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Part of the BRE Trust BRE: HHSRS BRE Housing & Energy
Part of the BRE Trust
BRE: HHSRS
BRE Housing & Energy
About BRE
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In 2011/12 BRE Trust expenditure on research was £3.17 million, compared with £2.93 million the previous year. These funds support the three key elements of the Trust's activities: research, publications and five university centres of excellence
Agenda
09:00 – 09:15 Arrival & registration
09:15 – 09:20 Introduction
09:20 – 09:45 HHSRS Excess cold guidance / winter deaths / average scores
09:45 – 10:45 Relevant matters including insulation and heating
10:45 – 11:00 Tea & coffee break
11:00 – 12:00 U values / Air infiltration rates / Cold bridging
12:00 – 12:30 Introduction to the Excess Cold Calculator (XCC)
12:30 – 13:15 Lunch
13:15 – 15:15 Case studies including assessing Excess cold and mitigation measures
15:15 – 15:30 Tea & coffee break
15:30 – 16:15 RPT / Land tribunal decisions
16:15 – 16:30 Final
Introduction
Contents– A reminder of HHSRS assessment process as regards excess cold
and consider updated statistics
– Consider the importance of insulation/heating and other relevant issues
– Technical briefing on U-values, air infiltration rates and cold bridging
– An introduction to excess cold calculator (XCC) and consistent methods of assessment
– Case studies
– To consider recent practical outcomes from RPT / land tribunal decisions
– Review, questions and next steps
Introduction
Aim– To provide additional information around excess cold
to enable officers to make more informed decisions
– To look at how things might have changed since the HHSRS guidance was produced
– To allow officers to make better use of the XCC in excess cold enforcement
Session 1HHSRS reminderUpdated statistics
HHSRS – A reminder– Excess cold hazard covers the threat to health
from sub-optimal indoor temperatures
– Of the 29 HHSRS hazards excess cold has the highest average scores. In most cases a cat 1 hazard
– Vulnerable group aged 65 or over
– Healthy indoor temperature is considered to be 18oC (PHE 2014)
– Assessment should take account of the adequacy of the heating, insulation and ventilation
– Gradient of risk with age of the property:– greatest in dwellings built before 1850– lowest in more energy efficient dwellings built
after 1980
Relevant matters
– a) Thermal insulation
– b) Dampness
– c) Settling of insulation
– d) Type of heating provision
– e) Size of heating system
– f) Installation and maintenance of heating system
– g) Controls to heating system
– h) Amount of ventilation
– i) Ventilation controls
– j) Disrepair to ventilation
– k) Draughts
Hazard assessment– Dwelling characteristics, energy efficiency and the
effectiveness of the heating system:– assuming occupation by the vulnerable age group – simple measurement of indoor temperature is inappropriate
– Take account of the adequacy of the heating, insulation and ventilation. This may involve assessing the dwelling energy rating and any other factors which might affect the indoor temperature, such as dampness, or disrepair to the structure or to the space or water heating system
– The energy efficiency of cooking facilities, lighting, and other energy using installations and appliances, should not be included in the HHSRS assessment
Excess winter deaths
– General downward trend– Climate?– Improvements in
energy efficiency– Knowledge
– HHSRS averages relate to 1997-99
“The Office for National Statistics said that fluctuations in “excess” deaths are not correlated with cold winters, but with cold homes.”
Source: The Guardian, Energy’s Big Six (2013)
Households with central heating (millions)
– Link between excess winter deaths and heating?
0
5
10
15
20
25
30
1970 1973 1976 1979 1982 1985 1988 1991 1994 1997 2000 2003 2006 2009
Mill
ions
of p
rope
rtie
s
With centralheating
Withoutcentralheating
UK Housing Energy Fact File 2013
The paradox of excess winter mortality
– Countries with warm all year climates tend to have poor domestic thermal efficiency
– These countries find it hardest to keep their homes warm when winter arrives
Oh how we’ve changedCharacteristic 1996 2012
Average SAP 44.6 58.5
Presence of central heating
79.6% 90.6%
Loft insulation over 200mm*
2.9% 34.1%
Cavity wall insulation*
14% 40.1%
Dwellings with full double glazing
30.3% 78.8%
Properties rated ‘A-C’
2.2% 18.2%
Properties rated ‘F & G’
28.7% 6.1%
*(Percentages are based on all dwellings, including those with no loft or no cavity walls)
Mean SAP by tenure
Source: EHS 2012-13
SAP bands by tenure
Source: EHS 2012-13
The ‘average’ dwelling
The 1996 ‘average’ for a cat 1 hazard
1996 2012
Heating Full central heating (standard boiler)
immersion heater
storage heaters
Full central heating (condensing combi)
storage heaters
Boiler efficiency 65% (approx.) 82.5%
Loft insulation 50-100mm >150mm
Cavity insulation None Insulated
Glazing Single Double
Source: EHS & UK Housing Energy Fact File
The ‘average’ dwelling?
It’s not all good news
– 31,000 excess winter deaths in 2012/13 in England and Wales – an increase of 29% compared with the previous winter
– In 2012 the number of households in fuel poverty in England was estimated at around 2.28 million - approximately 10.4% of all English households
– Private rented properties still lagging behind other tenures:– Average SAP of 58 compared to average of 65 for housing
associations– 34% of properties rated E-G compared to 11% for housing
associations– 33% of properties classed as ‘non-decent’
Preventing a category 1 hazardHeating System Glazing Wall Loft insulation (min)
Gas central heating Single glazing – good condition
Solid wall 150mm glass fibre roll or equivalent
Gas central heating Double glazing Solid wall 100mm glass fibre roll or equivalent
Relatively modern electric storage heaters
Single glazing – good condition
Solid wall 250mm glass fibre roll or equivalent
Relatively modern electric storage heaters
Double glazing Solid wall 200mm glass fibre roll or equivalent
Individual on peak room heaters (whole house)
Single glazing Solid wall 250mm glass fibre roll or equivalent
Individual on peak room heaters (whole house)
Double glazing Solid wall 200mm glass fibre roll or equivalent
Individual on peak room heaters (single room on upper floor)
Single glazing Solid wall 250mm glass fibre roll or equivalent
Individual on peak room heaters (single room on upper floor)
Double glazing Solid wall 200mm glass fibre roll or equivalent
Source: CIEH Excess Cold Guidance (2011)
Heating deficiencies
– When identifying the deficiencies consider:
– Type of heating provision • inappropriate or inefficient systems and appliances
– Size of heating system • systems and appliances inadequate for the size of
dwelling– Installation and maintenance of heating system
• inadequately installed or maintained systems– Controls to heating system
• inadequate or inappropriate controls to the system or appliance
Heating deficiencies
– Examples of inefficient systems include: – permanently lit pilot lights
– For gas boilers and heating appliances:– Use records of servicing, breakdown, maintenance
and gas safety checks to help identify deficiencies
– Deficiencies are more commonly found in older central heating systems but also likely in poorly installed or inadequately designed systems
Heating deficiencies
– Individual room heaters: – Are they controllable and are they able to heat the
dwelling?– They are generally not considered to be an
adequate form of heating where an excess cold hazard exists
– Exceptions may be where dwelling is small & well insulated or in some bedsit HMOs
– The cost of heating the dwelling should be taken into account
Insulation deficiencies
– There can be inadequate insulation to:– Loft or roof spaces– External walls– Floors
– Loft insulation – Current Building Regulations standard 0.18 W/m2.K2
– Roughly 270mm of quilt insulation should meet this requirement– Insulation of 150mm - 270mm
• When existing loft insulation is between 150mm and 270mm the difference below 270mm will need to be considered and justified on the basis of maintaining a healthy indoor environment
– With insulation of 200mm +, deficiency is unlikely
Insulation deficiencies
– Roof space occupied as habitable room / flat roof present above habitable room may mean there is a lack of insulation
– Flat roof:– Look at the date of construction and Building Regulations
for that date to assess adequacy of insulation– If the above not possible assume insulation well below
required standard (signs of mould growth can help with this conclusion)
– Single glazed window deficiencies:– Minor defects – cracked panes, gaps causing draughts and
rotten timber– Major defects leading to major draughts or exposure
Ventilation deficiencies
– Up to 15% of heat loss from dwellings can occur from draughts
– Draughts can be considered a deficiency if they lead to excessive heat loss
– Ventilation essential & should be:– Controllable/properly installed/appropriate for part of dwelling– Rapid in kitchen/bathroom
– Matters affecting deficiencies from ventilation are: – Ventilation is inadequate, excessive or inappropriate– Controls are inadequate– Ventilation system or controls are defective– Draughts are uncontrollable and cause significant discomfort
Fuel poverty– A household is in fuel poverty if it is on a low income and faces
high costs of keeping adequately warm and other basic energy services:– Driven by three main factors: household income, the current
cost of energy and the energy efficiency of the home– Cold homes can affect or exacerbate a range of health problems
including respiratory problems, circulatory problems and increased risk of poor mental health
– Estimates suggest that some 10% of excess winter deaths are directly attributable to fuel poverty and a fifth of excess winter deaths are attributable to the coldest quarter of homes
– Cold homes can also affect wider determinants of health, such as educational performance among children and young people, as well as work absencesSource: Fuel poverty and cold home-related health problems, PHE (2014)
The vulnerable group
– Is occupation by a member of the vulnerable age group likely in the short and/or medium term?
– Is there any significant risk of serious harm even if occupiers are not in the vulnerable age group?
– Does common sense suggest that it’s likely that someone is going to be harmed, regardless of his or her age?
Other groups
– Other groups whose health is likely to be affected by excess cold should be considered:
– Young age – particularly children with respiratory problems, such as asthma
– Chronic and severe illness – including heart conditions, respiratory insufficiency, asthma and COPD (chronic obstructive pulmonary disease)
– Inability to adapt behaviour to keep warm - this affects people with disabilities, babies and the very young
– Cold can affect the health of people of all ages
HMO’s
– The Operating Guidance distinguishes between HMOs and non-HMOs
– ‘HMOs’ include traditional bedsits and flats in converted buildings
– In terms of average scores for excess cold, the average HMO is very similar to the average non-HMO
– In many HMO’s the assessment will be the same
– For bedsit type HMO’s the assessment will be different
– In deciding whether the heating (accessibility & controls) is adequate consider whether the lifestyles of the occupiers are varied with respect to the hours they are at home and sleeping
HMO’s and heating
– In multi-occupied buildings, provision for space heating may be centrally controlled. Such systems should be operated to ensure that occupants are not exposed to cold indoor temperatures and should be provided with controls to allow the occupants to regulate temperature within their dwelling
– The heating system should provide direct heating to every room, including the common parts and shared bathrooms
– The specification of fixed room heaters in bedsit HMOs to remedy excess cold hazards should not be dismissed out of hand
Session 2Relevant matters - heating
FM9
Slide 32
FM9 Need a title here - or delete the 'Click to add title'Fiona MacKenzie, 17/11/2014
– Types of heating
– How they work
– How to identify them
– Heating system improvements
In this session
The need for heat
– When it is colder outside than inside a dwelling, heat flows from the inside of a building to the outside air
– Heating systems are used to replace the heat lost
– The amount of heat required depends on a number of factors: – The external temperature (variable)– The required internal temperature (fixed?)– The thermal performance of the building (fixed?)– Other sources of heat (solar gain, cooking etc.)
Requirements of a heating system
– To supply enough heat at the required times:– Sufficient power output– Sufficiently controllable
– May also provide water heating
– To produce heat affordably
Key features affecting affordability
– Heating fuel and efficiency are the most important features for determining running costs
– Fuel type is usually straightforward
– Efficiency can be harder to estimate:– Lookup tables based on fuel, age and type can give
us approximate values– ‘SEDBUK’ database gives more accurate values for
boilers that have been lab tested
– Efficiency = heat energy output
chemical energy in fuel
Heating fuels
– Important because fuel prices vary massively(electricity 3½ times as expensive as mains gas)
0
2
4
6
8
10
12
14
16
Mains gas LPG (bottles) LPG (bulk) Oil Electricity
Typical fuel prices (p/kWh)
Metered heating fuels
– Mains gas (towns and cities)
– Electricity:– Single rate meters– Dual rate meters (‘Economy 7’)– Pre-payment meters
Unmetered heating fuels
– LPG (metal tank/bottles)
Unmetered heating fuels
– Oil (plastic tank)
Unmetered heating fuels
– Solid fuels:– Coal– Smokeless fuels– Anthracite– Wood:
• Logs• Pellets• Chips
– Smoke control area?
Boilers
– Heat water which is pumped around radiators to heat dwelling
– The most important factor after the fuel type is efficiency. An old boiler could be as low as 50% efficient, but 70-80% is typical
– New gas, oil and LPG boilers are around 90% efficient
– Maintenance is important: efficiency tends to drop if poorly maintained (and can be dangerous)
Types of boiler
– Condensing– More efficient– Condensate pipes– Pluming
– Combination (‘combi’)– Heat water on demand– 5-6 pipes– If not combi, ‘regular’
– Combined Primary Storage Units, CPSUs (rare)– Built-in cylinder to store
heat (floor mounted)
– Back boilers– Behind fireplace– Old, inefficient– Becoming rare
– Electric boilers (rare)– On peak– Or storage (off peak)
– Ranges– Cooker with a boiler
– Warm air boilers– Heat air instead of water
Electric heating systems
– Storage heaters (off peak):– Old (deep)– Newer– Fan assisted– Low ‘responsiveness’
– Electric underfloor (on peak):– High running costs
– All electric heating is 100% efficient(except heat pumps)
Heat pumps
– Use electricity, but have efficiencies apparently >100% because they take extra heat from the environment
– Heat radiators (or underfloor), just like a boiler
– Typically 200-300% efficient – produce 2-3 kWh heat using 1 kWh of electricity
– However: – Electricity 3½ time price of gas– Expensive to install– Must be installed well or they underperform and
become expensive to run– Only make sense if no gas available
Solid fuel heating systems
– Solid fuel boilers:– Anthracite, woodchips, wood pellets– Floor mounted (large, heavy)– Space required for fuel storage (and
physical effort to shift it around)– Some have ‘hoppers’ attached which hold
extra fuel (so can refill less often)– Modern ones can be efficient– ‘Green’ (low CO2) if they use wood
Room heaters
– Gas fires– Fuel-effect ones are very inefficient (e.g. 25%)
– Solid fuel fires– Open fires (inefficient, 25-40%)– Closed fires / ‘stoves’ (50-75%)
– Electric fires
– Other electric room heaters– Panel heaters, oil filled electric radiators and fan heaters
– Radiant heaters??? Beware unrealistic claims of savings from electric heating sales people
– Electric heating is always 100% efficient so how are they saving energy?
Heating controls
– For boiler systems:– Programmers– Room thermostats– TRVs– (Load/weather compensators)– (Zone control)
– For storage heaters:– Charge control
• Manual or automatic– Output control
Upgrading heating systems
– To reduce heating costs:1. Use cheaper fuel2. Improve efficiency3. (Improve controls)
– Is mains gas available?
– Old systems much less efficient than new ones: potentially big savings (60% to 90% saves ~£300/yr) …(open fires bad too)
– Reasonable controls: programmer, room stat and TRVs
– If no gas, storage heaters are a sensible option (or heat pump)– Avoid on-peak electric heaters (high running cost)
0
200
400
600
800
1000
1200
Mains gas LPG Oil Electricstorage
Electric on-peak
Spac
ehe
atin
g co
st (£
/yr)
Summary
– Lots of heating system types
– Their impact on running costs is determined by the price of the fuel they use and their efficiency (+ controllability)
– High running costs result from:– The use of expensive fuels (e.g. standard rate
electricity, LPG)– The use of inefficient appliances (e.g. open fires, old
boilers)– Attempts to reduce running costs should therefore focus
on avoiding the above. Sensible choices are:– Modern gas boiler– Storage heaters– Heat pumps
Session 3Relevant matters – insulation
U-values / Air infiltration rates / Cold bridging
– How heat is lost from homes
– Heat losses due to ventilation and air infiltration
– Heat losses due to conduction
– Thermal bridges
– Reducing heat loss
Contents
Heat loss
– In winter, the temperature inside a home is warmer than the temperature outside
– Heat travels from warm places to cold places
– If the lost heat is not replaced, the home cools down
– To maintain the temperature inside we add extra heat
– Producing this heat costs the money
– To minimise heating costs, we need to minimise the rate at which heat leaks from the home
– To do that well, we need to understand where and why heat is being lost
How heat is lost
1. By air movement - cold air displacing warm air
2. Heat is lost by conduction and radiation through the building structure:
– E.g. external air makes the walls cold, which then cools the internal air
Both result in the internal air getting cooler
Heat loss via air movement
– Ventilation: deliberate or desirable air movement– Window opening– Vents/chimneys/flues– Extract fans
– Infiltration: unintended air movement (i.e. leaks)– Through building materials (porous materials)– Around building materials (gaps, cracks, holes)
Heat loss due to air movement
– The rate of heat loss depends on:1. How quickly warm internal air is replaced by cold
external air (i.e. air changes per hour)2. The temperature difference between the internal
and external air3. The heat capacity of air
– Definitely can’t change 3
– Usually can’t change 2
– But can sometimes reduce the air change rate to reduce heat loss
Reducing heat loss from air movement
– Reducing intentional ventilation is generally not a good idea, unless clearly no longer necessary:– e.g. blocking off an unused chimney
– Reducing infiltration can be a good idea:– Draughtproofing windows and doors– Sealing accessible gaps, e.g. around pipes
penetrating structure– Encouraging occupant not to leave windows open
However…
Exceptions
– Buildings with existing damp problems
– Inadequately ventilated buildings (even if no damp problems apparent – may be getting away with it due to unintended infiltration)
– In both of the above cases, removing infiltration without providing extra ventilation could cause problems
– Old buildings (<1900) made with breathable or natural materials may not respond well to reduced air movements through and around them
Cold
Heat loss via conduction
WarmHeat flow
– How fast heat flows depends on the properties of the separating layer
– This most useful way of describing this is by its U-value
U-values and R-values
– The U-value of a separating layer is its heat transfer coefficient, or in other words:The rate at which heat is conducted through 1m² of the material for each degree of temperature difference across it
– W/m²K
(1K is the same as 1oC)
The R-value is the reciprocal of the U-value:
R-value = 1/U-value
It therefore measures the resistance to heat flow
U-values and R-values
– The U-value is useful because it relates directly to heat loss
– But it is easier to work with R-values when thinking about multiple layers of material, because you can add them together, e.g. adding a layer of insulation to a wall:
U-value of uninsulated wall = 2.0W/m²K
R-value of uninsulated wall = 1 / 2.0 = 0.5 m²K/W
R-value of insulation = 4.5 m²K/W
R value of wall + insulation = 0.5 + 4.5 = 5.0
U-value of insulated wall = 1/ 5 = 0.2 W/m²K
Lambda values
– Also called K-values
– The thermal conductivity of a material in W/mK
– Related to U-value by the thickness of the material:– (Since a thick layer of insulation is better than a thin one)
Lambda value of insulant = 0.04 W/mK
Thickness of insulant = 20cm = 0.2m
U-value = 0.04 / 0.2 = 0.2 W/m²K
R-value = 1 / 0.2 = 5 m²K/W
Insulation
– Insulation is a material chosen for its ability to resist the flow of heat (usually full of air pockets)
– In dwelling construction and refurbishment it is used:– To slow the transfer of heat from inside a building to
the external environment• Or occasionally to keep heat out
– To reduce heat loss from hot water storage vessels and pipework
– A number of insulants are used for this purpose
Lambda values of common insulantsMaterial Lambda-value (W/mK)
Vacuum panel 0.008Aerogel 0.014
Polyurethane 0.03Polyisocyanurate 0.028
Phenolic foam 0.025Expanded polystyrene 0.03Extruded polystyrene 0.03
Glass wool 0.04Mineral wool 0.04Sheep's wool 0.05Cellulose fibre 0.04
A brick 1Steel 50
Cold
Using U-values to work out heat loss
Warm
Heat flow
20°C10°C
10m²
2 W/m²K
The heat loss through this wall is 2x10x10 = 200 Watts
Using U-values to work out heat loss
– If you do this for all the external boundaries of a home you can work out the heat loss for the whole thing:
– This is the basis of most building energy calculations
Boundary Area (m²) U-value (W/m²K) Heat loss at 10°C (W)Walls 80 2 1600Roof 40 0.4 160Floor 40 0.6 240
Windows 10 2.4 240Door 4 3 120
Total 2360
Reducing conduction heat losses
– Reducing the U-value of the building fabric can be achieved by adding insulation:– Filling cavity walls– Laying insulation between and over loft joists– Fixing insulation between ground floor joists– Adding an insulated layer to the inside of outside of
sold walls– Replacing old glazing with new
Example U-value improvements
– Old single glazing U-value = ~5 W/m²K
– New double glazing = 1.5– Heat loss through glazing reduced by 70%
– Uninsulated solid wall = ~2.0
– Insulated solid wall = 0.3– Heat loss through wall reduced by 85%
– Uninsulated loft = ~2.3
– 270mm insulated loft = 0.16– Heat loss through loft reduced by ~90%
– Insulation can make a dramatic difference
Thermal bridges
– (aka ‘cold bridges’)
– An area with significantly higher conductivity than surrounding areas
– There are two issues with thermal bridges:
1. Increased heat loss (= higher bills)
2. Cold surface = condensation issues (= damage to property/health)
– Since the areas are usually small, increased heat loss is not usually a major issue
– But condensation can be a serious problem
Causes of thermal bridges
– Wherever two structural elements meet (e.g. a wall and roof), there is naturally a line which has greater exposure to cold external air – corners are worse
– There are points where an object with relatively high conductivity penetrates a wall, roof or floor (and any insulation present) for structural reasons:– All outward-pointing joins in a structure– Lintels– Window reveals/jambs– Upper storey floor joists– Balcony floors– Some roof details
Results of thermal bridging
– The internal surface of the building at the point of a thermal bridge will be significantly colder than the surrounding areas
– This may be below the ‘dew point’ of the internal air resulting in condensation
– Prolonged dampness will result in:– Damage to interior finishes (+ maybe structural
components)– Mould growth, leading to…– Health problems
Reducing thermal bridges
– The goal is to raise the internal temperature of the area affected by reducing its heat loss
– Ventilation can be useful for reducing the moisture content of the air, but this comes at a cost
– It may be impractical to remove the root causes of thermal bridges
– But, it is usually possible to fix by applying insulation to the affected area (internally or externally), or more widely (e.g. solid wall insulation insulates lintels too)
Summary
– Minimising heat loss– Makes homes warmer– Reduces heating costs– Reduces thermal bridge issues
– U-values and R-values are useful for understanding where heat is escaping from a home
– They can be used to predict running costs, providing useful evidence for Excess Cold decisions
– Thermal bridges cause cold spots on the interior of the building fabric, leading to condensation problems– Can usually be fixed with insulation
Session 4Excess cold calculation methodologyXCC
XCC
– The Excess Cold Calculator was created by BRE with support and advice from the CIEH
– The heating cost and adequacy calculations used by the tool are underpinned by BRE's long experience of measuring and modelling the energy consumption of buildings to support government programmes and for industry
– It has been designed to provide reliable estimates of running costs and heating adequacy based on a relatively small number of inputs
– The result is a tool that is considerably quicker and easier to use than most energy modelling software and focussed specifically on the assessment of an excess cold hazard.
https://www.excesscold.com/
XCC
– Designed to assist EHPs in the assessment of the hazard of excess cold in UK dwellings
– The user provides details about the dwelling and its occupants and XCC provides an estimate of the likely running costs and an assessment of the adequacy of the heating system
– Additional tool to provide heat loss calculations for individual rooms
– Data collection sheet for use during inspections available for download
Main uses
– A tool that can be used for both proactive and enforcement work
– Useful in determining and supporting the most appropriate course of action in a case
– BRE endorsed evidence to the RPT
– Can be used to determine if remedial actions are cost-effective
– Results can be re-run with modifications to test scenarios of insulation and heating system improvements
– Additional data covering CO2 emissions and modelled internal temperatures
Main uses
– Allows assessment of heat loss from individual rooms if it is felt that existing heating is inadequate
– The calculator produces information that would usually take a lot more time to put together. And it does it specifically for the dwelling
– Past cases have shown that RPT panels appreciate detailed statistical evidence:– The officer ‘relied heavily on hearsay and many of her
contentions were unsupported by appropriate documentation’
– The tribunal preferred the evidence of the council since it was supported by clear and objective expert evidence
Comparison with other tools– EPCs:
– Provide an energy efficiency assessment for a dwelling– Can only be carried out by trained assessors– Only compares ‘current’ heating system with ‘potential’– Not available for all HMO’s– Not specifically designed for the excess cold hazard
– Sutherland tables:– Designed to provide a comparison between different heating
types and their relative costs to heat different dwelling types– Only general calculations based on size of property (2 bed, 3 bed
etc.)– Does not allow for property specifics such as dwelling size and U-
values for heat loss elements
Comparison with other tools
– Mears calculator:– A manual tool that allows the calculation of heat
requirements for individual rooms– Does not allow the same level of accuracy – e.g.
specific U-values not accounted for– Quite complicated to set correctly– Does not allow adjustments for how the property is
used
Case studies1 and 2: Accurate assessment process3 and 4: Appropriate mitigation measures
What is the main aim of the Housing Health & Safety Rating Scheme (HHSRS) ?
1. A safe and healthy environment for any potential occupiers or visitors
2. Modern environment in a good state of repair
3. An environment free from all hazards and risk for the occupiers
A safe and healt
hy envi...
Mode
rn envir
onment in
...
An envir
onment free fro
...
93%
7%0%
In 2012, according to the English Housing Survey what percentage of private rented homes had a Category 1 hazard?
1. 14%
2. 19%
3. 24%
4. 31%
14%19%
24%31%
7%
43%
29%
21%
Which hazard is overall the most common serious hazard found in the private rented sector?
1. Damp and mould
2. Excess cold
3. Fire
4. Falls on stairs
Damp and M
ould
Excess
Cold Fire
Falls
on stai
rs
29%
0%7%
64%
What type of property has the highest average HHSRS score for excess cold?
1. Pre 1920 non-HMO
2. 1920 to 1945 non-HMO
3. Pre 1920 HMO
4. 1920 to 1945 HMO
Pre 1920 non HM
O
1920 to 1945 non HM
O
Pre 1920 HM
O
1920 to
1945 H
MO
38%
0%
62%
0%
The recent PHE cold weather plan suggested what minimum temperature should be the target for the home?
1. 16oC
2. 18oC
3. 21oC
4. 22oC
16oC
18oC21
oC22oC
0% 0%7%
93%
Case study 1 – ‘typical’ semi
– Ground floor 36.45m2
(2.4m height)
– First floor 36.45m2
(2.6m height)
– Doors:– 1.89m2 half glazed– 3.79m2 full glazed
– Windows 7.97m2
Questions for inspection
– What would you be looking for?
– What information do you need to complete the assessment?
Property details
– Built 1960’s
– Cavity walls (appear to be uninsulated)
– Tiled roof– Approximately 150mm
insulation– UPVC double glazed windows
(approximately 15 years old)
– Wood panelling to part of the front elevation
– Fixed panel heaters– Gas supply present
Tasks
– Discuss the likelihood and spread of harms
– What influences your thinking?
– What action would you take?
– What works (if any) would you specify?
Likelihood
– 1 in 56?
– Panel heaters not of appropriate design, layout and construction to heat the whole dwelling adequately
– Extremely costly system to run
– Three exposed uninsulated cavity walls
Mitigation measures
– Installation of full gas central heating system– Room thermostat– Programmer– TRV’s
– Cavity wall insulation
Case study 2 – mid terrace
– Ground floor:– 35.52m2 (2.6m
height)– 8.775m2 (2.3m
height)– First floor:
– 35.52m2 (2.7m height)
– 8.775m2 (2.5m height)
– Doors:– 3.78m2 half glazed
– Windows 11.94m2
Description of hazards
– Background: This is a mid terraced, two storey house comprising two reception rooms and a kitchen on the ground floor and two bedrooms and a bathroom on the first floor
– What else do you need to know?
– The external walls are an example of early cavity wall construction with a brick outer leaf. There are indications to both the front and rear that the wall cavities have been retrospectively insulated.
– All the windows are timber double hung sash and are in reasonable condition with some draughts detected. The front and back doors are both timber and well-fitting within their frames.
– There is a gas fired, programmable, central heating system with suitably sized radiators in all the rooms and the stairwell. The boiler is a condensing boiler.
– The roof is of traditional timber rafter construction, felted and covered with natural slates. There is around 50mm depth of rolled glass fibre insulation between the ceiling joists.
Property details
Tasks
– Discuss the likelihood and spread of harms
– What influences your thinking?
– What action would you take?
– What works (if any) would you specify?
Likelihood
– 1 in 560?
– Minimal loft insulation:– Up to 30% of heat from a dwelling can be lost through the roof
– Central heating
– Cavity insulation
– Some draughts
– Back addition bedroom
– Overall, some elements worse that the average, some better
Mitigation measures
– Would you take any action?
– If so:– Installation of loft insulation to current Building Regulations– Draft proofing– Possibility of solid wall insulation to back addition bedroom?
– Property would be considered better than the average
Case studies 3 and 4 3. Bedsit in FMO4. Purpose built modern flat
– Consider the information
– What likelihood would you be inclined to give?
– 1 in ?
– What measures are you likely to ask for
– Enter the information into the XCC– Do the results affect what you will ask for?
Case study 3 – 3 bedroom FMO (top floor)
– Rating bedsit 3
– Floor area of FMO 60.94m2 (2.4m height)
– Doors:– 1.89m2 half glazed– 1.89m2 full glazed
– Windows 6.93m2
– For bedsit 3:– Floor area 20.91m2
– Windows 2.32m2
Bedsit details
– Single skin walls
– Pitched roof (assumed no insulation)
– Timber double hung sash (reasonable condition)
– Plug in panel heaters in all habitable rooms
– No heating in bathroom
– Gas supply to the property
Likelihood
– 1 in 32?
– No insulation to roof area
– Main heating source is on-peak electric heating
– No heating in bathroom
Mitigation measures
– Gain access to the main loft and install loft insulation to current Building Regulation standard. Ensure adequate ventilation.
– Install economy 7 (or equivalent storage heaters) with top up convector heaters to living room, hallway and both main bedrooms.
– Kitchens of sufficient size and bathrooms where practicable shall be provided with storage heaters or with on peak down flow heaters otherwise.
– Supply and fit a secondary wiring system suitable for supplying off peak electricity. Provide an electrical certificate.
Case study 4 – large detached house– Ground floor 74.25m2 (2.5m height)
– First floor 74.25m2 (2.7m height)
– Doors:– 3.78m2 half glazed– 5.04m2 full glazed
– Windows 16.63m2
Rising Damp
– The Lodge is a detached 2 storey property built of sandstone
– The heating is through an open fire to the main living room and on peak electric heaters in all other rooms. There is an immersion heater and electric shower in the bathroom– There is no gas supply to the property
– There is 100mm of loft insulation
– There is evidence of rising damp to all ground floor rooms in the main part of the house
– The ground floors are all solid
– The windows have recently been renewed with double glazed metal units to match the original and are all in good condition
Property details
Likelihood
– 1 in 32?
– Large heat loss area
– Areas of dampness
– Main heating source is on-peak electric heating
– Relatively low level of loft insulation
Mitigation measures– Top up loft insulation to current Building Regulation standard. Ensure
adequate ventilation.
– Commission a survey from a specialist damp proofing company. Carry out work as recommended
– Install economy 7 (or equivalent storage heaters) with top up convector heaters to living room, hallway and both main bedrooms. Kitchens of sufficient size and bathrooms where practicable shall be provided with storage heaters or with on peak down flow heaters otherwise. Supply and fit a secondary wiring system suitable for supplying off peak electricity. Provide an electrical certificate.
– OR
– Provide an oil boiler and central heating system with suitable sized radiators to each room including one to the hall and first floor landing. Commission and provide commissioning certificate
Session 6RPT Decisions
Aim of session
– To review relevant RPT decisions and look at how they might have an impact on enforcement decisions
RPT – indoor temperature
– HHSRS Operating Guidance:
– A healthy indoor temperature is around 21ºC
– Cold is not generally perceived until the temperature drops below 18ºC
– Small risk of adverse health effects begins once the temperature falls below 19ºC
– Serious health risks occur below 16ºC
– Below 10ºC the risk of hypothermia becomes appreciable, especially for the elderly
RPT – indoor temperature
– Several cases involved councils requiring that the heating system should be able to maintain a temperature of:– 21ºC in the living room, – 22ºC in the bathroom and – 18ºC in other habitable rooms.
– The tribunal has generally concluded that a heating system should be able to maintain a temperature of 19ºC (with an outside temperature of -1ºC)
– The UK Fuel Poverty Strategy states that a satisfactory heating regime is defined as 21ºC in the living room and 18ºC in other habitable rooms
– Recent publication from Public Health England suggests a suitable indoor temperature is 18ºC
RPT – indoor temperature
06.06.2014
CAM/11UB/HIN/2013/0010 (Aylesbury Vale District Council)
65 Fleet Street, Aylesbury HP20 2PA
– Excess Cold: Works included installation of TRVs and removal of the conservatory. Respondent accepted that the latter was not relevant to the hazard if the new double-glazed window and exterior quality door was provided to the kitchen. The Tribunal was of the view that additional double glazing and repair of defective double glazing along with the recently installed boiler and repairs to the central heating system along with installation of 270mm of loft insulation would render the house safe and healthy. TRV’s would increase efficiency of the heating system but the “objective of the HHSRS is to provide a safe and healthy environment … not to achieve the ideal situation”.
RPT – gas vs electric– The following cases found in favour of gas central heating:
– Thomas Green v Forest Heath - storage heaters would not meet test of controllability
– Alan Jones vs Camden - appropriate to specify gas central heating rather than electric heating due to the hard-to-treat nature
– MAN/32UC/HIN/2008/0022 - night storage heaters have insufficient flexibility to provide necessary heat on demand and gas central heating was the most effective heating system
– The following cases found in favour of electric storage heaters:– Mr David John Fogden vs Bath and North East Somerset - where
properties do not have a gas supply, electric storage heaters are considered suitable
– Lamvale Properties Ltd vs Westminster - the tribunal was not prepared to accept the council’s insistence on gas central heating over electric
– Mr M L Winspear vs Corby - the tribunal was not prepared to accept insistence on gas central heating
Electric storage vs electric panel heaters
07.04.2014
CAM/38UB/HIN/2013/0014 (Cherwell District Council)
44 Axtell Close, Kidlington, Oxford OX5 1TY
– The tribunal considered whether the installation of panel heaters was reasonable. The tribunal referred to “domestic heating by electricity” produced by the Energy Saving Trust which says electric heating is only appropriate in limited circumstances and that panel convectors or radiant heaters appeared to rank as the most expensive.
– Reference was also made to the Electric Heating and Ventilation Association (TEHVA) Guide to the design of electric space heating systems.
– The tribunal concluded that there are suitable storage heaters available that would provide adequate heating for the property. The cost of running the system was a matter the tribunal could take into account.
RPT – boiler replacement
– Mr Michael Fearon vs LB Newham:– Tribunal ruled that it was appropriate to require an efficient new
gas boiler as the current system was breaking down frequently and was inefficient
– Richard Laurence Henry Thompson vs Newcastle under Lyme BC:– Where a council is requesting that a (working) boiler should be
replaced, evidence should be provided of a boiler not working correctly
Affordability
– HA/03/2011 – Liverpool City Council vs Anwar Hadi Kassim
– Original RPT concluded that, whilst it is a laudable objective, nowhere is there any requirement in paragraphs 2.19 to 2.23 of the guidance that any space heating system should be affordable. There is a requirement that it is efficient.”
– George Bartlett QC – An occupier could be deterred by cost from using a heating system by the cost of running it, just as he might be deterred from using it effectively by the difficulties of operating it. It is clearly a matter of potential relevance, in my judgement.
Affordability
19.12.2011
CAM/22UF/HIN/2011/0008
Chelmsford Borough Council
21 Beach’s Drive, Chelmsford, Essex, CM1 2NJ
– Tribunal agreed that affordability of the heating system was a consideration and that gas c/h should be installed in place of the on peak electric heaters
– EPC was provided, however, case may have been further bolstered by tenants heating bills
RPT - glazing
– Mr Navneet Aggarwal vs Leicester CC:– The existing windows were in a poor state of repair
making the units in need of replacement
– Mr Vernon Morrison and Verjan Limited vs LB Enfield:– Where an Improvement Notice does specify
replacement windows, it should specify that these should be double glazed (also Building Control requirement)
RPT – insulation
– Mr M L Winspear vs Corby BC:– The council specified 270mm of loft insulation, but the tribunal
changed this to 250mm in line with current Building Regulations
– Solid wall insulation is more controversial, given its higher cost:– Pledream Properties Ltd vs LB Camden – RPT accepted solid
wall insulation to the bedsits in the back addition but not to the rest of the property
– Justification is likely to have to include a larger than average area of external walls and/or additional hazards being present
RPT – SAP (Standard Assessment Procedure)– NJP Property Mgmnt Ltd & RJW Property Mgmnt Ltd vs North
Kestevan DC:– The use of RDSAP found to be appropriate since the figures factor in
affordability– Probex Ltd and Rivergrove Ltd vs MB Rotherham:
– Accurate assessment of the existence of a category 1 or 2 hazard involves consideration of every aspect of the property
– Council submitted witness statements from tenants describing cold, damp, mouldy conditions
– Mr Ciprian Illie and Ms Vanda Prochazka vs LB Haringey:– The council used SAP and an energy consultant to show running
costs for gas vs electric. The tribunal preferred this evidence to that of the appellant
– Whilst full SAP is not generally required to demonstrate excess cold hazards, having full SAP data can be beneficial where cases come before the RPT
When to take action
11.01.2013
LON/00BJ/HIN/2012/0032
London Borough of Wandsworth
54 Mandrake Road, SW17 7PT
– Category 1 and 2 hazards found
– 20 months after inspection spent in negotiations– Aim of achieving better outcome than would have been
achieved through notice– Tribunal said “it is unlawful to delay taking action”
– Have to bear in mind that during any delay tenants are still living in a property with category 1 hazard
Improvement Notice vs Prohibition Order
19.10.2010
HA/6/2009
Bolton Metropolitan Borough Council
4 Mere Walk, Bolton BL1 2RW
– Gas boiler not working at property
– RPT concluded that emergency remedial action was not a course that was open to the council under the Act in respect of the hazard of excess cold
– Imminent “conveys a sense of urgency – that there is a good chance that the harm in question may be about to occur.”
The need for a complete inspection……
– In LON/00BK/HIN/2010/0012 the tribunal were not satisfied that there was evidence of a category 1 excess cold hazard as the local authority, whilst referencing problems with the central heating system and lack of loft insulation, hadn’t carried out any tests on the heating system (relied on what they had been told by the occupier) and hadn’t inspected the loft space.
