FAQ

This Government directive came into force in Ireland in 2007 to aid our compliance with the Kyoto agreement and the EU legislation. Of particular relevance to us are the regulations to improve the energy performance of buildings. They aim to reduce the use of fossil fuels and increase the retention of heat provided to the occupier in turn reducing the release of greenhouse gases. It will be necessary to measure the energy efficiency for all buildings so that the energy efficiency can be promoted and monitored.

Building Energy Rating (BER) is a requirement of the EU Directive on the Energy Performance of Buildings (2002/91/EC of 16 December 2002), which has now been transposed in Ireland by the European Communities (Energy Performance of Buildings) Regulations 2006 (S.I. No. 666 of 2006)
The building owner is required to provide the BER to prospective buyers and tenants.  BER will, therefore, make the energy performance characteristics of the building transparent to prospective buyers and tenants. As a result, buyers and tenants will be able, for the first time, to take energy performance into consideration in their decision to purchase or rent a building

The requirement to provide a BER is being introduced on a phased basis as follows:
New dwellings:

• Dwellings which planning permission applied for on or after 1st January 2007 will require BER certification.
• Transitional BER exemptions for dwellings which planning applied for on or before 31st December 2006. These buildings will have to be substantially completed on or before 30th June 2008

New Non-Domestic Buildings:

• The regulations apply to new non-domestic buildings for which planning permission is applied for on or after 1st July 2008.
• Transitional BER exemptions will apply to new non-domestic buildings for which planning permission is applied on or before 30th June 2008 provided the new non-domestic buildings involved are substantially completed by 30th June 2010.

Existing Buildings: (dwellings and other buildings) when offered for sale or rental on or after 1st January 2009 will require a BER certification

A ‘Provisional BER Certificate’ must be produced by the vendor to potential buyers or tenants, when the new dwelling is offered for sale “off plans”. This certificate is based upon the pre- construction plans.  When the relevant new dwelling is completed, the vendor is obligated to arrange for a new BER certificate to be supplied to the purchaser, based on the plans of the dwelling as constructed (to take account of any design changes during construction).

• Size of the dwelling
• Construction Materials used in the Building
• Thermal insulation levels used in the walls, roof, floors, doors and windows
• Ventilation systems used in the dwelling
• Efficiency, responsiveness and controls of the heating system
• The fuel used to provide space and water heating
• Renewable and alternative energy

A BER is calculated using the Dwellings Energy Assessment software (DEAP) and is based on the following data:

• Dimensions of dwelling
• Orientation of dwelling
• Materials used for construction
• Size of the living room area
• Number of Storeys
• Ventilation air leakage characteristics (e.g. chimneys, flues, fans, air leakage testing)
• Types of ventilation (e.g. natural mechanical, heat recovery)
• Thermal insulation of elements of building fabric (i.e. U-values of floor, walls, roof, windows and doors)
• Efficiency of main space heating system (%)
• Primary fuel/Heating system (e.g. gas, oil, wood pellet, etc.)
• Efficiency of secondary system (%)
• Heating system controls (e.g. thermostats, type of programmer, zone controls, thermostatic radiator valves, separation of domestic hot water and space heating)
• Efficiency of water heater (%)
• Hot water storage insulation (i.e. type and thickness)
• Hot water controls
• % of low energy lights
• Solar gains through glazed openings of the dwelling
• Thermal storage (mass) capacity of the dwelling

A BER certificate must be procured by the person commissioning a dwelling for their own use, prior to taking up occupation of the dwelling.

The following building categories are exempt from BER, as permitted by the EPBD:

• national monuments;
• protected structures;
• places of worship or buildings used for the religious activities of any religion;
• certain temporary buildings;
• non-residential industrial or agricultural buildings with a low installed heating capacity (less than 10 W/m2);
• stand alone buildings with a small useful floor area (less than 50m2).

If you do not comply with a BER requirement you will be liable, on conviction in the District Court, to a maximum fine of €5,000.  Failure to secure a BER certificate at the proper time could hinder or delay the legal completion of a sale or letting or a future disposal of the relevant dwelling.

A BER for a building will be valid for 10 years from the date of issue, unless there is a material change in the building in the meantime which could affect its energy performance – for example an extension to the building, a significant change to the building fabric or a change in the heating system or fuel used.  Therefore if a property which has received a BER is placed on the market within 10 years of that BER being issued, and the property has experienced no relevant alteration in the meantime, then that same BER may be used by the building owner for the purposes of meeting their obligations under the Regulations

BER is based on primary energy demand and the BER scale ranges from “A1” (most efficient) to “G” (least efficient). To see what each band relates to in terms of primary energy demand. Download a copy of a BER Certificate here

Yes, you can have a BER calculation done for your dwelling but the result will not be registered on the national database and therefore you will not get an official BER Certificate for your dwelling.
However, if you wish to improve the energy performance and obtain a pre-certification assessment to reduce your heating bills and increase the value of your property, getting a BER assessment and report is the first step.

Assessments can only be carried out by BER assessors registered by Sustainable Energy Authority of Ireland (SEAI). BER assessors must have successfully completed a validated training programme that meets the requirement of the Training Specification as set out by SEAI. BER assessors must also meet any other requirements set by SEAI, including the signing of the Code of Conduct.
It is an offence for persons not registered with SEAI as BER assessors to carry out a BER assessment service.

Any fee for a BER for a new dwelling will be payable by the builder (including self builder)/ developer (whether an individual, a local authority or other housing provider). From 1st January 2009 all existing properties being offered for sale or letting, the owner (directly or through their agent) is responsible for any fees payable to the BER assessor.

The energy bills to provide lighting, space and water heating etc to a property with a Building Energy Rating of A1 would be practically zero. Similarly the CO2 emissions from a rating of A1 would be practically zero.
The closer the rating is to A1, the more energy efficient your property will be while also enhancing the value of your property. You will future-proof against increasing energy prices and also protecting the environment by reducing your carbon footprint.

SEAI was set up by the government in 2002 as Ireland’s national energy agency to promote and assist the development of sustainable energy. SEAI in conjunction with the Department of the Environment, Heritage and Local Government and the Department of Communications, Marine and Natural Resources are jointly responsible for implementing the requirements of the EPBD. SEAI is responsible for publishing the national methodology adopted for assessing energy rating of dwellings as required by the EPBD.

The Kyoto Protocol is an international initiative aimed at reducing harmful emissions into the atmosphere and the protection of the environment through various policies and directives. As a member of the EU, Ireland has signed up to the protocol.