BER Building Energy Rating

BER compares the energy demand and performance of a building. BER is similar to the energy label for a household electrical appliance like your fridge. The label has a scale of A-G. “A” rated homes are the most energy efficient and “G” the least efficient.

All new houses that are being offered for sale or letting on or after the 1st January 2009 are required by law to have BER certificate issued for the building. BER allows both buyer and tenants to take energy into consideration when deciding to purchase or rent a home. However there is no requirement under the planning Law for BER to be provided with a planning application, although local authorities are free to ask for the relevant documentation, in order to be satisfied that the individual application complies with Building Control Act.

A property has to undergo an energy performance assessment under the Energy Performance of Buildings Directive, so that a house can be issued with a Building Energy Rating certificate. Sustainable Ireland (SEI) the administrative body for the EPBD, states that “an assessment is also required for any self build house before the occupant moves in.”

The assessment is done by using the Dwelling Energy assessment procedure (DEAP), which is an excel spreadsheet programme. The assessment is a visual one, where the assessor needs to assess all rooms in the house. The reason for this is to record the information, which allows the generation of a building energy rating certificate (BER). There are only a few exceptions that will not be assessed such as; listed buildings of outstanding architectural or historical importance and outhouses such as barns, that are offered for sale or rental. After the assessment figures are collected they are then put into the software program where it computes through a number of mathematical equations to produce your rating. This is then sent out to you. All assessors are required to follow a standardised procedure and calculate methodology to arrive at a rating.

If you do not comply with the BER requirement, you will be held liable. This can mean a fine up to a maximum of €5000. Failure to secure a BER certificate at the correct time can also lead to delays in the legal completion of a sale or letting.

SEI has indicated that the cost of getting a the plans for a new house assessed for the first time should not exceed €300. Although prices can vary depending on the size of the property.

BER for a building will last 10 years from the date of issue unless there is a material change in the building, that can effect the energy. E.g. an extension to a building.


Tips for tenants when looking for their next property

• Always look for a BER Certificate before signing a lease or contract. If the Energy rating is poor then this might effect your ability to claim the social allowance.
• If you are given a choice, preference should be given to the middle units. This means it is less exposed and less heat lost. The next best choice should be the top floor and the last choice should be a ground floor unit.
• Not all apartment blocks are the same. Try choose an apartment or house where an owner has upgraded to double glazed windows rather than single glazed.
• Ask about the heater or boiler as older ones are less efficient
• If heating is provided by electric heaters- go for a property with newer slimline heaters rather than old storage heaters.
• Be aware that different Energy ratings may cost more than others, when it comes to energy bills. E.g., A “d” rated building might cost up to 4 times more than a “b” rated building. This should reflect in your rent prices.