Commercial property energy upgrades could cost over £30bn

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The road to net zero is paved with additional costs for Britain, not least the amount of money it will take to upgrade commercial property, in the industrial alone.

Achieving grade “B” ratings under the 2030 Minimum Energy Efficiency Standards (MEES) requirements for the UK’s industrial, manufacturing, logistics and warehousing property stock has been estimated to cost up to £30.5bn, that’s according to data supplied to Property Week by commercial real estate agents, Avison Young.

The agency’s soon to be published “Building Zero: the road to zero carbon logistics” report, spells out the changes that will need to be made, and the cost of doing so to achieve the new standards. If the regulations shift to require owners to meet an even higher standard, an EPC rating of “A” for example, post 2030, to meet the 2050 net zero target, costs will be higher still.

The UK Government’s recently announced 10-point plan to accelerate progress to net zero carbon, supporting the delivery of objectives set out in the Paris Climate Change Agreement, has encouraged all industries to refocus on their environmental commitments. The push for legislation

and more industry standards, led by the UK Business Council for Sustainable Development (UKBCSD), is also gathering pace.

The Current Standards

Currently, with only a few exemptions, the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (MEES) prevent landlords from granting a new tenancy of sub-standard commercial property, i.e. property that has an EPC rating of F or G. It means that landlords must make sufficient energy efficiency improvements to their properties in time to ensure they meet the standards.

Government has estimated that approximately 18% of commercial properties are currently in the EPC ‘F’ and ‘G’ rating brackets. In future this will adversely affect the ability of landlords to let or continue to let such properties – valuation and marketability are diminished, and debt borrowing will be affected, along with rent reviews and dilapidations assessments.

2030 and beyond

MEES will not currently apply if a commercial property has an EPC of E or above, however, the UK Energy White Paper 2020: Powering our net zero future confirms the Government’s intention that the future for non-domestic MEES regulation will move to EPC rating of “B” by 1 April 2030.

Therefore, although it may be tempting for landlords to target an EPC rating of E when upgrading, this is the bare minimum standard – such a commitment could be short-sighted. Landlords who decide to future-proof their buildings will not only save money in the long-term, their buildings will immediately be more marketable, a more attractive proposition for tenants, prospective purchasers and investors.

There is now a suggestion that Government might give local authorities access to the central EPC database to assist them in identifying properties that are let in breach of MEES. This would greatly assist local authorities in enforcing the MEES regulations and put pressure on owners to comply.

Daryl Perry, head of UK insight at Avison Young has said:

“The cost of improving the UK’s industrial, manufacturing, logistics and warehousing stock – even just in terms of MEES – is immense, Taking into consideration merely recommendations for improvement for existing buildings with EPCs, we estimate that the total cost for achieving the 2030 MEES requirement for industrial stock comes to £30.5bn, at an average cost of just under £344,000 per building.”

Mr Perry says that detailed modelling on an array of buildings undertaken by the company suggests that 1980s and 1960s buildings – under the current seven-year payback guidance – would only achieve and EPC grade ‘C’.

“While a number of forward-thinking developers are moving towards net zero carbon development and on-site energy generation, arguably the greater challenge is around how to upgrade existing stock, with 80% of the UK’s industrial stock more than 20 years old,” he says. “The policy shift around MEES, and changing requirements, has the potential to create significant environmental obsolescence.”

Meeting EPC standards is a huge challenge for property owners, but it is not the only task involved in meeting overall business sustainability standards in the industrial sector. Occupier requirements will drive the work needed to minimise buildings and supply chain emissions.

Non-domestic private rented property: minimum energy efficiency standard – landlord guidance

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DODGY COURSES: Outrage as another young wannabe landlord racks up £10k debt

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A concerned landlord has highlighted the case of yet another would-be investor who has fallen foul of dubious property educators and called for the National Residential Landlords Association (NRLA) to take action.

The person involved is a 27-year-old, who has a degree and works for the police and who wanted advice on how to grow a buy-to-let business to help pay for her children’s education and started off by following education courses on YouTube and Facebook.

However, she then signed up for a property training course – paying more than £10,000 for the privilege – and her credit rating has now been badly affected by getting into serious debt.

The veteran investor tells LandlordZONE that the woman, a tenant’s niece, now admits she was gullible and regrets paying for information that is available for free on the internet.

Refund

“She spent the equivalent to a deposit on a low-value buy-to-let property but has come out of this without buying any houses and doesn’t have a hope of getting a refund.”

She believes something needs to be done to address the unregulated property training sector which is raking in money using smoke and mirror techniques.

“This sector is like the Wild West,” she says. “By marketing flashy cars, watches and mansions, it is showing up all landlords to be greedy and self-centred with little regard for anyone else but ourselves. We have a bad reputation to start with, without making it worse for honest landlords.”

She believes the NRLA should be proactive in advising the public about the sector and lobbying government.

She adds: “The government should also be persuaded to regulate this wealth education, get-rich-quick-through-property sector in the same way that it regulated the financial sector, which forced out the more dubious companies.”

The landlord we interviewed wishes to remain anonymous. Read more about the case here.

Read more about efforts to self-regulate the property educators sector.

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HARRY’S GAME: Meet the 22-year-old student landlord hoping to expand his portfolio

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A student landlord who bought his first rental property aged 21 is on the lookout for older and more experienced business partners to help him grow his portfolio.

Harry Chew, who’s studying at Nottingham Trent University, bought the £82,500 two-bed terraced home in the city as a buy-to-let investment with a £21,000 deposit using some savings and by working numerous jobs as a teenager alongside his studies.

However, as he’s a full-time student, Chew had to ask a family member to be on the mortgage.

Chew took his time researching the property market and knew the area has strong rental demand because it’s near the M1 and local amenities. 

After working to update the interior himself, it was ready to let in eight weeks, and the business management and entrepreneurship student is now renting out the home to a family while he lives in rented student accommodation.

The 22-year-old now plans to expand his property portfolio after setting up his own business, Harry Buys Houses, to target landlords looking to sell, and aims to raise the capital through his other firm, Fair Goose Property, which he set up to find joint venture partners.

Joint ventures

“I’m looking for private individuals who want to invest or through joint ventures but aren’t sure how to do it – we can then go through the process together,” he tells LandlordZONE.

Chew certainly has plenty of energy and ambition and, after a stint travelling after finishing university, aims to focus on his property business, with the aim of becoming financially independent before he hits 30.

He’s confident that there are older landlords with a desire for making investments, but who now want to take a back seat.

Adds Chew: “I know many people are too tired for all the running around and want to work with someone younger. I may not have much experience but my youth is a strength – I’m willing to pull all-nighters and do the leg-work to make the company a success.” 

Read more about the Nottingham buy-to-let market.

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