RESIDENTIAL REAL ESTATE FOR PRIVATE CLIENTS

The UK Government responded on 23 November to its consultation on proposals to extend the rules for domestic smoke and carbon monoxide alarms within all rented accommodation in England.
Following parliamentary approval both social and private rented sector (PRS) landlords will be legally required to repair or replace smoke and carbon monoxide alarms once they have been informed that they are faulty, although testing throughout the duration of a tenancy will remain the resident's responsibility.
All landlords will also now be obliged to ensure a carbon monoxide alarm is installed in any room where there is a fixed combustion appliance (including a gas boiler). Where a new fixed combustion appliance is installed a carbon monoxide alarm will be required to be installed by law. Gas cooker appliances are excluded from the new rules.
The key changes are:


-smoke alarms will be mandatory in all social rented homes
-carbon monoxide alarms will be mandatory in rooms with a fixed combustion appliance (excluding gas cookers) in both private and social rented homes
-carbon monoxide alarms will be mandatory upon installation of any heating appliance (excluding gas cookers) in all tenures through building regulations
-landlords will be expected to repair or replace alarms once informed that they are faulty
The Government will also amend the statutory guidance (Approved Document J) supporting Part J of the Building Regulations relating to where alarms are fitted and to ensure that alarms meet relevant standards.
As soon as parliamentary time allows, the Government will amend the Smoke and Carbon Monoxide Alarm (England) Regulations 2015.

The UK Government has pledged to reduce Carbon Emissions to Net Zero within the next 20 to 30 years. This is highly ambitious and will require every one of us to make a significant contribution if we are to succeed. Currently the UK residential sector contributes around 25% of all Carbon Dioxide (CO2) emissions, the remainder coming from industry (25%) and transport (50%).
So how do we become more sustainable in our homes and how do we reduce our carbon footprint in the Prime Residential Sector?
In the UK the average person produces 5 tonnes of CO2 a year. We’d need to plant one tree to absorb enough CO2 for each square foot of our property.
We’re all striving to be more sustainable but what does sustainability mean?
It has been said that “Sustainability is achieved when we are only using enough natural resources to ensure all future generations have the same opportunity to develop in the same way’’.
What do we need to do with the older prime housing stock?
We need to reduce the requirements of our homes’ heating, electrical and water systems by considering doing the following:
·Insulate wall and roofs
·Replace existing single glazing with double or triple glazing
·Install solar hot water panels on roofs or within gardens
·Reduce hot water demand by using low flow taps and shower heads
·Install mechanical ventilation with heat recovery to all rooms
·Install photovoltaic (PV) panels on the roof to generate electricity
·Reduce the use of dishwashers and washing machines.
Some of the above may require planning consent and, if the building is listed, may present further issues. The Government’s plans are for all properties but are largely unworkable for the older properties and mansion blocks, particularly listed buildings, which are found throughout Prime Central London.
What is the alternative to the gas or oil-fired boiler?
To complicate matters the Government is now also rapidly moving towards a future ban on the sale of all new fossil fuel boilers.
The future is the Heat Pump which can remove heat energy from the air or the ground and feed this into the house heating system. These are highly efficient in that for every 1Kw of electricity used to drive the compressors, up to 4Kw of heat can be produced to heat the dwelling. Another major advantage is that they can be used in reverse to cool the dwelling in the summer bearing in mind the anticipated Global Warming threat.
Air Source Heat Pumps are usually located externally but are noisy and unsightly and very difficult to retrofit into typical Prime residential properties. Furthermore, their efficiency drops off dramatically when the external temperature falls below 5°C, just when heating demand reaches its peak.
Ground Source Heat Pumps use coils or piles buried in the ground to extract geothermal energy. They are quieter and less obtrusive but may not be practical where buildings have no garden or basements beneath the garden.
The major drawback of all Heat Pumps is the relatively low heating flow temperature delivered to the heating system. A maximum is around 50°C. This is fine for modern underfloor heating systems but unsuitable for the more common radiator systems found in most older dwellings.
Fortunately, older dwellings have a heavyweight structure masonry which provides ‘thermal mass’ to the buildings causing them to heat up and cool down more slowly. This, coupled with taller ceilings, can help to significantly reduce the requirement for comfort cooling or air conditioning. Solar controlled glazing and external louvres and shades can also assist in reducing internal summertime temperatures.
All of us have a duty to be more sustainable. However the systems available to reduce our carbon footprint are simpler to install in modern developments than in older prime housing stock.
Getting energy efficiency measures wrong could harm the fabric of such buildings as well as their historic value and significance. A holistic approach is required necessitating an understanding of the design of the building fabric and of the mechanical and electrical services.

freddie g brown MCIBSE CEng Eur Ing
managing director, freddie brown associates ltd
building services and carbon consultants
www.freddiebrownassociates.com

The government is this week backing a campaign spearheaded by Smart Energy GB to increase awareness and the number of smart meter installations across the private rented sector.

Smart meters are a part of the UK government’s plans for a smart energy system that will facilitate carbon emissions reductions. The government has asked energy suppliers to provide smart meters free of charge to customers who request them.

These meters measure how much gas and electricity is being used in your property as well as what it’s costing. This data is shown on an easy-to-read in-home display.
The benefits include:
·the ability to track your spending and see where you could make savings
·your energy supplier can access the data to ensure accurate billing
·suppliers could offer you tariffs and reduce your charges if you use power when it is cheaper for them to buy it wholesale
·accurate calculation of final bill at tenancy end without need for meter readings
·encouragement to reduce energy consumption which in turn will help reduce your carbon footprint
Propertymark reports that research conducted into attitudes towards smart meters among landlords and letting agents in the private rented sector uncovered confusion about whose responsibility it is to install a smart meter.

According to Ofgem, the UK’s energy regulator, it is the billpayer’s right to install a smart meter.

If you are a tenant, we recommend that you notify your landlord before installing a smart meter. Do also check your tenancy agreement to see if you need landlord’s permission to alter metering at your property which, again according to Ofgem, the landlord shouldn’t unreasonably refuse.