energy services

Display Energy Certificates (DEC)

Compliance and Assessments

EPC Commercial Energy Performance Certificate

Section 63 Assessment, Advice & Action Plans

Simplified Building Energy Model Calculations

Standard Assessment Procedure Methodology

If your property is over 1000sqm in size and was built prior to 2002, then it may be subject to the new Scottish Section 63 Legislation. We can guild you through the entire compliance process.

What To Know


In addition to the current EPC regulations, as of the 1st September 2016, the new energy regulations require further action to assess and improve energy efficiency and reduce the associated greenhouse gases for buildings in excess of 1,000 sqm.

The owner will be targeted to reduce emissions through identifying and carrying out improvement works agreed in an Action Plan (Section 63). The Action Plan is in addition to the EPC assessment and there is a legal requirement to carry out the specified improvement measures within three and half years or defer the improvements annually by use of a Display Energy Certificate (DEC).

These new regulations will have implications when selling and letting property, one of which is the transfer of responsibility of the Action Plan to the new Owner or Tenant.

What do the regulations require?

The owner of the building must undertake a further assessment to produce an ‘Action Plan’ which identifies targets for improvement of the carbon and energy performance of the building and how these targets would be met through physical improvements to the property. Once an Action Plan is finalised, the owner can choose to improve or to defer the improvements by reporting operational energy ratings (actual measured energy use via a Display Energy Certificate or ‘DEC’) on an annual basis. All Action Plans and DECs are lodged to the Scottish EPC Register.

As is the case with an EPC, the Action Plan must be made available to prospective buyers or tenants and provided to the new owner or tenant. Provision of the Action Plan is all that is required to enable marketing of the property.

Who is responsible for the Section 63 Action Plan?

The regulations require ‘owners’ of such buildings to take steps identified by such assessments. Interpretation of this will evolve and it may be that where a lease refers to the tenant being responsible for statutory regulations then they may be liable for dealing with the result of an Action Plan through improvements or carrying out an annual Display Energy Certificate (DEC).

What buildings are not in the scope of the legislation?

  • Action to assess and improve/report will not apply to buildings <1,000 sqm
  • If the buildings meets the 2002 Buildings Energy Standards
  • If the Building is temporary or has a remaining lifespan of <2 years
  • If the Building is not conditioned for Heating or Cooling
  • Prisons and young offenders institutions are also exempt

The Section 63 Action Plan

The Section 63 Action Plan document identifies targets in 7 areas to reduce the carbon consumption and energy performance and how these targets would be met through physical improvements to the property.

The 7 general improvement measures The Section 63 Advisor can choose from are as follows:

  • Adding central heating controls to the heating, ventilation systems
  • Upgrading lighting to LED lighting
  • Upgrade lighting controls
  • Draft stripping windows and doors
  • Adding insulation to the hot water store cylinder
  • Upgrading the boiler if the current system is more than 15 years old
  • Insulating accessible roof space

Alternative measures can also be undertaken however, the selected improvement works must be completed within three and a half years, with a final assessment confirming the measures have been adopted.

Display Energy Certificates (DEC)

The operational rating is a numeric indicator of the amount of energy consumed during the occupation of the building over a period of 12 months, based on meter readings. The indicators of operational performance are annual carbon dioxide emission per unit of area of the building caused by its consumption of energy, compared to a value that would be considered typical for the particular type of building.

  • The issue of a DEC will allow the owner to defer making the physical improvements outlined in the Action Plan indefinitely.
  • The DEC is only valid for 12 months from the date of issue and therefore, will need to be revised every year.
  • Once the DEC lapses the Action plan will automatically come into effect and the Physical Improvements must be made in the remainder of the 3.5year plan.

What must the Owner do?

  • The owner of the building, after obtaining an EPC and the if the EPC highlights the property is subject to the ‘Section 63 Legislation’ must undertake a further assessment to identify CO2 and Energy Performance targets for the Section 63 Action Plan, and how the targets can be met through physical improvements to the property.
  • Once the Action Plan is agreed the owner has the option to defer the physical improvements by arranging to record and report the Operational Rating of the property by use of a Display Energy Certificate (DEC) this option is only available in the first year for Action Plan.
  • As with an EPC, the Action Plan is also lodged with the Energy Savings Trust (EST), the Action Plan must then be made available to the prospective Buyers or Tenants as part of the marketing of the property.
  • Where the owner chooses to carry out the improvements, a period of 3.5 years (42 weeks) is allowed to complete the physical improvements.
  • If the owner carries out the necessary improvement the Section 63 Advisor is required to update the record with the improvements against the Action Plan and re-lodge the completed Action Plan on the Scottish EST Database.

We Are the Leading Provider of Energy and Sustainability consultancy in Scotland.

We primarily cover Scotland however, we are fully accredited to operate across the UK. Our team of experienced assessors and consultants supporting organisations from the design stage to the completion process with straightforward cost-effective advice.

EPC Commercial Energy Performance Certificate

If you’re selling or creating a new lease for your commercial building, you must display a Commercial EPC certificate. Fines for non-compliance can be up to £5000. We can complete your EPC certificate and get it on the commercial EPC register for Scotland within 48 hours.

Simplified Building Energy Model Calculations

SBEM calculations must be carried out as part of the Building Warrant applications for almost all commercial buildings. We’ll help you prepare for your submission and make sure the development complies with Section 6 of the Scottish building regulations.

Section 63 Assessment, Advice & Action Plans

If your property is over 1000sqm in size and was built prior to 2002, then it may be subject to the new Scottish Section 63 Legislation. We can guild you through the entire compliance process.

Standard Assessment Procedure Methodology

All new residential buildings including some conversions and extensions now require a SAP assessment as part of the building warrant application. SAP assessments are used to determine if the proposed development complies with local buildings regulations on energy efficiency.

ESOS Compliance and Energy Audits

Participants must ensure that at least 90% of their total energy use is subject to ESOS Energy Audits or an alternative route to compliance. For the purposes of ESOS the areas of energy usage which cumulatively meet 90% of total energy consumption are referred to as ‘areas of significant energy use’. Other areas of energy consumption will not require an audit.

Display Energy Certificates (DEC)

A Display Energy Certificate (DEC) displays the energy performance of a building over a 12 month period, based on the operational rating, on a scale from A to G. The DEC may be accompanied by an advisory report which outlines how the organisation can reduce their energy consumption.

Understanding Section 63 in Scotland

If you own commercial property in Scotland and you want to sell it or create a new lease, you’re subject to Section 63 legislation. We’ve created this free guide to explain what that means for you, and help you meet your responsibilities under the law. It tells you who’s affected, how to meet legislative requirements, which options are open to you and the likely costs. Please feel free to download and keep for reference.


Download our FREE Commercial EPC Guide PDF below



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