Jonathan Channing kindly interviewed Phillipa Burgin on retrofit. What is retrofit you ask? Read on…
Phillipa Burgin MRICS is Associate Director at Earl Kendrick London and their lead on all matters ‘retrofit’.
Starting with the basics, what does retrofit mean in the context of blocks of flats?
Retrofitting is the process of making changes or upgrades to an existing building (such as a block of flats) to improve its energy efficiency and reduce its carbon footprint. This can include works like improving insulation, installing energy-efficient windows, upgrading HVAC systems, and incorporating renewable energy sources like solar panels.
And what do you at EK Retrofit?
My team carries out retrofit reviews on our client’s buildings of all shapes and sizes. We assess the building’s energy performance as it is now, calculating U-values and comparing these to buildings regulations’ minimum requirements. Then we identify a range of feasible retrofit works for incorporation into their PMPs and planned major works, and project manage those works to completion.
Can all blocks of flats benefit from retrofit?
In short yes. While brand new buildings will have to comply with the latest building regs [see Part L], older buildings would not necessarily comply, so retrofit works are most suited to older blocks of flats with energy efficiency problems. The vast majority of buildings – from Victorian purpose-built mansion blocks and conversions, to modern high rises – can improve their energy efficiency and thermal performance one way or another.
Why is retrofit suddenly a new thing in our sector?
Green retrofitting as a concept has been around for a long time, but it’s seeing a resurgence in a blocks of flats setting over the last couple of years. The government applying minimum energy efficiency standards for homes (those let on ASTs in particular) has had a lot to do with the drive for greener blocks of flats. From 2025, all newly rented properties are expected to achieve an EPC rating of C or better. Currently, the minimum is a rating of E.
Another key driver has been spiralling energy costs. Whether flats have independent heating and lighting, or they’re in a block with communal heating or hot water, leaseholders want to (and need to) save money.
The UK has the least energy-efficient buildings in western Europe, so this resurgence hasn’t come soon enough.
Take me through some typical retrofit upgrades. Are there some easy wins?
There are definitely some easy wins any block can benefit from. Draught proofing, installing thermostatic radiator valves, pipe and plant lagging, installing LED lighting, thermal paints and renders, and even monitoring smart meters to moderate energy usage… These should all be taken into account by an EPC assessor, apart from the smart meter monitoring!
At the other end of the scale, you’ve got external wall insulation, which needs scaffolding to install. Apart from being expensive, such a system needs to be designed and installed impeccably, or condensation or damp issues may result. Unfortunately, a previous government’s encouragement to install cavity wall and EW insulation meant unaccredited contractors flooded the market. PAS 2030 and 2035 didn’t exist back then, but they do now and that helps to ensure compliant and competent installations.
Window upgrades too – double or triple glazing…or secondary glazing inside the property for heritage/conservation area blocks of flats.
And roof insulation. If you’re planning on roof works, we would encourage you to look at the thermal properties of the roof and ask a retrofit expert to plan for a roof renewal that includes insulation – and all covered by a 25-year guarantee.
New properties will not be built with gas fired boilers from 2025. Heat pumps are becoming more common place, although a fabric first approach is recommended…heat pumps are far less effective if the building fabric is leaking heat!
What are the benefits of retrofit and green upgrades – and who benefits?
Some of the benefits are simply to comply with changing legislation. The government is chasing a net zero target by 2050 and whoever is in power, they’re likely to introduce more legislation. Did you know that 80% of the houses we will be living in come 2050, we are living in today? That’s potentially a lot of homes to be green retrofitted in the next 27 years.
For the resident, retrofit means lower energy bills, warmer homes in the winter and cooler homes in the summer, improved air quality…together making the building healthier and more comfortable for its occupants.
For the planet, it means less CO2 and climate change mitigation. As UK homes account for about 15% of our greenhouse gas emissions, we’re not going to achieve net zero by 2050 without retrofit. There will come a time when there will be clear price differential, renting or buying, between energy efficient blocks (and flats), and those with poor energy ratings.
Will some flats struggle to bring their EPC rating to C or better because of the block they’re in?
Yes, I think so. EPCs are only for individual homes, so not in place for entire blocks of flats. That means a flat attempting to get its EPC banding to at least a C, may struggle to do so because there is a limit that it can do in terms of insulation, new windows etc. The biggest obstacle may be the external walls of the block or its roof…If they are allowing heat to leak, the flat owner is relying on the owner of the block to invest in external wall insulation and a new roof.
The government has estimated that it will cost the average flat £4,700 to improve the EPC rating from E to C, and some landlords know this and are disposing of their assets.
Will a time come when there will be an overall EPC rating for an entire block?
I hope so, and if I can influence progress in this respect, I will.
What specific challenges do you face when retrofitting a block of flats?
For retrofit to be successful, freeholders, RMCs and managing agents should be having their buildings assessed and then retrofitted holistically. That is a challenge, in terms of capital outlay, multiple stakeholders, lease restrictions [e.g. so called improvements]. Retrofitting a block of flats is clearly more complex than for one house. And if your block is grade listed, that complicates matters further, as these buildings tend to come with structural, technical and statutory limitations.
That said, it’s what we are doing now…assessing grade I & II listed blocks of flats and making recommendations to help future proof the building’s energy rating whilst preserving its character.
These are significant challenges. How to you overcome them?
Leaseholder groups and their managing agents need to make sure they’re talking to the experts – the likes of EK Retrofit and contractors registered under the Trustmark scheme and certified to PAS 2030. We vet contractors closely and we’re accumulating our own approved list.
Those experts need to bring the leaseholders along for the journey, with the help of the managing agent. Sometimes legal assistance is needed to decipher the lease terms and potentially to assist with dispensation to go ahead with energy improvement works.
With any major works to a block of flats, often the reserves aren’t sufficiently plentiful to proceed with retrofit without extra calls for service charge cash. So get started with the assessments and make a plan for the needed funds well in advance.
On the subject of funding, are there any government grants to assist private blocks of flats looking to retrofit?
In this ongoing cost-of-living crisis, investing in retrofit may simply be unfeasible for some buildings that have other major works to contend with anyway, such as cladding remediation.
There are several government-funded schemes available for energy efficiency improvements that are likely to be available to blocks of flats, including the Energy Company Obligation (ECO) scheme and the Green Homes Grant scheme. These schemes provide financial assistance to homeowners and landlords to help them make energy efficiency improvements in their properties.
Will every block of flats have solar panels on them one way or another in say 10 years’ time?
Within 10 years, I would like to think that every block of flats will be harnessing the sun’s energy and converting that energy to electricity. PVs [photovoltaic] today come with a 25 year warranty and payback on the return on investment could be as little as six years, then it’s free electricity!
I hear you’ve been involved with RICS and its new professional standards on retrofit. Tell me about that.
Yes, I am working with RICS to put together a standard for retrofit by the end of the year. We are starting with individual properties, then will turn our attention to blocks of flats… Perhaps this will lead to that EPC rating for an entire block. We’ll see.
What do you think the future of retrofitting looks like for blocks of flats?
Retrofit isn’t a new concept but it’s firmly on the radar now. Block managers should expect a growing number of experts talking on the subject which should be valuable CPD all round.
For those like us providing solutions to the blocks of flats sector, the opportunities are unlimited, driven by an increasing sustainability awareness, and also by people – and companies – wanting to reduce their carbon footprints.
I think we’ll see continued investment in retrofitting, both from the government and from private investors, and more and more buildings will become more energy-efficient and sustainable in the coming years.
However, the amount of retrofit work needed in the UK far exceeds the available resource. There are only 8,000 retrofit coordinators in the country, and we’re interviewing some of them now!
Retrofitting blocks of flats for energy efficiency is an important part of the UK’s efforts to reduce carbon emissions and meet its climate targets. Retrofitting can be challenging, but careful planning and design can help overcome these challenges and deliver effective and cost-efficient retrofit measures.
You’re on the circuit presenting on retrofit regularly now. What’s lined up for the rest of this year?
Our new London office is in the Building Centre on Store Street, central London. The Building Centre opens the ‘RETROFIT 23’ exhibition from 10 May 2023 for six months. I will be presenting at the event and I will publicise my appearance accordingly. Details of RETROFIT 23 can be read here: https://www.buildingcentre.co.uk/whats_on/exhibitions/retrofit2023 and do get into contact with me to talk ‘retrofit’ for your blocks. [email protected]
