Energy performance certificate

[Grahams]

I've found a unit I'm interested in buying rather than renting as I do at present. But, it has an energy rating of F and I've read that from 1st April 2023 landlords are not allowed to continue letting a non domestic property or grant a new lease if the propert has an energy rating of F or G. I currently rent an old barn covered in wriggly asbestoes with holes in, so I'm guessing that is probably rated G. I understand I can occupy the new unit regardless, but when I retire I would like to let it out.
Anyway, the report has recommendations copied below. Does anyone understand these certs and would I need to carry out all the recommendations to get to E or even if I do might it still not make it to the required standard and does it actually matter?
Any input would be appreciated as I have no idea.
Thanks
Graham




Recommendations

Changes that may pay for themselves within 3 years

Recommendation

In some spaces, the solar gain limit defined in the NCM is exceeded, which might cause overheating. Consider solar control measures such as the application of reflective coating or shading devices to windows.

Changes that may pay for themselves in over 7 years

Recommendation

Consider installing building mounted wind turbine(s).
Consider installing solar water heating.
Some walls have uninsulated cavities - introduce cavity wall insulation. Some windows have high U-values - consider installing secondary glazing. Consider installing PV.

Additional recommendations

Recommendation

Consider installing LED lighting and controls package on repair or replacement.



Potential impact on carbon emissions

Medium

Potential impact on carbon emissions

Low Low Low Low Low

Potential impact on carbon emissions

Medium





Property and report details

Report issued on Total useful floor area Building environment Calculation tool



7 July 2023
271 square metres
Heating and Mechanical Ventilation CLG, iSBEM, v6.1.e, SBEM, v6.1.e.0

 

[JD450A]

If your just intending to rent it out as industrial storage or similar I would argue your exempt...... He'll I'd even argue a workshop is exempt as you would be unlikely to heat it.

 

[Grahams]

So if I demolished the office bit I would be exempt?

 

[JD450A]

So if I demolished the office bit I would be exempt?

Yes I'd say so. I'd demo it, stick a portacabin in to "store" inside if you want welfare.

 

[V8Druid]

So if I demolished the office bit I would be exempt?

just use it as a small parts store .. don't flat pack it

 

[DaveDCB]

I wouldn’t worry, get it snapped up! Plenty of legitimate ways to manipulate a EPC to suit your requirements in these circumstances!

 

[Grahams]

Thanks for the replies. It is in an auction, so we will wait and see. Emailed them to get an interior inspection hopefully next week.

 

[Grahams]

Managed to get to see the inside yesterday.
It has been used by an electro plating company for decades. I had hoped for overhead gantry cranes etc. Instead it was all small stuff, so nothing of value, just cost to dispose of. It looks like they have gone bust and just walked away. The unit is mostly filled with tanks of acid which are the buyers responsibility.
Their appears to have been no maintenance done ever. The roof (which is asbestos) is falling in places and rain is pouring in. The concrete floor is broken up and has large liquid filled pits in places. The structure is concrete framed and the damp has got into the beams bursting off the concrete round the rebar in places, so guessing the whole thing will need replacement, which given it is part of a run of units could be interesting.
The camera lightened everyting. In reality it was dark in there.
As I know nothing about building I'll give this a miss.

 

[Lancs Lad]

Managed to get to see the inside yesterday.
It has been used by an electro plating company for decades. I had hoped for overhead gantry cranes etc. Instead it was all small stuff, so nothing of value, just cost to dispose of. It looks like they have gone bust and just walked away. The unit is mostly filled with tanks of acid which are the buyers responsibility.
Their appears to have been no maintenance done ever. The roof (which is asbestos) is falling in places and rain is pouring in. The concrete floor is broken up and has large liquid filled pits in places. The structure is concrete framed and the damp has got into the beams bursting off the concrete round the rebar in places, so guessing the whole thing will need replacement, which given it is part of a run of units could be interesting.
The camera lightened everyting. In reality it was dark in there.View attachment 54208View attachment 54210View attachment 54214
As I know nothing about building I'll give this a miss.

That office did they just shut the door in the 70s?

 

[DaveDCB]

I think the waste disposal part is probably the most concerning part, plus the fact I bet the previous occupants just emptied said tanks into a hole somewhere rather than pay for safe disposal! Minefield!

 

[Monkeybusiness]

Managed to get to see the inside yesterday.
It has been used by an electro plating company for decades. I had hoped for overhead gantry cranes etc. Instead it was all small stuff, so nothing of value, just cost to dispose of. It looks like they have gone bust and just walked away. The unit is mostly filled with tanks of acid which are the buyers responsibility.
Their appears to have been no maintenance done ever. The roof (which is asbestos) is falling in places and rain is pouring in. The concrete floor is broken up and has large liquid filled pits in places. The structure is concrete framed and the damp has got into the beams bursting off the concrete round the rebar in places, so guessing the whole thing will need replacement, which given it is part of a run of units could be interesting.
The camera lightened everyting. In reality it was dark in there.View attachment 54208View attachment 54210View attachment 54214
As I know nothing about building I'll give this a miss.

Sounds cheap - get it bought!
‘He who dares Rodders!….’
In all seriousness, what sort of money and where is it out of interest?

 

[V8Druid]

a wise decision I think .... there will be all sorts of 'nasties' to deal with in there aside from historic ground contamination .... put yer seven league boots on and flee

...... large liquid filled pits ......the damp has got into the beams bursting off the concrete round the rebar in places, so guessing the whole thing will need replacement, which given it is part of a run of units could be interesting.
...
As I know nothing about building I'll give this a miss.

 

[Brendan]

Would need to be really cheap.
Like everything depends how far you go
Would imagine getting rid of the acid could be expensive
You could get some contamination testing done on the surrounding ground but would say due to the lack of maintenance there is a good chance of positive results
Asbestos roof is 10's of thousands to remove and replace although there is over boarding systems like the filon but no idea on costs
Blocking roof lights and replacing windows isn't too bad but can be costly

 

[Monkeybusiness]

What’s the situation with ownership of the adjoining units and their general condition?

 

[Brendan]

There is also a paint system for any cracked asbestos that seals it, not sure of the name but expensive as a mate used some at one of their units

 

[DaveDCB]

There will be a party wall act in place? If not it’s hope for the best?

 

[DaveDCB]

There is also a paint system for any cracked asbestos that seals it, not sure of the name but expensive as a mate used some at one of their units

Better off just getting rid of the stuff and being done with it? Covering it up for another day is just counter productive imo.

 

[powercom]

I Would advise a bit of caution , the electro platers could well in fact probably have have some ground contamination from the chrome , acids etc that the factory has used just be cautions that your are not acquiring the requirement to clean the facility up when either legislation on contaminated ground becomes a hot topic or some form of runoff from it found .
maybe get an environmental survey done and us that as tool to negotiate on the price
There could also be a potential benefit in cleaning up the site , you can claim 100% of relief from corporation tax on cleaning up contaminated ground plus an additional 50% on qualifying expenditure so probably a good bit of you expenses in refurbishing the building could be put down to this with a little creativity , but you have to make profit somewhere to take advantage of the relief.

 

[Canal Navvy]

I Would advise a bit of caution , the electro platers could well in fact probably have have some ground contamination from the chrome , acids etc that the factory has used just be cautions that your are not acquiring the requirement to clean the facility up when either legislation on contaminated ground becomes a hot topic or some form of runoff from it found .
maybe get an environmental survey done and us that as tool to negotiate on the price
There could also be a potential benefit in cleaning up the site , you can claim 100% of relief from corporation tax on cleaning up contaminated ground plus an additional 50% on qualifying expenditure so probably a good bit of you expenses in refurbishing the building could be put down to this with a little creativity , but you have to make profit somewhere to take advantage of the relief.

That saved me a lot of single thumb effort
I looked at a property that was pretty much identical in history locally but didn't have the tax liability to make it viable

 

[Grahams]

It is in an auction, so no idea what it will go for. Starting bid is £40k.
It is situated in Gosport, so a relatively cheap area. Too much risk for me as I don’t know what I’m doing.
with regards to the asbestos roof, I’m more concerned about the concrete roof beams not being up to any extra weight due to the rusting rebar exploding off the concrete.