Example Rdsap Manual

RdSAP MANUAL METHODOLOGY
2016
EDITION
© Generated by Stroma Certification 2016 v2.0

WWW.STROMA.COM
www.stroma.com/certification 1
CONTENTS
contents
Stroma Certification RdSAP Methodology Manual
Section 1 - Introduction to EPC and RdSAP Page 3
Section 2 - Property Descriptions Page 15
Section 3 - Age and Dimensions Page 25
Section 4 - Conservatory Page 43
Section 5 - Floor and Wall Construction Page 47
Section 6 - Doors and Windows Page 60
Section 7 - Roof Construction Page 64
Section 8 - Renewable and Low Energy Systems Page 71
Section 9 - Heating Systems Page 74
Section 10 - Water Heating Page 97
Section 11 - Addendum Page 104
Please note that this is a working document and changes will be made from time to time. All changes since the
previous version of the manual was issued will be highlighted in yellow.
2 For more information, contact us on 0845 621 11 11 (ext 614) or email domestic@stroma.com
1
S E C T I O N
I NTR O DUC TI ON T O E P C AN D R D S A P
SECTION
ONE
introduction to EPC and RdSAP
Topics covered in this section

n What is an EPC?
n Why were EPCs introduced?
n Why is an EPC is required?
n The EPC
n How long is an EPC valid?
n Which buildings require an EPC?
n Holiday Lets
n House of Multiple Occupancy – HMOs
n Annexes
n Individual Rooms
n Buildings outside a DEAs scope
n RdSAP Assessment
n RdSAP Software assumptions and use
n Conventions
n Recommendations
n Suppression of recommendations
n Lodgement of incorrect EPC
n Stroma RSAP+ Software
n Survey Procedure and Data Collection
n Stroma Auditing Regime
n Failure to provide Evidence
n High Lodgers
n Useful Documents
n Useful Contacts
An accredited Energy Assessor visits the property to collect only Why were EPCs introduced?
the data required for assessing energy features, and generates
an Energy Performance Certificate (EPC) using government The Energy Performance of Buildings Directive (EPBD) began the
approved software. The assessment is based on the implementation of EPCs throughout Europe. The Housing
construction and type of dwelling and relevant fittings Act 2004 is the UK’s legislation specific to EPCs; introducing the
(heating systems, insulation or double glazing, for example). EPC to England and Wales in August 2007, followed by
Northern Ireland (June 2008) and then Scotland (December
It is not a structural or building survey, condition report or 2008) EPCs are required for homes which are put up for sale
property valuation. An EPC should not be read as a comment or rental across the whole of the UK.
on the overall condition of the property nor will it comment on
the presence or otherwise of asbestos, high alumina cement Why is an EPC is required?
concrete, additives including calcium chloride, or any building
defects or hazardous materials. An EPC is intended to provide prospective buyers and tenants
of a building with correct information about the energy
It will also not cover items or problems in the property which performance of the building and practical advice on improving
would be picked up in a building survey, which may be costly to such performance.
rectify, as these are outside the scope of the data collected.
An EPC provides an energy efficiency rating (related to running
What is an EPC? costs) for a building based on the performance potential of
the building itself (the fabric) and its services (such as heating,
The EPC looks broadly similar to the energy labels provided insulation
on many household appliances. Its purpose is to indicate the ventilation and fuels used). Not all buildings are used in the
energy efficiency of a building. The EPC will provide an energy same way, so the energy rating uses ‘standard occupancy’
efficiency rating from A to G, where A is the most efficient and assumptions which may be different from the way the building
G is the least efficient. The better the rating, the more energy is used.
efficient the building is, and the lower the fuel bills are likely to
be. An EPC includes recommendations on how the energy
performance of the building can be improved (to reduce run-
Each energy efficiency rating is based on the characteristics of ning costs), together with an indication of the payback period.
the building itself (the fabric) and its services (such as heating, There is no statutory requirement to carry out any of the
ventilation and lighting). This type of rating is known as an recommended energy efficiency measures stated.
asset rating. The asset rating will reflect the age and condition
of the building.
The EPC includes recommendations to help owners and

occupiers to improve the energy efficiency of a building.
The recommendations include cost effective improvements and
further improvements (that achieve higher standards but are
not necessarily cost effective). For each recommendation the
indicative cost, typical cost savings and the performance rating
after improvement are listed. The potential rating shown on
the EPC is based on all cost effective recommendations being
implemented.
The EPC will assess the energy efficiency of services which

are present in the building. It will not comment on the safety
aspects or maintenance of the services nor will the assessment
confirm that the installed system is fit for purpose.
SECTION
ONE
The EPC
The EPC is designed to give useful information to the reader. It is usually four pages long and includes:
n An energy efficiency rating between A and G,

following the style used for fridges and washing
machines
n Estimated energy costs and savings averaged over a

three year period
n The top three recommendations for the property,

their typical cost and the savings they would provide
n Brief Green Deal information
n A building summary with statements about elements of

the building based on data recorded by the DEA, including
construction and insulation details, the heating system and
hot water system
n More in depth information about Green Deal and how the

financing works
n Full list of cost effective recommendations for the dwelling,

their indicative cost, typical savings and whether they can
be financed fully or partly through the Green Deal
n List of possible ‘alternatives’, These measures improve the

energy efficiency of the dwelling, but do not have costs or
savings associated with them
n The Green Deal package – this lists all the

recommendations which can be fully funded by the Green
Deal
n Energy assessor details including contact information
n Environmental Impact Rating – this is a rating of the carbon

emissions of the dwelling and is a similar A to G rating as
the Energy Efficiency Rating
How long is an EPC Valid? A building is also exempt where the seller or landlord can
The EPC is valid for ten years from the date of certificate. It can demonstrate that:
be reused as many times as required within the ten years.
n The building is suitable for demolition
The implementation of EPC regulations for rental properties in n The resulting site is suitable for redevelopment
October 2008 stated that an EPC would be required when a n All the relevant planning permissions, listed building
new tenant moves into the property. This means that any rental consents and conservation area consents exist in relation to
property with the same tenant since pre-October 2008, will not the demolition, and in relation to the redevelopment, either
need an EPC until the current tenant moves out. outline planning or planning permission exists and where
relevant listed building consents exist.
To check the validity of an EPC, visit www.epcregister.com and
click the link to access the Domestic EPC Registers. Click on Holiday Lets
‘Report Retrieval’ and follow the instructions on the screen. Holiday lets may not need an EPC. An EPC will only be required
for a property rented out as a furnished holiday let, as defined
Which buildings require an EPC? by HMRC,
All domestic buildings being sold or rented require an EPC. There
are some exceptions to this rule however, and the following n Where the building is occupied for the purposes of a holiday
buildings are excepted: as a result of a short term letting arrangement of less than 31
days to each tenant,
n Listed buildings- listed by English Heritage. These can be
found online at list.english-heritage.org.uk n Is rented out for a combined total of four months or more in
any 12 month period,
n Temporary buildings with a planned use time of two years or
less n If the occupier is responsible for meeting the energy costs for
the property. The property must meet all the conditions of a
n Residential buildings which are intended to be used less than furnished holiday let as defined by HMRC and the occupant
four months of the year or where the owner or landlord could must not be responsible for the energy costs in order for an
reasonably expect the energy consumption of the building to EPC to be unnecessary.
be less than 25% of all year round use.
House of Multiple Occupancy – HMOs
n Standalone buildings with a total useful floor area of less than A House of Multiple Occupancy (HMO) is defined as a building
50m2 (ie buildings entirely detached from any other building) with individual rooms which are rented out and share facilities
such as kitchen and/or bathroom. Given that an EPC is only
required for a self-contained unit, rented rooms within a HMO
do not require an EPC (because the property includes shared
facilities). However, if the whole building is sold it will require an
EPC, either commercial or domestic, depending on the building
type.
SECTION
ONE
Annexes RdSAP Assessment

A property can have an additional building unit – an annexe, RdSAP is for assessment of existing dwellings only. Where an EPC
which if it meets the self-contained dwelling definition will is required for a new dwelling under Building Regulations it must
require its own EPC. The annexe may be physically separate to be a SAP EPC. Any new dwelling, including dwellings created by
the dwelling, or adjoined to the wall, or multiple walls of the change of use, must be assessed using SAP. For this purpose a
existing main dwelling. new dwelling is, in England, Wales or Northern Ireland, one
completed on or after the relevant date. In Scotland this applies
The self-contained dwelling definition is a building unit which to a new dwelling submitted for building warrant on or after
has been designed/ altered for separate self-contained use. relevant date. The relevant date is 6 April 2008 in E&W,
This can be identified by the unit having its own sleeping 30 September 2008 in NI or 1 May 2007 in Scotland.
accommodation, cooking and bathing facilities, its own access
either from the outside or via a communal corridor with no For a new dwelling, where no on-construction EPC has been
entry through the main dwelling required, separate heating and lodged a SAP EPC is still required, irrespective of whether the
ventilation systems (Although if heating and ventilation is shared dwelling has been occupied. However, if (in E&W and NI) the
with the main dwelling, as long as the occupier can individually SAP data set is no longer available (the data used for building
control these services this is fine too). regulation compliance) and evidence shows its lack of availability,
or the SAP data set is available but the dwelling has been altered
If there is a separate part of the dwelling which does not fit the in such a way that the data is no longer applicable and the
above self-contained criteria, but contains rooms that are used details of the alteration are unknown, it can be assessed using
as part of the main dwelling, for instance bedrooms or a study RdSAP. Evidence that the dwelling has been altered is required,
in a large detached garage, or an outbuilding converted into as well as the lack of Building Regulation approval.
living accommodation of the main property and is heated by the
main heating system from the main dwelling, then this should be Note – in Scotland, a new dwelling for which the building
included in the assessment of the main dwelling as a single EPC. warrant application was submitted before 1 May 2007 or a
If it’s not heated, then it should omitted from the survey. dwelling created by change of use (a defined conversion) does
not require a SAP EPC under Building Regulations but will, under
Individual Rooms EPB regulations, require an RdSAP EPC when offered for sale or
An EPC is not required for an individual room when rented out, rental. A new dwelling for which the building warrant
as it is not a building or a building unit designed or altered for application was submitted on or after 1 May 2007 will need a
separate use. The whole building will require an EPC if sold or SAP EPC as part of the completion certificate application process.
rented out.
RdSAP Software assumptions and use
Buildings outside a DEAs scope RdSAP stands for Reduced Data Standard Assessment
n Commercial buildings Procedure, and is developed by the Government for use in
n Public buildings assessing existing dwellings. This is a system of property data
n Newly built dwellings collection, together with defaults and inference procedures,
n Dwellings which have been converted from commercial to that generates a complete set of input data for calculation. To
domestic enable the energy ratings of properties to be fairly compared,
RdSAP has been designed to assess the building rather than its
This is not an exhaustive list of scenarios outside a DEAs scope. occupants. This means that individual household behaviour is
If there is any doubt Stroma Certification should be contacted irrelevant and an Occupancy Assessment (OA) would be required
to assess behavioural attributes for a Green Deal Assessment.
Standard Occupancy is used – the size of the dwelling The recommendation must increase the EPC rating by at least 1
determines the number of occupants and therefore the hot point (or 0.5 points for low energy lighting).
water requirement.
Recommendations included in an EPC show an indicative cost
Standard Heating Pattern is used – the heating requirement is and typical savings for the property, calculated by RdSAP, if the
based on the volume of the dwelling, following standard heating recommendation is implemented.
patterns of nine hour heating a day during the week and sixteen
hours a day at the weekend. The living area is heated to 21oC The EPC also shows whether a recommendation can be fully or
and the rest of the house to 18oC. partly financed by the Green Dea. A green tick indicates that the
Green Deal will cover the cost of the recommendation.
Information from databases within the Product Characteristic An orange tick shows that the home owner will need to make
data File (PCDF) is used. This allows heating systems and heating an up-front contribution towards the cost of the improvement.
controls to be selected, with the exact details and efficiencies
present, rather than using a generic choice. The EPC also includes ‘alternative measures’. These are similar to
the EPC recommendations but currently the cost of
RdSAP does not account for electrical appliances or non-lighting implementing them means they are not ‘cost effective’ and are
as it is assumed these will not be left by the current not available through the Green Deal. They are included in the
owner/occupier. EPC because they offer a significant reduction in CO2 emissions,
and may prompt the homeowner to investigate such options
Window areas are estimated by the age of the property and the further. The EPC does not display the true cost or corresponding
floor area. CO2 savings of these measures.
U-values are estimated as well, this is the rate of heat loss Assessors may remove recommendations from the EPC under
through the windows, walls, floors and roof of a dwelling. The specific circumstances, but it is not possible to add
software assumes U-values for different constructions based on recommendations.
the building techniques and materials available during different
age bands. It is possible to overwrite these values. Suppression of recommendations
Recommendations should be removed only if there is
Conventions documentary evidence showing that a specific recommendation
Conventions set standard terms of practise and allow for the is not appropriate. A listed building or a property in a
specification of non-standard items/entries. conservation area is not sufficient grounds in its own right to
suppress a recommendation. If a recommendation is removed
They standardise the assessment process, in that every assessor this must be recorded with reasons in site notes. Further
will be following the same conventions, meaning they should guidance on specific recommendations can be sought from an
arrive at the same conclusion for a particular circumstance. appropriate professional organisation, (e.g. heating
Generally, they set out the rules and parameters of certain engineers, building control officers, product manufacturers, trade
aspects of a survey. associations, etc).
When producing an EPC, the RdSAP conventions should be Acceptable documentary evidence includes , but is not limited
followed. Conventions are agreed between all DEA schemes and to, certificates, warranties, guarantees, building control
give clarification to a number of elements of RdSAP. As sign-off from a homeowner or tenant, or official letters from the
conventions are periodically discussed and updated, it is vital that applicable Registered Social Landlord (RSL). The assessor must
DEAs keep up to date with the technical bulletins released by be confident, and able to demonstrate that any documentation
their DEA Scheme. relates to the actual property being assessed and that there is no
physical evidence to the contrary.
Recommendations
An EPC includes recommendations which improve the energy Lodgement of incorrect EPC
efficiency of the surveyed property, thereby reducing the running If you lodge an EPC in error and lodge a corrected EPC, inform
costs for the dwelling. These recommendations are generated Stroma so that the erroneous EPC can be marked “not for
based on the data entered into the software by the DEA. They issue”. You should include a reason for cancellation and the new
must be suitable for the property - i.e. cavity insulation will only corrected EPC RRN when you inform Stroma.
be recommended for a dwelling with cavity wall construction to
improve the EPC rating.
SECTION
ONE
Stroma RSAP+ Software RSAP+ Technical Functions:

Stroma offers RSAP+ software free of charge to all Stroma DEA n Creates EPCs via the approved RdSAP methodologies for
scheme members. All of Stroma’s RSAP+ software uses the latest domestic properties.
version of Stromas Approved Calculation Tool to calculate the n Collects survey data to produce EPCs and lodges directly on
EPC Ratings and for the lodgement of the EPC. the Desktop, iPad, or Web applications
n References and stores EPCs automatically, in an easy-to-use
There are two versions of the software. The desktop software filing system.
can be downloaded from www.stromamembers.net/downloads/ n Allows work to be saved at any point to be completed at a
rsap, and the iPad app can be downloaded from the Apple app later date.
store, by searching ‘Stroma’. n Extracts all lodged survey details into Microsoft Excel for
analysis.
RSAP+ Features: n Automatically backs up survey and Green Deal EPC data, via
Stroma’s OSA15 online storage system.
n Streamlined EPC process.
n A PCDF database or boiler database, which can also be stored
n Provides survey requirement prompts, using a ‘traffic light’
on the iPad, allows DEAs and GDAs to search by boiler type.
format, in a clear user interface.
n Address lookup allows address details and UPRN to be
n Completes calculations on the iPad device without the need
downloaded into the survey. *Requires internet connection
for Internet access, speeding up the assessment process.
n Add address feature allows addresses not stored in Landmark
n Flags any missing information within the Desktop Application
to be added. *Requires internet connection
with a clear ‘error’ icon, speeding up the assessment process.
n Traffic light system guides GDAs through the survey section
n Stores survey data, including all site notes and photography,
process, highlighting non-conformities or incomplete sections.
within OSA 15.
n Camera feature, on the mobile device*, automatically names
n Facilitates lodgement in seconds.
photos and stores them in the correct sections, and uploads
directly to Stroma at lodgement. *Requires iPad 2 or later
n Prompts secondary survey actions for investigating the
application of specific measures.
n DEAs and GDAs can manage their account using the
members area connections.
n Synchronises data with Stroma Certification’s GDAS Module.
n Meets certification auditing requirements.
For further information contact Stroma Certification
Survey Procedure and Data Collection Any other feature which supports a claim in the report that could
be queried or be the subject of a complaint.
A DEA must visit site to collect information about the
property. DEAs are not permitted to use a third party to collect Where the DEA believes that photographs are not practically
the information from the property (data gathering). Specific achievable, but a particular element / energy using device is
details about the property are recorded via site notes (Stroma present, site notes shall explain why the photographic evidence
have created two sets of site notes which are available for is not available. QA Assessors shall asses and record their views
download in the members area) or by an iPad/Tablet device. as to whether the reason given is credible. In such instances
The data recorded on the site notes is entered into the software the Scheme shall investigate whether there has been a trend in
(or if using the iPad or tablet option, there is no need to non-provision of information, and undertake further
duplicate the data) in order to produce an EPC. Site notes also investigations if such trends are identified.
act as a record of the survey and the data collected by the DEA,
both for audit purposes and in case of complaint/questioning of [Photographs shall be dated within the image to provide some
the EPC in future. reassurance that they relate to the property being assessed and
the date of the assessment.]
Site notes - The DEA shall provide within the site notes
anything used in support of decision making, reflective thought, Electronic files shall be acceptable if there is a reasonably secure
or amendments to recommendations (identifying property age, means of dating the file.
construction, assessing primary heating system etc), which is not
provided through other sources of evidence. Photographs embedded in e.g. WORD files or otherwise altered
to reduce file size for transmission purposes shall be dated within
Floor plan – Showing the outline of all storeys in the property the image. The master images shall be retained in EAs’ archives
with party walls/heat loss perimeter, dimensions, location of any for possible inspection by Schemes or DCLG
extensions, conservatory and alternative wall. A room layout
with location of heating systems, water heating systems, heating
controls and low energy lighting is useful.
Photographs – Minimum Requirements

n Front elevation
n Rear elevation
n Side elevation – (for detached and semi detached)
n Cavity Wall Insulation
n Roof Construction
n Openings – windows, chimneys etc (if previous photographs don’t provide sufficient evidence)
n Primary heating system (eg boiler showing any associated key features such as condensate pipe or label indicating
the boiler model)
n Secondary heating system
n Loft insulation – photograph which gives evidence of the depth
n Evidence of wall thickness
n Conservatory – photographic evidence of whether it is separated or not
n Where relevant, other photographs are required by schemes to support site notes, including
o Heating system control system
o Hot water cylinder and stat
o Electricity and gas meters
o LPG cylinder
o Fixed low energy light fittings
o Any other feature of the building or limitation whose presence or absence may be reasonably considered likely to
affect the SAP rating
SECTION
ONE
Stroma Auditing Regime The EPC can fail the audit if the sum of absolute errors between
the DEA and auditor’s SAP rating is more than 5 SAP points.
DCLG require that all DEAs are subject to Quality Assurance Errors in the dwellings description which result in a change to
Checks, often referred to as audits. These audits are desk based, the recommendations or the dwellings description is sufficiently
and use the evidence gathered by DEAs to confirm the EPC in inaccurate to cause customers to doubt the accuracy of the SAP
question is correct. rating. The EPC will need to replaced, making the changes that
the auditor states. The replacement EPC will be audited to check
The minimum audit checks that a DEA will have during a that it is satisfactory.
calendar year are:
If the EPC has failed, and it is a targeted audit, Stroma is required
One random quarterly audit. Quarters run from January-March, to make a judgement on appropriate remedial action, based on
April-June, July-September and October-December. It is worth the seriousness and nature of the failure.
noting due to the completely random nature of this audit type,
that you could possibly receive an audit in the last week of a If the error is due to eg (oversight or a misunderstanding of a
quarter, and the first week of the next quarter. To receive an software protocol which is easily corrected, and as such is
audit in a quarter, you must have lodged within it or you will not unlikely to be repeated) the DEA shall be informed and their
receive one. future work checked to see if the feedback has been
understood.
1% of the EPCs lodged across the year. This is an additional
check to ensure frequent lodgers of EPCs are still of the highest If the error indicates the DEA lacks basic understanding, the DEA
quality, regardless of the amount of lodgements they have been will be suspended until the results of further training convince
making. Stroma that there is low risk of repetition.
For new members – (new members being DEAs new to the If the error indicates fraudulent practises, the DEA shall be
EPBR), new members to the scheme, or DEAs who haven’t suspended pending further investigation.
lodged in the previous two years – they shall be audited within
the first 30 days of membership. (If this is not possible, due to If the DEA fails both additional audits, the DEA shall be
the DEA not lodging, the first EPC lodged afterwards). After this suspended until the results of suitable training convince Stroma
initial audit, the new members audit rate will be 5% for the first that there is low risk of repetition.
six months of membership.
If both targeted audits are passed, then the DEA will revert to
The targeted audit checks that a DEA will have (if a their audit regime before the failed audit occurred.
random sample fails at any point) are: The duration of the suspensions listed above is decided by
Stroma, who will base the length of the suspension on the
Where a random sample audit is assessed as a failure, then two seriousness of the error and when the further training is
further audits shall be called. One of these shall be 30 days completed.
before date of feedback, and one audit from 10 days after date
of feedback. If this is not possible, two EPCs shall be called from When the DEA is reinstated by Stroma, they will be subject
lodgements within 30 days of the initial audit call, or the next to a targeted sampling regime of the greater of the
two EPCs to be lodged if this time period is exceeded. following options:
From every EPC audit, Stroma shall provide feedback. Where

minor errors are identified which do not result in an EPC being n 10% of lodgements for 6 months
failed, the DEA shall be given feedback which includes guidance n One audit of 5 EPCs in the next 6 months
on what to do to remedy the errors.
n The next 5 lodged EPCs.
n The DEA can appeal against an auditor’s decision and Stroma
has a procedure in place to deal with these appeals.
Please see the below time limits for each stage of the EPC Audit:
From To Maximum Time Permissible Exceptions

1.EPC Lodged 2.Scheme first calls for 25 working days Circumstances beyond
evidence Scheme’s control
2.Scheme first calls for 3.Evidence Received 15 working days Period can be extended by five
evidence working days with a legitimate
reason from the DEA
3.Evidence received 4.Auditing work completed 15 working days Circumstances beyond

Scheme’s control
4.Auditing work completed 5.Feedback provided to DEA 5 working days Circumstances beyond
Scheme’s control
5.Feedback provided to DEA 6.Lodgement of a replacement 10 working days EA Appeals

EPC by DEA where required
Excludes where the DEA is or
will be late legitimately
Scheme makes other

arrangements
Failure to provide evidence Use of stock photography – where there is evidence that a
Failure to provide any evidence results in immediate DEA has used stock photographs or failed to visit dwellings when
suspension from the scheme pending explanation from the required, the DEA shall be suspended pending investigation,
DEA. Two targeted audits will called to replace these, but if the which includes discussions with the DEA, a formal interview, a
case provided by the DEA is reasonable and compelling enough review of all photographic evidence provided over the past two
for reinstatement to the scheme, only one will be called, to years and a review of other evidence available to Stroma.
replace the original audit which wasn’t provided. Reasons will
be assessed case by case, in order for Stroma to investigate and The DEA will only be reinstated if Stroma are confident that: the
determine whether the case is reasonable, and the same reason DEA is visiting dwellings as required, the DEA has shown the use
hasn’t been used in a certain period. Stroma will record all of the of stock evidence was not intended to mislead and the DEA
data relating to the reasons and investigations in these scenarios. has pledged not to use stock evidence again under any
circumstances. When reinstated, two new EPCs lodged in the
Failure to provide sufficient quality evidence results in a succeeding 30 days will be audited and all random samples over
failed audit – the audit will fail. The DEA will be informed of the next year will be thoroughly checked for stock evidence.
the errors, and where they should look to improve their
performance. Stroma will audit two further EPCs in place of the If Stroma are satisfied that a DEA has not visited a property when
original unsatisfactory audit. If any of these targeted audit fails they were supposed to, the DEA will have their membership
due to a failure to provide evidence, Stroma will suspend the revoked. When a DEA has been found to use stock photographs,
DEA. Re-instatement shall only occur if either new, satisfactory apart from exceptional circumstances, they shall have their
evidence is provided or if the DEA can demonstrate without membership revoked.
doubt that the reason for non-provision of data was beyond
their control, and their practises have been rectified. Stroma will
record the evidence received and the reasoning, which includes
assessing the DEAs audit history. On return from suspension, the
DEA shall be subject to increased auditing.
SECTION
ONE
High Lodgers Useful documents

If more than 120 EPCs are lodged in a calendar month, the DEA The following documents are integral to the running of the
will be subject to additional checks to provide assurance that the Scheme and can be found on the Stroma Members Area.
DEA has indeed visited the properties and carried out the EPCs. Scheme Operating Requirements – DCLGs requirements for
DEA’S shall receive these additional checks by email on usually Accreditation schemes to abide by.
the first or second working day of each month. We take each
different case into account, but our requests usually ask for the SAP 2012 9.92 – The methodology behind the whole standard
elevations of three properties, along with confirmation that the assessment procedure. (Appendix S and T relate to RdSAP)
site was visited, or if it was cloned. A timescale of five working
days is allowed for this request. RdSAP Conventions – Standard terms of practise for DEAs.
The conventions guide the assessor in certain scenarios and
For further clarification please see the Scheme Operating cover grey areas in the methodology.
Requirements on the Stroma Members Area.
Technical bulletins – Stroma release these periodically to cover
any new aspects of the software, methodology and anything
else relevant.
Please see the below the time limits for each stage of the EPC Audit and the relevant contact details:
Department Number Ext Email Hours
Mon-Thurs 8.30am – 6pm

DEA Technical Support 0845 621 11 11 614 domestic@stroma.com
Fri 8.30am – 5pm
Mon-Thurs 8.30am – 6pm

Audit Administration 0845 621 11 11 617 audit@stroma.com
Fri 8.30am – 5pm
External contacts Number Email/Website Notes

For any address issues & UPRN
Landmark 03300 366 024 theregister@landmark.co.uk
issues
DCLG 030 3444 0000 forms.communities.gov.uk
2
S E C T I O N
PROPERTY DESCRIPTIONS
SECTION
TWO
property descriptions
Topics covered in this chapter:

n Transaction Type
n Tenure Type
n Disclosure
n Multiple Certification
n Address – close to England/Scotland border
n Property Type
o Park Homes
n Sub property type – Detachment
n Extent of the dwelling and Extensions
o Porches
o Store Rooms and Utility Rooms
o Garages
o Mezzanine Floors
o Basements
o Attic/Roof Room
o Mansard Roof
o Whole dwelling within a roof
o Extensions
o Extension above a garage
o Extension above and along a property
o Vertical extension
o More than 4 extensions
o Sun Room
n Open Fireplaces
n Electric Meter Type
n Mains Gas Available
Transaction Type Tenure Type
A transaction is an exchange or interaction between people. In Tenure means the conditions under which land or buildings
terms of the EPC, the way the property is exchanged needs are held or occupied. In terms of the EPC, the tenure must be
identifying, whether it is for sale, rental or whether the EPC is defined to show the current ownership of the building, whether
being carried out for improvement measures. it is owned, or rented socially or privately.
EPCs must have a transaction type. The Department for EPCs must have a tenure type. The Department for Communities
Communities and Local Government (DCLG) use this information and Local Government (DCLG) use this information for analysis,
for analysis, and because of this the transaction type does not and because of this the tenure type does not appear on the EPC.
appear on the EPC.
Owner occupied – The property which is being assessed is
Marketed Sale – Properties which are marketed for sale, for currently lived in by the owner of the house.
instance marketed in an estate agents.
Rental (Social) – The property is rented either from a housing
Non Marketed Sale – Properties which aren’t marketed for association or a local authority.
sale, for instance selling a property to family or friend.
Rental (Private) – The property is rented either from a private
Rental – Properties which are rented from landlord to tenant. landlord or through an estate agent.
Assessment for Green Deal – an EPC which is created for the Unknown – The property is empty and the previous tenure
Green Deal to show prospective improvement measures which cannot be ascertained.
then can be used by a subsequent Green Deal Assessment.
When transaction type is rental, tenure must be either rented
Following Green Deal – an EPC which is created to show the (social) or rented (private).
installed measures from a Green Deal Assessment to showcase
the improvement in energy efficiency. When transaction type is marketed or non-marketed sale, the
tenure will usually be owner-occupied (although there can be
FIT application – Properties which have had some form of exceptions, such as the sale of the property with a sitting tenant)
renewable technology installed on their property will need this
option to apply for a Feed-in Tariff scheme. If the property is vacant on the inspection date, try to find out
the latest tenure and select this e.g. owner occupied, rented
RHI application – Properties which are applying for (social) or rented (private).
improvements and funding from the Renewable Heat Incentive
should have this selected. Disclosure
The disclosure tab is present for the assessor to specify any
ECO assessment - Properties which are applying for relationship/business interests that they may have with that
improvements and funding from the Energy Company specific property. The options available under the Disclosure tab
Obligation should have this selected. are self-explanatory. The disclosure type is displayed on the EPC.
None of the above – When the EPC is produced but doesn’t

apply to any regulations, for instance a homeowner who wants
to see the energy efficiency of their home.
The use of none of the above should be avoided where possible.
If more than one transaction type is applicable to the

property, you should seek clarification from the client. If this is
still in doubt, then you should select the one nearest the top of
the list.
Stock condition survey should be recorded as “social

rented”Right to buy transaction should be recorded as
“non-marketed sale”
SECTION
TWO
Multiple Certifications A house or bungalow has a complete heat loss ground floor, and
a completely exposed roof. A dwelling without a heat loss floor
Multiple Certifications is where the act of sampling or the cannot be a house and must be treated as a flat or maisonette.
common value approach is used to assess a group of properties. A flat or maisonette does not have both a heat loss ground floor
and a heat loss roof.
Sampling is where a large number of similar dwellings are
assessed. This method is where a representative group is There is no technical distinction between a flat and a maisonette.
identified and surveyed, and then the results are applied to the We would advise that a flat is a single storey dwelling within a
whole group. Usually, this is the best method for surveying social block of two or more floors, with a communal access corridor.
housing. A maisonette is a dwelling which occupies two or more floors
within a block. It can also be described as a dwelling which has
Common values approach is where an EPC has been produced its own access directly from the outside (ie no communal
using data from a similar property and amended to account for corridor) but is not a standalone building. Convention 1.02
the differences between the two properties. reinforces this point too.
For extended information on the above, please do not hesitate

to contact us. Park Homes
Park homes can also now be entered as a property type. For the
If the property has been assessed using Multiple Certifications, purposes of RdSAP, a park home is a pre-fabricated dwelling of
then this box would need to be ticked in the software. modular lightweight construction, without its own foundations
(Although it may sit upon a concrete base), and capable of being
Then, the clone type would need to be specified, whether it be moved from one place to another.
the “clone” or the “visited” property.
Existing park homes should usually be treated as “as built”.
Finally, if the clone type option selected was “Clone”, then the For U values of existing park homes, documentation obtained
clone reference would need to be the reference number from the manufacturer can be used.
(RdSAPID) of the survey from which the present survey has been
cloned. The age bands defined in RdSAP are for conventional dwellings
and are not appropriate for park homes for which age band F
For Multiple Certifications, the assessor must retain certain should be assigned (this does not affect U-values since they are
information: entered directly).
n Schedule of properties from which the groups have been

selected
n Calculation to show how the DEA determined the number of
properties to sample
n Records of inspection and photographs of assessed properties
n EPC results for each surveyed dwelling
n Comparison of these results with the specified tolerances
n How the DEA selected the median result to be replicated for
the properties in the group not surveyed
A park home is always detached, with specific age bands. The
floor is always a ground floor and there are no insulation
Address – close to England/Scotland border
thickness options. The elements are either as built, unknown,
Assessors must ensure that the correct country is identified so
or a specific U-value is entered (obtained as above).
that the EPC will be lodged in the appropriate register.
A conservatory is available to be entered if present. Extended
Property Type
window data needs to be entered as typically the windows in
The property type section refers to the type of property which is
a park home are inconsistently sized compared to standard
being assessed, with the exception of the flat and maisonettes,
properties.
where there is no technical distinction.
Sub property type – Detachment Porches

The detachment is based on the number of heat loss walls and A porch is a small entrance area for the property with doors to
how many properties (if at all) to which the property is attached. enter the room externally and to enter the dwelling. The porch
For flats and maisonettes, the detachment type is still an option can be internal or external, where internal is within the property
to select. This however does not appear on the EPC, but it is and external being an addition protruding from the line of the
still important to try and select the nearest accurate selection as external wall of the dwelling. A porch can also be heated.
possible.
Enclosed is applicable for ‘Back to Back’ properties.
Detached – The property is not attached to any other property,

and as such has exposed heat loss walls all around the property.
Semi Detached – The property is attached to another
property, and they share one wall. These properties will have
three exposed heat loss walls.
Enclosed End Terrace – The property is the first or last house in
a terraced row of houses which are back-to-back. These
properties will have two exposed heat loss walls.
Enclosed Mid Terrace – The property is in the middle of a row
of terraced houses, and the back of the property is joined to the
back of another terraced property. These properties have only
the one exposed heat loss wall.
End Terrace – The property is the first or last property in a row If the porch is heated, this should always be included whether it
of terraced houses. These properties will have three exposed is separated by an external quality door or not.
heat loss walls.
If the porch is external and is not heated, then it should be
Mid Terrace – The property is one of the middle properties in a
disregarded.
row of terraced houses. These properties will have two exposed
heat loss walls.
If the porch is internal, not heated and thermally separated, this
should be disregarded.
A garage linking properties does not affect the detachment.
For instance, if two detached properties are joined together by a
Store Rooms and Utility Rooms
garage, both properties will still be detached.
If the store room/utility room is heated, it should always be
included.
Passages and alleys between properties also do not affect
detachment. The only difference these should make is the added
If the store room/utility room is accessible only via a separate
heat loss perimeter, which should be calculated and added to the
external door and is not heated, it should be disregarded.
Heat Loss Perimeter (HLP) calculations.
If the store room/utility room is directly accessible, not heated
Properties which are joined by a heated extension, or a heated
and thermally separated from the main property, it should be
part of the property, no matter how big or small the join is,
disregarded.
should be accounted for when selecting the detachment of the
property.
Garages
If the garage is heated from the main heating system, then the
Extent of the dwelling and Extensions garage should always be included in the software. However, the
Generally rooms and other spaces, such as built in cupboards,
presence of a boiler within the garage does not make it heated
are included as part of the dwelling where these are directly
and in this instance the garage should not be included.
accessible from the occupied area of the dwelling, whereas
unheated spaces clearly divided from the dwelling are not.
SECTION
TWO
Mezzanine Do not mix internal and external dimensions; if a basement is

A mezzanine floor is usually an intermediate floor, located included in the assessment, it is likely that internal dimensions
between two floors in a building. Often they are installed to will be used throughout the dwelling
maximise the use of space in a property, particularly in properties
with a very high ceiling. They do not extend across the whole of
the floor, meaning that part of the property has a double height
ceiling.
A mezzanine floor would have to be entered as main property

and extension, even though they are both in the same part of
the building. Enter the part of the property above and below
the mezzanine deck as a two storey extension and treat the
remaining part as a single level with the full floor to ceiling/roof
height.
In the image below you can see the stairwell leading down to
the basement. You can walk downwards facing forwards, and
the basement is open to the rest of the dwelling. This means
that it should be included in the assessment.
If the mezzanine is located as such that it has no heat loss

perimeter, then assign a nominal 1m perimeter to each floor of
the mezzanine part and deduct 1m from the heat loss perimeter
of the other part.
Basement
A basement is defined as a storey with 50% or more of its
external walls adjacent to soil.
You should include a basement in the assessment when it is

accessed via a permanent fixed staircase such that one is able to
walk downwards facing forwards and either:
n Basement is heated via a fixed heater emitter or

n Basement is open to the rest of the dwelling, (ie no door)
A basement does not necessarily contain habitable rooms.
Attic/Roof room There is no explicit allowance for dormer windows except to

This should be included in the assessment when accessed via a include in the floor area of the roof rooms. A roof room does not
permanent fixed staircase such that one is able to walk necessarily contain habitable rooms.
downwards facing forwards.
A room in roof can be a loft conversion, dormer bungalow/chalet
For a roof room to be classed as such and not a separate storey, bungalow, or an original storey with a common wall which is less
the height of the common wall must be less than 1.8m for at than 1.8m.
least 50% of the common wall (excluding gable ends or party
walls) The common wall is a vertical continuation of the external See the diagrams for more clarity:
wall of the storey below.
BASIC ROOF ROOM ROOF ROOM WITH VAULTED ROOF ROOM WITH DORMER
CEILING WINDOWS
Less than 1.8m At least 1.8m
ROOF ROOM WITH LARGE DORMER ROOF ROOM SEPARATE STOREY

WINDOWS (CHALET STYLE) (NOT ROOF ROOM)
PERMANENT FIXED STAIRCASE, DORMER ROOF

WHICH CAN BE WALKED DOWNWARDS FACING FORWARD. THIS
ENABLES IT TO BE CLASSED AS A ROOM IN ROOF
SECTION
TWO
Extensions
For the purposes of RdSAP, an extension is a part of a property
which has different thermal qualities to the rest of the house,
this means they need to be recorded separately in order for them
to have the correct U-values assigned. There are several reasons
for the “extension” to have different thermal qualities:
Examples of room in the roof

n Age – constructed in a different age band to the main
property.
Where there is a common wall it is:
n Wall construction/insulation – walls constructed with a
n A roof room if the height of the common wall in the upper
different construction method to the main building.
storey is less than 1.8m
Depending on the building regulations at the time of the
n A separate storey if greater or equal to 1.8m extensions construction of insulation levels may also be
different also.
Mansard Roof n Roof construction/insulation – roofs constructed with a
A mansard roof is the top storey of a dwelling with near vertical
different construction method to the main building.
walls.
Depending on the building regulations at the time of
construction of the extension, insulation levels may be
different also.
n Floor heat loss type – if part of the property is over an
unheated space, or another dwelling.
In some cases it is necessary to record part of a property as an

extension, in order to account for significantly different ceiling
heights in a dwelling. It may also be necessary to enter an
An example of a Mansard Roof An example of a whole dwelling in roof extension if a property has a typical two storey area and a single
storey with room in the roof. By splitting the property into main
A storey having non-vertical walls of at least 70o pitch house and extension the property can be more accurately
constitutes a separate storey; it is not treated as a roof room. modelled.
If appropriate, use an alternative wall to differentiate the When an extension is recorded, you will have to record
construction from the main wall construction. information regarding age, dimensions, wall construction and
insulation, roof insulation, floor construction and insulation,
Whole dwelling within a roof the same as you would for the main building.
When the property is a single storey located entirely in the roof,
it cannot be entered as a roof room. Enter it as: Extension above a garage
If the property has an extension over an unheated garage, it
should be entered as an extension on the lowest floor. The floor
n Lowest occupied level
type should be specified as being ‘above an unheated space’ in
n Timber frame construction of appropriate age band the RdSAP software.
n Room height 2.2m
Extension which is above and alongside the dwelling
n Include area and perimeter measurements as per a normal It is possible for an extension to be both above and alongside the
storey rest of the dwelling, but cannot be defined in RdSAP. In this case,
n Enter roof as pitched roof you will have to split the extension into two parts, one above
n Any masonry external walls as alternative walls and the other alongside the dwelling.
If there are two storeys within a roof, enter the lower storey as
above and the upper storey as room in roof.
More than 4 extensions

Add together floor areas and exposed perimeters of extensions If that is not considered appropriate, the window area is assessed
(or add extensions to main dwelling) to reduce to four by either:
extensions. Combine parts having the most similar age bands
(refer to SAP appendix S for U-values of relevant constructions). a) measuring all windows and roof windows throughout the
Use alternative wall where appropriate. dwelling, or
Vertical Extensions b) measuring all windows and roof windows in the sun room
For a vertical extension (new upper floor above existing dwelling) and use Table S4 to obtain the window area of remaining part
you should enter the new upper floor as an extension with ‘same of dwelling which is entered as a single window. Record method
dwelling below’ and enter the original part as ‘same dwelling used in site notes.
above’ for the existing building.
Table S4 : Window area (m²)
Where an extension has been built over part of the existing
dwelling, divide the part built over into two, one of which has Age band of main House or Bungalow Flat or Maisonette
‘same dwelling above’ and for the other part describe the roof dwelling
construction and insulation. A,B,C WA = 0.1220 TFA + 6.875 WA = 0.0801 TFA + 5.580
D WA = 0.1294 TFA + 5.515 WA = 0.0341 TFA + 8.562
Enter the new upper floor as an extension with “same dwelling
below” and the original part with “same dwelling above” for E WA = 0.1239 TFA + 7.332 WA = 0.0717 TFA + 6.560
the roof description. F WA = 0.1252 TFA + 5.520 WA = 0.1199 TFA + 1.975
G WA = 0.1356 TFA + 5.242 WA = 0.0510 TFA + 4.554
A roof room cannot be a vertical extension in its own right. H WA = 0.0948 TFA + 6.534 WA = 0.0813 TFA + 3.744
I WA = 0.1382 TFA – 0.027 WA = 0.1148 TFA + 0.392
J, K, L WA = 0.1435 TFA – 0.403 WA = 0.1148 TFA + 0.392
WA = window area
TFA = total floor area of main part plus any extension
This does not include conservatories, which are treated

separately: see S6.
The window areas calculated using Table S4 are to be reduced

by 25% if it is assessed as being less than typical for the age
and type of property, and increased by 25% if assessed as being
more than typical for the age and type of property.
Sun Room
For a highly glazed part of the dwelling, such as a sun room,
which does not meet the criteria for a conservatory (50% of
walls and 75% of roof glazed), in most cases use the glazing
option of ‘more than typical’. That adds 25% to the total glazed
area of the dwelling.
Open Fireplaces (Ventilation) A dual meter is an electric meter with two readings and these
A fireplace is an open recess for holding a fire at the base of a are usually digital meters, where you can toggle between both
chimney. readings with a button. It is possible to have two separate single
analogue meters combining to be a dual meter – a process to
All open chimneys/fireplaces should be included in the fireplace determine this is:
count. (Both upstairs and downstairs).
The definition of an open fireplace is a vertical duct with a flue

diameter of at least 200mm or its equivalent. The following are
not counted as open fireplaces:
n Any open flue less than

200mm diameter
n A permanently blocked up fireplace,
even if an airbrick is present SINGLE METER DUAL METER
n Any heating appliance with If the main heating is electric – select dual meter if the electric
controlled flow of air supply heating is an off peak electrical device and single meter
(i.e closing doors on the appliance) otherwise (direct-acting heaters)
n A flexible gas flue liner sealed into
the chimney (diameter is less than 200mm) If the main heating is not off peak electric, but the water heating
is electric, select dual meter if it has a dual immersion and single
n A chimney fitted with a damper enabling the flue to be
meter if it has a single immersion.
mechanically closed when not in use
If none of the above applies, single meter should be selected.
Temporary means of blocking a flue, (e.g. cardboard, newspaper
bungs and similar) are not a permanent means of controlling
If you select dual meter after following the process, include
ventilation, and therefore the chimney is counted as an open
addendum 10. If you select single meter, use addendum 11.
fireplace.
Options for Dual 18-hour and Dual 24-hour meters are available
This relates only to the number of open fireplaces (as this affects
too. You can identify these by the electricity bills. Dual 24-hour is
the ventilation rate for the calculation). Other rules apply when
possible in Scotland and some parts of Northern
considering the choice of main or secondary heating system.
Northumberland.
If the open fireplace is capable of supporting an open fire, even
with no fuel present, then this should be entered as a heating
Unknown is also an option for the electricity meter. This is if the
system (unless in a bedroom, then they are counted in the open
meter is inaccessible and it will assume a single meter in most
fire count, providing the above criteria is met).
cases. Dual will be assumed when a heating system utilising an
off peak tariff is selected.
Electric Meter Type
For the electric meter type, there are five options you can choose
from. Usually the dwelling uses either the standard domestic
tariff (single meter) or an off peak tariff (dual meter). In these
cases select single or dual meter and an addendum is not
required.
A single meter is an electric meter with one reading and this can
be an analogue meter, a digital meter, or a pre-pay digital meter
(these have a button and so look like a dual meter)
3
S E C T I O N
AGE A ND DI M E N S I O N S
SECTION
THREE
age and dimensions

n Habitable and Heated Habitable Rooms
o Room count
o Open spaces
o Heated habitable rooms
o Bedrooms
n Rooms with bath and showers (Identifying mixers)
n Aging a Dwelling
o Aging an extension
o Aging a roof room
o Aging a conversion
n Dimensions
o Dimension Type
o Measurements
o Room In Roof measurements
n Calculation
o Area
o Room Height
o Wall Perimeter (Heat Loss Perimeter)
o Party Wall Length
n Examples
o Room Heights
o Area, HLP and party wall length
o Bay Windows
n Unusual Areas
o Circular Areas
o Triangular Areas
n Sloping sites
Habitable and Heated Habitable rooms They generally flow faster than electric showers, and there will
be no electrical control box present.
– room count
A habitable room includes living rooms, sitting rooms, dining Instantaneous electric showers are not included in the mixer
rooms, bedrooms, studies and anything similar, as well as a shower count, except for the ‘Number of rooms with bath and/
non-separated conservatory (if an internal quality door separates or shower’ field
it from the dwelling). A kitchen/diner is only counted if space for
a table and four chairs is present. Number of rooms with bath and/or shower includes rooms with
only an electric shower. If two showers are found in a room,
You should not include a kitchen (which fails the above criteria), count as one.
utility room, bathroom, cloakroom, en-suite and similar. Any
hallway, stairs or landing, or any room without a window should Number of rooms with mixer and no bath – this is how many
also not be included in the count. rooms have a mixer shower present in the dwelling (a mixer
shower attached to the bath taps can be included as a mixer
Make sure in these counts you include every room in the main shower if there is a permanent bracket over the bath, at least
building, extensions, room in roof, attic, basement and 1.5m above the plughole with a shower curtain/screen.)
conservatory together.
Number of rooms with mixer and bath – this how many rooms
Open Spaces – how many rooms? there is with a bath with mixer taps are present in the dwelling.
For an open plan dwelling, you should count all spaces thermally
connected to the main living area as one room. Aging a dwelling
Aging a property is achieved by visually inspecting a property and
For an open lounge/dining room, if the door is temporarily by taking into account any documentary evidence held by the
removed (architrave and hinges still present) this should be homeowner, such as:
recorded as two habitable rooms. If the door is permanently
removed (hinge holes filled) this is one habitable room. If a n Any land registry documents, the style characteristics of the
conservatory is open to the rest of the dwelling, it is not counted building, looking at the rest of the dwellings on the same
as a separate room. street and by researching the property online using the maps
for older properties and contacting the local authority for any
Heated habitable rooms plans.
To be defined as a heated habitable room, the room must have
a fixed heat emitter present. If not, then it is counted as a n When you visually inspect the property you should be taking
habitable room count but not in the heated habitable room into account the wall construction, by inspecting the brick
count. Include all habitable rooms heated by either main heating bond, the type and size of the windows, roofing, floors,
system/systems or fixed secondary heating. internal walls and services. It is important to take your time to
work out the date, as things like cladding and rendering can
Bedrooms throw you out. If the age band is incorrect, this can impair the
If a bedroom contains an open fire, then you should not count rating by a large amount.
the room as a heated habitable room.
There are always exceptions to the advice above and it is advised
Rooms with baths and showers that you do as much assessing and researching into the age
This section is present with the purpose of determining whether as possible to get the correct band, the rating and
a waste water heat recovery system should be recommended or recommendations.
not.
The ageing sections in the pages that follow are there for
Number of rooms with bath and/or shower – this is simply general guidance however please be aware that regional variants
how many rooms in the property have a bath and/or a shower do occur.
present.
A mixer shower is where the hot water is provided by a boiler

(combi or regular), heat pump or immersion heater, and the
cold water is taken from the cold water supply. The hot and cold
water is then mixed together to reach the desired temperature.
SECTION
THREE
Below are the age bands for properties which the software uses to base its assumptions on:
Table S1 - Age Bands

Years Construction
Age Band England & Wales Scotland Northern 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)
You will notice that the first four age bands span over 66 years must be confident, and able to demonstrate that any
and the remaining eight age bands span 48 years, a documentation relates to the actual property being assessed and
considerable difference. This is because from the 1960’s, that there is no physical evidence to the contrary.
constructional changes have been mostly caused by amendments
to building regulations for the conservation of fuel and power, Evidence of intent to install does not qualify as acceptable
which have called for increasing levels of thermal insulation. documentary evidence.
The dates above are generally one year after the change in
regulations, to allow for completion of dwellings approved Pre 1900 properties
under the previous regulations. You will find that pre-1960, the Dwellings built before 1900 were in different periods, different
assumed U-values will be a lot higher than post 1960. eras of British history. The different eras before 1900 were:
For a change of use conversion, (e.g. a barn converted to a Tudor 1485-1603

dwelling) or where the dwelling has been sub-divided (e.g. house Stuart 1603-1714
to flats) use the original construction date, unless there is (Jacobean Era 1603-1625)
documentary evidence that all thermal elements have been (Queen Anne Era 1702-1714)
upgraded to the building regulation standards applicable at the Georgian 1714-1837
conversion date. Enter insulation levels only for those elements
(Regency Era 1811-1820)
for which evidence is available.
Victorian 1837-1901
Acceptable documentary evidence includes , but is not limited
It is not a requirement to know these specific eras, but
to, certificates, warranties, guarantees, building control
knowledge of these types of properties helps when
sign-off, from a home owner or tenant, or official letters from
distinguishing age and constructions.
the applicable Registered Social Landlord (RSL). The assessor
SECTION
THREE
age and dimensions
Tudor properties
Tudor period properties can be identified almost instantly, by
their black and white effect. Most Tudor houses are one large
wooden frame (often cut by hand, hence the uneven lengths of
wood present) joined together by wooden pegs. The wooden
timbers usually were coated with black tar to stop them rotting.
They have a tall chimney, steep roofs and an enclosed fireplace.
The white section of the property is called wattle and daub.
Between the wooden frame, intertwined sticks called wattle

were placed, forming the wall. Daub, which is a mixture of clay,
sand and dung was smeared (daubed) in and over the wattle,
forming the wall. The wattle and daub was then lime washed, to
make it look white, along with the tarred timbers, produced the
black and white effect. Most Tudor houses had a thatched roof,
but the richer families could afford to tile the roofs. On some
Tudor houses, the top floor overhung the ground floor. This is
called a jetty. The use of glass grew in the Tudor period, however
large panes of glass were very expensive and difficult to produce,
so the panes were small and held together with lead and in a
lattice (criss-cross) pattern, in a wooden frame.
Some modern houses are mock Tudor style houses, attempting

to imitate the Tudor era properties.
Stuart properties
The Stuart period started with the Jacobean architecture and
ended with the new architectural style of Queen Anne.
Stuart period properties are constructed from local stone and
include the following features: Larger windows (the larger they
are, the wealthier the owner) divided by stone mullions,
projecting bays, multiple gables (a Dutch style), finials on top of
the gables, chimney stacks on the ends of the property.
Georgian properties
Georgian period properties are large imposing properties, square
shaped and symmetrical. There are pillars at the front of the
house, with a panelled front door in the centre. The roof was
usually hidden behind a low wall built on the edge of the roof,
or hidden behind a parapet. The roof construction is tiled and is
also a hipped roof. The windows are sash windows, with smaller
windows near the roof.
SECTION
THREE
Victorian properties
Victorian properties were not necessarily constructed from locally Key points which indicate pre 1900s
sourced materials, as new manufacturing processes and the n Walls - Predominately made of solid brick, however, in certain
beginning of the railways meant materials could be areas of the country stone and early cavities are noteable
transported all across the country. Mass produced bricks and n Solid Brick – Flemish brick bond/English brick bond with less
glass were cheaper and required less preparation, in addition to than 220mm thick walls
the abolition of tax on both of these. Richer Victorians lived in
Villas, with the worker population living in back to back terraced n Retro fitted damp proof course visible
houses. Victorian houses were built without garages, as cars n Stone lintels
were only invented towards the end of the Victorian period.
n Chimney
Victorian houses have chimneys due to the fireplace present
to supply heating for the dwelling. Characteristics of Victorian
houses are bay windows, which protrude from the property, iron
railings, solid brick wall construction, patterns in the brickwork
formed by coloured bricks. Stained glass is present in doorways
and windows, with roof tiling made of slate material and the
prescence of sash windows.
Successive housing booms meant that a significant number of

terraced houses were built. These terraced houses are of a solid
brick construction, with a thickness of around 220mm. The
earlier bricks are of non-standard sizes, and are often narrower
than modern bricks. No damp proof course was installed – retro
fitted damp proof course is nearly always visible. There is usually
brick decoration between floors, along with stone lintels with
some embellishment. There are no car parking facilities, lots of
cars will usually be parked along the street. There will also be a
large chimney present, as when built the property will have been
heated by the fireplaces. Other less common features are the old
outbuildings still erected in the garden, and the presence of
servant’s quarters in the basement – these are only present in
much larger houses than the terraced ones.
1900 – 1929
Properties in this era were developed in whole streets at a time
and hence are more consistent in style. The properties built were
mainly terraced properties, with little change in construction type
and materials. Cars at this point were not in widespread use – so
the properties weren’t built with any facilities such as a driveway
or garage. The fronts of the properties are mostly set back from
the road, with a small garden at the front. Properties in this era
tended to be larger, with larger south facing gardens and an
increase in use of bay windows.
The cavity wall construction was introduced in the most exposed

regions of the country, at around 250mm thickness.
Key points which indicate 1900-1929

n Solid Brick – Flemish brick bond/English brick bond
n 220mm wall thickness
n Property set back from street
n Presence of bay windows
SECTION
THREE
age and dimensions
1930-1949 supplies and coupled with the loss of skilled labour after the
In this era, there was a large increase in the building of Second World War, it was necessary to find alternative ways
semi-detached properties, and cavity wall construction was the to rebuild the nation’s houses. Large numbers of homes were
most commonly used in the UK, at around 250mm thick. In this needed quickly.
era, the damp proof course was installed when the property
was built. There was also space for a car and a detached garage System build designs include the following:
can possibly be present. The roofs are hipped rather than gable n Airey (picture 1)
ended and chimneys were still present during this era. This era
n BISF
brought about a large growth of suburban estates around cities.
n Boot
Council house estates were erected – semi-detached properties, n Boswell
terraced properties and low rise flats (due to lack of lift
n Cornish (picture 2)
technology).
n Laing Easi-Form
In this era, non-traditional buildings were introduced. These are n Wimpey
classed as system build properties and buildings such as steel
framed, timber framed, pre case and in situ concrete. These are n Mowlem
nearly always clad or rendered and this makes them difficult to n Telford
identify. n Orlit
n Reema
n Tarran/Dorran
n Unity
n Woolaway
n Wates
Key points which indicate 1930-1949

n Cavity wall construction
n 250mm wall thickness
n Detached garage/space for car parking
n Hipped roof
n Chimney
n Semi-detached property
Typical characteristic of system build properties
Non-traditional buildings are called System Build properties.
Rather than using traditional construction methods and

materials, such as brick and stone walls, alternative materials and
methods were used. Concrete was one of the main materials
used, usually cast into slabs and then taken to site, hence the
term many people will know these buildings by ‘Pre Fab’. Steel
and aluminium were also popular. These were structures that
were assembled in factories and then transported to site.
These houses were built due to a growing shortage of building
SECTION
THREE
It is not a requirement to identify a specific system build type Window sizes – windows are often a non-standard size in system
during your assessment. All you have to do is identify system build properties. They were designed to fit in between the
build. concrete panels.
Key identifiers of system build – the external appearance will be Usually located in clusters – as these properties were council
concrete panels, steel cladding or timber will be visible. developments there are generally several system build properties
If the property has been clad, it can be more difficult to identify in a small area. Anything from half a dozen to several hundred.
system build. You should look for the following: It is unusual to find single developments.
Wall thickness – system builds do not have to fit to brick sizes, This cladding is usually is part of remedial works which address
so wall thickness may be unusual and varied. the structural issues of many system builds as well as poor
thermal quality.
Chimney – many system builds have large brick chimneys.
When they were built most properties had open fires with back If this remedial work has created a cavity, then a cavity
boilers. construction should always be entered. If the wall has simply
been clad, then this construction remains as a system build.
Neighbouring properties – some properties may not have had
any work done, so may still have the original concrete/steel/ If you identify a system build property, the age band will be
visible timber. 1930-1949 or 1950-1966 depending on what you assess at site.
Gable end in loft space – if there is access to the loft then take
a look at the gable end. You should be able to see the original
building structure.
1950’s
In this era, the construction type continued to be non-traditional
methods, especially for Council housing. These non-traditional
houses were built in large open plan estates and non-traditional
flats were built, increasing in size during the era. Properties tend
to have flat roof porches, chimneys, a driveway and/or garage,
The window openings have increased in size and tend to be
wider than they are high. In this era bungalows grew in
popularity and dormer bungalows are common.
Key points which indicate 1950s

n Non-traditional building methods – this means the wall
thicknesses could vary massively
n Rendering of the property
n Larger window openings
n Bungalows – with or without dormers
n High Rise Flats
SECTION
THREE
age and dimensions
1960’s
This is the era where the awareness of energy efficiency in the
home started growing. Brick cavity walls (about 250+mm thick)
with some use of timber boarding, tile hanging or concrete
panels for sections of properties. These cavity walls use the new
method of brick and block – block work should be visible in the
loft space at the gable end. Cross wall construction became
common, with a masonry gable end and timber frame section
in between, usually clad with tiles, timber or composite sheets.
This allowed much more glazing to be incorporated than was
previously possible. These windows are usually large and
originally single glazed, with little consideration for heat loss due
to the low price of oil.
The roofs were covered in concrete, and slate is rarely used.

The flat or low pitched roofs were covered in roofing felt.
The Clean Air Act of 1956 greatly influenced the heating of
dwellings, and saw a reduction in properties with traditional
chimneys. Solid fuels were rarely used. Building Regulations were
introduced in Scotland in 1964, England and Wales in 1966 and
Northern Ireland in 1972.
Key points which indicate 1960s

n Wall thickness about 250mm+
n Blockwork in the loft
n Cross wall construction 1970’s
n Large window areas Following on from the introduction of Building Regulations at
the back end of the 1960’s, houses began to be made more
energy efficient through the introduction of wall insulation,
much smaller windows, roof insulation and double glazing.
Cavity walls measure about 260+mm, with cross wall

construction still common. Coloured panels are used in front
elevations. The use of timber frame and steel construction is also
common. These properties have more variety than the previous
era, with a combination of two and three storey houses, and
were built more densely due to the increasing cost of land. Flat
roofs, mono pitch and shallow pitch roofs become popular,
particularly in low cost housing developments.
Key points which indicate 1970’s

n Smaller windows
n Cross wall construction
n Early double glazing
n Small amount of original loft insulation
SECTION
THREE
1980’s
In this era building designs start to come back, with mixed styles
in the same housing estates, complicated roof shapes,
occasionally with dormer windows, and lines of different
coloured bricks used to outline or connect windows and doors.
Cavity walls measure about 270mm+ thick, on far more low rise
developments due to a backlash against high rise flats. In these
low rise developments cul-de-sacs are common. The windows
are usually double glazed in dark wooden frames and
chimneys start to reappear for gas flame effect fires. There is
usually an enclosed front garden often with paved space for a
car and integral garage.

n Dark wooden frames
n Lines of different coloured bricks
1990’s
In this era and subsequently, it becomes harder to distinguish
between types due to the variety of styles emulating previous
periods. Cavity walls measure between 270 and 300mm thick,
with often smaller plots. These properties have trickle vents to
the original windows and extractor fans to the kitchen and
bathroom(s). There is quite often bay windows, mock pillars,
porches and decorative brickwork. There will be allocated
parking, driveways or a garage. Rooms such as studies, utility
rooms, downstairs toilet and en suite bathrooms are more
common. In this era onwards, home owners are more likely to
know the actual date of construction.
Floor insulation will start becoming assumed from 1996

onwards.

n Wall thickness about 270mm-300mm
n Trickle vents over windows
n External extractor fans
SECTION
THREE
age and dimensions
2000 onwards dated photographs of the property concerned validating date of

As before, it is hard to distinguish these modern eras. The construction (the evidence might establish the earliest possible
owner/occupier is almost certain to know the original build date date of construction if roof room is absent in the photograph).
of the property.
Acceptable documentary evidence includes, but is not limited to,
In these eras, there is an increased density of housing. This is due certificates, warranties, guarantees, building control
to encouraged development of Brownfield sites, which results in sign-off (from a home owner or tenant) or official letters from
many post 2002 inner city developments. These developments the applicable Registered Social Landlord (RSL). The assessor
are very big, with a few different property designs. The high must be confident, and able to demonstrate, that any docu-
purchase and building cost of these means three storey mentation relates to the actual property being assessed and that
properties and rooms in roof become more common. Timber there is no physical evidence to the contrary.
frame properties are more common, with weep holes above
openings. Soil stacks are built external to the property. Double Evidence of intent to install does not qualify as acceptable
glazing may have the date stamped into the bead and cavity wall documentary evidence.
thicknesses are now above 300+mm
Aging a conversion
For a conversion which was a change of use (e.g. barn converted
to a dwelling), or 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.
Acceptable documentary evidence includes, but is not limited to,

certificates, warranties, guarantees, building control
sign-off (from a home owner or tenant) or official letters from
must be confident, and able to demonstrate, that any
documentation relates to the actual property being assessed
and that there is no physical evidence to the contrary.
Evidence of intent to install does not qualify as acceptable

Key points which indicate 2000 onwards documentary evidence.
n Wall thickness about 300+mm Dimensions

n Cavity wall construction The measurements required are the floor area, exposed
n Timber frame construction perimeter, party wall length and room height.
n Weep holes Dimension Type

n Double glazing dates Internal dimensions are permissible in all cases. In the case of a
house or bungalow, external dimensions for area and perimeter
n Large three storey properties
are usually more convenient, except where access to all sides
of the building is not possible or where there are differing wall
Aging an extension
thicknesses or other aspects which would make the dimensional
An extension’s age is identified in the same way as the main
conversion unreliable. When using external measurements for
building part. The extension could be the same age as the main
a dwelling joined onto another dwelling (semi-detached and
building, as it has been entered to show a different part of the
terraced houses) the measurement is to the midpoint of the
dwelling with different thermal properties. Or it could have been
party wall. Flats and maisonettes are usually measured internally,
built at a later date and will need aging in the way you would for
although this is not a requirement of the specification.
the main building.
Whichever is chosen, the same basis must be used for all parts
Aging a roof room
of the dwelling. You must state on your site plans whether the
This should be the same age band as the main building unless
dimensions recorded are external or internal.
documentary evidence proves otherwise. Evidence includes
documentary evidence (e.g. planning applications),
SECTION
THREE
Measurements Room Height

When dimensions are measured internally, measure between Vertical (room height) dimensions are always measured internally
the finished internal surfaces of the wall bounding the dwelling. within the room.
When that cannot be done directly, (when measuring room by
room) include an allowance for the thickness of internal If ceiling heights vary, then average the height based on the
partitions. area.
Measure all perturbations, (e.g. bay windows) but disregard

chimney breasts, unless it is considered significant (e.g. large IGNORE THE HEIGHT OF THE
inglenook). STUD WALL
Measure lengths to one decimal place (0.1m) or better. Retain

a higher precision when that has been measured, especially for
room heights.
Calculations
THIS IS THE COMMON WALL
Area
The floor area is calculated separately for each storey of a
dwelling and should include all rooms and other spaces, such as Heat loss Perimeter
built in cupboards which are accessed directly from within the The heat loss perimeter is calculated separately for each storey
dwelling. Projections such as bay windows should be included in of a dwelling and should include all exposed perimeter on that
the floor area, chimney breasts can be ignored unless significant storey. An exposed wall is an external wall to a property.
in size.
The exposed perimeter (heat loss perimeter) includes the wall
To work out the area of a square/rectangular property, between the dwelling and an unheated garage, or a separated
use W x L. conservatory.
For different types of property, with irregular shaped areas, If a dwelling has commercial premises alongside it, treat the
please see the examples below. separating wall as a party wall.
W is the width of the property, and L is the length of the For a flat or maisonette, the wall between the dwelling and an
property unheated corridor is also counted as exposed perimeter. This is
also entered as a sheltered wall in the Flat/Maisonette details.
Room in Roof Area
The floor area of the room in roof is always measured internally, When assessing a basement, any wall adjacent to soil is classed
irrespective of the dimensions basis for the rest of the property. as a heat loss wall.
Party Wall Length

The party wall length is calculated separately for each storey of a
dwelling and should include all wall party to an adjoining
STUD PARTITION
property. The party wall should be recorded in all cases – apart
from detached properties.
A flat in a block having only an unheated corridor adjacent to it

is treated as detached (no party wall)

EAVES – NON HABITABLE please also note that part walls in basements must be treated as
SPACE heatloss walls. This is because the assessment is limited to the
individual property and it is not often possible to assess/access
neighbouring properties to ascertain if the adjacent basements
are heated and habitable.
SECTION
THREE
age and dimensions
Room Heights
As above, vertical (room height) dimensions are always measured internally within the room and if ceiling heights vary, then the
average height based on the area is used.
2.5m 2.5m
2.5m 2.5m
2m
If the property is a standard one with no To calculate an area weighted average, you should use the following calculation:
varying ceiling heights, the room height (Area x ceiling height) + (Area x ceiling height) / Total floor area
should be very simple to measure, as you In this instance, we will assume the floor area of the 2.5m height area is 20m2,
can just simply measure floor to ceiling. and the floor area of the 2m height area is 15m2. The calculation is
Room height for each storey = 2.5m (20 x 2.5) + (15 x 2) / 35 = 2.29m
Area, HLP and Party Wall measurements

1. Detached property
5.5m
Area
The property is simple to work out; it is a simple square with no parts sticking
out. This makes it a simple Length x Width. 5.5 x 5.5 = 30.25m2
Heat Loss Perimeter

The property is detached, so every wall is a heat loss wall. This means that all
5.5m 5.5m
external walls should be added together to work out the HLP. This makes the
HLP 5.5 + 5.5 + 5.5 + 5.5 = 22m
Party Wall Length

The property is detached, so no party wall measurement is needed
5.5m
SECTION
THREE Key for working out dimensions
is the external walls of the property
is the heat loss perimeter
is the party wall length
will be accompanied by a wall length
2. Detached property with unheated integral garage
4.0m 1.5m
Area
Unheated
The property has an integral garage, which is not part of the property or the
integral 2.5m assessment. This means it should not be included in the calculations. You can
Garage either split the dwelling to work out the area, or you can work out the full
area and subtract the area of the garage. This makes it either (5.5 x 5.5) – (1.5
x 2.5) = 26.5m2, or (3 x 5.5) + (2.5 x 4) = 26.5m2
5.5m
Heat Loss Perimeter
The property is detached, so every wall is a heat loss wall. The integral garage
3.0m is not part of the assessment, so the heat loss should run as though the
garage is not part of the property. This makes the heat loss perimeter
5.5 + 5.5 + 4 +2.5 + 1.5 + 3 = 22m
Party Wall Length

The property is detached, so no party wall measurement is needed
5.5m
3. Terraced property
5.5m
Area
The property is simple to work out; it is a simple square with no
parts sticking out. This makes it a simple Length x Width. This makes
the area 5.5 x 5.5 = 30.25m2
Neighbouring
Heat Loss Perimeter

Neighbouring
dwelling
dwelling
The property is terraced, so only two walls are heat loss. The two
5.5m
exposed walls to the front and rear of the property should be classed
as heat loss.
This makes the heat loss perimeter 5.5 + 5.5 = 11m
Party Wall Length

The property is terraced, so only two walls are party to the
neighbouring properties. The two party walls to the sides of the
property should be classed as party walls. This makes the party wall
5.5m length 5.5 + 5.5 = 11m
age and dimensions
4. Semi-detached with two extensions
5.5m 2.0m
Area
There is three building parts, so the floor area is split
accordingly. In this instance, the main building is
(5.5 x 5.5 = 30.25m2) extension 1 is (4 x 2.5 = 10m2)
2.5m extension 2 is (2 x 2.5 = 5m2)
Extension 2
Neighbouring
Heat Loss Perimeter

dwelling
Main
5.5m 5.5m The property has three building parts, which means three
dwelling
separate heat loss perimeters are present. In this instance,
2.0m the heat loss of the main building part is (5.5 + 3.5 + 1.5 =
10.5m, extension 1 is (2.5 + 4 + 2.5 = 9m) and extension 2
3.0m is (2 + 2.5 + 2 = 6.5m)
Party Wall Length

The property is semi-detached and the extensions are not
attached to any part of another dwelling. This means that
1.5m the main building party wall length is 5.5m, and there is no
2.5m Extension 1 party wall length for extension 1 and 2.
2.5m
4.0m
3. Terraced property (Flat)
5.5m Unheated corridor

Area
The property is simple to work out; it is a simple square with no
parts sticking out. This makes it a simple Length x Width.
5.5m 1.5m 5.5 x 5.5 = 30.25m2
Heat Loss Perimeter

The property has one exposed wall and one wall to an unheated
Neighbouring
Neighbouring
5.5m Main
dwelling
corridor. Both walls should be calculated as heat loss perimeter. In

dwelling
dwelling this instance, (5.5 + 1.5 + 5.5 = 12.5m)
Party Wall Length

The property has only two walls party to neighbouring dwellings,
4.0m so only these should be counted in the party wall length. In this
instance, (5.5 + 4 = 9.5m)
5.5m
SECTION
THREE
6. Bay Windows
W Wp
D D
Square Canted
Area = W x D Area = Wp x D (Wp = Partial Width)
Extra HLP = 2 x D Extra HLP = 0.8 x D
W W
D D
Very Shallow Shallow

(Depth is up to 10% of width) (Depth is up to 20% of width)
Area = 0.7 x W x D Area = 0.7 x W x D
Extra HLP = 0.25 x D Extra HLP = 0.5 x D
W
W
D D
Deep Very Deep / Semi Circular

(Depth is up to 30% of width) (Depth is up to 50% of width)
Area = 0.7 x W x D Area = 0.8 x W x D
Extra HLP = 0.75 x D Extra HLP = D
SECTION
THREE
age and dimensions
6. Detached property with bay window - Bay Window Example
The calculations are the same as example number 1, with the addition of the bay
1.0m window.
0.5m Area
The property is simple to work out; it is a simple square with no parts sticking out.
This makes it a simple Length x Width. 5.5 x 5.5 = 30.25m2
The bay window is a canted one, so this means the formula for the area is Wp x D.
This means that in this case the extra floor area is 1 x 0.5 = 0.5m2
5.5m
Heat Loss Perimeter
The property is detached, so every wall is a heat loss wall.
This means that all external walls should be added together to work out the HLP.
This makes the HLP 5.5 + 5.5 + 5.5 + 5.5 = 22m
As above, the canted bay window means that the formula for the extra HLP is
0.8 x D. This means that in this case the extra HLP is 0.4m
5.5m
Party Wall Length
The property is detached, so no party wall measurement is needed.
Unusual areas
Circular shaped property
For a property which is circular, you should use the formula πr2
to work out the area. The formula πd is used to work out the
d circumference of the circle, and therefore the heat loss
perimeter.
r
π is a function on many calculators, and if you don’t have the
function, use the number 3.14.
r is the radius of the circle. It is half of the diameter and goes

from the outside of the circle to the middle of the circle.
d is the diameter of the circle. It is the full length of the circle

from one point, across the middle to another point.
age and dimensions
Unusual areas
Triangular shaped property
For a triangular shaped property, you should use the formula

h x b / 2 to work out the area. To work out the heat loss
h perimeter, it is as normal, you measure the sides of the property
and add them together.
h is the height of the triangle.
b is the length of the base of the triangle.
Sloping Sites
Where an individual wall (elevation) is not heat loss for its full height
(because of stepped arrangements either within the dwelling or be-
tween the dwelling and an adjacent one) obtain the ‘effective heat loss
perimeter’ for the individual wall as follows:
1. Where documentary evidence is available, use it to calculate the

wall’s heat loss area. Divide this area by the room height to obtain
the ‘effective heat loss perimeter’.
2. Where documentary evidence is not available but the assessor is able

to measure the heat loss area, this area is divided by the room height
to obtain the ‘effective heat loss perimeter’.
3. If neither 1 nor 2 is possible, make a visual estimation and use these
guidelines:
a. if height of heat loss area is not more than 25% of the
room height, the “effective heat loss perimeter” is zero
(disregard as heat loss wall); The vertical line is the divide between the
properties and the horizontal lines are the
b. if height of heat loss area is more than 75% of the room divide between the floors.
height, “effective heat loss perimeter“ is equal to the
actual heat loss perimeter; The middle floor is not heat loss for the full
length of the wall.
c. if height of heat loss area is more than 25% and less than
or equal to 75% of the room height, the “effective heat
loss perimeter” should be considered to be 50% of the
wall’s actual heat loss perimeter.
4. If an estimation cannot be made, use 3 c.
The “effective heat loss perimeter” of the individual wall is then

included in the heat loss perimeter of the building part.
4
S E C T I O N
C O N S E RVAT ORY
SECTION
FOUR

n Conservatory details – separation
n Floor Area
n Exposed Perimeter
n Double Glazing
n Storey Height
conservatory details
Conservatory Details
A conservatory is defined as a structure with at least 75% glazed
roof and 50% glazed external walls. If these requirements are
not met, a sun room should be entered (a highly glazed
extension) as per the advice in property details.
Separated Conservatory
The conservatory is separated from the property by an external
quality door. If the conservatory is separated from the dwelling
then it is not necessary to take measurements of the
conservatory, the only information recorded is whether it is fitted
with fixed heaters. An external quality door is one which would
be suitable as a front or back door.
Non-separated Conservatory
Either the conservatory is open to the property or separated by an
internal quality door. A non-separated conservatory requires data to
be collected, which is floor area, exposed perimeter, glazing type and
storey height.
This conservatory is open to the rest of the dwelling, and as such is

non-separated.
conservatory details
Floor Area
This is calculated as per any other area under RdSAP.
Exposed Perimeter
If the conservatory is non-separated, then the heat loss perimeter
for the main house should not include the length of wall next to the
conservatory, as shown in the below example
If the conservatory is separated, then the heat loss perimeter for the
main house should include the length of wall next to the
conservatory, as shown in the below example.
Main Dwelling Main Dwelling
Non
Separated Separated
Heat Loss Perimeter

Exposed Perimeter
Double Glazing
If the conservatory is double glazed, then this should be recorded
as such. It is not a requirement to age the glazing in the
conservatory and secondary glazing or triple glazing
cannot be entered.
Storey Height
This is measured in half stories and is relative to the main
dwelling. A measurement is not required.
5
S E C T I O N
F L O O R A N D WA LL C O N S T R UC T I O N
SECTION
FIVE
floor and wall construction

n Wall Construction
o High rise properties
n Wall Type
n Wall Thickness
n Wall Insulation and Insulation Thickness
n Dry Lining
n Wall U-Value
n Party Wall Construction
n Alternative Walls
n Floor Type
n Floor Construction
n Floor Insulation and Insulation Thickness
n Floor U-Value
n Flat and Maisonette Details
o Floor Position
o Floor Number
o Flat Corridor
o Sheltered Wall
Wall Construction
In terms of RdSAP there are seven wall construction options you

can select.
Stone: granite or whinstone

This can be categorised as hard stone, usually irregular shaped,
with a smooth touch. They are usually of a grey colour, or darker.
With these constructions, you will usually find large stone lintels
above the windows and doors.
This construction usually is only found in older, pre-war

buildings. The thickness is usually around 450mm-500mm.
Some stone walls are built with a stone outer leaf, brick inner
leaf and a rubble filled centre. Under RdSAP, this is still a solid
stone wall.
Stone: sandstone
This can be categorised as soft stone, usually more regular
shaped with a more uniform pattern. They have a sandy texture
and feel, and are lighter in colour (yellow or lighter). Please note
that this may not be the case in areas of traditionally high
pollution. In these areas sandstone can become discoloured and
darker. With these constructions, you will usually find large stone
lintels above the windows and doors.
This construction usually is only found in older, pre-war

buildings. The thickness is usually around 450mm-500mm. Dressed Stone
Dressed Stone is where stone is used to clad a wall to give it a
high status finish. It is a cut stone, which makes it have a much
neater, smarter finish than most solid stone walls. It is
common in city centres, so it can be present on flats there
but it is uncommon for houses.
This cross section diagram shows how the dressed stone is

cladded onto another wall for the finish described above.
These are tricky to assess. For example in the

Huddersfield area there are many examples of Dressed Stone
cavity walls which appear to be standard stone walls however,
their thickness is typically around 360mm
Dressed Stone can also be classed as solid brick if the thickness

is less than 400mm
Assessors should use the stone cavity addenda where stone

walls are present. This promotes the following text to be
added to the EPC
This dwelling has stone walls and so requires further

investigation to establish whether these walls are of cavity
Solid brick/Dressed Stone
construction and to determine which type of cavity all
Image, UWE Bristol
insulation to best suited
SECTION
FIVE
Stone wall construction’s which are not

in RdSAP
Flint
Solid stone walls can be built with flint, a very hard rock.
This should be classed as granite or whinstone in the software.
Limestone
Solid stone walls can be built with limestone. In RdSAP, this
option is not recognised so sandstone should be selected with
the wall type addendum.
Solid Brick
Solid brick wall constructions were used originally instead of cavity wall properties. The half brick wall is not strong enough for most
buildings, so thicker walls are built. Solid brick walls are two bricks laid next to each other, with a tie brick laid across the wall for extra
strength. The end of the tie brick is visible in the brick pattern, giving a distinctive look.
There are a few different types of solid brick bonds used to construct a property (not limited to this list):
English bond – Alternative courses of headers then stretchers,

considered very strong. This brick bond is usually around
230mm – 250mm thick.
Flemish bond – Each course has headers and stretchers laid

alternatively. This bond is not considered as strong as the English Bond.
This brick bond is usually around 230m – 250mm.
English Garden wall bond – Same as the English bond above – but the courses in between the tie bricks are spaced with stretcher
bond. This increases the speed of the construction of the wall. In this instance, there are still courses of headers, but instead of the
alternation of the normal English bond, there are several courses of stretchers.
Flemish Garden wall bond - Same as the Flemish bond above – but the courses in between the tie bricks are spaced with stretcher
bond. This increases the speed of the construction of the wall. In this instance, there are still courses of alternating headers and stretchers,
but separated by several courses of stretchers.
Queen Closer – A brick which has been cut lengthways. It is

commonly used to bond solid brick walls at a corner in masonry to
show a quarter and enable bonding within the wall.
The above bonds will have a wall thickness of about 220-250mm.
Cavity Timber Frame

Cavity walls consist of two half brick walls, or one half brick and A timber framed house, as the name suggests, is where a timber
one block wall, with a gap (cavity) in-between. The inner and frame is the structural support for the property. Early timber
outer walls are joined together with wall ties. Early cavity wall frame properties are very easy to identify, by their very narrow
used cast iron wall ties, which are prone to corrosion, whereas walls of usually less than 200mm thickness. They have a very
more modern walls use stainless steel or plastic wall ties which distinctive style, and are very poor in terms of thermal qualities.
are far more resistant.
Modern timber frame properties are quite hard to identify, as
they are usually brick clad and are similar in style to other
INNER BLOCK
construction types. Modern timber frame properties are
WORK WALL
constructed by using pre-fabricated panels with built in
insulation, as well as water proof layers, fireproofing and
STAINLESS STEEL soundproofing, plus plaster finish. Timber panels are assembled
WALL TIE into a house, but then weatherproofed with cladding of brick or
stone. Rendering or cladding with timber can also be used.
HALF BRICK
OUTER WALL With a timber frame property, the windows will be set back from
the brickwork. This is because the windows are set in the timber
DAMP PROOF frame, and this means the window reveals are almost the width
COURSE of a whole brick. If you can access the loft space, and then see
the gable end, you should be able to see timber or plaster board,
and this indicates a timber frame property. Lots of weep holes
Early cavity walls have a narrow cavity, which often contains should be visible on the exterior, to prevent moisture building up
rubble, with cast iron wall ties. These can cause problems for within the structure.
the wall in years to come. Early cavity walls were brick and brick,
whereas modern cavities are brick and block.
There should be no regular header pattern in a cavity wall, but

headers may appear occasionally as spacers near openings, or
with ‘snapped’ bricks to keep in character with surrounding
buildings.
You should be able to see these all around the property and
A cavity wall is usually around 250-300mm and more modern above windows and doors. The walls will sound hollow when
properties can be even thicker. Where a cavity wall has been tapped, as the timber frame is lined with plaster board. Brick
identified, enter it as cavity irrespective of the width of the cavity. walls sound solid when tapped, however if a brick wall is dry
lined that too will sound hollow, so be careful when using this
It is possible for a cavity wall to be present, but without any method. Timber frame properties can also have an expansion
bricks. The outer wall could be stone and this is commonly used joints in the brickwork. This is because timber shrinks over time
in areas with traditional stone buildings to ensure the modern as moisture is released from it.
properties are in keeping with the surroundings. Although they
are not immediately obvious to the eye, they are considerably The expansion joint stretches from the top of the brickwork to
narrower than traditional solid walls. The example above shows the bottom, and allows some movement. You should be able to
this, with a cavity for insulation. This ensures that the property see more than one of these present on the property in order to
will meet modern building regulations, whilst ensuring the indicate it as timber frame.
building is in keeping with its surroundings.
SECTION
FIVE
System build The walls are constructed from layers of mud mixed with straw,
A system build property is a non-traditional building built with with a characteristic rounded, uneven finish. Cob walls are
alternative methods rather than using traditional construction rendered to improve weatherproofing, and measure about
methods and materials such as brick and stone walls. Concrete 500mm thick. Modern cob wall constructions have a thickness
was one of the main materials used, usually cast into slabs, of 550mm to comply with current Building Regulations.
then taken to site, hence the popular term ‘Pre Fab’. Steel and
aluminium were also popular. These were structures that were High rise properties
assembled in factories and then transported to site. High rise properties (greater than four storeys) built with
non-traditional construction methods (ie not timber frame,
System build houses came about after the Second World War, cavity brick, solid brick, stone) are deemed to be system built and
due to shortages in materials and skilled work force. This meant should be recorded as such.
alternative construction methods were used. The UK’s
population was growing and there was insufficient suitable Some high rise buildings have moved towards being of a
housing available, meaning a large number of homes was non-standard construction. There is an increase in the use of
needed quickly. System build properties can be quite easy to glass, steel, concrete and timber in high rise properties built with
identify if they have not undergone any additional work. Many non-traditional construction methods.
system build properties however have undergone remedial work
to address defects in the construction therfore care is needed
when identifying the property.
To identify system build properties, the wall thickness will be

very unusual. Large brick chimneys will still be present, which For high rise properties built after 1967, that have a cavity/
look conspicuous especially on recently refurbished properties. stretcher bond exterior wall, enter the wall as ‘cavity wall’ and
Neighbouring properties may not have had any remedial work select ‘access issues’ in Hard To Treat Cavities and include Ad-
done, which could indicate system build. You should be able to dendum 1 ‘wall type does not correspond to options available in
see the wall construction at the gable end, if you have access RdSAP’
to it. This should be concrete, steel or timber and will still be
present regardless of any remedial work. The window sizes tend If the high rise property has multiple exterior wall types of cavity
to be non-standard, they were designed to fit in between the and other constructions e.g. concrete panels, record the
concrete panels. construction as system built and deal with the cavity as an
alternative wall. If a cavity wall is entered as an alternative wall,
If remedial work has been carried out, and this involved building select ‘access issues’ in Hard To Treat Cavities and Addendum 1
an external brick skin which has formed a cavity, then you should ‘wall type does not correspond to options available in RdSAP.
enter this as a cavity construction.
For high rise properties with cavity walls and evidence of retro
Cob cavity fill, record as ‘filled cavity’ and include addendum 1.
A cob wall is a traditional
construction method, used in Wall Type does not correspond
the South West of England. If the dwelling has a wall type that does not correspond closely
with one of the available options, select the nearest equivalent
taking account of the U-value and include addendum 1.
Wall Thickness Retro Fitted Insulation

The input of a wall thickness into RdSAP helps in determining a The following options are all options to state that the dwelling
more accurate floor area for external measurements, to calculate has retro fitted insulation. Where it can be established that a
the ground floor U-value, the identification of a narrow cavity building element has insulation beyond what would normally
and in determining an accurate U-value for solid stone walls. be assumed for the age band, this can be indicated if adequate
evidence exists. Evidence can be: what is observed in the site
inspection (e.g. loft insulation, rafter insulation, cavity wall
insulation) and/or on the basis of documentary evidence.
Acceptable documentary evidence includes, but is not limited

to, certificates, warranties, guarantees, building control
sign-off, from a home owner or tenant, or official letters from
must be confident, and able to demonstrate, that any
documentation relates to the actual property being assessed and
that there is no physical evidence to the contrary.
Measure the wall thickness in mm of each external wall
(elevation) and any alternative wall within a building part. Evidence of intent to install does not qualify as acceptable
Photographic evidence is required for each different thickness. documentary evidence.
It can be measured at door or window reveals, or by internal/
external measurement comparison (which can be direct External Wall Insulation
measurement or measured by counting bricks) Where This is usually installed in the form of insulation boards fixed to
thickness varies, obtain an area weighted average. For example, the outside wall, finished with render. To identify this, there will
a detached house with all side of equal length where the rear be a deep reveal at the windows and an 8cm-10cm step to the
wall is 250mm thick and the remaining walls are 350mm thick, original brick work at the bottom of the render (opposed to a
the average is (0.25x250) + (0.75x350) = 325mm. 3cm reveal without insulation).
Wall Insulation and Insulation Thickness

In terms of RdSAP, there are four different insulation levels you
can enter for each of the separate wall constructions, and three
extra levels for a cavity wall construction.
As built
This option should be selected when the dwelling only has the
insulation that was part of the original construction when it was
built. If there is no evidence of retro fitted insulation, assume as
built. The software then assumes insulation equivalent to the
Building Regulations in force at the time (determined by the age
entered into the software).
Internal Wall Insulation
Unknown This is usually installed by fitting timber battens to the internal
This option should not be used inappropriately as this walls of a dwelling. Insulation is placed between the battens and
automatically suppresses any insulation recommendations. then covered with plasterboard.
Unknown should only be used in exceptional circumstances, External and Internal Wall Insulation
e.g where there is conflicting evidence (inspection and/or If there is both internal and external wall insulation add the
documentary) of added insulation whose presence cannot be insulation thicknesses together and enter as external.
ascertained conclusively or when you can see insulation present
but you cannot measure it.. In these cases clarifications must be
provided in the site notes.
SECTION
FIVE
Filled Cavity
Many early cavity walls had either partial or no insulation fitted at Dry Lining
the time of construction – insulation wasn’t a requirement when Dry lining is any type of internal lining that creates an airspace
cavities were first built. Cavity fill insulation can be retrofitted into behind it. It is the application of plasterboard to surfaces such as
a property, to improve the thermal quality of the wall and greatly timber, masonry or metal using different fixings for each
improve the U-value. background.
You can identify filled cavity walls by drilling holes at mortar This can be plasterboard on dabs, plasterboard on timber battens,
joints in the brickwork. These drill holes will usually be in specific or lath and plaster (options not limited to this list). Dot and dab
pattern, to ensure full coverage of the wall. Cavity wall insulation dry lining is often used to straighten old, uneven masonry walls.
can also be identified from an overspill of insulation into the loft Many modern properties are built with dry lining.
space or meter box and documentary evidence in the form of a
guarantee. The presence of dry lining can be ascertained by using a tap test.
The plasterboard will give a hollow sound, however if you tap the
area where adhesive or battens are present then you will get a
more solid sound.
Drill holes through a brick are for replacement wall ties. This applies to any type of internal lining on an uninsulated stone,
You should not confuse these for cavity wall insulation. solid brick or cavity wall that creates an airspace behind it, in age
bands A to E. Use the tap test for plasterboard on dabs or
A pattern of drill holes along the bottom of a property indicates battens. If the tap test is inconclusive, regard as not dry-lined.
a retrofitted Damp Proof Course and this also should not be Dry lining alone does not confirm the presence of insulation
entered as cavity wall insulation.
Wall U-value
Filled Cavity & External and Filled Cavity & Internal A U-value is the measure of the rate of heat loss from the
If there is a combination of filled cavity and external and/or building elements, in this case the wall. The higher the U-value,
internal wall insulation, then this can be entered into the the higher the heat loss. If any insulation has been added, this
software. As long as they meet the criteria above, then they can lowers the U-value. This U-value can be calculated by an
be entered. appropriate assessor (below) and can be used to overwrite the
default U-value. The U-values of existing elements (walls/roofs/
System build – filled cavity floors) must be the RdSAP default values (e.g entered as built)
It is possible that a system build property can have evidence of and not overwritten unless specific documentary evidence of the
retro cavity fill. You should record as a system build construction thermal conductivity of the individual materials of the building
with internal insulation and include addendum 1. element of the property being assessed is provided.
Timber frame The U-value is that of the whole element, including any added
This should be recorded as such and not as system build insulation. Documentary evidence applicable to the property
irrespective of the external cladding. being assessed must be provided and recorded if overwriting any
default U-value. This evidence shall be either: relevant building
Insulation Thickness control approval, which both correctly defines the construction in
For external and internal wall insulation, the thickness question and states the calculated U-value; or a U-value
measurement is a requirement. If you can measure this, you calculation produced or verified by a suitably qualified person.
should record the thickness to get the software to assume an
accurate U-value. If it cannot be measured, unknown can be Evidence of suitable qualification is through membership of a
selected. recognised U-value calculation competency scheme (BBA/TIMSA
(UK)), DOCEA membership (England & Wales, Northern Ireland),
Modern Insulation or level 4 on construction non domestic energy assessors. or any
If the property has modern foil insulation, the depth of the other process recognised by Accreditation Schemes/Approved
insulation is entered as an equivalent thickness of double its Organisations and Government.
actual thickness. Any foam type insulation can also be entered as
double the actual thickness, if there is documentary evidence of Evidence of intent to install does not qualify as acceptable
the type of the insulation and manufacturers information that the documentary evidence
lambda-value (thermal conductivity) is less than 0.025
The assumed insulation thickness or U-values from tables in the The primary method of identification is from a view of the party
current edition of SAP (e.g. Table 6e for windows) or RdSAP (e.g. wall within the loft space. With brickwork, solely stretcher bonds
Table S10 for roofs and Table S15A for doors) can also be treated indicate cavity construction while stretchers and headers indicate
as documentary evidence provided that the evidence on which it solid wall construction.
is based is demonstrably robust (e.g. in relation to the age band
for Table S10 or S15A). A solid blockwork wall has blocks laid flat; the pattern looks like
stretcher bond but the unit size is much larger. Note that it is
Party Wall Construction only the construction in the loft space that is relevant; a cavity
A party wall is a dividing wall between two adjoining buildings, wall can separate the dwellings themselves but change to solid
(i.e. this dwelling and the neighbouring dwelling.) in the loft space.
The party wall construction improves the EPC by taking into Where a property is divided into two or more building parts the
account any cavity party walls that are unfilled. Unfilled cavity party wall is assessed for each building part bounded by a party
party walls create a bypass, which is a movement of air through wall.
the cavity, causing a heat loss.
If two party walls in a building part where one can be
The essential party wall characteristic to identify is masonry determined but not the other (e.g. one to a heated corridor and
construction with a cavity which could be filled. Solid masonry one to another dwelling), or the constructions differ, divide into
and other constructional types are classified as “solid masonry or two building parts.
timber frame or system built”.
(If “unable to determine” in a flat/maisonette RdSAP assumes no
party wall loss.)
In terms of RdSAP there are four options you can select: Masonry Unfilled (cavity unfilled)
A cavity party wall is identified by a stretcher bond pattern of
Solid Masonry, Timber Frame or System Built brick or block in the loft. It is very rare for a cavity party wall to be
Typical solid wall brick bonds, such as the ones described earlier filled, so unless there is documentary evidence, this option will be
indicate solid masonry walls. Similarly, properties with timber selected.
frame/plasterboard and ones with concrete or steel at the party
wall indicate that this option should be selected. Unable to determine
Where identification is not possible or there is the construction is
Masonry Filled (cavity filled) indicated as “unable to determine”.
The party wall should be indicated as filled cavity only where it is
known to have been filled
The most common types of party wall are:
Garden wall solid band was popular Cavity construction to the living areas Two brickwork leafs are constructed
in older properties for both separating with a transition to a solid wall bond in adjacent to each other in stretcher
and external brickwork; headers are the loft space. The bypass is bond forming a cavity.
introduced at regular intervals to bond interrupted by the solid wall cap.
two leafs of stretchers.
SECTION
FIVE
Standard concrete block is laid flat to Two blockwork leafs are constructed Blocks laid flat technique for the
form a solid party wall. adjacent to each other in stretcher separating wall to the storey heights.
bond forming a cavity. A transition to standard blockwork
stretcher bond at no less than 300mm
above roof joist level (permitted
reduction in mass allowed).
Alternative walls When entering alternative wall area into software exclude the
An alternative wall should be used to record an area of a area of any windows and doors contained in the alternative wall.
property which cannot be accounted for as an extension, but
which is thermally different due to a differing construction type Consolidate walls of same type.
or insulation. If there are two areas of external wall of different construction
types within a building, part that should be regarded as
In determining whether an alternative wall is applicable, the alternative wall, review the way in which the property has been
significant features are construction type, dry lining, age band, divided to try and eliminate this situation. Where that is not
insulation and whether sheltered by an unheated corridor. possible, the alternative wall is the one with the larger area.
A sheltered wall between the dwelling and an unheated corridor
or stairwell is always an alternative wall. In the case of the wall separating the dwelling from an
unheated corridor or stairwell, make it an alternative wall and
Walls of the same construction but different thickness within a mark it as sheltered. U-values for sheltered walls should not
building part are not considered alternative walls unless they are include a shelter factor, since it is added by RdSAP.
stone walls.
You will need to record all the details you would for a normal
For stone walls, assess thickness at each external elevation and wall construction entry into the software, including construction,
at each storey and use alternative wall if the thickness varies by thickness, insulation, insulation thickness, dry lining and U-value.
more than 100 mm. There is also an extra entry, which for the assessor needs to
identify if the alternative wall is a sheltered wall or not.
Disregard an alternative wall when less than 10% of total
exposed wall area of the building part (including windows and Where it is known that only part of an element has been
doors) unless documentary or visual evidence exists of insulated use the alternative wall if possible for the insulated
different retrofitted insulation either of the alternative wall or of part, or use extensions.
the remaining wall in the building part. This does not apply to a
sheltered wall; treat a sheltered wall as an “alternative wall” and
always include it, even when its area is less than 10% of total
exposed wall area.
Floor Type
This is the heat loss floor type present at the property. There are six options for you to choose from in RdSAP.
Ground Floor - This means that the lowest To external air - This is when the lowest part
floor of the dwelling is on the ground, when of the dwelling (or part of) is exposed to the
the property is built onto the ground below. You outside. Some houses and flats have a tunnel
should use this option if a basement is present passing under them through to the rear of the
too (if included in the survey). property.
Above partially/intermittently heated space Same dwelling below –This is when the
- This is when the property is built over non property has another building part below which
domestic premises. This assumes the is part of the same dwelling, but the part above
non-domestic premise is heated, but at a has been built at a different time – this is used
different heating pattern to domestic buildings. for vertical extensions.
Above unheated space - This is when the Another dwelling below - This when the
property (or part of) is over an enclosed space property (or part of) is above another dwelling
which is not heated, such as a garage or an
unheated basement.
Floor Construction
This is the construction of the lowest floor in the property. You will need to
enter this for a floor type of ground floor, to external air and above unheated
space.
There are four options to choose from in RdSAP.
Solid - A solid floor is any floor which is laid directly on the ground. Solid
floors are stone and solid concrete floors, and can be identified by a solid
sound and feel. A drop heel test will show no bounce to the floor and there is
unlikely to be a step up to the property.
Suspended Timber - A suspended floor is indicated by an air brick in the

external wall, just above ground level. To tell if the floor is a suspended timber
floor, the drop heel test is used. The floor will have some give, and has a
hollow sound and feel. If timber floor boards are present and visible, this
indicates it too.
Suspended, not timber - A suspended floor is indicated by an air brick in

the external wall, just above ground level. To tell if the floor is a suspended
non-timber floor, the drop heel test is used. The floor will have no give and will
have some degree of a hollow sound and feel.
The most effective way is to look for the presence of plastic air bricks outside,
below the floor level. These tend to be present in more modern buildings.
Unknown - If the floor construction cannot be identified, then unknown can

be used.
Image, UWE Bristol
SECTION
FIVE
Floor Insulation and Insulation

Modern Insulation
Thickness If the property has modern foil insulation, the depth of the
In terms of RdSAP, there are only three options to select for floor insulation is entered as an equivalent thickness of double its
insulation. actual thickness. Any foam type insulation can also be entered
as double the actual thickness, if there is documentary evidence
As built of the type of the insulation and manufacturers information that
This option should be selected when the dwelling only has the the lambda-value (thermal conductivity) is less than 0.025
insulation that was part of the original construction when it was
built. If there is no evidence of retrofitted insulation, assume as Floor U-value
built. The software then assumes insulation equivalent to the A U-value is the measure of the rate of heat loss from the
Building Regulations in force at the time (determined by the age building elements, in this case the wall. The higher the U-value,
entered into the software). the higher the heat loss. If any insulation has been added, this
lowers the U-value. This U-value can be calculated by an
Retrofitted appropriate assessor (below) and can be used to overwrite the
This option should be selected if insulation is present, and is default U-value. The U-values of existing elements (walls/roofs/
verified by photographic evidence or documentary evidence. floors) must be the RdSAP default values (e.g entered as built)
Where it can be established that a building element has and not overwritten unless specific documentary evidence of the
insulation beyond what would normally be assumed for the age thermal conductivity of the individual materials of the building
band, this can be indicated if adequate evidence exists. Evidence element of the property being assessed is provided.
can be: what is observed in the site inspection (e.g. loft
insulation, rafter insulation, cavity wall insulation) and/or on the The U-value is that of the whole element, including any added
basis of documentary evidence. insulation. Documentary evidence applicable to the property
being assessed must be provided and recorded if overwriting any
Acceptable documentary evidence includes, but is not limited default U-value. This evidence shall be either: relevant building
to, certificates, warranties, guarantees, building control control approval, which both correctly defines the construction
sign-off, from a home owner or tenant, or official letters from in question and states the calculated U-value or a U-value
the applicable Registered Social Landlord (RSL). The assessor calculation produced or verified by a suitably qualified person.
must be confident and able to demonstrate that any
documentation relates to the actual property being assessed Evidence of suitable qualification is through membership of a
and that there is no physical evidence to the contrary. recognised U-value calculation competency scheme (BBA/TIMSA
Evidence of intent to install does not qualify as acceptable or level 4 on construction non domestic energy assessors. or any
documentary evidence. other process recognised by Accreditation Schemes/Approved
Organisations and Government.
Unknown
This option should not be used inappropriately as this Evidence of intent to install does not qualify as acceptable
automatically suppresses any insulation recommendations. documentary evidence
Unknown should only be used in exceptional circumstances The assumed insulation thickness or U-values from tables in the
e.g where there is conflicting evidence (inspection and/or current edition of SAP (e.g. Table 6e for windows) or RdSAP (e.g.
documentary) of added insulation whose presence cannot be Table S10 for roofs and Table S15A for doors) can also be treated
ascertained conclusively or when you can see insulation present as documentary evidence provided that the evidence on which it
but you cannot measure it. In these cases clarifications must be is based is demonstrably robust (e.g. in relation to the age band
provided in the site notes. for Table S10 or S15A).
Insulation Thickness
For retrofitted insulation, the thickness measurement is a
requirement. If you can measure this, you should record the
thickness to get the software to assume an accurate U-value.
If it cannot be measured, unknown can be selected.
Flat and maisonette details Where the sheltered wall extends over more than one building
For flats and maisonettes, a few further details are required to be part, (e.g. it extends across the main and an extension) assign
assessed. the sheltered wall length to the building part with the longer
sheltered wall and deduct the relevant amount from the heat
Floor Position loss perimeter of the other. Example: total unheated corridor
This is used for the description of the dwelling on the EPC. It length is 10m, of which 2m is in the main building part and 8m
is the position of the flat in relation to the rest of the building; in the extension. Record the extension as having the sheltered
it can be basement, ground floor, mid floor or top floor. If the alternative wall length of 10m, increase the heat loss perimeter
dwelling extends over more than one floor, then the lowest floor of the extension by 2m and deduct 2m from the heat loss
area should be applied. perimeter of the main dwelling.
Floor Number Length of sheltered wall

This is similar to floor position, but helps the software calculate This is the measurement of the unheated corridor which is party
the exposure of the flat, by requiring the actual number of the to the property.
floor it is on.
Flat Corridor
The property should be assessed to see if it has a heated
corridor, an unheated corridor or no corridor at all. If the corridor
is unheated, then it will need to be measured to account for its
heat loss.
Sheltered Wall
If the flat or maisonette is adjacent to an unheated corridor or
stairwell, the area of wall between the dwelling and the corridor
or stairwell is treated as a sheltered (semi-exposed) wall.
The length of wall between the dwelling and the unheated

corridor or stairwell is included in the exposed perimeter (HLP).
When a dwelling (flat or maisonette) has a sheltered wall to an

unheated corridor on more than one storey, the sheltered length
is the total for all storeys with a sheltered wall.
(example: 2 storeys with sheltered wall on each storey, length of

sheltered wall is 5m on each storey: enter 10m for the sheltered
length).
In the case of the wall separating the dwelling from an

unheated corridor or stairwell, make it an alternative wall and
mark it as sheltered. A sheltered wall between the dwelling
and an unheated corridor or stairwell is always an alternative
wall. The sheltered wall can be in any building part but must be
recorded as an alternative wall.
6
S E C T I O N
DO O R S AN D W I ND O W S
SECTION
SIX
doors
& windows

n Draught Proofing
n Number of Doors
n Insulated doors and U-value
n Glazed Area
o Extended Window Data
n Multiple Glazed
n Glazing Type
o More than one type of multiple glazing
n Pre 2002 Double Glazed Frames and Gap
SECTION
SIX
Draught Proofing In RdSAP the definition of what is a window and what is a door
is defined by the area of glazing in relation to the area of the
Draught proofing is a cheap and efficient method of saving both
whole opening, (i.e. door and frame). To be classed as a window
energy and money. Draughts are uncontrolled and can let in too
a glazed door and frame must contain glazing amounting to
much cold air, allowing heat to escape. Draught proofing plugs
60% or more of its surface area. Generally 60% or more glazing
these gaps.
is likely to only occur in a patio door. For highly glazed doors,
refer to the extended window data.
All external doors and at least two openable windows per
building part should be examined (including glazing in a
However a window with less than 60% glazing is not a door; a
non-separated conservatory). If a window is locked or
door always provides a means of entry. If the property has patio
inaccessible endeavour to check another one. If the state of the
doors, see the glazed area section below.
draught proofing cannot be determined then take triple, double
or secondary glazed as being draught proofed and single glazed
Insulated doors and U-value
windows and doors as not draught stripped.
A door is counted as insulated only if documentary evidence is
provided, which must include U-value or manufacturer reference,
The percentage draught proofed is [(number of draught proofed
enabling the assessor to ascertain the U-value from the
openable windows & doors) divided by (total number of opena-
manufacturer. If there is more than one insulated door and they
ble windows & doors)] x 100.
have different U-values, enter the average U-value.
The different types of draught proofing are:
The assumed insulation thickness or U-values from tables in the
n Self-adhesive sealant strips current edition of SAP (e.g. Table 6e for windows) or RdSAP (e.g.
Table S10 for roofs and Table S15A for doors) can also be treated
n Brushes
as documentary evidence provided that the evidence on which it
n Spray foams (sprayed into gaps around windows) is based is demonstrably robust (e.g. in relation to the age band
for Table S10 or S15A).
n Sealants
Glazed Area
When you assess the window area, consider the whole dwelling
(windows, glazed doors and roof lights) including any extensions,
but not conservatories.
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
Number of Doors glazing than would be expected, as long as this is up to 10%
The door count is external doors only. An external door is a more or less then this is acceptable.
door that forms part of the heat loss perimeter of the dwelling.
A door to a heated access corridor is not included in the door More than typical applies if there is significantly more
count. This is for the software to determine whether a surface area of glazing than would be expected (15%-30%
recommendation for a new, high insulated door is viable. more) which, perhaps due to a large sun room or numerous
A multiple door should be recorded as such, (e.g a double door patio doors have been added.
should be counted as two doors).
Less than typical applies if there is significantly less glazing
A door to an unheated access corridor is part of the sheltered than would be expected. This is rare as homeowners tend not to
wall. If there is a second door in the property it is directly to the take out windows, but a property may have an unusual design
outside. with few windows.
It is possible for a property to have no external door in the Much more than typical and much less than typical should be
RdSAP data set (when any entrance to the property is via patio used for those dwellings with very unusual amounts of glazing,
doors with more than 60% glazing which are counted as such as a glass walled penthouse or a Huff Haus. Due to this
windows in SAP, or via a heated corridor). option allowing measurements of each window to be
accounted for, it can also be used if a dwelling has a mixture
of glazing types (e.g. single, double and triple), or a mixture of
glazing gaps.
doors & windows
Extended Window Data Multiple glazed
For much more than typical and much less than typical glazing, This is the percentage of windows in the property which are
you should record the area of each window individually, along with multiple glazed. Multiple glazed incorporates double glazed units
the type of window (window, roof window), the window location installed before and after 2002, and unknown double glazing.
(main building, extension x), glazing type, orientation, and U+G Also, secondary glazing and triple glazing count. If you enter a
value if necessary. figure less than 100%, the remaining percentage is assumed to be
single glazed.
In most cases a sun room will require the option of ‘more than
typical’ to be selected.
Glazing Type If double glazing with secondary glazing, The assumed insulation thickness or U-val-
In RdSAP there is a total of eight options for record as newer double glazing (newer ues from tables in the current edition of
glazing type to select. double glazing means 2002 or later in SAP (e.g. Table 6e for windows) or RdSAP
E&W, 2003 or later in Scotland, 2006 or (e.g. Table S10 for roofs and Table S15A for
Double glazed – Pre-2002. This is the later in NI). doors) can also be treated as documentary
earliest form of double glazing, and this evidence provided that the evidence on
form of double glazing has a narrower If secondary glazing has been removed in which it is based is demonstrably robust
glazing gap between both panes of glass. the summer, enter as secondary glazing (e.g. in relation to the age band for Table
only if the assessor can confirm that the S10 or S15A).
Double glazed – Post-2002. This is the panels exist and can be re-fitted. Evidence
modern form of double glazing, and all to be recorded on site notes. More than one type of multiple
came about due to a change in the 2002 glazing
Building Regulations. Some post-2002 If more than one type of multiple glazing
double glazed units have an air gap of is present, the assessor selects the type
+12mm, although more modern units according to which is most prevalent in the
injected with gas may have a narrower dwelling.
gap. The year of manufacture can often be
found either on the spacer bar at the edge Pre-2002 Double Glazed Frames and
of the glazed unit, or the year is stamped Single – If the dwelling has no multiple Gap
into the frame. A FENSA certificate can also glazing whatsoever, then this option should If pre-2002 or unknown double glazing is
prove the details of the window installation, be selected, along with 0% multiple glazed. present at the property, then a check needs
whether the homeowner has these or if to be made to determine if the window
these are gained from the FENSA website. Triple – This form of glazing can be frames are made from PVC. If so, this needs
identified by three panes of glass with two recording as well as the glazing gap of the
If no evidence available from the above separate air gaps separating these. The window. This is the width of the spacer bar
sources, use the building age as the default. units are quite wide in comparison to a between the two panes of glass.
An image showing the gap between panes double glazed unit.
is not sufficient to infer glazing age. It is required for windows with PVC frames
Double (U/G Value known) and Triple pre-2002 or unknown when that is the
(U/G Value known) – Both of these most prevalent type of window. Select the
options mean than you can overwrite nearest value to 6, 12 or 16mm. If the gap
the assumed U-value and G-value in the cannot easily be identified, select either 6
software. or 16.
Double glazed – Unknown install date.
This should be selected if there is no A U-value is the basic measure unit for Where a mixture of glazing gaps or glazing
evidence of the date (on spacer bar or establishing the heat loss. A G-value is the types are present, all window areas should
frame, or documentary evidence such as measure of solar heat gain. be measured.
a FENSA certificate or manufacturer
guarantee). U-values and G-values for windows can be If there is a mixture of PVC and non-PVC
overwritten only if documentary evidence frames record the frame type according to
Secondary – If the assessor is satisfied is provided, which can be either a Window which is prevalent.
that the units have been installed correctly, Energy Rating Certificate, as defined by
then it should be entered.If single glazing BRFC, or manufacturers data. The U-value Please note pre-2002 refers to England and
with secondary glazing, record as secondary is for the whole window, not just the centre Wales. In Scotland it is 2003, and Northern
glazing. pane. Ireland 2006
7
S E C T I O N
R O O F CO NS T R U CT I O N
SECTION
SEVEN
roof
construction

n Roof Construction
n Roof Insulation and Thickness
n U-value
n Roof Room Connected
n Extended Roof Room Data
n Room in Roof Insulation Details and Thickness
SECTION
SEVEN
Roof Construction Pitched Roof, Sloping Ceiling

In terms of RdSAP the roof construction is limited to seven A pitched roof is a roof where the roof slopes downwards from
options. the ridge. This is used for vaulted ceilings and warm roofs
Pitched (Slates or Tiles), Access to Loft Another dwelling above

A pitched roof is a roof where the roof slopes downwards from This is when a different dwelling is above the property. No heat
the ridge. In this instance, the roof will be constructed from loss is assumed in this instance If a dwelling or part of a
slates and tiles. The loft space can be accessed. dwelling has commercial premises above record as another
dwelling above.
Pitched (Slates or Tiles), No Access to Loft

A pitched roof is a roof where the roof slopes downwards from
the ridge. In this instance, the roof will be constructed from
slates and tiles. The loft space cannot be accessed.
“No access” means there is no loft hatch or other means of Same dwelling above
gaining access to the loft space. This is when a different part of the same dwelling is above the
property. No heat loss is assumed in this instance.
If there is a loft hatch or other means of gaining access but it
could not be used on the date of the site visit (e.g. painted over, Roof Insulation and Thickness
obstruction preventing access for health and safety reasons), Roof Insulation
record as “access, loft insulation unknown”. Pitched roof insulation
Pitched (Thatch) When you enter a pitched roof (with the exception of the sloping
A pitched roof is a roof where the roof slopes downwards from ceiling option), you can enter four options.
the ridge. In this instance, the roof will be constructed from
thatch. Access will be assumed in this instance. None – this is when you can assess the loft area and no
insulation is present.
Flat
A flat roof is a level roof with a maximum slope of ten degrees. Unknown – Unknown insulation should only be used in
exceptional circumstances, ie when there is conflicting evidence
of insulation, where the assessor cannot be sure of the level of
insulation. When there is conflicting evidence (inspection and/
or documentary) of added insulation whose presence cannot be
ascertained conclusively, unknown should be selected or when
you can see insulation present but you cannot measure it.
Unknown should also be selected when there is a pitched roof

and no access, with no documentary evidence. Clarification must
be provided in the site notes in this instance.
roof construction
Joists – this is when the roof is insulated between the parallel unknown’ unless householder has documentary evidence
lengths of timber laid on the floor supporting the ceiling. (maximum thickness is depth of joists) or is prepared to lift the
boards or remove the obstructions.
Rafters – this is when the roof is insulated between the beams
which slope upwards to the ridge of the roof.
Sloping ceiling insulation – should be entered when there is

evidence of insulation in the sloping ceiling. This should also be
selected when there is a flat roof with no documentary evidence
to prove insulation. This option, then “as built” should be Partly Boarded Loft
selected. Partly obstructed lofts are treated as follows:
n <= 25% obstructed: treat as not obstructed and record
Unknown - Unknown insulation should only be used in thickness of visible insulation
of insulation, where the assessor cannot be sure of the level n >25 to 75%: divide into extensions
of insulation or when you can see insulation present but you n 75%: treat as fully obstructed
cannot measure it.
Modern Insulation
If the property has modern foil insulation at joists or rafters the
depth of the insulation is entered as an equivalent thickness of
double its actual thickness.
Any foam type insulation can also be entered as double the

actual thickness, if there is documentary evidence of the type of
the insulation and manufacturers information that the lamb-
Flat Roof Insulation da-value (thermal conductivity) is less than 0.025
Flat roof insulation is more difficult to measure, so in most cases
a measurement will not be entered. There are three options for Uneven Insulation
flat roof insulation. If varying levels, apply an area-weighted average. However if
there is an area with no insulation the dwelling should be split to
None - when access to the flat roof is possible and no insulation give different roof scenarios.
is present.
No access to loft
Flat roof insulation - should be entered when there is evidence No access is defined by no loft hatch being present in the
of insulation in the flat roof. This should also be selected when property, or no other means of gaining access to the loft space.
there is a flat roof with no documentary evidence to prove If there is a loft hatch or other means of gaining access but it
insulation. This option, then “as built” should be selected. could not be used on the date of the site visit (e.g. painted over,
obstruction preventing access for health and safety reasons)
Unknown - Unknown insulation should only be used in record as access to loft, loft insulation unknown.
of insulation, where the assessor cannot be sure of the level It is possible for a property to have no access to the loft space,
of insulation or when you can see insulation present but you but to have an insulation value entered. This is if documentary
cannot measure it. evidence is available to prove the presence of insulation.
Joist and Rafter Insulation Evidence required

If joist and rafter insulation are both present, base the There must be evidence for joist, rafter, flat roof or sloping
assessment on joist insulation only, unless the rafter insulation ceiling insulation, otherwise it is ‘unknown’.
has greater equivalent thickness in which case base the
assessment on the rafter insulation only. Thatched Roof Insulation – 2003 Onwards
In the case of a thatched roof for age band J onwards use ‘as
Boarded Lofts built’ rather than rafter insulation if there is rafter insulation in
If loft insulation is fully obstructed (e.g boarded or obscured by addition to the thatch.
items stored), enter ‘pitched, access, loft insulation
SECTION
SEVEN
Roof Insulation Thickness Evidence of intent to install does not qualify as acceptable
When joist insulation is selected, there are a large number of documentary evidence.
options which can be selected. These are 12mm, 25mm, 50mm,
75mm, 100mm, 150mm, 200mm, 250mm, 270mm, 300mm, The assumed insulation thickness or U-values from tables in the
350mm and 400mm+. If a property has a thickness which current edition of SAP (e.g. Table 6e for windows) or RdSAP (e.g.
doesn’t match the listed thicknesses, you should revert to the Table S10 for roofs and Table S15A for doors) can also be treated
closest thickness below the amount measured. as documentary evidence provided that the evidence on which it
is based is demonstrably robust (e.g. in relation to the age band
When rafters insulation is selected, there are five options to for Table S10 or S15A).
select to describe the thickness. There is unknown, as built,
50mm, 100mm, and 150mm or more. As built should be Roof Room Connected
selected when there is rafter insulation and there is no evidence A roof room can be “connected” only if there is another building
of retrofitted insulation. part of the same dwelling with a storey (roof room or normal
storey) at the same level; no assumptions are to be made about
When flat roof insulation is selected, there are five options to an adjacent property.
select to describe the thickness. There is unknown, as built,
50mm, 100mm, and 150mm or more. As built should be Extended Roof Room Data
selected when there is flat roof insulation without documentary Detailed measurements of roof rooms are required only if
evidence of loft insulation. evidence exists that the slope, stud wall (or common wall) or
gable wall (see Figure S3) have differing levels of insulation and
When sloping ceiling insulation is selected, there are five options each of their U-values is known. See Figure S3. (Next page)
to select to describe the thickness. There is unknown, as built,
50mm, 100mm, and 150mm or more. As built should be If all elements of the roof room (slope/stud/gable) have the same
selected when there is sloping ceiling insulation without insulation and the U-value is available, the U-value can be
documentary evidence of loft insulation. overwritten whilst leaving the RdSAP assumed areas as is.
U-value Where detailed measurements are made and the floor area of
A U-value is the measure of the rate of heat loss from the the parts of the dormer windows protruding beyond the roof
building elements, in this case the roof. The higher the U-value, line is less than 20% of the floor area of the roof room,
the higher the heat loss. If any insulation has been added, this measure the elements of the roof room as if the dormers were
lowers the U-value. This U-value can be calculated by an not there. Otherwise total the vertical elements of all dormers
appropriate assessor (below) and can be used to overwrite the in that building part and enter as stud wall and the flat ceiling
default U-value. The U-values of existing elements (walls/roofs/ elements as flat ceiling.
floors) must be the RdSAP default values (e.g entered as built)
and not overwritten unless specific documentary evidence of the The assumed insulation thickness or U-values from tables in the
thermal conductivity of the individual materials of the building current edition of SAP (e.g. Table 6e for windows) or RdSAP (e.g.
element of the property being assessed is provided. Table S10 for roofs and Table S15A for doors) can also be treated
as documentary evidence provided that the evidence on which it
The U-value is that of the whole element, including any added is based is demonstrably robust (e.g. in relation to the age band
insulation. Documentary evidence applicable to the property for Table S10 or S15A).
being assessed must be provided and recorded if overwriting any
default U-value. This evidence shall be either: relevant building
control approval, which both correctly defines the construction in
question and states the calculated U-value; or a U-value
calculation produced or verified by a suitably qualified person.
Evidence of suitable qualification is through membership of a
recognised U-value calculation competency scheme (BBA/TIMSA
or level 4 on construction non domestic energy assessors. or any
other process recognised by Accreditation Schemes/Approved
Organisations and Government
roof construction
For detailed measurements of roof rooms there can be up to

two of each of:
n flat ceiling
n sloping ceiling
n stud wall (or common wall)
n gable wall
A U-value must be provided for each non-zero area.

Room in Roof Insulation Details and Thickness
Where the loft is accessible, loft insulation should be

measured and photographic evidence provided of its
measured thickness.
If the extended roof data is not available, then the insulation

details should be taken. The options are:
As Built No Insulation Flat Ceiling Only All Elements

The insulation present is No insulation is The insulation is The insulation is present in the flat ceiling and in
inaccessible and there is present in any part present in the flat the walls and sloping part.
no documentary of the roof room. ceiling above the room
evidence to prove the in roof only. There must be evidence for insulation of flat ceiling
presence of any retro or all elements, otherwise it is ‘as built’ or
fitted insulation. ‘unknown’.
Unknown
There is conflicting evidence as to the current level of insulation present
Room in Roof insulation thickness

Flat ceiling only – when this option is relevant for the insulation details of the room in roof, you need to enter a thickness. The
options are: 12mm, 25mm, 50mm, 75mm, 100mm, 150mm, 200mm, 250mm, 270mm, 300mm, 350mm and 400mm+. If a property
has a thickness which doesn’t match the listed thicknesses, you should revert to the closest thickness below the amount measured.
All elements – when this option is relevant for the insulation details of the room in roof, you need to obtain a thickness for the flat
ceiling (as per the advice above). In addition to the options in the thicknesses above, not applicable is an option for ‘All elements’
insulation. ‘Not applicable’ is for the case of (documentary) evidence of insulation of all elements, but it is a vaulted ceiling with no flat
part. This allows the assessor to enter the walls and sloping part, if a flat ceiling is not present.
8
S E C T I O N
RENEWAB L E & L O W E NE R G Y S Y S T E M S
SECTION
EIGHT
renewable & low energy systems

n Lighting
o Light Count
o Low Energy Lights
n Wind Turbine
o Terrain
o Wind Turbine Extended Data
n Photovoltaics
o Percentage or Extended Data
o Mains connected
SECTION
EIGHT
Lighting
Total Lights
This is the total number of fixed lighting fittings in the property.
The number of light fittings is counted - not the number of

bulbs. For examplea chandelier is one fitting.
Low Energy Lights

Where there are four or more recessed downlighters / ceiling
lights divide the bulb count by two. Include fixed under cup-
board kitchen strip lights. This is the total number of low-energy
fixed lighting outlets. LEDs are considered as low energy lights.
If no lamp is present, do not treat as a low energy outlet unless it

can be fitted only with a low energy lamp.
Low energy bulbs include compact fluorescent, fluorescent tube,

2D compact fluorescent and LED spot lights.
Percentage of low lighting = Number of low energy lights

Total number of lights x100
Terrain Type
Terrain type is assessed to calculate the average windspeed at
the property, to determine the viability of a wind turbine.
In RdSAP, there are three terrain types you can select.
Rural is where properties neighbour areas of open land.
Low Rise Urban/Suburban usually relates to properties in

towns and cities, with several well-spaced, neighbouring
properties.
Dense Urban is an area with closely spaced properties over four

floors, usually city centres.
Wind turbine
Wind turbines are used to generate electricity for a property. In
this case, the energy is usually stored in batteries due to the
fluctuating nature of the way the energy is generated.
The turbine can be set up to export electricity straight to the
national grid if it is not needed.
If a wind turbine is present at the property, then this can be

selected and the software will assume one turbine is present
with a 2m rotor diameter and 2m hub height. However, if you
have documentary evidence, you can overwrite the default
values above. You must know the number of turbines, rotor
diameter and height above ridge to overwrite these values.
renewable & low energy systems
Photovoltaics Mains connected

Photovoltaic panels (PV) generate electricity from solar radiation. As the name suggests, this is to determine whether the PV is
They can be linked up to a number of batteries which store the connected to the electricity meter or not.
generated electricity, or the electricity can be used directly. It is
also possible to export electricity back to the national grid and
receive a payment for the number of kWh’s exported.
PV panels are identified by a dark blue colour, and they vary

in thickness (typically slimmer than solar heated water panels).
They are usually arranged in an array covering an area of several
square metres.
Basic or Extended data PV connection to the dwelling is verified by the presence of a PV

If photovoltaics are present, look for the schematic wiring generation meter or documentary evidence.
diagram which could be adjacent to the electricity meter or the
consumer unit or an MCS installation certificate, either of which Connection of PV to a dwelling can be as follows:
should state the peak power (kWp) of the PV array. Record the
following: Scenario 1 - PV is feeding into a meter serving a single dwelling
The total capacity of the PV is allocated to the dwelling.
If the kWp cannot be ascertained, record the percentage of the
n kWp
total roof area occupied by PVs. The total roof area includes main
n estimate ed tilt of the PVs (as the nearest to horizontal, 30°, dwelling and all extensions where present. (If PV is connected
45°, 60°, vertical; if midway between two of these use the to the PV generation meter serving landlord supply only, it is not
higher value) included in the assessment for the dwelling)
n if not horizontal, the orientation of the PVs (N, NE, E, SE, S,
SW, W, NW) Scenario 2 - PV is feeding into separate meters each serving one
of multiple dwellings in a building (eg block of flats)
n overshading of PVs (very little, modest, significant or heavy, if The PV-generated electricity is included in the assessment only if
in doubt select modest). the dwelling has a PV generation meter. Total electricity gen-
erated by PV is divided amongst the dwellings in the building
(individually connected to PV) i.e. PV output is divided by the
number of dwellings;
(If PV is connected to the PV generation meter serving landlord
supply only, it is not included in the assessment for the multiple
dwellings in a building)
Scenario 3 - PV is serving (via a single meter or separate meters)

If there are PV panels on different planes of the roof, enter dwellings and other buildings (non-domestic buildings).
as seperate systems. If a single kWp figure is provided, in this The PV-generated electricity is included in the assessment of a
case estimate the relative area of each and apportion the kWp dwelling only if the dwelling has a PV generation meter serving
accordingly. that dwelling. If it is established that the PV generation meter is
serving more than one dwelling (e.g.it is serving several dwell-
If the kWp cannot be ascertained, record the percentage of the ings and other buildings), the total electricity generated by PV is
total roof area occupied by PVs. Here total roof area includes divided amongst the dwellings and other buildings connected to
main dwelling and all extensions where present. PV in proportion to their estimated floor area.
This applies whether it is a single meter or separate meters
Connection to dwelling’s electricity meter: check wiring diagram serving a single dwelling, a dwelling as part of a building, or a
if possible or any documentary evidence. If connection to dwelling as part of several buildings and a dwelling as part of
dwelling’s meter cannot be determined, assume not connected. non-domestic site.
In the case of a building containing both domestic and Where it cannot be determined that the PV supply is feeding to
non-domestic parts (e.g. common areas), do not include the PVs a meter serving that dwelling then no PV should be allocated to
unless verified as being connected to dwelling’s meter. that dwelling.
9
S E C T I O N
HEAT IN G S Y S T E M S
SECTION
NINE
heating systems

n Heating Source
n Main Heating
n Brand Name, Model Name and Model Qualifier
n PCDF Tables
n SAP Tables
n Additional Heating
n What is a main heating system?
n What is second main heating system?
n Secondary Heating
n Non-working, condemned or missing heating system
n Portable Heating
n Heating System Identification
n Central Heating
n Boiler Identification – Gas, Oil and LPG
n Electric Boilers
n Range Cooker Boilers
n Solid Fuel Boilers
n Heat Pumps
n Community Heating Scheme
n CHP and Micro CHP
n Electric Storage Systems
n Electric Underfloor Heating
n Warm Air Systems
n Electric Ceiling Heating
n Room Heaters
n Ignition
n Heating Fuel
n Flue Type
n Emitter Type
n Weather Compensator
n Flow Temperature
n Heating Pump Age
n Heating controls
n Mechanical Ventilation
n Space Cooling
SECTION
NINE
Heating Source When both systems heat the same number of habitable rooms;
RdSAP allows for the heating system to be entered using the PCDF main system 1 is the system that provides water heating.
database, if the system is present in it. The PCDF database allows
for more accurate boiler entry, and efficiencies. If the system is not When neither or both main heating systems heat water, the system
present on the database, the SAP tables will have to be used. which is cheapest to run (fuel cost from SAP Table 12 divided by
the efficiency of the heating system):
Main Heating Type
The heating systems which can be entered using the PCDF n where two systems serve different spaces, the percentage
database are: gas, oil and solid fuel boilers, Micro CHP, Heat recorded for each system is in proportion to the heated floor
pumps, warm air heat pumps and warm air systems. Please note, area served by each system;
not every single system is listed, the SAP tables should be used n where two systems serve the same heating circuit the default
when you identify a system which is not listed. assumption is a 50/50 split. A different ratio can be used only if
there is clear documentary evidence to back it up.
The main heating system is defined as the system which heats
the largest proportion of the dwelling and is not usually based on When there are two main systems and a recommendation is made
individual room heaters. This system usually provides water heating for heating system upgrade, include addendum 9. If there are
as well as space heating. more than two main heating systems, use the rules above for
determining main systems 1 and 2 and disregard the third.
Brand Name, Model Name and Model Qualifier
You can get these details from most modern devices easily, as the What is a main heating system?
device will be clearly labelled with the brand name, model name A main system is generally one that would be described as
and model qualifier. Older devices may require more central heating (a heat generator providing heat to several rooms
investigation; ID plates may be present which indicate the details. via a heat distribution system), although the term does also include,
for example, storage heaters and fixed direct-acting heaters in each
PCDF Tables room.
When you have the exact details of a heating system, including the
brand name, model name, model qualifier and fuel, you can enter What is a second main heating system?
these into the software using the PCDF details, which makes the A second main system is not to be confused with a secondary
heating system details a lot more accurate, and therefore the rating heater. The latter are room heater(s) heating individual room(s)
and recommendations. either as a supplement to the main heating in the room (e.g. a
wood burning stove in the main room) or for rooms not heated by
SAP Tables the main system(s).
If the device is not in the PCDF database, or insufficient information
is available to accurately select the boiler, you should use the SAP Examples of a second main system would include a second
tables. This way of boiler identification applies a generic boiler, storage heaters, hot water only boiler etc
efficiency based on the type of the boiler, and is not specific
to make or model. If there is more than one main system within a room, select one of
them according to the rules in SAP Appendix A and disregard the
Additional Main Heating other.
There is an option for two main systems to cover the situation of
different systems heating different parts of the dwelling. If main Secondary Heating
system 1 heats all habitable rooms, there is no main system 2 The secondary system must be based on fixed room heaters in
unless it serves DHW only. If a second main heating system is used habitable rooms. Central heating systems cannot be entered as
only for domestic hot water, see page 100 “Boiler or heat pump secondary heating. Include a secondary heater if there is a fixed
which only provides water heating” emitter present, regardless of whether the main heating system(s)
heat all rooms. If more than one secondary heater:
Main systems 1 and 2 cannot be room heaters except in the case
(a) s elect the device that heats greatest number of habitable
of the dwelling’s heating consisting solely of room heaters. When
rooms;
there are two main systems:
(b) if that does not resolve it, select the device using the cheapest
When both systems heat the living area, main system 1 is the one fuel;
that heats the most habitable rooms (c) if that does not resolve it, select the device with the lowest
efficiency.
heating systems
Electric focal point fires are included even if not wired by fixed Heating System Identification
spur.
An open fireplace is to be considered in the heating assessment Central Heating

if capable of supporting an open fire, even if no fuel is present. A central heating system is usually capable of heating the whole
The fuel to be specified is smokeless fuel in smoke control areas house. It will consist of a main unit heating the whole house.
and dual fuel outside smoke control areas. It will consist of a main unit, emitters, and in some cases a hot
water cylinder which is fed off the same system. Central heating
Open fires in bedrooms are disregarded when identifying the is sometimes described as a wet system as it involves the flow of
heating systems (main and secondary) and heated habitable water around the system.
room count. They are counted in the number of open chimneys,
if appropriate. The main unit of a central heating system is likely to be a boiler,
with either a gas, oil, solid fuel or electric fuel supply. A warm air
Non-working, condemned or missing heating system unit, range cooker or heat pump can also be the main unit.
If boiler/heating system is fitted/installed but not working
(or condemned) it should still be entered as the main heating Boiler Identification
system. However if boiler is not fitted/installed, enter no heating Gas, LPG and oil boilers
system even though a boiler is intended.
Regular Boiler – This is the traditional type of boiler used in
RdSAP assumes that the installed heating systems are central heating systems in the UK. The boiler heats the water
operational and take no account of whether they are working. that flows around the heating and hot water systems. The water
If a boiler is present, and the gas supply is disconnected, the used for heating is fed from a header or feed tank usually found
boiler should still be accounted in the heating system. in the loft. This water expands as it flows around the heating
system. This will mean an expansion pipe is fitted to the heating
If the main heating unit is missing, then it cannot be included in system to discharge any build up in pressure in the system to the
the survey and any other heating system present in the property header tank. More modern sealed systems do not require the
may be considered as the main heating. If there is no system feed/expansion tank as they have expansion vessels instead.
present, you should select no heating in the software.
Key identifiers of a regular boiler:
Portable Heating
Portable heaters are generally discounted from the survey
because they are likely to be removed from the property when n Usually only three pipes (gas
the current occupier leaves. Portable heaters are: supply, flow and return)
n completely free standing and self-supporting on feet, legs n Hot water tank usually present
or base on the floor, i.e. not wall mounted or specifically
designed for a fireplace, and in the case of gas or oil heaters
n Simple boiler design – few controls
containing a built-in fuel store;
on the boiler.
and
n readily and easily transferred and relocated from one room to

another, in the case of an electric heater having a lead and a
plug.
SECTION
NINE
Combination Boiler – A combination boiler provides heating in Back Boiler – The pre-cursor to a modern boiler. Traditionally
the same way as a regular boiler; in addition it heats hot water the open fire would have a boiler fitted behind it to heat water,
as its required, rather than heating a store of water. however this proved largely inefficient. As gas fires became more
common, gas back boilers were installed in place of solid fuel
Key identifiers of a combi boiler: back boilers. These appliances are usually sealed to the chimney
n A combi boiler has more pipes and have an open flue.
attached than a regular boiler,
usually 5, 6 or 7 Key identifiers of a back boiler:
- Water pipes coming from the
n No hot water cylinder (although this appliance
may be present in some systems)
- Plate at the bottom of the gas fire
an be removed to reveal boiler
n Boiler fires up when hot water
controls
tap is turned on
- Presence of radiators and or hot
n More controls on the front of the boiler, water tank, but no obvious boiler present
often a programmer and a pressure gauge
Condensing Boiler – A highly efficient boiler type which uses Combined Primary Storage Unit – This appliance
an extra heat exchanger to recover heat from the flue gases incorporates the provision of space heating and hot water.
before they are emitted. This means the exhaust gases from the The hot water store should be at least 70L and integral to the
flue are at a much lower temperature than a non-condensing appliance. An electric CPSU uses a 10-hour or 18-hour electricity
boiler. Both regular and combi boilers can be condensing, usually tariff. If it is on a 7-hour tariff treat as water storage boiler. If it is
with an efficiency of at least 83% (for natural gas) on a single tariff record as direct-acting electric boiler.
Key identifiers of a condensing boiler: Key identifiers of a CPSU:

n The plastic condensation pipe n The appliance is larger than a
coming from the boiler to an conventional boiler and is floor
external drain mounted.
n Fan assisted flue, often plastic condensing pipe n There will be no separate hot
water tank
n On a cold day you can see a
plume of water vapour coming n It is not necessary to include the
from the flue cylinder details, as this information is
assumed by the software.
heating systems
PCDF or SAP tables for gas, LPG and oil boilers Gas boilers (including LPG) pre-1998 with balanced or
A large amount of gas, LPG and oil boilers are present on the PCDF open flue
database. When you have the exact details of a heating system, egular, wall mounted
nR
including the brand name, model name, model qualifier and fuel, egular, floor mounted, pre 1979
nR
you can enter these into the software using the PCDF details,
egular, floor mounted, 1979 to 1997
nR
which makes the heating system details a lot more accurate, and
therefore the rating and recommendations. If the system cannot be ombi
nC
found on the PCDF database, then the SAP tables should be used. ack boiler to radiators
nB
If the PCDF tables are used, then you should select the correct Combined Primary Storage Units (CPSU) (natural gas and
category (Gas and Oil boilers) and then the specific fuel, followed LPG)
by brand name, model name and model qualifier if applicable. ith automatic ignition (non-condensing)
nW
ith automatic ignition (condensing)
nW
If the SAP tables are used, then you will be selecting the option
in the generic list of boilers which matches the description of the Oil boilers
boiler which you have assessed, but can’t enter using the PCDF
tandard oil boiler 1985 to 1997
nS
tables. You should select the primary selection as “boiler systems
with radiators or underfloor heating” and then the specific tandard oil boiler, 1998 or later
nS
secondary selection which the boiler falls in. The options that gas, ondensing
nC
LPG or oil boilers can fall under are: ombi, pre-1998
nC
ombi, 1998 or later
nC
as boilers (including LPG) 1998 or later
nG ondensing combi
nC
as boilers (including LPG) pre-1998, with fan-assisted flue
nG il room heater with boiler to radiators, pre-2000
nO
as boilers (including LPG) pre-1998 with balanced or open flue
nG il room heater with boiler to radiators, 2000 or later
nO
ombined Primary Storage Units (CPSU)
nC
(natural gas and LPG) It is important to select the correct boiler type if you are using the
il boilers
nO SAP tables.
After the correct category has been selected above, you should
select the product which relates to the boiler system assessed.
Gas boilers (including LPG) 1998 or later
egular non-condensing with automatic ignition

nR
egular condensing with automatic ignition
nR
on-condensing combi with automatic ignition
nN
ondensing combi with automatic ignition
nC
egular bon-condensing with permanent pilot light
nR
on-condensing combi with permananent pilot light
nN
ack boiler to radiators
nB
Gas boilers (including LPG) pre-1998, with fan-assisted flue

egular, high or unknown thermal capacity
nR
ombi
nC
ondensing combi
nC
egular, condensing
nR
SECTION
NINE
Other heating systems PCDF or SAP tables for electric boilers

No electric boilers are listed on the PCDF database. You should
use the SAP tables for any of these heating systems.
Electric Boilers
You will be selecting the option in the generic list of boilers
Electric Direct Acting Boiler – This device which matches the description of the boiler which you have
provides wet central heating and hot water assessed, but can’t enter using the PCDF tables. You should
(if connected to a hot water tank). They are a select the primary selection as “boiler systems with radiators or
narrow device, about one metre long. These underfloor heating” and then the specific secondary selection
units are usually found attached to a wall in which the boiler falls in. The only option for this form of heating
a cupboard with the hot water tank. They is Electric Boilers.
can be fitted in properties with peak or dual
rate tariffs, but they are not considered to be After you have selected the electric boiler option, you have only
storage systems as they do not fully utilise four options which match the descriptions above:
the off peak rate.
n Direct Acting Electric Boiler
Electric CPSU in Heated Space – Rather n Electric CPSU in heated space – radiators or underfloor
like the gas CPSU, this device combines
n Electric dry core storage boiler in heated space
the space and water heating in one unit.
A large water store is heated using off n Electric water storage boiler in heated space
peak electricity and the stored water is
then piped to radiators. A heat exchanger It is important to select the correct boiler type when you are
provides hot water at mains pressure. The using the SAP tables.
minimum capacity of an electric CPSU is
270L. This makes the unit quite big, usually Range Cooker Boiler – A range cooker can incorporate a
around 1.8m tall. boiler capable of providing space heating. Range cookers can be
fuelled by gas, oil or solid fuel.
Electric Dry Core Storage Boiler – This Gas and oil ranges can be
works in a similar way to an electric storage
identified as a single or twin
heater, using off peak electricity to heat
burner. A single burner has one
bricks inside the boiler. Heat from the bricks
burner for both heating and
is blown onto an air-to-water heat
cooking, and a twin burner has
exchanger to provide space and water
two burners; one for the cooker
heating. It is not necessary to include the
and one for the heating.
cylinder details, as this information is
assumed by the software.
Solid fuel ranges only have one option in the software.
Range cooker boiler (integral oven and boilers)
Electric Water Storage Boiler – This
device makes use of off peak Some range cookers may only provide hot water for a dwelling.
electricity. It has a water store which is This is covered in the water heating section.
heated overnight to supply the property
with heating and hot water. The water
tank in an electric water storage boiler
will usually be less than 270L. If the tank
capacity is any greater, the device is likely
to be a CPSU.
heating systems
PCDF or SAP tables for range cooker Solid Fuel Boiler – Manual or Auto
(gravity) feed Solid fuel boilers are
boilers usually regular boilers capable of
providing the heating and hot
No range cooker boilers are listed on the PCDF database. You water for a property. These boilers
should use the SAP tables for any of these heating systems. possess a hopper, integral to the
If the SAP tables are used, then you will be selecting the option boiler, which is used to
in the generic list of boilers which matches the description of the automatically feed fuel.
boiler which you have assessed, but can’t enter using the PCDF Alternatively, fuel can be manually
tables. You should select the primary selection as “boiler systems fed.
with radiators or underfloor heating”, and then the specific
secondary selection which the boiler falls in. The options that Solid fuel boilers can be fuelled by traditional solid fuels, (e.g.
range cooker boilers can fall under are: anthracite) or they can run on biofuels such as wood pellets.
It may not immediately be clear what fuel the boiler runs, the
Range cooker boilers (natural gas and LPG) property should be checked for a fuel store for an indication of
Range cooker boilers (oil) which fuel to use.
Solid fuel boilers (one option in this list relates to a solid fuel
range cooker) PCDF or SAP tables for solid fuel boilers
Not many solid fuel boilers are listed on the PCDF database. You
After the correct category has been selected above, you should should use the PCDF tables for any of these heating systems
select the product which relates to the boiler system assessed. where possible, but mostly you will be using the SAP tables.
Range cooker boilers (natural gas and LPG) If the PCDF tables are used, then you should select the correct
category (Solid Fuel Boilers) and then the specific fuel, then
ingle burner with permanent pilot
nS brand name, then model name, then model qualifier if
applicable.
ingle burner with automatic ignition
nS
win burner with automatic ignition (non-condensing) pre
nT
1998
in the generic list of boilers which matches the description of the
Range cooker boilers (oil)
tables. You should select the primary selection as “boiler systems
with radiators or underfloor heating”, and then the specific
ingle burner
nS secondary selection which the boiler falls in. The only option for
win burner (non-condensing) pre 1998
nT this form of heating is Solid fuel boilers.
Solid fuel boilers (one option in this list relates to a solid fuel After you have selected the solid fuel boiler option, you have a
range cooker) list of options:
ange cooker boiler (integral oven and boiler)

nR n Manual feed independent boiler in heated space
n Manual feed independent boiler in unheated space
It is important to select the correct boiler type when you are
n Auto (gravity) feed independent boiler in heated space
using the SAP tables.
n Auto (gravity) feed independent boiler in unheated
space
n Wood chip/pellet independent boiler
n Open fire with back boiler to radiators
n Closed roomheater with boiler to radiators
n Stove (pellet-fired) with boiler to radiators
It is important to select the correct boiler type when you are

SECTION
NINE
Heat Pump If the SAP tables are used, then you will be selecting the option
Heat pumps can be used in conjunction with a wet central in the generic list of heat pumps which matches the description
heating system or warm air system. All heat pumps work by of the heat pump which you have assessed, but can’t enter
extracting heat from a low-temperature source and increasing using the PCDF tables. You should select the primary selection
the temperature so it can be used for heating. This results in as “Heat pumps with radiators or underfloor heating or heat
100% plus efficiency, as the amount of energy used is less than pumps with warm air distribution” and then the specific second-
the heat energy generated. ary selection which the boiler falls in. The only option for this
form of heating is Heat pumps in both categories.
In the Heat pumps with radiators or underfloor heating selection

you can choose:
n (Electric) Ground source heat pump with flow temperature

<= 35C
n (Electric) Water source heat pump with flow temperature <=
35C
Ground source heat pumps use pipe-work buried n (Electric) Air source heat pump with flow temperature <= 35C
underground to extract heat from the soil. This requires a large
n (Electric) Ground source heat pump
amount of land, which restricts their installation for many
domestic properties. n (Electric) Water source heat pump
n (Electric) Air source heat pump
Air source heat pumps look similar to air conditioning units n (Gas) Ground source heat pump with flow temperature <= 35C
and take heat from external air. They can be mounted on an n (Gas) Water source heat pump with flow temperature <= 35C
external wall and require minimal space. n (Gas) Air source heat pump with flow temperature <= 35C
n (Gas) Ground source heat pump
Water source heat pumps work in a similar way to ground
source heat pumps, however these systems use “open loop” n (Gas) Water source heat pump
collectors, where underground water circulates through the n (Gas) Air source heat pump
pipes. Underground water stores an enormous amount of solar
energy which can be extracted at very high levels of energy In the Heat pumps with warm air distribution selection you can
efficiency by circulating it directly through the heat pump choose:
evaporator.
n (Electric) Ground source heat pump
Heat pumps can be powered by gas or electric fuels, and if n (Electric) Water source heat pump
documentary evidence is available, the heat pump can be
n (Electric) Air source heat pump
entered with a specific flow temperature.
It is important to select the correct heat pump type when you are
Heat pumps with warm air distribution can also be entered into
the software.
MCS Installed Heat Pump
PCDF or SAP tables for heat pumps If the heat pump is entered using the PCDF method above,
A limited amount of heat pumps are listed on the PCDF data-
then an option can be selected in the software to confirm that
base. You should use the PCDF tables for any of these heating
this was installed by a MCS approved assessor. This is for RHI
systems where possible, but mostly you will be using the SAP
purposes.
tables.
If the PCDF tables are used, then you should select the correct
category (Heat pumps or Heat pumps with warm air) and then
the specific fuel, then brand name, then model name, then
model qualifier if applicable.
heating systems
Community Heating Scheme There are four community heating systems which you can select:
Community heating is defined as a system in which a heat
generator provides heat and/or hot water to more than one n Community boilers only
premises. Each dwelling is to be assessed individually. nC ommunity CHP and boilers
nC ommunity heat pump
nC ommunity heat network
It is important to select the correct community heating scheme

when you are using the SAP tables.
CHP and Micro CHP

Combined heat and power means the system generates
electricity on site and the heat, produced as a by-product of
the process, is used for the heating. CHP systems are not very
common.
If the heat generator is in the dwelling, it is the heating system
for that dwelling. Community heating with CHP has lower costs for heating and
hot water due to the way the heat is produced.
If the heat generator is not in the dwelling treat as community
heating. Micro CHP
Micro CHP are mainly for single dwellings, and this technology
Community heating can be from boilers, CHP and boilers, heat generates heat and electricity simultaneously. These units are gas
pumps or a heat network. A heat network is where the fired ‘engines’ delivering modest heat outputs.
community scheme can be identified in the community network
database, it is to be selected. If there is more than one data These systems are similar in size and shape to an ordinary,
record only the current record can be used. modern domestic boiler and can be wall hung, or floor standing.
If it is present, then it should be selected and if not the other If the dwelling has a micro-CHP system that cannot be located
three options should be used. in the database enter as a condensing boiler and include
addendum 5.
In most cases, community heating systems will have some form
of hot water store. PCDF or SAP tables for micro CHP
No micro CHP systems are present on the SAP tables. You should
A community heating system is one that serves more than one use the PCDF database if one is present. If the PCDF does not
dwelling. Select the actual fuel used by the community system contain the micro CHP, you should enter it in the SAP tables as a
where that can be ascertained; if it cannot be, select mains gas. gas condensing boiler.
PCDF or SAP tables for Community Heating Schemes The PCDF tables are used, so you should select the correct
No community heating schemes are listed on the PCDF database. category (Micro CHP) and then the specific fuel, then brand
You should use the SAP tables for any of these heating systems. name, then model name, then model qualifier if applicable.
You will be selecting the option in the generic list of community As above, if it is not present in the PCDF database, you will have
heating which matches the description of the boiler which you to enter a condensing gas boiler in the SAP tables.
have assessed, but can’t enter using the PCDF tables. You should
select the primary selection as “community heating schemes”,
there is no secondary selection for community heating schemes,
so the product selection should be the next data field.
SECTION
NINE
Electric Storage Systems A storage heater can be classified as high heat retention only if
the model is located in the database. Up to four different heaters
can be entered.
Storage heaters make use of cheap rate electricity (off peak) by
storing heat overnight and releasing it during the day, because More than one type of storage heater
they rely on drift heat. These storage heaters are usually placed If there is more than one type of storage heater (old large-
in hallways, landings and main living areas, rather than in each volume, fan-assisted, integrated storage/direct acting, high heat
room. retention): treat as two main systems. If then either main system
1 or main system 2 has more than one type, choose the most
Old (large volume) storage prevalent.
heaters – Older storage heaters tend to
be large (around 20-25cm deep) and sit If there are both high heat retention storage heaters and other
directly on the floor due to the weight of types, treat as two main heating systems.
bricks inside the heater. They may be dark
brown or beige in colour. Storage heaters with a single meter
If electric storage heaters are present as main heating but there
Modern (slim line) storage heaters – is only a single rate meter - enter as electric panel heaters and
Modern storage heaters are narrower include addendum 6. If the storage heaters are fan-assisted or
(10-15cm deep) and wall mounted, with high heat retention suppress the recommendation for high heat
small feet to support their weight. They retention storage heaters.
often have vents at the top of the heater.
PCDF or SAP tables for electric storage heaters
Fan Storage Heaters – Some more No electric storage heaters are listed on the PCDF database.
modern storage heaters are fan assisted You should use the SAP tables for any of these heating systems.
to help improve the distribution of heat
from the device. These types of heater You will be selecting the option in the generic list of boilers
can be identified by additional vents at which matches the description of the boiler which you have
the bottom of the heater and two assessed, but can’t enter using the PCDF tables. You should
separate wires coming from the device. select the primary selection as “Electric storage systems”. The
One goes to the off peak meter for only option for this form of heating is Electric storage systems.
overnight charging and one to the
peak meter for the fan which is After you have selected the electric storage systems option, you
active during the day. should select off-peak tariffs and then you have the choice of
five options:
Integrated Storage and
Direct Acting Heater – These heaters
nO ld (large volume) storage heaters
are similar in appearance to the fan
storage heaters and incorporate an nM odern (slimline) storage heaters
on peak electric heater to provide n F an Storage heaters
on demand heat. These heaters n Integrated storage+direct-acting heater
will have the usual controls, and nH igh heat retention storage heaters
a switch for the direct acting heater.
It is important to select the correct heating type when you are
High Heat Retention Storage Heaters using the SAP tables.
These ultra-modern storage heaters have
45% heat retention or more and include
smart controls such as monitoring,
external and room temperatures to
estimate the next day’s heat demand
periods. These controls make the heater
much more responsive than traditional
storage heaters.
heating systems
Electric Underfloor Heating Off-peak tariffs

Cables are laid under the floor so they can’t usually be seen. n In concrete slab (off-peak only)
Normally it is possible to identify them by the wall mounted n Integrated (storage+direct-acting)
controls.
Standard or off-peak tariff
Heating Cables
n In screed above insulation
It is important to select the correct electric underfloor heating

type when you are using the SAP tables.
Screed
Insulation Damp Proof Warm Air System
Warm air systems can run on gas, oil or electricity. The main
unit is normally floor mounted and about 1.5-2 metres tall and
Example is in screed above insulation
30-60cm wide. The system blows heated air through ducts or
stub-ducts (shorter ducting) around the house and out through
In Concrete Slab (off peak) – This system uses the floor to
low level vents in the walls. The vents are a useful indicator that
store heat, similar to the way storage heaters store heat in bricks.
a warm air system is installed.
There should be an off-peak tariff available to the property.
Electric warm air systems
In Screed Above Insulation (standard tariff) – This system
uses off peak electricity
has embedded cables under the floor, but they are located closer
to store heat overnight,
to the surface to provide immediate heat. The system uses peak
therefore the property
rate electricity and is often installed in one room (usually the
should have a dual
bathroom or kitchen) which means it is not often classed as
electricity meter.
primary heating for a property.
All warm air systems can work alongside a hot water circulator
Integrated (storage & direct acting) – This system can be
to supply hot water to a cylinder.
used with on-peak and off-peak tariffs. Some systems have two
sets of cables, one placed lower in the floor for storage heating,
PCDF or SAP tables for warm air systems
and the other nearer the surface for direct heating.
Not many warm air systems are listed on the PCDF database.
You should use the PCDF tables for any of these heating systems
PCDF or SAP tables for electric underfloor heating
where possible, but mostly you will be using the SAP tables.
No electric underfloor heating systems are listed on the PCDF
If the PCDF tables are used, then you should select the correct
database. You should use the SAP tables for any of these heating
category (Warm Air) and then the specific fuel, then brand
systems.
name, then model name, then model qualifier if applicable.
You will be selecting the option in the generic list of underfloor
heating which matches the description of the system which you
in the generic list of boilers which matches the description of the
select the primary selection as “electric underfloor heating” and
tables. You should select the primary selection as “warm air
then the specific secondary selection which the boiler falls in.
systems”, and then the specific secondary selection which the
The two options for this form of heating are Off-peak tariffs or
boiler falls in. There are four options:
Standard or off-peak tariff.
After the correct category has been selected above, you should as fired warm air with fan-assisted flue
nG
select the product which relates to the underfloor system as fired warm air with balanced or open flue
nG
assessed. il fired warm air
nO
lectric warm air
nE
SECTION
NINE
After you have selected the solid fuel boiler option, you have a It is important to select the correct heating type when you are
list of options: using the SAP tables.
Gas fired warm air with fan-assisted flue

Room heaters
nD ucted, on-off control, 1998 or later Room heaters can be included in the survey as main heating or
secondary heating, dependent upon other systems fitted in the
Gas fired warm air with balanced or open flue property. They can be separated into four groups, based on the
nD ucted or stub ducted, on-off control, pre 1998 fuel used, gas, oil, electric and solid fuel.
nD ucted or stub ducted with flue heat recovery
nC ondensing
Gas
Oil fired warm air
Gas fire, open flue, pre-1980
nD ucted output (on/control) (open fronted).
Electric warm air Gas fire, open flue, pre-1980

nE lectricaire system (open fronted), with back boiler
unit.
It is important to select the correct heating type when you are Ceramic blocks radiate the heat in this fire when it is lit. The open
using the SAP tables. flue indicates that the combustion gases come from the room, as
the front is open to the room. As per the options above this unit
Electric Ceiling Heating can be with a back boiler too. The efficiency of this gas fire is 50%
This form of heating is unusual in domestic properties and was
predominately installed in the 1970s and 90s, though it is still
fitted in some modern developments. Electric ceiling heating
works in a similar way to underfloor heating, with panels
embedded in the ceiling construction and insulation installed Gas fire, open flue, 1980 or later
above, to reduce heat loss through the ceiling. Warm air vents in (open fronted), sitting proud of,
the ceiling should be assessed as part of a warm air system. and sealed to, fireplace opening.
Gas fire, open flue, 1980 or later

Joists
(open fronted), sitting proud of,
Heating and sealed to, fireplace opening,
Element
with back boiler unit.
Insulation Insulation
This works in the same way as above and although there is a glass
panel in front of the fire, the gaps around this mean that it is not
sealed and the fire is open fronted. This means that the open flue is
Gypsum Board necessary for the combustion gases in the room. As per the options
above this unit can be with a back boiler too. The efficiency of this
PCDF or SAP tables for electric ceiling heating gas fire is 63%
No electric underfloor ceiling heating systems are listed on the
PCDF database. You should use the SAP tables for any of these
heating systems.
You will be selecting the option in the generic list of underfloor

heating which matches the description of the system which you
select the primary selection as “other space heating systems”,
however there is no secondary selection for this category. There
is only one option for this heating type, “Electric Ceiling
Heating”
heating systems
Gas Decorative fuel effect gas fire,

open to chimney
Flush fitting live fuel effect gas
fire (open fronted), sealed to This type of fire sits where the
fireplace opening fireplace would be. This appliance
sits below an open chimney. With
Flush fitting live fuel effect gas no way of restricting the airflow,
fire (open fronted), sealed to the efficiency of the appliance is
fireplace opening, with back very poor, at 20%.
boiler unit
Flush fitting live fuel effect gas Flueless gas fire, secondary
fire (open fronted), fan assisted, heating only
sealed to fireplace opening
This type of gas fire is considered
This heater sits where the fireplace would be. It should be a single highly efficient as there is no heat
unit which fits into the fireplace and controls the air flow up the loss up the flue. These fires can be
chimney. As per the options above this unit can be with a back freestanding. The efficiency is at
boiler too. The efficiency of this gas fire is 40%. 90%.
Gas fire or wall heater, balanced

flue Oil
The appliance must have a balanced
Room heater, pre 2000
flue which is located on the outside
Room heater, pre 2000, with
wall, in line with the gas heater. This
boiler (no radiators)
type of appliance must be located
Efficiency 55% (65%)
on an external wall. The efficiency is
Room heater, 2000 or later
at 58%.
Room heater, 2000 or later with
boiler (no radiators)
Gas fire, closed fronted, fan Efficiency 60% (70%)

assisted Oil room heaters are likely to be
found in rural areas without mains
This appliance must have a glass gas, where the main heating is
panel sealing it from the room. An fuelled by oil; therefore an oil
integral fan blows he heat from the supply is available for the room
fire into the room. The appliance heater.
must have a balanced flue. The
efficiency is 72%.
Bioethanol heater, secondary
heating only
Condensing gas fire
This type of gas fire is very rare, A flueless heater is usually installed
there should be a condensate pipe for more decorative purposes than
and fanned flue. The efficiency is as a heat source. The bioethanol
85%. fuel used by these appliances is very
expensive, making it a costly form
of secondary heating.
SECTION
NINE
Solid Fuel
Electric
Open fire in grate
Panel, convector or radiant Open fire with back boiler (no
heaters radiators)
This category can include wall Efficiency 32% (50%)

mounted panel, fan and radiant
heaters, plus electric fires. Modern Open fires burn solid fuel on a
electric fires can be deceptive in grate or hearth within an open
their appearance, some look like fireplace.
gas fires unless inspected more
closely. All of these appliances must An open fireplace is to be considered in the heating assessment
be fixed, or located in a fireplace. if capable of supporting an open fire, (that includes having a
Electric underfloor heating mats grate suitable for holding fuel) even if no fuel is present.
should be treated as electric panel
heaters. Infra-red heaters should Open fires in bedrooms are disregarded when identifying the
be entered as electric panel heaters heating systems (main and secondary) and heated habitable
too. room count. They are counted in the number of open chimneys,
if appropriate.
Water or oil filled radiators
Closed room heater
Fixed electric heaters, often with Closed room heater with
the appearance of a normal boiler (no radiators)
radiator, but they are not a Efficiency 60% (65%)
centralised system. They will also
have electrical wiring where you Closed fires have a door on the
would expect to see water pipes. front of the unit, and burn solid
fuels within the unit. These can be
Portable electric heaters set in the chimney or freestanding.
Portable heaters should be ignored Stove (pellet fired)

as it is assumed that the occupants
will take the heaters with them Stove (pellet fired) with
when they move. Portable heaters boiler (no radiators)
will be assumed when no heating is
entered for the property; however Efficiency 63% (63%)
portable heating should always be These room heaters are
assumed and never entered. fuelled specifically by
wood pellets.
Solid Fuels
If the appliance can burn only one fuel, specify that fuel
(includes exempted appliances burning wood in Smoke
Control Areas). Otherwise:
In a smoke control area: Open fire - smokeless fuel; closed

heater - anthracite.
In a not smoke control area: Open fire - dual fuel; closed

heater - wood logs, if capable, otherwise anthracite.
heating systems
Ignition
Some options in the SAP tables require you to identify the Heating Oil
ignition of the boiler. The two options you can select are Heating oil is also common in
automatic ignition and permanent pilot light. areas off the mains gas supply.
It can be bought in bulk and
Automatic ignition stored in a tank. Oil tanks can
This is where the boiler uses a sparking device to ignite the be made of metal or moulded
burner flame. This is more efficient than the pilot flame, which plastic and are usually larger
wastes energy. When heating is demanded, the spark ignites to than LPG tanks.
start the burner in the boiler.
Biodiesel from (any biomass source/used cooking oil only/
Permanent pilot light vegetable oil)
This is a permanently lit light in the boiler, which lights the main This is for appliances which are specifically designed to use
burner when required. It is wasteful of gas, as it is permanently biodiesel. The fuel is verified as wholly derived from used
lit and burning. If the flame goes out, then user intervention cooking oil.
is needed to relight the flame. To identify this, the pilot light is
usually visible through a large opening on the boiler, the large Appliances able to use mineral oil or liquid biofuel
opening is for easy re-ignition of the flame. Derived from biomass – for specifically designed appliances. This
option is only used for appliances selected from the database.
Fuel B30K
A new fuel blend which is 30% mix of biofuel, coupled with
Mains Gas 70% kerosene. This new bioliquid is designed to work in existing
Mains gas is piped to individual properties and is one of the oil heating appliances. This can only be entered with
cheapest and cleanest fuels widely available in the UK. Many documentary evidence.
rural towns, villages and more remote areas are not on the mains
gas network and must use alternative fuels. It is indicated by the Bioethanol
presence of a gas meter/a mains gas appliance in the dwelling. This fuel type should only be used when a bioethanol room
heater has been specified as the secondary heating. This fuel is
LPG (bulk/bottle/subject to special condition 18) very expensive in comparison with all other fuels.
Liquid Petroleum Gas is common in areas off the mains gas
supply. The LPG is usually stored outside in a large metal tank if LNG
in bulk, or smaller cylinders if bottled. The tank is often located Liquid Natural Gas is used as an alternative to LPG, oil or mains
in the garden and can sometimes be buried, meaning only a gas. It is equivalent in price to mains gas. If a property has LNG
large manhole cover can be seen. LPG is a manufactured fuel, there should be a storage vessel in the grounds of the property.
meaning it has higher costs and carbon emissions than other
fuels. As a result, properties with LPG often receive a poor EPC House Coal
rating. This can be burnt in open and closed
room heaters, but cannot be used in
smoke control areas.
Anthracite
This is a naturally smokeless type of coal
which is usually supplied as grains or nuts,
and can be used in central heating boilers.
Smokeless fuel
This is a replacement for coal in smoke control
LPG subject to special condition 18 is possible – only when areas; it can be used in open and closed room
documentary evidence confirms this though. This confirms that heaters, but is more expensive than coal.
the property receives LPG at mains gas prices. As it is a manufactured fuel, the ‘coals’
are usually uniform in shape.
SECTION
NINE
Wood Logs, Wood pellets (in bags for secondary heating/ Flue Type
bulk supply for main heating), Wood Chips A flue is a duct for smoke and waste gases produced by a fire,
Wood is also referred to as biomass. Although it releases carbon heater or other fuel burning device. The flue type can help in
when burnt, it does not exceed the amount of carbon absorbed identifying the boiler type and its location. There are a number of
by the tree whilst it was growing. Therefore, it is considered flue types which differ between boiler type and age.
carbon neutral. Wood is available as logs, pellets and chips.
Wood logs are generally used in open and closed room heaters. Open Flue – This is usually found in properties with older, floor
mounted boilers. The combustion gases are taken from the
boiler is located in, the hot gases rise up the flue, drawn up by
wind passing over the top of the flue opening. If an appliance
has an open flue, the room must be ventilated (usually with an
air brick).
Dual Fuel Mineral Wood

A dual fuel appliance can burn mineral (coal, anthracite etc) and EXHAUST GASES GO
biomass (wood) fuels. Most solid fuel open and closed room UP FLUE OR CHIMNEY
heaters are capable of burning both types. If it is not clear what
fuel is burnt in a solid fuel room heater, dual fuel is the most
appropriate option.
Electricity
Electricity in some dwellings is used as the main heating system.
Properties can have either a single meter, where the electricity is
charged at the standard rate, a dual meter, where a cheaper off
peak period enables the homeowner to get a cheaper electricity
rate overnight for a certain period, and in certain areas an 18
hour or 24 hour tariff is available.
Straw Bales and other biomass AIR SUPPLY FROM

ROOM
For straw bales and other types of
biomass fuel that are not available
in RdSAP, select wood logs and
include addendum 12. Balanced Flue – This flue type uses air from outside the
dwelling for combustion, and relies on natural air movement
Community Heating has different fuels which can be used. to work. The flue length must be short, with no bends for the
natural air movement to work. This means that the boiler must
nH eat from boilers – mains gas be located on an external wall close to the flue terminal.
nH eat from boilers - LPG
nH eat from boilers - oil A balanced flue is classed as room sealed because all combustion
air is drawn from outside. Flue terminals are usually large, square
nH eat from boilers – B30D
and steel and, if located low down, the flue should be covered
nH eat from boilers - coal with a grill for protection against the high temperature of
nH eat from electric heat pump emitted combustion gases.
nH eat from boilers – waste combustions
nH eat from boilers - biomass This type of flue was commonly fitted for pre-1998 gas boilers.
In order for the flue to work effectively, there must be enough
nH eat from boilers – biogas (landfill or sewage)
natural air movement to allow the cold air to be drawn into the
nW aste heat from power station boiler.
nH eat from CHP
n F rom Heat Network Data
nH eat from boilers – biomass (any source)
nH eat from biodiesel (vegetable only)
heating systems
WARMED AIR CIRCULATES

AROUND THE ROOM
FLUE GASES COME OUT THROUGH

CENTRAL PIPE
COMBUSTION AIR PULLED IN

THROUGH OUTER PIPE
COOL AIR
EXTERNAL AIR SUCKED INTO

COMBUSTION CHAMBER
ELECTRIC HOT EXHAUST GASES

FAN
HEAT
EXCHANGER
HOT WATER TO COOL WATER FROM

RADIATORS RADIATORS
SECTION
NINE
Radiators and Underfloor heating

Fan assisted flue If one heating system feeds both underfloor and radiators, enter
This is a type of room sealed radiators. This is because if radiators a higher flow temperature is
flue which uses a fan to move assumed (unless flow temperature is known). Where known the
the air through the flue pipes. design flow temperature should be entered for condensing
The flue does not have to rely boilers and heat pumps. This applies to both radiators and
on natural air movement so underfloor systems.
the flue pipes can be longer
with bends in them if The design flow temperature for condensing boilers and heat
necessary. This means that it is pumps should be recorded as unknown unless there is
not necessary for the boiler to documentary evidence that the system has been designed and
be located on the external wall. commissioned as a low temperature one.
Fanned flue appliances tend to be more efficient than those Fan Coil Units
with a balanced flue because more heat can be taken from Fan Coil units are used with some heat pump systems. It consists
the combustion gases before they leave the boiler. of a coil or fan, which can heat or cool the room. It is typically not
connected to ductwork, and can be concealed or exposed in its
Emitter Type served floor area, and can control the temperature in the space
Central heating systems are capable of heating the whole house. that it serves.
The main unit will feed the emitters, which distribute the heat
and can be in a number of guises. Weather Compensator
A weather compensator is an external device that adjusts the
Radiators boiler temperature according to the temperatures measured ex-
These are the most common form ternally. A node on the external face of an exposed wall indicates
of emitters, and these should be the presence of a weather compensator, as well as a control box
in every room. They usually differ inside the property. This will then usually be connected to the
in size depending on the area Time and Temperature Zone Control or Boiler Energy Manager.
of the room installed in. These
can be fitted with TRV Weather compensators can only
controls. be included if they are located in
the PCDF heating controls database,
otherwise they must be excluded
Underfloor Heating (and explained in the site notes).
Underfloor heating is a length of They are only available when linked
small bore pipes laid under the to a Time and Temperature Zone
floor carrying water heated by Control system.
the central heating system. They
are laid in a circuit to cover most Heating Flow Temperature
of the ground floor; there are Underfloor heating is ignored if radiators are present. Usually if
often a number of loops which underfloor heating is present, radiators are upstairs and are of a
can be individually controlled high surface area, or they are highly efficient. If this is the case,
with separate room thermostats. and the underfloor system is of a high specification, the flow
temperature can be entered to indicate that the system has been
If the underfloor heating is part of a wet central heating system, designed and commissioned to a high standard. This only applies
it should be entered as an emitter. If the underfloor heating is to condensing boilers or heat pumps.
part of an electric system, then it should be entered in the main
heating category (covered in heating systems). The flow temperature must be known and evidenced by
documentary means in order to overwrite the default software
Underfloor heating can be identified by a lack of radiators, and assumption. You will be then able to select underfloor heating
the underfloor heating manifold near the boiler. as opposed to radiators. If suitable evidence is available, the
software options are:
n L ess than 35OC

nB etween 35OC and 45OC
nM ore than 45OC
n I f there is no documentary evidence,
then unknown must be used.
SECTION
NINE
Heating Pump Age A room thermostat is usually wall mounted, and is usually in the
When a boiler is connected to radiators or underfloor emitter hall or living room. It can be a wireless device, so it may not be
types, the central pump type should be assessed, but only when fixed to the wall. As above, it can be part of a programmable
it is separate and not within the boiler. room thermostat also. When a room thermostat is present, along
with TRVs, Room thermostat only should be selected.
These can be located in the boiler,
which means it is not able to be
inspected, or close to the boiler,
which means unless it cannot be
located, it should be assessed.
If the pump has a label stating

the EEI (energy efficiency index)
then it shall be recorded as 2013 Frost Stat
or later, otherwise it is 2012 or earlier. A frost stat should not be
accounted for as a room
If it is incorporated into the boiler, or unable to be found, then it thermostat. A frost stat is
should be recorded as unknown. Otherwise, the options are 2013 usually fitted when a boiler
or later or 2012 or earlier. is located outside the heated
part of a dwelling, typically in
Heating controls a garage or outhouse. They
The different heating controls depend on the heating system differ from room thermostats
which is present in the property. because either there are no
numbers marked, or the numbers
Boiler Systems with radiators or underfloor heating, heat pumps indicate low temperatures
with radiators or underfloor heating, heat pumps with warm up to about 10o.
air distribution, electric underfloor heating, warm air systems
and other space heating systems all incorporate the following Combined programmer and room thermostat
controls. However some of these options do not have all of the A combined programmer and room thermostat allows the
controls: heating times and temperature to be set from the one unit. These
are becoming increasingly common and are identified by time
Programmer and temperature being displayed on the same device.
A programmer is a timer which is user operated to determine the
times that the heating and hot water systems operate during the TRVs
day. A programmer will almost always allow for separate timings Thermostatic radiator valves (TRVs)
for space and water heating. A programmer can be analogue, control the temperature of the
digital, integral to the boiler or combined with a room thermostat individual radiators by adjusting
(explained below). It is usually located near a boiler or hot water the hot water flow rate through a
tank, if it is not integral to the boiler. radiator, thereby altering the heat
output from the radiator. TRVs have
marks on them to indicate the
amount of heat emitted from
the radiator.
Radiator cut off valves do not allow control of the heat emitted
by a radiator, they simply allow the user to turn the radiator on
or off.
Room Thermostat TRVs must be fitted to at least 50% of radiators For this purpose
A room thermostat measures the air temperature, and depending include all radiators including those not in a habitable room e.g.
on the temperature which has been set by the user, signals to the hallway in order to be included on the survey.
boiler to fire up or switch off.
heating systems
Bypass Community Heating Schemes have the controls from the above
This is not a physical control; a bypass indicates the presence of a (programmer, room thermostat and TRVs) as well as:
radiator or loop of pipework with no TRV. It means that hot water
can continue to circulate even if all the radiators with TRVs have No thermostatic control of room temperature
reached the correct temperature. This control is only relevant
when there is no room thermostat in a property. The software also requires the charging system in place to be
clarified with the selection of the heating controls. This is one of
Boiler Energy Manager the two options:
A boiler energy manager is used
alongside a programmer and TRVs. Flat rate charging
It monitors the water temperature Flat rate charging means that each dwelling within the
in the system and adjusts the boiler community system is charged at the same rate, regardless of
temperature accordingly. It can individual use. (A larger charge may be in place for larger
incorporate a weather/load dwellings)
compensator, a night setback device, start control, frost
protection, anti-cycling control and hot water override. Charging system linked to use of community heating
Charging system linked to use of community heating is where
Time and temperature zone control (separate plumbing the energy use is monitored, and the charge is based on actual
circuits) energy use.
Time and temperature zone control is a system which can
individually control the temperature and timing of heating for Electric Storage Systems have different controls to the rest of
separate zones within the same property. This will require the heating systems. The controls available are:
separate heating circuits, with its own programmer (or one
programmer can control all the circuits if it a zone control device) Manual Charge Control
meaning that different parts of the house can be maintained at Manual Charge Control is
different temperatures at different times. where the storage heater has
two dials, one to control the
Time and temperature zone control (by device in overnight charge rate and
database) one to control the output
Time and temperature zone control can also be present when from the heater. These controls tend to have a scale of 1 to 6,
programmable TRVs or communicating TRVs that are capable of though this can vary between different models.
time and temperature zone controls are present. Conventional
TRVs without a timing function provide only independent Automatic Charge Control
temperature control. The 50% TRV rule still applies in this Automatic charge control is where the storage heater measures
instance. the room temperature and the charging of the storage heater is
automatically adjusted based on the room temperature.
To specify this form of heating control, the device must be Automatic charge control is not easily identified; occasionally
present in the database. If it isn’t, then they should be classed as the model name may provide a clue.
normal TRVs only.
Controls for high heat
In the case of direct-acting electric systems, including underfloor retention storage heaters
heating, it can be achieved by providing separate temperature When a high heat retention
and time controls for different rooms. storage heater(s) has been
selected as the main heating
Not applicable (boiler provides DHW only) system, controls for high heat
Not applicable (boiler provides DHW only) is when the heating retention storage heaters can
system selected is only present in the main heating section due to be selected. These smart controls
the fact it provides Domestic Hot Water. can include monitoring, external
and room temperatures to estimate
No time or thermostatic control of room temperature the next day’s heat demand,
No time or thermostatic control of room temperature is where no making them much more responsive
controls are present at all in the property. than older storage heaters.
heating systems
Room heaters have no thermostatic control of room

temperature and programmer, room thermostat from the above
list, as well as:
Appliance thermostats
Appliance thermostats are
controls on individual heaters
which control the output of the heater.
Mechanical Ventilation
Mechanical ventilation is a whole house ventilation system only. If
this is not present, natural ventilation is assumed for the dwelling.
Intermittent extract fans in kitchens and bathrooms are not a

mechanical ventilation system for RdSAP, but continuously
running extract fans in wet rooms are treated as mechanical
extract ventilation.
Extract
This is when a fan is continuously running and extracts warm,
damp air from rooms such as the bathroom and kitchen.
Balance
This is when warm, damp air from rooms such as the bathroom
and kitchen are extracted, and using a heat exchanger, supply
rooms with clean air. A system such as this would usually have
a central unit and ducting located in the loft or a cupboard and
extract or supply vents in most rooms in the property.
Space Cooling
This option is for when the dwelling has space cooling or air
conditioning. You should only include fixed systems only and do
not include reversible heat pumps.
Heating controlled by mobile application, Heating controls

adjustable via a mobile application only, where there is no visible
controls in the dwelling, are not included in the assessment. In
this instance no time or thermostatic control should be entered.
1 0
S E C T I O N
WAT E R HE AT I NG
SECTION
TEN
water heating

n Heating Type
o Boiler which only provides water heating
o Dealing with back boilers
n Water Fuel
n Cylinder Details
o Cylinder Size
o Enclosed/Encapsulated
o Thermal Store
o Insulation Type
o Insulation Thickness
o Immersion Details
o Cylinder Thermostat
n Other aspects of a water heating system
n Solar Panel
o Extended Solar Data
o Collector Details
o Visual Details
o Solar Store Details
n Flue Gas Heat Recovery System
n Waste Water Heat Recovery
Water Heating Type Electric Immersion (on-peak or off-peak) – this is when the
There are a multitude of options for the water heating in RdSAP. property has a cylinder which is heated by an immersion
It is usually provided by the main heating system or electric heater(s). There will be either one or two caps on the cylinder;
immersion, but it can be from other sources. these are the caps on top of immersion heater(s). From these,
electrical wires should go to a hard wired switch close by. If there
Typical Hot Water Cylinder in Central Heating System is one cap at the top, this signifies a single immersion heater, as
The heat exchanger carries heated water from the boiler - the the immersion is pointing downwards into the cylinder.
main way of heating the water in the cylinder. The immersion
heater is present, but used as an additional form of heating to Dual immersion is possible – and these are usually installed
the boiler. This is usually used during the summer when the boiler in properties with a dual electricity tariff. The immersion heaters
is not required as much for space heating. (two caps) are instead located on the side of the cylinder. The
off peak immersion closest to the bottom heats the whole of
the cylinder overnight, utilising the cheaper electricity, while the
TO TAPS second is typically placed at the top half of the cylinder and uses
IMMERSION ROD peak electricity. This is usually referred to as the boost function, as
the water in the tank will cool down during the day. Due to the
higher cost of on peak electricity, the immersion only heats the
top half of the tank.
FLOW FROM
BOILER HEAT EXCHANGER/
COIIL If water is heated by a dual immersion and the electricity supply is
a single meter, include addendum 6.
Many hot water cylinders have immersion heaters, but this is

often an additional way of heating hot water, secondary to a
regular boiler. It is unusual for water to be heated by electric
RETURN TO
BOILER FROM COLD
immersion if a boiler is present in the property. Properties with
WATER electric storage heaters or no other form of central heating
CISTERN
usually have electric immersion water heaters.
TO TAPS
No water heating – this is when the property has no water
heating present. An electric immersion water heater will be
assumed in this instance.
From Main Heating System FROM COLD

WATER
From Additional Main Heating or Secondary Heating – CISTERN
this is when the main, additional or secondary heating system
provides both heating and hot water. If the main heating system
is a regular boiler, there will be a cylinder present in the property.
From main heating can apply to any boiler type, a warm air
system, a heat pump and some community heating schemes.
The secondary system can provide hot water in some TO TAPS

circumstances. The secondary heater must have a back boiler,
and there should be a hot water cylinder present in the property.
This should only be selected if the main heating system does not
provide hot water.
FROM COLD
WATER
CISTERN
SECTION
TEN
Single-point gas water heater Gas boiler/circulator for water heating only, Oil
(instantaneous at point of use) – boiler/circulator for water heating only and Solid fuel
This type of water heater heats boiler/circulator for water heating only - When a boiler solely
water on demand, rather than installed for heating water cannot be identified as an additional
storing water. It will usually be found main heating system, then this method with the relevant fuel
in a dwelling without central heating. should be selected.
This is usually found next to a single

sink. They tend to be wall mounted
above the sink or found under the Range cooker with boiler for water heating only: Gas,
sink. single burner with permanent pilot, Range cooker with
boiler for water heating only: Gas, single burner with
automatic ignition, Range cooker with boiler for water
heating only: Gas, twin burner with automatic ignition pre
Multi-point gas water heater 1998, Range cooker with boiler for water heating only: Oil,
(instantaneous serving several single burner, Range cooker with boiler for water heating
taps) - This type of water heater only: Oil, twin burner pre 1998, Range cooker with boiler
heats water on demand and can for water heating only: Solid fuel, integral oven and boiler,
supply a number of hot water taps Range cooker with boiler for water heating only: Solid fuel,
in a property. They are similar in independent oven and boiler - When a range cooker is not
size to a boiler, but the two should providing space heating, and is only heating the water, it can be
not be confused with one another. specified in the water heating section.
The front of a multi-point gas water heater is usually quite simple, A twin burner has two burners, one for the cooker and one for
with one or two dials or a few buttons. Another way to identify a the heating. A single burner has one burner for both heating and
multi-point water heater is to turn on a hot water tap, which will cooking.
fire up the heater (as it heats water on demand).
Electric heat pump for water heating only - when a heat pump is
present at the property, but does not provide any space heating,
Electric instantaneous at point of use - This type of water only water heating. Only electric heat pumps can be entered
heater heats water on demand, rather than storing water. It will using this method.
usually be found in a dwelling without central heating.
Hot-water only community scheme – boilers, hot-water only
This is usually found next to a single sink. They tend to be community scheme – CHP, hot-water only community
wall mounted above the sink, or found under the sink, and scheme – heat pump, hot-water only community scheme –
they have a small store of around five or ten litres. Disregard community - When the dwelling has water heating only
a small water storage volume. A small volume is defined as a provided by community heating, this can be accurately modelled.
volume of 55 litres or less. If the volume exceeds 55 litres, it is The type of community heating system providing the hot water
specified as an electric immersion or gas boiler for water heating needs to be identified, eg a boiler or a heat pump.
only. Bigger stores are uncommon but possible.
Boiler or heat pump which only provides water heating
A wall mounted switch indicates Sometimes there is a separate boiler or heat pump providing
that the heater is powered by DHW only. A generic boiler can be selected from the water
electricity rather than gas. heating options. If the boiler or heat pumps are located in the
database, specify two main heating systems with:
n Main system 1 is the one providing space heating

n Main system 2 is the DHW boiler
n Percentage of main heat from system 2 is zero
n Water heating is from main system 2.
water heating
Dealing with back boilers Enclosed/Encapsulated Cylinder

Where water heating is from a back boiler or room heater with For an unvented pressurised steel
boiler, and the boiler provides water heating only, the or plastic encased hot-water
appropriate fire or room heater shoud be identified in the data cylinder (e.g. Megaflo), treat
collection process, and the water heating is identified as from insulation value as 50 mm
main system or from secondary system. factory-applied foam and
assume cylinderstat is present,
Where the back boiler provides space heating: Except for Elson (wooden box),
n if gas, the back boiler is selected as main heating, the type record the actual thickness
associated fire is selected as the secondary heating, and the and check for the presence of a
water heating is from main system. cylinderstat (unless “no access”).
n if oil or solid fuel, the combination of room heater and boiler The capacity should be included on the manufacturers details on
is selected as main heating and the water heating is from main the tank, and the immersion heater should be visible on the
system. outside of the cylinder casing. The manufacturers website can
also help with the identification of these.
Fuel Type
For most water heating selections, the fuel will automatically Thermal Store
populate, either by main heating, additional heating or secondary Some central heating systems
heating bringing through the specified heating systems fuel, or by incorporate a thermal store
the heating type selection having a fuel in the name (eg electric rather than a traditional hot
immersion). water cylinder. The thermal
store works in conjunction
For some heating entries, you will have to select the fuel as it will with the regular boiler to
not populate. The correct fuel should be identified and entered. provide central heating and mains pressure hot water.
Most water heating types have a hot water cylinder to store
the heated water. You will be required to take details about the When a hot water thermal store is present, it should be treated as
cylinder to determine the size, insulation, immersion (if one) and a water cylinder.
cylinder thermostat.
Insulation Type
Electric Shower The heated water stays in the cylinder until it is required for use,
If the only water heater present is an electric shower, specify the and if this is a long time, heat will be lost. This means that the
water heating as “electric instant water heating” cylinder is usually insulated to slow this heat loss process down.
In terms of RdSAP three options for cylinder insulation can be
Cylinder Details selected.
Water Cylinder Size

There are five options to select for cylinder size.
o cylinder – this is if no cylinder is present in the property.

nN
o access – a cylinder is present in the property but cannot be
nN
assessed. No further cylinder details will be required when no
access is selected.
nN ormal (up to 130 litres) – the most common cylinder size
nM edium (131-170 litres) nN one – This is when the cylinder is not insulated at all.
n L arge (>170 litres) – most encapsulated cylinders are large n L oose Jacket – a jacket filled with fibreglass, which is usually
retrofitted to the cylinder.
n F actory-applied (Spray Foam) – as the name suggests, foam is
nS prayed onto the cylinder in the manufacturing process.
SECTION
TEN
Insulation Thickness Expansion Vessel

The options for the water cylinder insulation thickness are 12mm, Usually located near the hot
25mm, 38mm, 50mm, 80mm, 120mm and 160mm. water cylinder, this is designed
to hold the increased volume
For loose jacket insulation, the insulation of water when it is heated –
is easily measured, as you can move it in the place of a header tank
about. For spray foam insulation, there in a vented system.
are not many gaps to measure the
insulation. There should be space to Old square tanks
measure where pipes join the cylinder, Some older systems have a square tank to store hot water, rather
or if a cylinder thermostat is inbuilt, in the than a cylinder which is present in most systems. The tank is
gap where it is installed. usually copper with some glass fibre insulation and a hard board
outer case. This type of tank can be entered into the software as
Immersion Details normal, with a suitable capacity selected. It is normally possible to
When an electric immersion water measure the insulation around the pipe work on the tank.
heating type is identified, it will need
to be determined whether the Combined Hot and Cold
immersion is of a single type or dual. Water Store
How to identify which type of immersion Some properties do not have
is present is above in the water the space for a header tank.
heating type selection. Combined hot and cold water
stores are designed so that the
Cylinder Thermostat header tank sits directly on top
A cylinderstat enables the of the hot water tank and can
temperature of the water in the be located in properties with
cylinder to be controlled manually, limited space. This type of water
usually with a small dial. It should system does not provide very
only be included when mounted good water pressure. The cold
on the side of the cylinder and has an water store should not be
electric connection. accounted for when determining
the capacity or insulation for the tank.
It is usually located near the bottom of the cylinder, and held
onto the cylinder by a wire. If the insulation is of a spray foam
MAINS FEED
variety, it will be immediately obvious whether one is present.
If the insulation is a jacket variant, then more investigation is
required.
If the cylinder is encapsulated, a cylinder thermostat should be

assumed. COLD FEED
HOT WATER
An immersion heater has an internal thermostat to regulate its

temperature, but this is not classed as a cylinder thermostat, and
should not be entered as such.
FLOW FROM BOILER
Other aspects of a water heating system
More modern central heating systems do not require header
tanks as the system is pressurised and uses expansion vessels
to modulate the pressure in the system. Although this type of
system may appear very different to a traditional vented system, RETURN TO BOILER
it makes no difference to RdSAP and must be entered in the same
way.
IMMERSION HEATER
water heating
Solar Water Heating These systems can be one of two types:

Solar panels or evacuated tubes can be present on properties,
usually on the roof, but they can be present on a south facing Passive – a system that is integral to the boiler
wall or the ground of the property. These solar panels/evacuated
tubes will heat the hot water in the property. Separate – these systems are retrofitted to existing boilers.
Include flue gas heat recovery only if found in the database, it is

identified in same way as for heating systems. When the model
cannot be found, no default option is available but the presence
of the device should be recorded in site notes.
It can be fitted to a separate hot water store. If this is the case it

may be powered by a solar photovoltaic system, checks should be
The solar heated water must be linked up to a hot water cylinder made to determine whether this array on the property is
(either an additional cylinder to the existing water heating system, specifically designed for the system.
or a large capacity twin coil cylinder specifically designed for solar
heated water). Waste Water Heat Recovery System
Waste water heat recovery systems recover heat from waste
When solar water heating is present, it can be entered so that warm water from a shower and uses it to pre-heat warm water.
the software assumes the values for the system. This is when the It is difficult to retrofit this type of system, so they are only likely
extended details are not known. When the extended details are to be found in new builds, or where a bathroom has been
known, the collector details and solar store details can be renovated. In addition it is unlikely the system will be visible,
overwritten. The tilt, orientation, overshading, solar water pump therefore documentary evidence should be gathered.
and shower type can be overwritten with visual evidence.
Include waste water heat recovery only if found in the database.
Documentary evidence is required to over-write collector or solar When the model cannot be found, no default option is available
store values except that orientation, tilt and overshading can be but the presence of the device should be recorded in site notes.
overwritten with visual evidence. For instantaneous types:
If the panel/collector details are available but the solar store n Number of rooms with bath and/or shower includes rooms
information is not, the default values can be used for the solar with only an electric shower. If two showers found in a room,
store.If the solar store is combined and details are being recorded count as one.
the volume of the combined cylinder must also be recorded.
n `Only mixer showers count for instantaneous waste water
Shower type is required when solar water heating details are heat recovery. Mixer shower means a shower where the hot
known. In this context “electric shower” means a shower where water is provided by a boiler (combi or regular), heat pump or
the water is heated by electricity as the shower runs. If the immersion heater. A mixer shower attached to bath taps is
shower is supplied from a hot-water cylinder it is classified as recorded as a mixer shower only if there is a permanent
non-electric even though the cylinder is electrically heated. bracket over the bath at least 1.5m above the plughole and
there is a shower curtain or screen.
Flue Gas Heat Recovery System
Flue Gas Heat Recovery Systems are For storage types:
designed to recover heat in the
flue gases discharged from a n Record the total number of baths and showers of any type
condensing boiler if it is fired
by natural gas, LPG or Oil. n Record the total number of baths and showers connected to
the waste water heat recovery system.
The system recovers heat from the flue gases which is then used
to pre-heat the cold water before it enters the boiler. This reduces
the amount of fuel that is burned heating the water.
1 1
S E C T I O N
ADDENDUM
SECTION
ELEVEN
addendum
n Addenda
n Additional Addenda
SECTION
ELEVEN
Addenda
The following addenda are present to cover when a feature is not part of the reduced data set. When it is not present, the nearest
alternative needs to be selected, and the addendum provides an explanation as to why.
Ref Circumstances Addendum text on EPC

Wall type does not correspond to The dwelling has a type of wall that is not included in the available options.
1
options available in RdSAP The nearest equivalent type was used for the assessment.
The energy assessment for the dwelling does not include energy used to heat
4 Dwelling has a swimming pool
the swimming pool.
The performance characteristics of the micro-CHP system in this dwelling are
5 Dwelling has micro-CHP
not known and default values were used for the assessment.
A dual rate appliance(s) is present with a single-rate supply. A single-rate

appliance has been used for the assessment.
Off-peak appliance(s) with single
6
meter
Changing the electricity tariff to an off-peak (dual rate) 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 to
8
property (England, Wales or Scotland) this property.
Two main heating systems and
As there is more than one heating system, you should seek professional advice
9 heating system upgrade is
on the most cost-effective option for upgrading the systems.
recommended
Dual electricity meter selected but The assessment has been done on the basis of an off-peak electricity tariff.
10 there is also an electricity meter for However some heating or hot water appliances may be on the standard
standard tariff 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 electricity tariff. However some heating or hot water appliances may be on an
off-peak tariff off-peak tariff.
Dwelling is using a biomass fuel that The dwelling uses a type of fuel that is not included in the available options.
12
is not in the RdSAP fuel options The nearest equivalent fuel type was used for the assessment.
The list can be added to / removed from or updated at any time System build wall selected in RdSAP – The addendum added
as appropriate. If addendums are used frequently, the data set to the EPC is, “This dwelling is a system build property or some of
will be extended in future revisions to avoid the need for frequent its walls are of non-conventional construction and requires further
use. investigation to establish the type of construction, the type of
wall insulation best suited (cavity insulation or internal/external
The RdSAP software displays the current list of possible addenda, insulation) and the savings it might deliver. Please go to www.
showing the circumstances for each one. The DEA can select one gov.uk/energy-grants-calculator to find out more.”
or more to be included on the EPC.
When you enter a stone wall, a system build wall or a cavity
Additional Addenda wall as the wall construction, you can select whether these have
When you enter certain wall constructions into the software, they access issues or are subject to high exposure.
trigger an automatic addendum in the software relating to hard
to treat cavities. If you select a stone or system build wall, it will Access issues is any façade where it is not possible to pitch
automatically select the addendum and this will make a note on a 5 metre ladder considering health and safety requirements.
the EPC, at the bottom. This includes, e.g. a narrow passageway, a busy thoroughfare a
building of more than 2 storeys, a conservatory or large outhouse
Stone wall selected in RdSAP – The addendum added to the attached to the property, etc.
EPC is, “This dwelling has stone walls and so requires further
investigation to establish whether these walls are of cavity The note on the EPC for access issues is, “The property requires
construction and to determine which type of cavity wall insulation further consideration of how to access the walls for installation of
is best suited.” cavity wall insulation.”
addendum
High exposure is what should be
recorded for any dwelling in
exposure zones 3 or 4 (see map
at the end). If in doubt record as
possible high exposure. High
exposure is considered an area
which experiences high levels of
wind driven rain.
The note on the EPC for high

exposure is “The dwelling may be
exposed to wind driven rain and
so requires further investigation to
determine which type of cavity wall
insulation is best suited.”
For cavity wall constructions,
narrow cavity can also be selected.
A narrow cavity is indicated by a
stretcher bond brick pattern with
wall thickness 220 to 250 mm.
This is important to identify as
traditional cavity fill techniques
may not be appropriate for these
walls. The note on the EPC for
narrow cavities is “This dwelling
may have narrow cavities and so
requires further investigation to
determine which type of cavity wall
insulation is best suited.”
2016
EDITION
RdSAP MANUAL METHODOLOGY
Stroma Certification ltd

4 Pioneer Way Castleford
West Yorkshire
WF10 5QU
0845 621 11 11 | e. domestic@stroma.com

www.stroma.com/certification
*Calls cost 7p per minute plus your phone company’s network access charge or call 01977 665420.
© Generated by Stroma Certification 2016 v2.0

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RdSAP MANUAL METHODOLOGY

© Generated by Stroma Certification 2016 v2.0

Section 1 - Introduction to EPC and RdSAP Page 3

Section 2 - Property Descriptions Page 15

Section 3 - Age and Dimensions Page 25

Section 4 - Conservatory Page 43

Section 5 - Floor and Wall Construction Page 47

Section 6 - Doors and Windows Page 60

Section 7 - Roof Construction Page 64

Section 8 - Renewable and Low Energy Systems Page 71

Section 9 - Heating Systems Page 74

Section 10 - Water Heating Page 97

Section 11 - Addendum Page 104

introduction to EPC and RdSAP

Topics covered in this section

The EPC includes recommendations to help owners and

The EPC will assess the energy efficiency of services which

n An energy efficiency rating between A and G,

n Estimated energy costs and savings averaged over a

n The top three recommendations for the property,

n Brief Green Deal information

n A building summary with statements about elements of

n More in depth information about Green Deal and how the

n Full list of cost effective recommendations for the dwelling,

n List of possible ‘alternatives’, These measures improve the

n The Green Deal package – this lists all the

n Energy assessor details including contact information

n Environmental Impact Rating – this is a rating of the carbon

Annexes RdSAP Assessment

Stroma RSAP+ Software RSAP+ Technical Functions:

For further information contact Stroma Certification

Photographs – Minimum Requirements

From every EPC audit, Stroma shall provide feedback. Where

From To Maximum Time Permissible Exceptions

3.Evidence received 4.Auditing work completed 15 working days Circumstances beyond

5.Feedback provided to DEA 6.Lodgement of a replacement 10 working days EA Appeals

Scheme makes other

High Lodgers Useful documents

Department Number Ext Email Hours

Mon-Thurs 8.30am – 6pm

Mon-Thurs 8.30am – 6pm

External contacts Number Email/Website Notes

Topics covered in this chapter:

n Address – close to England/Scotland border

n Sub property type – Detachment

n Extent of the dwelling and Extensions

o Store Rooms and Utility Rooms

o Whole dwelling within a roof

o Extension above a garage

o Extension above and along a property

o More than 4 extensions

n Electric Meter Type

n Mains Gas Available

None of the above – When the EPC is produced but doesn’t

The use of none of the above should be avoided where possible.

If more than one transaction type is applicable to the

Stock condition survey should be recorded as “social

For extended information on the above, please do not hesitate

n Schedule of properties from which the groups have been

Sub property type – Detachment Porches

Enclosed is applicable for ‘Back to Back’ properties.

Detached – The property is not attached to any other property,

Mezzanine Do not mix internal and external dimensions; if a basement is

A mezzanine floor would have to be entered as main property

n An energy efficiency rating between A and G,

n Estimated energy costs and savings averaged over a

n The top three recommendations for the property,

n Brief Green Deal information

n A building summary with statements about elements of

n More in depth information about Green Deal and how the

n Full list of cost effective recommendations for the dwelling,

n List of possible ‘alternatives’, These measures improve the

n The Green Deal package – this lists all the

n Energy assessor details including contact information

n Environmental Impact Rating – this is a rating of the carbon

n Address – close to England/Scotland border

n Sub property type – Detachment

n Extent of the dwelling and Extensions

n Electric Meter Type

n Mains Gas Available

n Schedule of properties from which the groups have been

n Basement is heated via a fixed heater emitter or