by Matthew Westby, Director, Clear Safety
At a time when energy prices are reaching an unprecedented high, those responsible for the building and maintenance of social housing stock will be keen to identify any potential strategies capably of delivering cost savings. However, with the escalating pressure on the business world to address the climate control agenda, any financial gains must also be balanced with the need to actively seek out initiatives which also represent a conscious move towards reducing the carbon footprint. And of course, landlords are equally required find a way of meeting the heating demands of their tenants with the mandate to improve energy efficiency.
So, what steps can be taken to meet these combined objectives?
Firstly, be realistic about what savings can be made, since these will largely depend on the nature of the building efficiency of the properties in the portfolio. Older houses which were built at a time when energy efficiency was not such a major consideration, will naturally be more limited by the existing infrastructure than a recent new build, which will benefit from the latest energy saving innovations.
That said, there are a number of established remedial works consistent with best practice that will have a positive impact on reducing energy wastage such as: loft and pipe insulation; installation of the appropriate windows designed to lower energy bills (the average UK home loses 25-30% of its heat through windows – source: Energy Saver, 2021); correct size and siting of radiators and fitting of thermostats to ensure temperature is regulated, averting the need to place undue pressure on energy resources during inclement weather conditions.
Tactical cost reduction initiatives
Regardless of the physical integrity of the housing accommodation being managed, the simplest way to minimise energy bills is to work with a reputable third-party broker who has the knowledge, expertise and time to research out the best tariffs offering the biggest cost savings.
In addition to switching to a new provider, another transformative approach to managing mounting energy bills is to educate the resident community on how the heating system works and its key functions. Simplistic although this may seem, explaining that running the system at full blast whilst leaving windows open is not conducive to conserving heat, and investing time in providing clear guidance on optimising energy (for heating and power) can deliver dramatic results.
Boiler plant room protocol
Regular inspections of boiler plant rooms and adherence to the recommended maintenance schedule is another absolute requirement in the quest to stabilise heating costs. Poor and inappropriate maintenance regimes are frequently to blame for bypassing control measures which can stabilise energy expenditure. Ensure that the contractors employed for routine maintenance are a) suitably qualified and offer the desired competencies to complete the task in hand and b) are regularly checked by an independent assessor to ensure the works are both completed to the correct standard – and are undertaken at a fair and reasonable price.
Condensing boilers are now widely seen in housing association stock and because of the recycling of the exhaust gases created during the boiler’s operation, represent an energy efficient mode of heating and hot water. Newer models are entering the market capable of running on a mixture of hydrogen and natural gas (hydrogen blend ready), providing a future perfect solution for accessing the planned release of more green gases into the UK gas grid, thus combining energy savings with improved sustainability credentials.
Many properties governed by a building management system (BMS) will incorporate weather compensation controls that assist the heat source and help it to work at its optimum operation – this can of course reduce heating running costs. These controls can lower fuel bills because they help the heating system to work smartly, thus reducing energy usage. Using intelligent technology, weather compensation mechanisms monitor both the internal and external temperatures and adjust the boiler’s operation accordingly, maintaining the correct flow and return temperatures which can help reduce fluctuations – and therefore improve efficiency.
Control strategies
A building management system can be applied to both old and new boiler plant rooms but in regard to new construction sites, planning permission will only be granted on the basis of a proven demonstration that the BMS enables energy consumption to be managed at 15-20% below the theoretical standard 1990 building.
Cladding confidence crisis
Post Grenfell, landlords face a significant challenge in terms of convincing the tenant population of the benefits of cladding to conserve heat. This represents a considerable issue, since cladding still has a key role to play in helping to insulate a building, however, landlords need to reassure their residents that the material used is of a non-combustible nature, in line with latest fire regulations (The Fire Safety Act).
Going green
Ground source heat pumps, air source heat pumps and solar energy all offer greener energy solutions but retrofitting such systems is generally not an option. For ground and air source heat pumps, not only is the pipe and radiator infrastructure unlikely to be compatible, the capital investment is high and the ROI is at least 15-20 years – which in an older property is often not viable. However, new builds which choose to feature greener and cost-efficient technologies may benefit from a government grant.
Solar panels in the guise of curved installations which are sited in the garden and maximise the capacity to capture the rays of the sun are also an emerging option, but clearly only suited to properties which have the external space to accommodate such structures.
Catalyst for change
With heat networks in the UK becoming increasingly recognised as the way forward to reduce greenhouse gas emissions via the use of low carbon and renewable heat sources, improving the security of energy supply and providing good value heating which can in the fight against heat poverty, it’s worth bearing in mind the new CP1 (2020)
updated code of practice. This now requires a demonstration of adherence to the best practice recommendations via documented proof and audit trails across all stages of any project in addition to the introduction of a Statement of Applicability and hard performance targets.
These combine to provide a platform for assessing whether CP1 (2020) requirements have been met. A number of performance metrics are focused on customer outcomes such as domestic hot water delivery times and maximum heat network losses, giving rise to a methodology to assess network performance, efficiency and access to affordable low carbon heat, while offering a degree of protection to non-domestic and residential customers.
Commercial landlords / housing associations are now required to evidence compliance with the latest recommendations, which inhibits a landlord’s ability to pass on any energy increases with no associated responsibility to offer an energy efficient system. This will no doubt represent a powerful catalyst to fast track the supply of cost-effective energy to maintain profitability.
Allocating time and budgets for specialist guidance at this point of the year – before harsher weather conditions place more pressure on heating / power systems) – to ascertain where potential savings can be made and to ensure continued compliance, can only represent a valid and valued long-term investment.
