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ABBE Domestic Energy Assessment Training Course. Welcome and Qualification Structure Course tutor:- . Course House Keeping. Signing In Please ensure you sign the course register every morning to confirm your attendance. Course House Keeping. Fire Procedures Nearest Fire Exit

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Abbe domestic energy assessment training course


Domestic Energy Assessment Training Course

Welcome and Qualification Structure

Course tutor:-

Course house keeping
Course House Keeping

  • Signing In

    Please ensure you sign the course register every morning to confirm your attendance.

Course house keeping1
Course House Keeping

  • Fire Procedures

    • Nearest Fire Exit

    • Fire Drill

    • Meeting Point

      Please report any incidents to the course trainer.

Course house keeping2
Course House Keeping

  • First Aider/ Accident Reporting

  • Please report any incidents to the course trainer who will take the appropriate action

Course house keeping3
Course House Keeping

  • Lunch

  • Comfort Breaks

    • Toilets

    • Smoking

    • Refreshments

Abbe domestic energy assessment training course

Stroma’s Co-ordinated approach to

Building Sustainability & Compliance

Stroma’s Co-ordinated approach to

Building Sustainability & Compliance

"Stroma’s ultimate objective is to ensure that all buildings,

new and existing, reach their full energy performance

potential and comply with legislation without sacrificing

client satisfaction or occupier comfort”

Stroma profile
Stroma Profile

  • Operating throughout the UK and Ireland, Stroma specialises in measuring and improving building performance across the residential, commercial and public sectors.

  • Whether for new build or retrofit projects, we can identify and deliver the services required at each stage to achieve legislative compliance, meet carbon reduction and energy efficiency targets, and improve occupier comfort levels.

  • Services include sustainable design; CO2 emission calculations and energy assessment; compliance testing and consultancy; building fabric protection and enhancement; energy management and carbon reduction consultancy; and certification and training.

  • To find out more or to discuss specific requirements, call 0845 621 11 11 or email Alternatively, visit

Equal opportunities
Equal Opportunities


Stroma Limited is committed to equal opportunities in the work place. The purpose of this policy is to ensure equal opportunities for all employees and members of the public who come into contact with Stroma Limited.

Equal opportunities1
Equal Opportunities


This policy extends to all those associated with Stroma Limited including employees, job applicants, clients and customers, irrespective of age, disability, gender re-assignment, marriage and civil partnership, pregnancy and maternity, race, religion or belief, sex and sexual orientation.

We value a diverse client base and the individuality and creativity that every employee can potentially bring to the workforce.


Delegates please provide:

  • Name

  • Job (affiliation/company)

  • Relevant History

  • Relevant Experience


  • During the Course:

  • Questions – Ask them!!!!

  • Presentations - core material.

  • Flexibility – there is scope to provide additional clarity and answer questions of interest.

  • Participation –Exercises and workshops.


  • Overview

    • The aimof this course is to provide attendees with the knowledge to carry out Domestic Energy Assessments.


    • To verify the competence and suitability of attendees to become Domestic Energy Assessors.


The course will consist of:

  • Presentations

  • Practical workshops

  • Software training

  • Questions and answers

The qualification skills
The Qualification Skills

Domestic Energy Assessors are required to competently demonstrate a mixture of:

  • technical knowledge

  • practical competence

  • ‘Soft skills’

    There are personal attributes that enhance an individuals job performance through interaction


Day 1

  • Introduction

  • Energy Performance of Buildings Directive

  • Work as an energy assessor in a safe effective and professional manner

  • Prepare to undertake energy assessments of dwellings to produce EPCs

  • Soft Skills

  • Wall Floor and Roof Construction.

  • Property Elements


Day 2

  • Run through software

  • Heating Systems

  • Domestic Hot Water

  • Renewable Energy

  • Insulation (areas and thickness’s)

  • Surveying and Measuring Properties

  • Property construction types (system build etc.)

  • Ageing Properties


Day 3

  • Site visit (Simulation property)

  • Software Training (RSAP OneFile)

  • Portfolio Requirements

  • Q&A session

Qualification assessment
Qualification assessment

  • National Occupational Standard (NOS) for Domestic Energy Assessors

    • The NOS are agreed by CLG and define the content of the qualification

    • you are assessed against the NOS

    • the portfolio is designed to complete all of the NOS

  • Portfolio of Evidence

    • Knowledge and Understanding Questions

    • Business documents

    • 5 surveys and EPCs with documents and Evidence

Portfolio of evidence
Portfolio of Evidence

The full portfolio requirements will be covered at the end of the course, the portfolio is broken down into four key units

One file
One File

One file is the online portal where all your portfolio of evidence is entered to be assessed and verified.

Property matrix
Property Matrix

Whilst completing your portfolio you are required to fully meet all the property types and age bands in the below matrix

In addition to the matrix there are a number of features to include, such as specific wall constructions, insulation types and heating systems.

Property elements table
Property Elements Table

All of the property features, heating systems and potential issues in this table should be covered, and referenced with your EPC, or additional learner statements provided.

Energy performance of buildings directive
Energy Performance of Buildings Directive

  • Climate Change

    • Climate change now seen to be “unequivocally” happening

    • CO2 levels highest ever recorded

    • This rapid change in CO2 levels has been linked to human activity

    • It is predicted we have between 10/15 years left to implement serious measures to reduce emissions

    • British Government has made a pledge to reduce Carbon emissions by 60% by 2050

Energy performance of buildings directive1
Energy Performance of Buildings Directive

Kyoto protocol;

  • The Kyoto Protocol is a protocol to the United Nations Framework Convention on Climate Change (UNFCCC or FCCC)

  • It set binding obligations on the industrialised countries to reduce their emissions of greenhouse gases.

  • The Kyoto Protocol was adopted in Kyoto, Japan, on 11 December 1997 and entered into force on 16 February 2005.

  • The Kyoto Protocol is seen as an important first step towards a truly global emission reduction regime that will stabilize GHG emissions

Energy performance of buildings directive2
Energy Performance of Buildings Directive

The UK has passed legislation that introduces the world’s first long-term legally binding framework to tackle the dangers of climate change.

The Climate Change Act created a new approach to managing and responding to climate change in the UK, by:

  • setting ambitious, legally binding targets

  • taking powers to help meet those targets

  • strengthening the institutional framework

  • enhancing the UK’s ability to adapt to the impact of climate change

  • establishing clear and regular accountability to the UK Parliament and to the devolved legislatures

Energy performance of buildings directive3
Energy Performance of Buildings Directive

  • A key part of this legislation is the Energy Performance of Buildings Directive first published in 2002,

  • It requires all EU countries to enhance their building regulations and to introduce energy certification schemes for buildings.

  • All countries were also required to have inspections of boilers and air-conditioners.

  • The EPBD was implemented in the UK in 2007

Energy performance of buildings directive4
Energy Performance of Buildings Directive

Display Energy Certificates

  • Article 7 of the Energy Performance of Buildings Directive states:

  • An energy performance certificate must be produced when a building is constructed, sold or rented out.

  • These EPCs can only be produced by qualified and/or accredited energy assessors working in an independent manner.


Energy Performance Certificates

Energy performance of buildings directive5
Energy Performance of Buildings Directive

Energy Labels

  • First we had Washing Machines

  • Then we had cars

  • Now we have buildings

    Introduced through EU Directive 2002

Epc for domestic property
EPC for Domestic Property

Example of an Energy Performance Certificate for a Home

  • Page 1:

  • Name and Address

  • Report Reference Numbers

  • Estimated cost for the property

  • Total savings that can be made

  • Division of energy costing's

  • Energy efficiency rating current and potential

  • Top 3 improvement measures

Epc for domestic property1
EPC for Domestic Property

  • Page 2

  • Property Element rating table, and explanations along with star rating system

  • Simple Green Deal Explanation

Epc for domestic property2
EPC for Domestic Property

  • Page 3

  • The recommendation table, with costs, savings, rating, and potential for Greendeal.

  • Alternative measures

  • The Green Deal Package table

Epc for domestic property3
EPC for Domestic Property

  • Page 4

  • Your details

  • Environmental impact rating

  • Heat demand

  • Addenda

Epcs for non domestic properties
EPCs for Non-domestic Properties

EPC for Non-Domestic Building?

Energy performance of buildings directive6
Energy Performance of Buildings Directive

  • WHAT

    • The EPC legislation was introduced in September 2007

    • Initially EPCs formed part of the Home Information Pack or HIP

    • The HIP was abolished in 2010 by the coalition Government, but the EPC is still required for any property which is being sold or rented.

    • The regulations apply to England, Wales, Northern Ireland and Scotland

Energy performance of buildings directive7
Energy Performance of Buildings Directive

  • All Energy Performance Certificates (EPC’s) contain

    • Energy Efficiency Rating and Environmental Impact Rating

    • Current and potential costing for heating, lighting and hot water

    • Summary of the property’s energy performance related features

    • Recommendations to improve the energy efficiency of the property, with explanations.

Energy performance of buildings directive8
Energy Performance of Buildings Directive

  • Domestic Energy Performance Certificate

    • Calculated using RdSAP (Reduced Data Standard Assessment Procedure)

    • Normalised for occupancy and weather

    • Valid for up to 10 years

    • Green Deal measures are valid for 3 years

    • The owner of the property is not obliged to implement any of the recommendations

Energy performance of buildings directive9
Energy Performance of Buildings Directive

Energy Assessors

Only accredited energy assessors are able to carry out assessments and produce EPC’s and DEC’s

To be accredited you must:

  • hold the relevant qualification for the buildings you wish to survey, e.g. DEA, NDEA L3, 4 or 5

  • For DEA you must have a recent CRB check

  • Join a Government approved accreditation scheme, such as Stroma

Energy performance of buildings directive10
Energy Performance of Buildings Directive

Levels of EPC Assessors

  • Domestic Energy Assessors use RdSAP

  • Level 3 – for simple commercial buildings using SBEM

  • Level 4 – more complex commercial buildings (new and existing) using SBEM

  • Level 5 – highly qualified consultants able to survey complex buildings using Dynamic Simulation Models

Energy performance of buildings directive11
Energy Performance of Buildings Directive

Buildings Requiring DEC’s

  • Schools (not private)

  • Leisure Centres (not private clubs)

  • Hospitals (not private unless NHS patients are admitted)

  • Public Golf Clubhouses

  • Libraries

  • Museums and Art Galleries operated or sponsored by Local Authorities

Energy performance of buildings directive12
Energy Performance of Buildings Directive

Exempt from EPCs/DECs

  • Temporary buildings in use for < 2 years (e.g. Site Offices)

  • Places of Worship

  • Low energy demand buildings (e.g. Barns)

  • Stand-alone buildings < 50m2 (Sheds, Summer Houses)

  • Listed buildings(sale & rental)

Differences between sap and rdsap


Used for new dwellings.

Used for buildings which have undergone a ‘change of use’.

Report produced off plan. Property is not visited.

Uses a more comprehensive methodology.

Assessor must hold Dip OCDEA qualification.

Report based on U-values.

Uses SAP software.


Used for existing dwellings.

Assessment conducted at the dwelling.

Uses a reduced methodology taken from SAP.

Assessor must hold DipDEA qualification.

Report based on assumptions.

Uses RdSAP Software.

Differences between SAP and RdSAP


  • RSAP stands for Reduced data Standard Assessment Procedure.

  • RdSAP is the Government approved calculation used to calculate the ratings on an EPC.

  • RdSAP is derived from full SAP, Standard Assessment Procedure, which is used for assessing newly built dwellings.

  • We are currently using RSAP version 9.91, updated on 1st April 2012.

  • RdSAP 9.91 includes a few additional options which had not been available previously and make RSAP more flexible.

  • RdSAP determines what data should be gathered during an assessment and how it should be entered into the software to produce the EPC.

  • All Accreditation Schemes provide access to approved RdSAP software, which allows their members to lodge EPCs to Landmark.

Rdsap assumptions
RdSAP Assumptions

  • The EPC is designed so an EPC for one property can be a compared with another.

  • Different people use their house and it’s contents in different ways. EPCs are therefore not specific to the occupants, but to the dwelling itself.

  • Assumptions are made by RdSAP so household behaviour does not impact on the EPC rating

    • Standard occupancy – the actual number of occupants is not accounted for. RdSAP assumes occupancy based on the floor area. This is then used to determine factors like domestic hot water requirement

    • Standard heating pattern – some people have their heating set to 25o all day every day, some people have their heating on for half an hour a day. To avoid this type of behaviour skewing EPC data a standard heating pattern is used.

      • 9 hours heating a day during the week

      • 16 hours a day at the weekend

      • The living area is heated to 21oC and the rest of the house to 18oC

    • RdSAP does not account for energy use by electrical appliances and non-fitted lighting. It is assumed these will not be left at the property by the current owner/occupier

Rdsap assumptions1
RdSAP Assumptions

  • RdSAP makes some assumptions based on the data collected by a DEA

    • Window area – a ratio has been calculated which assumes an average window area based on the age of the property and the total floor area

    • U-values – this is the rate of heat loss through windows, walls, floors and the roof of the dwelling. The software assumes U-values for different construction types based on the building techniques used and materials available.

Rdsap documents
RdSAP Documents

  • Appendix S:

    The methodology list all the data collection fields and their explanations

  • Appendix T:

    The list of all the improvement measures and their triggers

  • Conventions:

    The conventions give clear guidance on how assessment criteria is determined and clarify grey areas of the methodology that could lead to variation in interpretation

    As a DEA all you will need a working knowledge of all 3 documents, and you should understand how, and when to apply the information contained within them.

Rating differences
Rating Differences

Over time there has been changes to RdSAP they have been made to make the calculation more consistent and accurate

We have moved from:

  • SAP 2005 - v9.83

  • SAP 2009 - v9.9

  • SAP 2009 - v9.91 (current)

    Any calculation using newer methodology will be different from a calculation using an earlier methodology.

    The revisions of the methodology is to better model the energy performance of the property

Risk assessment
Risk assessment

  • As a lone worker working in different surroundings every day, it is of the utmost importance that you carry out a full risk assessment for every survey you carry out.

Risk assessment1
Risk Assessment

The Health and Safety Executive (HSE) recommends

5 steps to Risk Assessment:-

• Step 1. Identify the hazards

• Step 2. Decide who might be harmed and how

• Step 3. Evaluate the risks and decide on precautions

• Step 4. Record your findings and implement them

• Step 5. Review risk assessments and update

Assessing risks
Assessing Risks

  • When making appointments to inspect properties ask questions to identify potential hazards

  • Consider use of a pre-inspection questionnaire to be sent out with appointment confirmation

  • What questions could you ask the seller over the phone, by e-mail or ideally by completing a health & safety questionnaire included with your survey acceptance letter and terms & conditions?

Assessing risks1
Assessing Risks

  • Is the property inhabited or uninhabited?

  • If uninhabited is it derelict?

  • Are services turned on, e.g. is artificial lighting available?

  • Is the assessor visiting an empty property?

  • What are the parking arrangements – any restrictions?

  • How old is the property, what type and how big is it ?

  • Will all parts of the property be accessible?

Personal preparations
Personal Preparations

Dress suitably - durable, warm and waterproof clothing.

Mobile phone fully charged and switched on;

Carry personal alarm;

Park close by and put valuables in the boot, park in a legal and safe position;

Do not inspect at dusk or after dark;

Do not carry unnecessary valuables into the property;

Take all appropriate tools/equipment,

Let your office know when you are starting and finishing the inspection

Main risk areas
Main risk areas

General health and safety issues affecting DEAs;

  • Travel to inspection - car safety, mobile phone use, journey times

  • Weather- wet, windy, icy

  • Location- unsafe car parking, areas of high social stress, busy road, unlit stairwells

  • Unsafe property- externally- Loose masonry, roof tile, open man holes

  • Lone working- Empty property, ensure someone is aware of your location?

  • Unsafe property- internally- Uneven floor, loose carpets, low ceiling

  • Personal safety- Toxic/dangerous substances, needles and drugs, asbestos

  • Occupants- Threatening, intoxicated

  • Animals- Dogs, other large or potentially dangerous animals

  • Loft/Roof void- Too high (over 3m), located over stairwell

  • Services- Faulty electrical point/meter, gas leak

  • Vermin- rats, insects

Surveying empty properties
Surveying Empty Properties

If you are being accompanied by the agent or owner during the inspection, check the person’s credentials

When entering the empty building, carry out a cursory inspection of all rooms whilst loudly announcing your presence

If you are on your own, lock the external doors when you are inside and keep the keys with you;

If you discover an unauthorized person(s), briefly and calmly explain who you are, why you are there and that you are leaving right away.

If you discover signs of unauthorized occupation and/or the property is unsecured, leave the property immediately and notify the person responsible.

Roof space inspections
Roof space inspections

When inspecting roof spaces:

• Do not site your ladder near any potential hazard

  • Be careful of heavy loft hatches;

    • Put ladder up properly and extend min. 1.0m above

    back of ceiling joists;

    • Wear face mask, check for animal/bird life/wasp nests

    • Use a strong, bright torch;

    • Only go in if it is essential and step on the rear of visible ceiling joists.

    • Watch out for any poorly fixed walking boards;

    • Look out for low beams/purlins, protruding nails, etc.

  • Do not roll back insulation unnecessarily, just lift a corner for measurement purposes.


Check ladders every time they are used. Refer to the leaflet

“HSE Safe use of Ladders & Stepladders An Employers Guide”

For their correct use.

Roof space inspections3

Roof space inspections

Would you inspect the following lofts?

H s samples
H & S Samples

As a group discussions what would you do in the following situations? Then check your answers

Scenario 1:

The occupant becomes very aggressive and uses

threatening language as you carry out your inspection?

Scenario 1
Scenario 1

  • You should have your mobile phone and personal alarm with you;

  • Try to stay calm and do not argue;

  • If you feel threatened, leave immediately;

  • Develop a distress signal/password for use between yourself and office staff if you feel it is an emergency.

Scenario 2
Scenario 2

A 2 storey property with ceiling height of 2.7m, the

loft hatch is located at the top of the staircase.

Would you inspect the loft?

Scenario 21
Scenario 2

No, there is a risk of falling a considerable height. Inform the homeowner/occupier that there is too greater risk to access the loft due to it’s location.

Scenario 3
Scenario 3

The owner shows you into the house and points out their 2 massive dogs, but says, ‘Don’t worry, they wouldn’t hurt a fly’.

Scenario 31
Scenario 3

  • You can never be too careful with dogs, politely request that the dogs are kept in another room or outside whilst you carry out the survey.

  • Point out that it is a health and safety precaution, people will generally understand;

  • If not then explain that you will need to end the survey.

Scenario 4
Scenario 4

  • You cut yourself when putting up your ladder

  • The owner says they are a qualified first aider and insists on dressing your cut.

Scenario 41
Scenario 4

  • Refuse their help, do not allow anyone else to administer first aid

  • Keep a first aid kit in your surveying equipment


  • Asbestos was extensively used as a building material in the UK from the 1950s through to the mid-1980s. It was used for a variety of purposes and was ideal for fireproofing and insulation.

  • Any building built before 2000 can contain asbestos.

  • Asbestos materials in good condition are safe.

  • Only when fibres become airborne are they dangerous, which happens when materials are damaged.

  • When the fibres are inhaled they can cause these serious diseases: mesothelioma, lung cancer and asbestosis


  • As a DEA you should be able to identify asbestos for the purposes of your own safety.

  • If you suspect there is unstable asbestos in a property do not go near it or touch it.

  • If it is located in a confined space such as loft or cellar then consider not accessing the area at all


Asbestos can be found in a wide variety of products

Asbestos cement

Asbestos insulation board


Textured coatings (Artex)

Floor tiles


Pipe lagging

Asbestos cement soffit

Further reading
Further reading

Safe surveying!

A key text to read is “Surveying Safely” this is available as a free pdf download from the Royal Institution of Chartered Surveyors (, which is focused on the risks associated with property inspections

Comprehensive publications on all aspects of health and safety are also available from the Health and Safety Executive (