Upload
adactus-housing-group
View
215
Download
0
Embed Size (px)
DESCRIPTION
Final internal affairs report commissioned by the Adactus500 Scrutiny Panel on Energy Efficiency
Citation preview
Internal Affairs for
Adactus500 Scrutiny Panel
Energy Efficiency: Final Report
20 March 2015
Shehnaz Akhtar Page 2
Internal Affairs for Adactus500 Scrutiny Panel
Scrutiny Review: Energy Efficiency
Final Report
The Project
“We aim to carry out improvements to properties with a low SAP (energy efficiency) rating to bring
their rating up. Our target for average SAP ratings across all of our properties by the end of the year
is 79” (Adactus Housing Group Business Plan 2013/14).
We missed the target of 79 set by the Board in terms of SAP rating across our stock – at quarter
one (2013/14) it was 77.1, and the current average (2014/15) is 78.
What we wanted to know
• Why did we miss our target?
• Which types of properties were targeted for energy efficiency works?
• What measures were carried out to achieve the SAP 79 target?
• What more could have been done to achieve the SAP rating of 79?
What we looked at
• Setting of the SAP rating
• How properties were assessed for energy efficiency
• Accuracy of SAP records
• How properties with a low SAP rating were identified
• Improvement programmes to improve energy efficiency
• Number of improvements completed
• Availability of energy efficiency advice
• External funding
What we found
1. SAP
• The Standard Assessment Procedure (SAP) is a methodology used to assess and compare the
energy and environmental performance of dwellings. It works by assessing how energy
efficient a property is. The SAP rating is derived from an energy performance survey and
detailed on an Energy Performance Certificate (EPC). In addition as part of the Groups’ stock
condition survey the software used provided a SAP rating.
Shehnaz Akhtar Page 3
Internal Affairs for Adactus500 Scrutiny Panel
a. SAP requirement
• It is not a mandatory requirement for Registered Social Landlords to produce an EPC for its
existing properties however new developments are required to have one. The Group has
energy performance (SAP) surveys done to provide "value" for its assets and to provide
prospective tenants with an energy efficiency rating for that property.
• Energy performance surveys are carried out by Pennington Choices on properties that
become void and not had a survey in the last 10 years, they charge £55 per survey. Energy
Performance assessment has not been brought inhouse as Adactus staff do not have the
necessary qualification to carry out an assessment, or the specialist equipment/software
required to produce an energy performance certificate.
• SAP ratings are expressed on a scale of 1 to above 92, the higher the number the lower the
energy running costs. SAP ratings are registered onto the Group’s property database known
as ECMK.
• ECMK database was introduced over ten years ago as the ‘property’ database. It is
specifically designed for Housing Associations and Local Authorities to manage their housing
stock. It facilitates more details to be added to components following a stock condition
survey, for example dates when components were replaced, and allows asset managers to
maintain the quality and energy efficiency of their housing stocks. At present ECMK does not
communicate with the main QL database, Asset Management are considering how to
manage it better and looking into ways to improve it.
b. SAP Development
• SAP is continually evolving in respect of the areas that are assessed. The 2001 SAP standards
were updated in 2005, 2009 and 2012. The 2005 rating has been the one used to date for
reporting purposes.
• SAP2009 looks in more detail at party walls, heating and cooling systems, multiple heating
and ventilation systems, hot water consumption, heat pumps, innovative technologies, CO2
emission factors, lights, appliances and cooking methods. The effect is an increase in the
predicted energy consumption of dwellings that typically reduces the SAP rating by 5-10
points. The Group’s average SAP rating was calculated using a mix of SAP2005 and SAP2009
ratings.
c. National Average
• The average energy efficiency rating for a dwelling in England and Wales is band D, rating 60-
65. (National Energy Action)
• The Government proposals include improving as many fuel poor homes as reasonably
practicable to band C by 2030 with interim targets of a minimum of EPC band E (39-54) by
2020 and D (55-68) by 2025. (National Energy Action)
Shehnaz Akhtar Page 4
Internal Affairs for Adactus500 Scrutiny Panel
2. The strategy
• In 2012 the Group’s strategy was revised to increase the target for average SAP rating of
stock from 66 to 77 and then by one point each subsequent year. This increase of 11 points
was a result of specific energy efficiency investment programmes and planned maintenance
improvement programmes.
• The aim of the strategy was to review 400 properties with a below SAP65 rating listed on
ECMK. An action plan was produced to carry out where possible; loft insulation, cavity wall
insulation, double glazing, and replace boiler with a condensing gas boiler in order to
increase the rating to above 65. The intention was not to carry out all these works in one fell
swoop but to incorporate them into a planned maintenance programme (although it was not
established what the timetable was).
3. Stock Profile
a. The Database
• The ECMK property database contains details of all the Group’s properties. It contains details
of 13,216 properties. Records revealed some property types had different descriptions for
example a bungalow was also described as HBUN and detached as HDET, therefore
increasing the number of categories. It also showed that 4,633 dwellings had not been
categorised – the property type had not been completed.
b. SAP Records
• The SAP data on ECMK was unclear as it contains ratings for SAP2001, SAP2005 and
RDSAP2005. RDSAP2005 is the most recent one and contains details of 2,938 dwellings.
• The review of the data showed many SAP2001 ratings were cloned, for example if one
property in a row of houses had a SAP survey done then that SAP rating was applied to all.
Although ECMK showed many properties had a survey date (indicating that a survey had
been done) there was no figure (SAP rating) and an energy performance certificate was not
available on the EPC register. Since the interim report was published data cleansing has
taken place to remove incomplete information.
• A check on SAP2005 data revealed there were gaps in information; of 13,216 properties a
SAP rating was not available on ECMK for 5,958 (45%). Further investigation revealed that
some data was available on the Development, and Voids & Lettings teams databases; it had
not been fed through to ECMK.
• ECMK was updated with SAP2009 software on 10 February 2015. Following this, a data
cleansing process is taking place to amend or remove data that is incorrect, or incomplete.
The current position at 18 March 2015 was that 81% of SAP data was available and it is
anticipated that ECMK will be updated with complete information by August 2015.
Shehnaz Akhtar Page 5
Internal Affairs for Adactus500 Scrutiny Panel
c. New properties
• The development team updates information pertaining to new properties onto the “New
Properties database” (Access) such as; the number of bedrooms, components, heating
system, funding received, contractor, date of handover and the property type. It also has a
facility to record the SAP rating and the date of the energy performance certificate. Between
1 January and 31 December 2014, 255 new properties became ready to let. A spot check of
twenty new development property records for which the SAP ratings ranged between 81 and
89 showed these two fields had not been completed in ten cases (50%).
• It was learnt that the SAP rating and certificate date entered in the new properties database
is not fed directly into ECMK. The SAP ratings are manually input by staff in Asset
Management.
• A check was made to determine whether the SAP ratings of new properties had been
recorded onto ECMK. It revealed that of the twenty properties only two had been logged
(10%), the effect of this is the Group’s average stock rating is understated. If these SAP
ratings had been updated onto ECMK they would increase the average stock rating.
• ECMK is currently being updated and SAP ratings of all new developments are in the process
of being logged.
d. Voids Properties
• The Voids & Lettings team maintain a separate spreadsheet for SAP surveys for properties
they let. They use it to check whether a property has a valid EPC certificate before it is let. A
review of ten properties revealed that SAP ratings of six properties had not been updated
onto ECMK.
• Planned Maintenance and the Voids & Lettings team are working together to ensure that all
future void SAP ratings get registered onto ECMK in a timely manner, for example on a
monthly basis.
e. Agency, Sheltered & Supported housing
• It was learnt that a SAP survey was not raised for void agency managed, sheltered, or
supported dwellings. This is because an energy efficiency survey had been carried out for one
dwelling within each scheme and the SAP rating applied to all as they are similar. Unless a
scheme undertook further energy efficiency improvements, a void dwelling did not warrant a
new survey.
f. Properties below the Government’s proposed minimum target (band D, 55-68)
• An analysis of properties with a SAP2005 rating listed on ECMK (as previously mentioned
only 55% of properties were listed, however following data cleansing this is now only 19%)
revealed only 86 fell below the Government’s proposed minimum band D.
Shehnaz Akhtar Page 6
Internal Affairs for Adactus500 Scrutiny Panel
SAP Rating Band No. of Properties
92 plus A 0
81-91 B 1,585
69-80 C 4,340
55-68 D 1,247
39-54 E 67
21-38 F 17
1-20 G 2
Total 7,258
(5,958 properties do not show a SAP rating on ECMK)
• A review was carried out on the eighty-six below band D (55-68) properties to verify the
accuracy of the rating; it revealed that only 16 actually fell below this threshold. The rating
of forty-nine properties could not be verified as the energy performance certificate was not
available on the EPC Register. The results are shown in the table below:
SAP Rating Band No. of Properties
92 plus A 0
81-91 B 0
69-80 C 4
55-68 D 17
39-54 E 9
21-38 F 2
1-20 G 5
EPC Not available 49
Total 86
4. Improvement Programmes/Energy Action
a. Actions to improve energy efficiency
• There are many aspects that can make a difference to a property’s SAP rating. Each
improvement can increase the rating and reduce fuel poverty. Below is an example of
improvements that can make a difference to a property’s SAP rating:
Improvement Rating can be improved by Estimated Savings
Condensing Boiler *47 SAP points £225+ per year
Cavity Insulation *20 SAP points £134 per year
Loft Insulation *10 SAP points £100-£125 per year
Double Glazing *4 SAP points £10-£15 per year
Low Energy Lighting *2 SAP points £33 per year
* Please note that these are only estimates.
• Although research shows that up to 15% of energy loss is estimated to be lost through
external doors, it currently does not form part of the key elements taken into account when
assessing the energy efficiency performance of a dwelling; therefore doors are not linked to
Shehnaz Akhtar Page 7
Internal Affairs for Adactus500 Scrutiny Panel
energy efficiency programmes. The elements assessed in the energy efficiency survey are;
walls, roof, floor, windows, heating, heating controls, secondary heating systems, hot water,
and lighting.
b. Planned programme of works
• In 2012 a programme of works was created to carry out energy efficiency improvements to
400 properties with a below SAP65 rating. They include loft insulation (increasing from
150mm to 300mm), cavity wall insulation, double glazing, boiler replacement and full gas
central heating. In some cases rendering of properties was carried out for example to
properties in Northgate Drive, Chorley and Abbey Hey.
• It was not possible to assess the impact of works undertaken to improve energy efficiency
and reduce fuel poverty as SAP ratings were not revised on ECMK following improvement
work.
c. 2014/15 action plan
• A review of the Asset Management’s action plan dated September 2014 showed 145
properties with a below SAP65 rating. It specified the works required to progress properties
to a certain level and the potential energy efficiency rating in addition to the expected
efficiency rating after each type of improvement. The plan includes low cost measures such
as low energy light for fixed outlets, cylinder insulation, hot water cylinder thermostat, and
floor insulation. It was explained that these actions had been incorporated into the 2015/16
planned programme of works.
• Asset management follow a process when faced with an expensive boiler repair; they
consider the age of the boiler and the estimated cost of the repair. If the value of the repair
exceeds 50% of the replacement cost, or the boiler is older than fifteen years and therefore
reaching the end of its life cycle then it is replaced with a new one.
• Records revealed 262 properties received a new boiler installation in 2014/15. Of those, 145
were upgraded as a result of a planned programme and 177 were urgent cases where the
component had broken down, and 26 were completed as part of a previous planned
programme where installation could not be carried out due to access issues (tenants refused
access).
d. Other energy efficiency measures (doors & windows)
• Records revealed that external doors were not included in recent energy efficiency
improvement programmes (as mentioned previously). The reason for this is external solid
hardwood doors have a much longer life expectancy when compared to UPVC doors.
However, a maintenance programme to paint external wooden doors takes place every
seven years. Any defects would be picked up at this stage for example broken seals, and
reported for repairs. Other than this, it is expected that tenants would report any issues for
repairs.
Shehnaz Akhtar Page 8
Internal Affairs for Adactus500 Scrutiny Panel
• When a tenant reports a draughty door, the Customer Services Officer raises a repair order.
A review revealed that 268 draught related repairs (draughty doors and windows) were
completed in 2014 and 100 between 1 January and 16 March 2015.
• Once a door requires replacing, for example after a break in, it is replaced with a composite
one. Research has indicated that composite doors greatly reduce heat loss and noise from
outside, more so than UPVC doors.
• To improve the energy performance of windows they are replaced with double glazing when
they are upgraded from single glazed units. Although triple glazing is available, research has
shown that the additional energy saving benefit is minute while the cost is high compared to
other energy efficiency improvements.
• Asset Management advised that at present there are 150 properties with single glazed
windows.
e. Completed Improvements
• A review showed that between 1 January and 31 December 2014 the Group carried out the
following improvements to properties that had a below SAP65 rating:
Improvement No. of properties
Roof insulation 81
Cavity wall insulation 66
Boiler installation 82
Rendering (external cladding) 80
Double glazed windows 217
Full gas central heating 360
* Some properties had more than one improvement carried out
• At present, 714 of the Group’s properties do not have a mains gas supply therefore they may
be heated with electric storage heaters. Improvements are based on the useful life of the
heaters (approximately twenty years) and replacements have been completed systematically
since 2000, for example recently at Brook Court. The next improvement cycle is due in
approximately five years. Asset management are exploring into the possibility of using
alternative replacements, for example using new technology such as air source heat pumps.
f. Solar Panels
• Installing solar panels to the Group’s existing properties was considered however, it was not
feasible as solar panels are dependant on a number of factors such as; the general condition
of the roof (it may not be able to support the weight of the panels), and whether the property
is south or south west facing in order to receive full benefit of the sun’s rays.
Shehnaz Akhtar Page 9
Internal Affairs for Adactus500 Scrutiny Panel
5. Funding/Resource allocation
a. Budget
• The Asset Management’s planned maintenance 2014/15 and the 2015/16 budget for energy
efficiency improvements is:
Improvement 2014/15 2015/16
Boiler replacements (communal area) £170,000 £202,800
Loft insulation upgrade £7,500 £12,200
Windows/doors £600,000 £607,200
Contribution to ECO funding £200,000 £101,400
Boilers (individual) £1,392,400 £932,400
Total £2,369,900 £1,856,000
b. Funding
• Many of the energy saving measures have been funded through Central Government
funding sources, such as Energy Company Obligation (ECO), Energy Efficiency Commitment
(EEC), Carbon Emission Reduction Target (CERT), Community Energy Saving Programme
(CESP), and Dyson Energy Services. The amount of funding received since 2007 to date is
£750,000. Funding provided loft insulation, cavity wall insulation, replacement of communal
boilers, and insulation of boiler rooms.
• Funding is volatile; it is not known how much will be available in years to come.
6. What are other housing associations doing?
a. SAP targets/energy efficiency improvements
• Research shows that many housing associations carry out similar energy efficiency
improvements as the Group such as; cavity wall insulation, loft insulation, double glazing
and energy efficient boilers. It shows that the target SAPs vary between 65 and 88:
Housing
Associaton
Improvements Target SAP rating
Sanctuary Cavity wall insulation, loft insulation, energy
efficient boiler, double glazing, solar thermal/PV
panels, and water saving device.
82
Passivhaus Triple glazing 88
Southway Teamed up with FORREST and offered free solar
panels to 1,000 homes
Not available
Cheshire West Cavity wall insulation, loft insulation, and energy
efficient boilers.
65 by 2015
Shehnaz Akhtar Page 10
Internal Affairs for Adactus500 Scrutiny Panel
Stockport Homes Cavity wall insulation, loft insulation, cladding,
condensing boilers, free energy efficient light
bulbs and automatic meter reading systems
across communal sites.
80 at 2009/10
increasing by 1 each
year
Riverside Cavity wall insulation, loft insulation, double
glazing, replacing electric heating with gas
central heating, energy advisor on a one-to-one
basis.
80
b. Comparison of average SAP ratings
• SAP ratings cannot be compared between organisations as they all have a very different stock
profile which affects their SAP rating as can be evidenced from the reported average SAP
ratings in the table below:
Housing Association
(Oldham)
No of Properties
(2013)
2012 reported
average SAP (2005) rating
2013 reported
average SAP (2005) rating
2014 reported
average SAP (2005) rating
Aksa 529 78.9 79.3 79.6
Contour/Symphony 1,117 71.25 70.3 70.37
Great Places 1,646 68.83 70.66 71.34
Guinness Northern
Counties
1030 68.9 69.6 72.47
Housing 21 1,467 87 87 87
Places for People 550 70 70 70
Regenda 1,306 67.15 64.6
(SAP 2009)
67.98
(SAP 2009)
Villages 927 70.51 71.43 71.27
FCHO 11,772 72.3 72.3 73.32
7. Energy advice
a. Availability of advice
• The Group’s website provides general information and tips on how to save energy by taking
simple measures such as switching off lights, reducing the thermostat by one degree, and
has a comparison service ‘Billscutter’ which compares energy prices from leading energy
suppliers based on information supplied.
• The Energy Advice booklet contains advice about energy efficiency measures that tenants
can take to reduce fuel poverty. This information is also replicated on the website. It was
learnt from the Climate Change Manager that the Energy Advice booklet will not be
renewed as the information can be printed off directly from the website.
Shehnaz Akhtar Page 11
Internal Affairs for Adactus500 Scrutiny Panel
• The Climate Change Manager can provide one-to-one energy efficiency advice to tenants in
their homes. A case study showed that at the visit she makes an assessment on how the
tenant uses energy in relation to energy efficiency and provides advice on how to be more
energy efficient such as; considering meters, assessing bills, switch energy supplier for a
cheaper tariff, heating the home efficiently, showing them how to use heating controls
effectively, and other low cost measures they can take themselves, for example using
energy efficiency light bulbs, timer plugs for chargers, and draught excluders on internal
doors. A free energy efficient light bulb and timer plug is offered to the tenant at every visit.
A draught excluder is also available but this is only provided if there is a genuine need.
• In addition to offering energy efficiency advice, the Climate Change Manager also takes into
account the physical condition of the property and if in a poor state liaises with asset
management in order to resolve the matter. Records showed this resulted in one boiler
replacement brought forward from an improvement programme planned to take place in
August 2015, and eight referrals were made to asset management for repairs or inspection.
• The contact centre staff report details of energy efficiency referrals to the Climate Change
Manager, who will arrange for a home visit with the tenant. However, a spot check revealed
only two referrals had been made by them between 1 January and 31 December 2014.
• A review revealed that the Climate Change Manger made sixteen home visits in 2014. Six
tenants made self referrals following the energy advice article in the inhouse newsletter;
others were made by Internal Affairs, Neighbourhood team, and Development department.
A ‘Neighbourhood Day’ door knocking exercise was carried out in Neston that produced four
more referrals. Seven referrals were regarding heating controls and timers, three for
condensation, two for draughty window and doors, one for draughty windows, one for
radiators, and two related to bills.
b. Staff training
• A review revealed that National Energy Action (NEA) provided ‘Tackling Fuel Poverty’
training to forty-six staff members in 2013-14. The course provided a synopsis of the issues
that tenants should consider for avoiding fuel poverty and the associated health risks. The
intention was to equip staff with knowledge they can use to support tenants to manage
their energy use efficiently:
o Understand fuel poverty and the effect on health
o To instruct new tenants how to heat their home efficiently and use controls
effectively
o Explain fuel cost, meters, bills and how to switch energy supplier
o Understand how to access trust funds, grants and seek further assistance
o Identify solutions to dampness and mould growth
The effectiveness of the training could not be established as records of advice provided by
staff other than the Climate Change Manger were not retained.
Shehnaz Akhtar Page 12
Internal Affairs for Adactus500 Scrutiny Panel
c. New tenant information packs
• A review was carried out on the new tenant information pack to determine if heating
instructions or boiler manuals were provided. It revealed the pack contained general
information on Billscutter and how to establish who the current energy supplier was.
Shehnaz Akhtar Page 13
Internal Affairs for Adactus500 Scrutiny Panel
What we liked:
• External funding had been secured and the Group has been investing in systematic
improvements of the energy efficiency of its housing stock.
• As well as capital works to improve the energy efficiency of properties, the Group also
provides advice and assistance to their tenants to get out of fuel debt and switch fuel
suppliers and tariffs.
• Most new developments produced an energy efficiency rating between 81 and 89, in some
cases reaching its potential (the maximum rating achievable for individual properties).
• During the scrutiny review ECMK had been updated with SAP2009 software.
• Data cleansing is taking place to amend or remove data that is incorrect, incomplete,
improperly formatted or duplicated.
• Improvement programmes were met and
• Of 13,216 properties only 150 have single glazed windows.
• The 2014/15 planned programme for 145 boiler replacements has been completed.
• A process is followed to determine whether a boiler should be repaired or replaced in urgent
cases where the component has broken down (177 urgent boiler replacements were
completed in 2014).
• Asset management are exploring new technology such as air source heat pumps with a view
to replacing electric storage heaters in the future.
• A maintenance programmed takes place every seven years to paint external doors, this
would identify any defects.
• Over 100 draught related repairs (doors and windows) have been completed since January
2015.
• Energy efficiency advice is available on the Adactus website and is featured in the tenant
newsletter ‘In-house’.
• Forty-six members of staff were provided with ‘Tackling Fuel Poverty’ training by National
Energy Acton to equip them with knowledge to support tenants with energy efficiency
advice.
• Tenant advice programmes have been developed to provide individual energy efficiency
advice.
What concerned us?
• Three processes were used for recording SAP information; ECMK is used by planned
maintenance, New Properties database (Access) for new developments, and a spreadsheet by
the Voids & Lettings team. The SAP ratings for new developments and void properties and
were not fed through to ECMK therefore these ratings were not included in the average SAP
rating calculation.
Shehnaz Akhtar Page 14
Internal Affairs for Adactus500 Scrutiny Panel
• Software upgrades had not been completed in a timely manner (SAP2005 was in use although
SAP2009 came into force in April 2010 - ECMK has now been upgraded with SAP2009
software).
• There were gaps in SAP2005 information held on ECMK; ratings were not available for 5,958
dwellings although in most cases a survey had been completed. Data cleansing shows that
81% of SAP ratings are now available to Adactus and it is anticipated that updating of ECMK
will be completed by August 2015.
• SAP ratings were not revised on ECMK following energy efficiency improvement works.
• Only two energy advice referrals were made to the Climate Change Manager by the contact
centre.
• Evidence of energy efficiency referrals by departments (other than the Contact Centre) was
not available.
• Evidence of advice provided to tenants by staff other than the Climate Change Manager was
not retained on file.
• New tenant information packs did not include heating instructions or boiler manuals.
Glossary
• ECMK – the database for recording property information.
• EPC – energy performance certificate produced following an energy efficiency survey.
• EPC Register – the Energy Performance Certificate Register operated by Landmark on behalf
of the Government.
• New property Database – used by the Development department to record new properties.
• SAP – the standard assessment procedure used to measure the overall energy efficiency of a
home.
Shehnaz Akhtar Page 15
Internal Affairs for Adactus500 Scrutiny Panel
Appendix
Staff Interviews
The following interviews were carried out with staff:
Name Role Date
interviewed
Topics covered
Natalie Twomey Climate Change Manager 2/12/14
12/3/15
Energy advice
Staff training
Work shadow
Dave Carter Group Head of Sustainability 16/12/14 Fuel Poverty
ECO Funding
Carbon reduction
Energy efficiency advice
Renewable energy
Jamie Weston Former Assistant Director of
Asset Management
15/1/15 Planned Programmes of
works:
Cavity wall insulation
Loft insulation
Windows
New boilers
Stephen Fryer Planned Programmer 26/1/15
13/3/15
ECMK database
SAP calculation
SAP software updates
Dave Sweeting Planned Programme
Manager
30/1/15 Improvement programmes
Component replacement
Budget
Funding
Louise Edwards Former Development Officer 10/2/15 New developments
New properties database
SAP ratings
Ryan Hague Project Officer 13/2/15 Voids & Lettings SAP
spreadsheet
Andy Marshall Director of Asset
Management
10/3/15 Energy Efficiency
Improvements
Budget
Andrew Hoggard Commercial Manager 12/3/15 Budget
Shehnaz Akhtar Page 16
Internal Affairs for Adactus500 Scrutiny Panel
Ivan Meredith Gas Compliance Manager 18/3/15 Boiler Replacements
Gary Heaton Head of Property Services 20/3/15 Electric Storage Heaters
Energy Performance Certificate spot check
What we wanted to check
We wanted to determine whether Energy Performance Certificates existed for properties that did
not show SAP data on ECMK.
What we looked at
We obtained a report from ECMK (Master SAP spreadsheet) detailing SAP information for all the
Group’s properties. We filtered the spreadsheet to show 5,958 properties with no SAP ratings. A
sample of 15 properties was selected. A search was made on the EPC Register via the internet
using the property post code to determine if the energy performance certificate existed for each
property and what the SAP rating was. The results are as follows:
Address Actual SAP rating SAP rating on ECMK
Ashdown, Southport 73 No rating shown
Admiral Way, Merseyside 87 No rating shown
Albany Court 76 No rating shown
Aniline Street 85 No rating shown
Barbeck Close, Miles Platting 77 No rating shown
Bednal Close, Miles Platting 67 No rating shown
Bignor St., Manchester 48 No rating shown
Brigstock Ave, Manchester 71 No rating shown
Burnleigh Court, 79 No rating shown
Caloder Ave, Lancashire 73 No rating shown
Canada St. Manchester 55 No rating shown
Chapel St., Chorley 58 No rating shown
Northgate Drive, Chorley 59 No rating shown
Orme Close, Manchester 68 No rating shown
Park Rd., Manchester 70 No rating shown
What this means
The database is not up to date. 45% of the Group’s stock does not show a SAP rating although
evidence suggest that energy efficiency surveys have been completed and the properties have a
high SAP rating.
Shehnaz Akhtar Page 17
Internal Affairs for Adactus500 Scrutiny Panel
New properties spot check
What we wanted to check
We wanted to assess whether the SAP rating of new properties was included in the calculation for
the average SAP rating of properties.
What we looked at
We obtained a report detailing all new developments ready to let between 1 January and 31
December 2014. A random sample of 20 properties was selected for testing. The EPC register was
accessed to obtain to SAP rating for each property and a check was made on the New Property
database in order to establish if the SAP rating was recorded. A search was then made on ECMK to
determine if the SAP rating had been updated. The results are as follows:
Address Actual SAP rating
per EPC Register
SAP shown on
New property
database?
SAP per ECMK
Greenside, Euxton 83 ���� Not shown
Leeson Avenue 82 ���� Not shown
Hurst Green 83 x Not shown
Fairclough Place 81 ���� Not shown
Field Spring Gardens 82 ���� Not shown
Acres Park Close 83 x 84
Croasdale Ave 82 x 82
Laurel Ave 83 ���� Not shown
Almond Drive 84 ���� Not shown
Lune Road 85 ���� Not shown
Lune Road 84 ���� Not shown
Jersey Street 81 X Not shown
Acorn Court 89 X Not shown
Water Meadows 83 ���� Not shown
Grimshaw Street 83 X Not shown
Sprindlewood Road 83 ���� Not shown
Whinfell Close 87 X Not shown
Chorley Lane 83 X Not shown
Dallington Avenue 88 X Not shown
New Mill Street 85 ���� Not shown
What this means
The New Property database has a facility to allow a SAP rating to be recorded. However, there is no
facility to upload this into ECMK; therefore a majority of SAP ratings for new properties is not
included in calculating the average SAP rating of properties.
Shehnaz Akhtar Page 18
Internal Affairs for Adactus500 Scrutiny Panel
Voids & Lettings spot check
What we wanted to check
We wanted to determine if the SAP ratings obtained for void properties were updated onto ECMK
and included in the calculation for the average SAP rating of stock.
What we looked at
We obtained a copy of the EPC spreadsheet maintained by the Voids & Letting team detailing
properties that had an EPC survey done since 2012. A sample of 10 properties was selected for
testing. The EPC register was accessed to obtain to SAP rating for each property and a check was
made on ECMK to determine if the SAP rating had been updated. The results are as follows:
Address Actual SAP rating SAP rating per ECMK
Ayres Road, Manchester 75 78
Calder Avenue 69 75
Bollington Road, Miles Platting 77 77
Liverpool Road, Neston 66 62
Ullswater Road, Chorley 70 No rating shown
Queensway, Chorley 61 No rating shown
Mellors Close, Southport 78 No rating shown
Eaves Lane, Chorley 71 No rating shown
Chester Place, Chorley 68 No rating shown
Heathfield Drive, Bootle 78 No rating shown
What this means
This is the third processes for recording SAP rating. As with new developments, there is no facility
to upload the SAP ratings of void properties directly into ECMK, therefore a majority of these
ratings are not included in calculating the average SAP rating of properties.
Properties below band F (21-38) Spot Check
What we wanted to check
We wanted to determine whether the nineteen lowest rated properties as per ECMK actually fell
below band F.
What we looked at
We accessed the EPC register in order to check the actual energy efficiency rating of each property.
The results were as follows:
Address Actual SAP ratingSAP rating per ECMK Survey Date
St. Gregory’s Place, Chorley Not available 8 n/a
Grisedale Place, Chorley 66 17 18/4/13
Richmond Grove, Manchester 56 24 22/11/11
Shehnaz Akhtar Page 19
Internal Affairs for Adactus500 Scrutiny Panel
Valley View, Chorley Not available 25 n/a
Hurst Green, Mawdesley 17 28 14/2/11
Highfield Road North, Adlington Not available 31 n/a
Moor Road, Chorley Not available 31 n/a
Thornhill Road Not available 32 n/a
Sandown Street, Manchester 64 35 20/2/14
Frederick Street, Chorley Not available 36 n/a
Pinnington Road, Manchester 46 36 24/2/09
Gaskell Street, Chorley Not available 37 n/a
Richmond Grove, Manchester Not available 37 n/a
Primrose Street, Chorley Not available 37 n/a
The Flats, Devonport Way 57 37 22/3/13
Carberry Road, Manchester Not available 38 n/a
Elizabeth Road, Bootle 31 38 18/3/09
Hillside Crescent, Whittle-le-woods 50 38 11/7/11
Attleboro Road, Manchester Not available 38 n/a
What this means
ECMK had not been updated with a new rating following a new survey; therefore the actual
number of properties that fall below band F is lower.
Spot check – Energy efficiency advice
What we wanted to check
We wanted to assess the quality of the energy efficiency advice provided to tenants in their homes.
What we looked at
We shadowed the Climate Change Manager while she made an assessment at Amar Street, Wigan,
to determine the quality of the energy efficiency advice (in this case the visit was requested by the
tenant).
What this means
An assessment is made on individual basis to ascertain how the tenant uses their energy, for
example do they use timers, do they air their rooms, and do they know how to use thermostats. A
physical assessment is also carried out on the general condition of the property, for example a
check to see if there are heating controls, if the radiators are fitted with thermostatic radiator
valves, and if the doors and windows let in draughts.
Shehnaz Akhtar Page 20
Internal Affairs for Adactus500 Scrutiny Panel
Case Study – Amar Street, Wigan
What we wanted to check
We wanted to check whether properties without a SAP rating on ECMK (that were actually below
SAP65) had been omitted from improvement programmes.
What we looked at
We checked the EPC Register to establish if an energy performance certificate existed for a
property at Amar Street and to obtain the SAP rating. We checked the current programme of works
to determine if the property was scheduled for energy efficiency works. We shadowed the Climate
Change Manager to determine the quality of the energy efficiency advice provided to the tenant
and to evaluate the condition of the property. We checked QL to establish the length of time the
property was occupied before the SAP survey was done. We checked ECMK database to verify that
the SAP rating had been recorded as part of the new data cleansing process.
What this means
An energy performance (SAP) survey was completed in March 2013 when the property became
available to let. This survey produced a SAP rating of 43.
Records revealed that this property was acquired in 2005 and first let in 2007. Since 2007 and now
it has been let seven time. An energy performance (SAP) survey was only done in March 2013;
records show this was five weeks after the tenancy started in February 2013.
The new tenant requested an energy advice visit in 2015 and this was followed up with a home visit
by the Climate Change Manager in March 2015. The EPC revealed that the property had single
glazed windows, only 100mm loft insulation, and did not have room thermostats to control the
heating. This prompted the Climate Change Manager to contact an Asset Management Inspector
with a view to inspecting the components in the property. As a result of the inspection the property
will be included in the 2016/17 planned programme to replace windows with double glazing.
Action was also taken by Asset Management who instructed Dyson Energy Services to carry out an
inspection with a view to install cavity wall insulation and loft insulation. Both inspections took
place in March 2015.
A check revealed that the SAP rating for Amar Street was due to be updated onto ECMK.
Shehnaz Akhtar Page 21
Internal Affairs for Adactus500 Scrutiny Panel
Internal Affairs Recommendations
• ECMK should be updated with all SAP ratings, including voids and new developments and
this should be maintained. It is vital to identify energy efficiency rating of stock at the outset
to create improvement programmes, so good quality information on the energy efficiency of
dwellings is important.
• Improvement programmes should be retained in a file that can be easily accessed by
authorised members of staff.
• Ensure that ECMK is regularly upgraded with new SAP software.
• Targets should be reported on property type rather than a collective rating to ensure that
the Group has achieved the maximum potential for each property type.
• Ensure that ECMK is updated with the appropriate points following an energy efficiency
programme of works, for example loft insulation.
• Asset Management department should refer low SAP rated householders to the Climate
Change Manager in order to provide energy efficiency advice on an individual basis and on
the steps they can take to be more energy efficient.
• Ensure that an improvement programme is implemented for storage heaters.
• Ensure that a system is implemented to log energy efficiency referrals made by all
departments in order to monitor the effectiveness of the service.
• Provide training to all front line staff on the process for making energy efficiency advice
referrals.
• SAP assessment should be brought inhouse by training two members of staff, for example
Lettings Officers. Training is available at a cost of approximately £1,500 per person and
online software portals are available that provide a solution to producing the energy
performance certificates (making a saving of approximately £15,000 per annum).