Final energy efficiency scrutiny report

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.



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)



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.



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.



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



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.



• 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.



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



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


2014 reported


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.



• 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.



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.



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.



• 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.



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



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.



New properties spot 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.



Voids & Lettings spot 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


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



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


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.



Case Study – Amar Street, Wigan


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.



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).

Documents

Final energy efficiency scrutiny report