That fit out would need to comply with building regulations, i.e. no fixed services at all, nothing but bare brick or concrete, then it would be safe to assume that before anyone could occupy that building, a complete fit out would be required. if the assessor can prove via photographic or documentary evidence that the property has been returned to a shell i.e. I only looked into the lighting issue, so without going into too much detail or worrying too much about the correct terminology. I do not know how this issue now stands with the conventions committee but I expect it is still on the agenda. My involvement with conventions ended when I departed Elmhurst last year, so this is my own personal opinion of what the convention should be. It might be that we need to adopt the phrases "New build Shell and Core" and "Existing Shell and Core" in the mean time. Going forward it would seem logical that the EPC conventions will change as tungsten bulbs become more difficult to buy and we will be allowed to use 60 LCW but for now may the Landlord be made aware - Unless your refurb works are subject to Part L2B you really need to be looking at leaving some good lighting in the property. The suggested replacement was less efficient and would have made the EPC rating worse. I was surprised as I had recently surveyed this property and yes the boiler had its front cover missing but it was 92% efficient and no more than two years old. This is why the dilaps process needs to include the effect of the works being undertaken.Īs an example, a couple of years ago while discussing a refurb with the project guy he explained that they were taking out an old boiler as it looked really old. Hang two CFL or LED lights in this unit and we are back to a Band C or D again. If we took a simple high street shop of one main area and perhaps a toilet the expected EPC rating under Part L would be a band C or D while the previously occupied but stripped back unit would achieve a band F or a G. Where a previously occupied property has been stripped back we have to assume fanned electric heating and tungsten lighting as well as a default hot water system. Fanned electric heating and lighting at 60 Lumens per Circuit Watt. There will mostly be no services nor lighting and as such when being assessed for an EPC we can assume the most energy intensive fit out within the Building Regulations that apply, i.e. As such it would have been subject to Part L conditions. Shell and Core relates to a new build property that has never been occupied. The above picture is of a recently stripped back and refurbished unit but this is NOT Shell and Core. This brief explanation is not definitive but given only as a guide.It has been another week explaining to people why property such as the above achieve such a poor EPC rating and how the conventions apply to "Shell and Core" buildings. Some properties are left partially completed but most will require some capital input by the occupier.Įvery building will vary as will the finishes provided. Walls to be plastered and decorated, ceiling to be plastered and or suspended ceiling installed, floor screeded or raised flooring to be installed, glazing, electrics, heating/air conditioning, plumbing, central heating, toilets, kitchen facilities, if required, partitioning, decorations and floor coverings (carpeting) etc, etc. The occupier would need to provide for the completion of the property to match their occupational requirements. As a concrete shell this would be left with concrete floors, walls and ceiling, no glazing installed and capped services. The finishes can vary quite considerably from a concrete shell to partially finished accommodation. It is mostly applied to commercial buildings, which would include D1/D2 premises. This is the term generally used to describe the finishes of a building, or part of a building when the builders have completed the construction works.
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