Building Energy Ratings (BER) - A Box Ticking Exercise?

Building Energy Ratings (BER) are supposed to provide a critical insight into how energy-efficient a property is. But many are outdated and can be misleading.

Most homes in Ireland have a BER certificate, intended to give a clear picture of a property's energy efficiency. However, can BER certificates really be trusted?

Calls for a comprehensive overhaul of the BER system are growing amid claims that many certificates contain inaccurate and misleading information.

A BER outlines the energy performance of a property, from A (best) to G (worst), and recommends improvements that could enhance energy efficiency.

With rising energy bills and a growing desire among homeowners to make their properties more energy-efficient for environmental reasons, BER certificates play an important role.

However, the current system is flawed. Consumer advocacy groups argue that BER certificates are often inaccurate, difficult to understand, or unhelpful.

One major issue is that BER certificates are valid for 10 years, regardless of any changes made to the property. This duration should be reduced to five years to reflect more accurate and timely information.

Examinations of certificates for homes currently on the market or recently sold reveal that some BER certificates are nine years old and contain outdated or incorrect information about potential improvements.

Leading industry bodies suggest the system needs a revamp. For instance, if work is done on a property, the BER certificate should be updated accordingly.

The Basics

Since 2009, virtually all homes sold, rented, or built in Ireland must have a BER certificate. These certificates show potential buyers or tenants the energy efficiency of a property.

An assessor evaluates various aspects of the property, including measurements, construction, insulation, heating systems, and lighting. This data is fed into software that generates a rating and suggests improvements ranging from simple changes like low-energy lighting to major projects like solar panel installation.

According to a recent survey, a significant portion of home seekers consider BER ratings an important factor when choosing a property.

The Irish government estimates that a majority of homes have a BER certificate. The most common reason for a property not having one is that it hasn’t changed hands since the regulations were introduced.

The Criticisms

A recent report by a consumer advocacy group highlighted substantial evidence that many BER certificates contain misleading information, leading to poor decisions by homeowners, tenants, landlords, and policymakers. The report pointed out that a growing number of studies suggest significant inaccuracies in BER certificates.

Another concern is the inconsistency in BER assessments. Different assessors can provide varying ratings for the same property, leading to confusion and unreliable data. Some recommendations for improvements can be impractical. For example, an assessment for a period cottage might suggest installing a costly wind turbine, which may not be feasible or necessary.

While some sellers commission a new BER certificate when putting their home on the market, others rely on old certificates within their 10-year validity period. This can result in potential buyers being misled by outdated information.

Updating BER certificates more frequently could provide more accurate and timely information, but this needs to be done affordably and practically.

What We Found

Examining publicly available BER certificates for homes in Dublin, Cork, and Galway revealed that while many assessments were recent, several were between five and nine years old.

For example, a BER certificate for a four-bed detached home in Dublin provided outdated energy cost estimates from 2015. Similarly, the cost estimates for recommended improvements were outdated compared to current figures from the Sustainable Energy Authority of Ireland (SEAI).

Another issue is that some BER certificates suggest expensive improvements without considering practical feasibility, such as installing a wind turbine in a small urban garden.

Last year, the Department of the Environment, Climate and Communications acknowledged the need for improvements in the BER system. They committed to reforms that better reflect current costs of energy-efficient technologies and provide more detailed information to consumers. Regular updates to BER certificates were also recommended.

How to Get a New BER Certificate

If your home does not have a BER certificate or if it has expired, you need to obtain a new one before selling or renting out your property. Find an accredited BER assessor and book an assessment. Your estate agent, friends, or local community groups may be able to recommend a reliable provider.

To check the BER of a property, visit the SEAI website and enter the property details. This allows prospective buyers, tenants, or even curious neighbors to access the energy performance details of properties across Ireland.