database (Access) for new developments, and a
spreadsheet by the Voids & Lettings team. The SAP ratings for new developments
and void properties and are not fed through to ECMK therefore these ratings are
not included in the average SAP rating calculation.
• There were gaps in SAP2005 information held on ECMK; ratings were not available
for 5,958 dwellings although in most cases a survey had been completed.
• Staff were unable to access the action plan for the 2012-15 energy efficiency
improvement planned programme of works.
What else could we look at?
• What type of properties currently have a low SAP rating
• Review of improvement programmes to determine if they were completed
• Review of hard to treat homes that cannot be improved with low cost measures
• Review properties below Government’s proposed minimum to check if the rating
is correct or valid.
• Review of information packs to new tenants – if heating instructions and boiler
manuals are provided
Glossary
• ECMK –the database for recording property information.
• EPC – energy performance certificate produced following an energy efficiency
survey.
• New property Database – used by the Development department to record new
properties.
• SAP – the standard performance procedure used to measure the overall energy
efficiency of a home.
Internal Affairs for Adactus500 Scrutiny Panel
Shehnaz Akhtar January 2015
10
Appendix
Staff Interviews
The following interviews were carried out with staff:
Name Role Date
interviewed
Topics covered
Natalie
Twomey
Climate Control Manager 2/12/14 Energy advice
Staff training
Dave Carter Group Head of Sustainability 16/12/14 Fuel Poverty
ECO Funding
Carbon reduction
Energy efficiency advice
Renewable energy
Jamie
Weston
Former Assistant Director of
Asset Management
15/1/15 Planned Programmes of
works:
Cavity wall insulation
Lost insulation
Windows
New boilers
Stephen
Fryer
Planned Programmer 26/1/15 ECMK database
SAP calculation
SAP software updates
Dave
Sweeting
Planned Programme Manager 30/1/15 Improvement programmes
Component replacement
Budget
Funding
Louise
Edwards
Development Officer 10/2/15 New developments
New properties database
SAP ratings
Ryan Hague Project Officer 13/2/15 Voids & Lettings SAP
spreadsheet
Energy Performance Certificate spot check
What we wanted to check
We wanted to determine whether SAP surveys existed for properties that did not show
Internal Affairs for Adactus500 Scrutiny Panel
Shehnaz Akhtar January 2015
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SAP data on ECMK.
What we looked at
We obtained a report from ECMK (Master SAP spreadsheet) detailing SAP information for
all the Group’s properties. We filtered the spreadsheet to show 5,958 properties with no
SAP ratings. A sample of 15 properties was selected. A search was made on the EPC
Register via the internet using the property post code to determine if the energy
performance certificate existed for each property and what the SAP was. The results are
as follows:
Address Actual SAP rating SAP rating on ECMK
Ashdown, Southport 73 No rating shown
Admiral Way, Merseyside 87 No rating shown
Albany Court 76 No rating shown
Aniline Street 85 No rating shown
Barbeck Close, Miles Platting 77 No rating shown
Bednal Close, Miles Platting 67 No rating shown
Bignor St., Manchester 48 No rating shown
Brigstock Ave, Manchester 71 No rating shown
Burnleigh Court, 79 No rating shown
Caloder Ave, Lancashire 73 No rating shown
Canada St. Manchester 55 No rating shown
Chapel St., Chorley 58 No rating shown
Northgate Dr., Chorley 59 No rating shown
Orme Close, Manchester 68 No rating shown
Park Rd., Manchester 70 No rating shown
What this means
The database is not up to date. 45% of the Group’s stock does not show a SAP rating
although evidence suggest that energy efficiency surveys have been completed and the
properties have a high SAP rating.
New properties spot check
What we wanted to check
We wanted to assess whether the SAP rating of new properties was included in the
calculation for the average SAP rating of properties.
Internal Affairs for Adactus500 Scrutiny Panel
Shehnaz Akhtar January 2015
12
What we looked at
We obtained a report detailing all new developments ready to let between 1 January and
31 December 2014. A random sample of 20 properties was selected for testing. The ECP
register was accessed to obtain to SAP rating for each property and a check was made on
the New Property database in order to establish if the SAP rating was recorded. A search
was then made on ECMK to determine if the SAP rating had been updated. The results
are as follows:
Address Actual SAP rating
per ECP Register
SAP shown on
New property
database?
SAP per ECMK
Greenside, Euxton 83 ���� Not shown
Leeson Avenue 82 ���� Not shown
Hurst Green 83 x Not shown
Fairclough Place 81 ���� Not shown
Field Spring Gardens 82 ���� Not shown
Acres Park Close 83 x 84
Croasdale Ave 82 x 82
Laurel Ave 83 ���� Not shown
Almond Drive 84 ���� Not shown
Lune Road 85 ���� Not shown
Lune Road 84 ���� Not shown
Jersey Street 81 X Not shown
Acorn Court 89 X Not shown
Water Meadows 83 ���� Not shown
Grimshaw Street 83 X Not shown
Sprindlewood Road 83 ���� Not shown
Whinfell Close 87 X Not shown
Chorley Lane 83 X Not shown
Dallington Avenue 88 X Not shown
New Mill Street 85 ���� Not shown
What this means
The New Properties database has a facility to allow a SAP rating to be recorded. However,
there is no facility to upload this into ECMK; therefore a majority of SAP ratings for new
properties is not included in calculating the average SAP rating of properties.
Voids & Lettings spot check
What we wanted to check
We wanted to determine if the SAP ratings obtained for void properties were updated
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onto ECMK and included in the calculation for the average SAP rating of stock.
What we looked at
We obtained a report detailing all the SAP ratings obtained for properties by the Voids &
Lettings team since 2012. A sample of 10 properties was selected for testing. The EPC
register was accessed to obtain to SAP rating for each property and a check was made on
ECMK to determine if the SAP rating had been updated. The results are as follows:
Address Actual SAP rating SAP rating per ECMK
Ayres Road, Manchester 75 78
Calder Avenue 69 75
Bollington Road, Miles Platting 77 77
Liverpool Road, Neston 66 62
Ullswater Road, Chorley 70 No rating shown
Queensway, Chorley 61 No rating shown
Mellors Close, Southport 78 No rating shown
Eaves Lane, Chorley 71 No rating shown
Chester Place, Chorley 68 No rating shown
Heathfield Drive, Bootle 78 No rating shown
What this means
This is the third processes for recording SAP rating. As with new developments, there is
no facility to upload the SAP ratings of void properties directly into ECMK, therefore a
majority of these ratings are not included in calculating the average SAP rating of
properties.