Recently, some changes implemented with regard to the EPC inspection for common parts.
EPC
For a quick refresher on what an EPC entails, please refer to one of our previous blog articles.
EPC-GD
An EPC-GD is an "Energy performance certificate for common parts". Like an ordinary EPC, this EPC-GD is valid for 10 years.
Legal obligation and regulations
From 1 January 2022 must any apartment building in Flanders that has at least 2 building units has, be in possession of an EPC-GD. This comes on top of the EPC for flats, which has been mandatory for some time.
The big difference is that this EPC-GD independent of rental or sale. The EPC-GD is thus a mandatory document for every building in Flanders from 2022, regardless of whether you have plans to rent/sell or not.
Timing is now being adjusted
The government is conducting a phasing in based on the size of the building. This makes it possible for everyone to have an EPC-GD on time.
- The largest apartment buildings with at least 15 residential units must have an EPC-GD by 1 January 2022.
- Medium-sized buildings with 5 to 14 residential units must comply with this requirement by 1 January 2023.
- For the smallest flats with 2 to 4 residential units, the deadline has been extended to 1 January 2024.
The official announcement from the Flemish government can be found here.
We are happy to answer all your questions.
Building unit
By building unit, we mean a residential unit or a commercial unit. So in this case, we are talking about an apartment building.
Example: If a building has one commercial space and one residential unit or a building consists of two flats, these buildings will need an EPC-GD from 1 January 2022, according to the law. However, they will be given time until 1 January 2024.
Common parts
The 'building envelope' is the main common part. It covers all parts of the building that have contact with the outside air:
- the roof
- the facade
- the windows and external doors
- the floor
The lighting of the common areas (entrance hall, corridor, etc.) is also part of the common parts.
If present, the collective heating system and/or solar energy installation included in the EPC-GD.
Why an EPC-GD?
More than 30% of families in Flanders live in apartment buildings. However, a large proportion of the (outdated) buildings are not in line with current energy consumption criteria.
If we all invest in renovation, everyone will contribute to a cleaner environment as well as reduce our energy bills! Win-win!
Approach
Typically, apartment buildings have multiple owners. Moreover, renovation works are often large-scale and/or complex. So it is not easy to decide whether to tackle the roof first, renew the windows or insulate the facades. If such decisions have to be taken by multiple owners, things get extra complicated.
The EPC-GD is a aid to provide the owner or the VME (association of co-owners) with clarity on the energy performance of a building. The certificate shows what steps can be taken to make the building energy efficient.
Flats with private access
There is no obligation about the presence of collective spaces. It is therefore irrelevant whether (residential) units share common areas or not. The EPC-GD is not so much about the common parts but about all shell parts and all collective installations typically managed by all owners together.
How many EPCs-GD needed?
How do you know how many EPCs-GD are required for your building?
Example: A building complex with a common boiler room in the basement has 3 entrances and 3 dwelling units in the building register.
In determining the number of EPCs-GD, we take into account the split of the building complex that the base map of the GRB (Large-scale Reference File) handles. This building is divided into 3 building sections, each with its own building ID. Consequently, 3 EPCs-GD are needed, even though internal circulation is possible between the building parts via the basement. The correct building ID is important because otherwise the flats under the respective building IDs will not see the corresponding EPC-GD of the common parts.
Syndic: His role in this story?
The building manager or trustee's role is to:
- Inform the association of co-owners (VME) inform of the requirement of an EPC-GD from 2022 onwards
- collect all evidence documents on insulation, joinery, collective installations, etc. as well as information on the building
- organises access to the boiler room, roof, building and building units for the energy expert
The building owner or the syndic, representing the VME, shall appoint a energy expert type A.
Energy expert type A
The task of a type A energy expert is to examine the common areas and collective installations, thus gathering data on the energy efficiency of the building. Finally, the energy expert provides the EPC-GD to the applicant (owner or trustee).
There are countless energy experts out there. However, inform yourself properly to avoid any problems or incompleteness in the future.
Important when choosing an energy expert type A:
- Choose someone with the right knowledge, both in terms of regulatory and technical knowledge
- Entrust the inspection to an expert who is aware of the latest updates.
- A good drafting of the EPC-GD is crucial as it serves afterwards as the basis for any other EPC inspection that will be carried out in the building.
Our experts meet all these requirements. So book your appointment soon.
Engagement of real estate experts
We engage to implement all applications already submitted still this year.
We think it is important that all owners of an apartment building TIME have a valid EPC-GD. That way, as an owner, you are legally compliant and avoid possible fines.
Not submitted an application yet? Wes quick!
At Real Estate Experts, all experts work in permanent employment Naturally, they carry our standards and values and are strictly selected accordingly. Our enthusiastic people are thoroughly trained and undergo continuous upgrading to ensure a quick and smooth procedure.
Also in all other inspections and services, we are your reliable partner with the right expert at your service at all times.
