GREENER HOMES
In our InFocus section Greener Homes, we report on some of the interesting news from the building industry, with a focus on energy efficiency in the social and affordable housing sectors.
Carbon in Homes 'Driving License'
Green Deal: Where There's a Will There's a Way?
Social Housing: Don't pass on PAS 2030:2012
Carbon in Homes 'Driving License'
January 2012
Fuel poverty affects around 5.5 million households in the UK and the number is rising due to increasing fuel prices. Around £3 billion per year is spent helping these households by way of winter fuel allowances.
However, this approach does not get to the root of the problem and it is increasingly important for social housing practitioners to understand the energy behaviour of those in fuel poverty living in their stock.
Recent research - A study of fuel poverty and low-carbon synergies in social housing: July2011 found that actions currently being taken to reduce fuel poverty do not actually address the causes.
Although there are eco-retrofit programmes for existing stock, we still need to understand how fuel poverty affects social housing tenants and what it means for them in terms of health and daily living. Therefore, by understanding how behaviour has a significant impact on fuel poverty, the social housing sector must look at the interaction between fuel poverty and eco-retrofitting, particularly the connection between energy consumption and energy use in fuel poor households.
The fuel poor have a high proportion of vulnerable occupants such as children, the elderly or those who are sick and/or disabled. With almost 82% of fuel poor households classed as vulnerable in 2009, this means that fuel poverty is having potentially serious effects because of under-heated properties.
Relevant 2005 research, cited in the July 2011 study, found that people respond to fuel poverty in four ways:
- Compromise on living standards to keep warm.
- Compromise on fuel because of extreme poverty.
- Economise on fuel to afford other activities.
- Spend too much due to energy inefficiency of home.
This demonstrates the need for social housing practitioners to better understand the wider picture - from considering the fabric of a building to the significance of occupant behaviour in terms of energy use.
The need to understand the energy behaviour of occupants is timely because radical changes to reduce both fuel poverty and carbon emissions are being made. From October 212, the Green Deal Funding Mechanism and Energy Company Obligation (ECO) will further reduce fuel poverty for low income and vulnerable households, including hard to treat properties. Green Deal Advice Reports will combine occupant behaviours with a new enhanced Energy Performance Certificate.
The new Carbon in Homes 'Driving License' is a five-module programme providing a minimum of 20 hours continuing professional development and is coordinated through an online register. This is a low cost, online learning programme where social housing practitioners can learn at their own speed through video presentation and competency assessments.
The Driving License provides a much-needed low cost value for money approach to deliver information and training on energy supply and demand; the building fabric of a house; domestic energy systems; measuring and monitoring energy use; and people and buildings. Building on current knowledge will help the social housing sector, from hierarchy to the front line, to address energy behaviour and the general concerns of those currently in fuel poverty.
The Retrofit 2012 National Conference on Energy Efficiency in Buildings has just launched the Driving License. It can be accessed via this link.
The creation of Salford University in partnership with Property Tectonics, and thoroughly recommended by PB Energy Solutions Ltd, it is an important precursor to understanding the ethos behind the Green Deal and the switch to a low carbon future.
The Show Must Go On for PV
December 2011
Willmott Dixon aims to show there is an important role for the Photo-Voltaic (PV) market to deliver low cost energy despite the cut in Feed-in Tariff income (FIT) recently announced by the Government.
The Company has just invested nearly £100,000 to install 150 square metres of PV to provide affordable energy at an extra care scheme that it has completed for Housing 21 in Birmingham. It will cut energy costs at the 87 apartment facility by £1,000 per annum for residents and Housing 21.
The FIT income generated at Saxon Court will enable Willmott Dixon to repay its investment in ten years after which the £6,000 FIT income per annum will go straight to the care home for the following 15 years at current rates.
Although FIT income from future PV installations will be lower, following the Government's plans to reduce the FIT rate in 2012, Willmott Dixon plans to introduce PV at another extra care scheme that it is building for Housing 21 in Warwickshire, to show its commitment to PVs as a source of low cost energy for the most vulnerable in society.
John Frankiewicz, divisional CEO at Willmott Dixon Capital Works, explains:
"While there was disappointment about the plans to reduce the FIT, the technology is becoming cheaper to install and remains an excellent way to provide low cost energy from a renewable source.
"The savings in the cost of energy are still substantial and while the payback times are longer and investment returns smaller, we will look at how to adjust our business model so that we can continue using PV for sectors like elderly care."
Social Housing: Don't pass on PAS 2030:2012
November 2011
The draft PAS 2030:2012 is not just about the Green Deal. It is about improving the energy efficiency of all existing buildings and has a specification for installation processes, process management, and service provision.
BSI published the draft version almost by stealth in October 2011. It sets out the requirements on issues such as installation controls, equipment, inspections, handover, and corrective action procedures.
Consultation was over in a short period of time and the final PAS 2030 will be launched early 2012. Installers and general builders will have to be certified to PAS 2030 standards in order to be eligible for eco-retrofits and major refurbishments, and also for any Green Deal work. The standard will ensure that they carry out improvements properly.
How aware is the social housing sector of the PAS 2030 and how crucial is their role in the future capabilities of their contractors?
The scope of the PAS 2030 is within the provisions of the Energy Act 2011 (c16) whereby an 'energy plan' is an arrangement to make energy efficiency improvements to an existing property. A 'green deal' plan is the same but one with access to the Green Deal Financing Mechanism. Its framework, and approach, mirrors in part, that of the environmental management systems of ISO 9001 and 14001.
In addition, it sets out the competences which will be essential in order for construction firms to carry out energy efficiency works for everything that constitutes an 'energy plan' or 'green deal' plan.
In terms of supporting contractors, sub-contractors and their supply chains, there is an opportunity for social housing landlords to assist in preparations for PAS 2030 certification.
At present, the importance of the PAS 2030 is still relatively unrealised, not just in social housing, but in the construction industry as a whole. This seems pretty worrying considering more trades, sectors and industries will need to grow their businesses around the green growth economy and sustainability as part of their business strategies.
So what role can social housing landlords realistically play to ensure their contractors will meet the PAS 2030 standards and subsequently deliver on future major works, decency and planned maintenance programmes, including addressing fuel poverty and carbon emissions?
The low carbon landscape is one that requires collaborative working. The Government does not have the capacity to tailor all of its environmental information to every firm, from the international construction company to the self-employed tradesperson.
The social housing landlord is in such a position. With a responsibility to reduce carbon emissions from the built environment, they are already compelled to address the layers of policy and legislation that apply from the international, national, and regional levels right down to the individual, trade, sector, or industry they are involved with.
They can also draw on the expertise of a full range of trade associations, professional bodies and other sector partners to inform and raise awareness of the need for contractors to prepare for PAS 2030 and the Green Deal.
There is so much too that social housing can do to help re-skill and up-skill their contractors, particularly those who are small local SMEs and sole traders. The Government is keen to make sure that such firms play a crucial role in delivering low carbon measures over the next decade and will be able to compete against larger more established firms.
Energy efficiency work is an important component of future asset management which goes further than PAS 2030 and includes MCS accreditations for renewables; Green Deal Code of Practice; Green Deal accreditation; and Green Deal registration. Not to mention the increasing necessity to have an environmental ISO to increase tender opportunities to win work. There are 27 measure specific requirements currently contained in the PAS 2030's annexes which cover many trades and installations.
How can the small players overcome the complexity of this plethora of accreditations, certifications, regulations, and registrations? Some may not survive this new emerging and challenging market without clear guidance and support from their major clients.
Social housing has the capacity to provide clarity about the PAS 2030 in a consistent way across their contractor base and to develop a route map for certification. They can alert and inform their contractors, and then monitor their progress in terms of achieving the skills and knowledge base required by the PAS 2030. Without this, even long established contractors may risk certain non-qualification and will be unable to retain their position in the marketplace.
Green Deal and sustainability will have a massive impact on both the social housing sector and the construction industry over the next decade, and according to predictions, will create jobs to install energy efficiency measures for 100,000 people by 2017. The Government hopes that SME contractors will be able to take up these opportunities, but they must start to prepare now, and the catalyst for success could be in the hands of major clients, which in many cases, are social housing landlords.
The message is - don't pass on PAS 2030. Social housing can help provide clarity and consistency on the PAS 2030 so that they, and the construction industry, can collaboratively and effectively plan for the future, and respond to the stock's radically changing maintenance demands.
This article has been contributed by Phyllis Boardman, who is Company Director and Founder of PB Energy Solutions and is a Board Member for a leading housing organisation where she is active in Decent Homes, Green Deal, governance, strategy and performance.
Green Deal: Where There's a Will There's a Way?
October 2011
If we have the determination to do something, we can always find the path or method to do it. Wise words, but is the social housing sector taking heed by responding positively to the Green Deal challenge?
With some of the worst performing stock in terms of energy efficiency, and the largest proportion of householders in fuel poverty; social housing has more reasons than other sectors to embrace the Green Deal, and in doing so, to significantly contribute to the UK's ambitious carbon reduction targets.
But has the sector got the 'will' and the 'way' to take on the Green Deal challenge?
Without a doubt, there are lots of reasons why social landlords should invest in green growth and the Green Deal. A new era of affordable green homes would improve the sector's image, reputation and customer attraction.
Social housing could play an important role by co-ordinating the Green Deal across the UK's communities. With extensive and successful community engagement models, and some powerful tools that cut across all tenures, a route towards low carbon neighbourhoods would be very achievable.
Social landlords reach into the very core of our communities and understand mixed tenures and cohesive communities better than any other sector. They have well established communication channels, such as residents' associations, newsletters and tenant social media. All these channels could raise awareness of the Green Deal to increase interest and bolster take up of low carbon measures in homes.
This, together with Green Deal funding from October 2012, would be the perfect vehicle to drive a programme of eco-retrofits across whole neighbourhoods.
Through existing procurement frameworks, estate-wide retrofit programmes would achieve savings of around 20-30% from economies of scale. It is pertinent to add that local authorities may be given a co-ordinating role to deliver the Green Deal on a borough-wide basis - this would further enhance take up and ensure greater savings and cost effectiveness for all tenure types.
The increasing confidence within the construction industry to prepare for installations of renewable technologies demonstrates there is another 'way' to fully embrace the Green Deal. The concern that the industry is lacking the skills to deliver Green Deal is now being addressed - there are signs of re-invention away from traditional trades towards low carbon measures.
With evidence of companies up-skilling and re-skilling their workforces, many will be ready to meet the demands of the low carbon decade. Social housing could be the driver behind these changes by supporting and influencing their contractors to gear up ready for the Green Deal and encourage and support them through the necessary series of accreditations.
We have clearly demonstrated so far that social housing could have a leading role in implementing the Green Deal. This in turn would trigger many benefits. Resulting supply chains could potentially create up to 100,000 jobs within the next five years, the skills gap could be addressed, the UK's housing stock would be improved, carbon reduction targets may be met and above all, money would be saved for millions of householders.
Whilst this demonstrates that social housing has more than one 'way' for Green Deal success, where is the 'will'?
Numerous debates, articles and blogs state that the sector is very cautious about how it can deliver the Green Deal. Pilot schemes have not overly convinced the sector and it is felt that more guidance, more detail, more legislation and more confidence are required before it can start to respond.
But is all this red tape really needed to kick start new 'green neighbourhood' ventures? Social housing has the ability to make real change, to innovate and to pioneer low carbon neighbourhoods without the urgency for more legislation and regulation as a pre-requisite.
Quite true, further legislation and guidance is needed, but the sector has the power with its own lobbying arms to influence statute on an on-going basis. For example, it can take the steps to minimise blockages in terms of stock type for an estimated 3.9 million terraced homes and block flats. Some social landlords have already been successful with their own 'go green early' schemes which pave the way for others to follow.
The Green Deal is certainly a challenge for social housing, but it is also a great opportunity. Using the existing frameworks together with a considered approach, social housing is key to securing new developments, boosting the construction industry, addressing fuel poverty, social inequalities and unemployment. And with the resulting carbon reduction, the sector is an all out winner.
My message to the social housing sector is: Yes there is a will! Yes there is a way!
Phyllis Boardman is Company Director and Founder of PB Energy Solutions and is a Board Member for a leading housing organisation where she is active in Decent Homes, Green Deal, governance, strategy and performance.
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