A Parisian discovery…

I am in Paris for a few days, a city that I like to think I have a reasonable feel for, but today proved that you can always discover something new, even in a city you think you know…

New York is well known for its HighLine or ‘park in the sky’ – I am looking forward to seeing it in the summer when we are there as a family as I have heard so many positive things about it. However, today I discovered Paris’s own HighLine – la promenade plantee. This is a similar thing – a former railway line and viaduct in a city environment that has been formed into an amazing linear park. In addition the arches below have also been refurbished and created into workshops and retail space for artists and artisans. This in fact was the original High Line, built sixteen years before the New York model, and apparently it served as inspiration to it’s American counterpart.

The promenade stretches for almost 5 kilometers across the 12th arrondissement following the path of the retired ligne de Vincennes railway track from Bastille to the boulevard Périphérique. It is highly popular with runners as well as for ‘promenading’ and was quite busy mid morning when we were walking it. It is also beautifully planted and in places you would be hard pushed to believe that you weren’t in a larger garden rather than on a city viaduct!

It is great to see regeneration on this scale in a city – the walkway itself is great, but the conversion of the arches below is simply stunning and provides fantastic space for new businesses. Sadly I can’t see this level of planning commitment or general vision in the UK – somehow I feel the use of bulldozers would have been more likely?

 

The Green Deal – a flawed deal?

Today sees the launch of the Green Deal – you have possible heard of it, but probably don't know the details of what it offers or how it works. The government haven't in my opinion been very forthcoming when it comes to publicising it! So what does it offer and is it worth your time?

Well, on the face of it the scheme is a great idea, providing funding for home improvement that make a property 'greener' – by way of new boilers, better insulation etc – you get the idea. The repayments are handled by your services provider, the idea being that the savings you make on heating are paid for by the cost of your loan – so in effect your bill doesn't drop, but your house is more efficient – but here lies the problem;

The loan can be over a long period – up to 25 years and passes with the property. So if you do a lot of green deal improvements and then a few years down the line sell up, the loan passes to the next owner.

Perhaps even more of a problem is that the loan is not interest free and this can actually make it more expensive that just borrowing the money on tHe high street to do the works!

But the real killer is that the initial survey is not free – costs of between £100 – £150 are quoted, and this is not recoverable if the green deal won't actually work for your property!

People will only do these works if they can see a benefit in their pocket – everything about the way the deal works goes against this – and is possibly why since October when green deal surveys could start to be done only a handful (literally) have been done!

So a great idea, but very badly managed. Cost to the government will be the reason for the charges and interest payments, but I cannot see the Green Deal doing much business until something changes…..

 

A painless transfer?

As some of you who regularly read this blog may be aware, as an energy assessor I was trained by the RICS who are my professional institution. I subsequently lodged all my energy assessments under the RICS accreditation scheme – that is until they gave all their assessors one months notice of the closure of their scheme.

Well that month has now ended and I have transferred to another accreditation scheme, the transfer has been painless, but sadly that had nothing to do with the RICS who have been spectacularly absent throughout the entire episode.

At the outset I had to chase the RICS for confirmation of the scheme closure – not an auspicious start. Since then I have had one notification of a possible new scheme to join (CIBSE) from them and nothing else – no check to see if I had managed to arrange anything – nothing!

On Friday it also transpired that the scheme actually ended at 4pm – not midnight – so part way through the afternoon I found I couldn’t lodge any EPC’s – great! There was a note on the login page – but no one actually would login that way!

However, Lifespan who I use to lodge my assessments were brilliant and helped me out, also my new accreditation body – sterling – were very helpful and efficient. even CIBSE rang to check I was sorted – but not my professional body.

In an age when as Chartered Surveyors we are being asked to comply with more and more rules and regulations by the RICS it’s nice to see that they have our best interests at heart!

 

A very impressive hotel!

We are very lucky in Nottingham to have two first class universities – both very different in terms of their campuses. Nottingham Trent is a city centre university and so visiting people have all the usual city centre facilities. Nottingham University has a wonderful landscaped campus, on the edge of the city. Consequently it has the potential for conferences, but limited local hotel accommodation – until now as a £20m eco-friendly hotel – The Orchard – has opened its doors right next door to the conference centre in the centre of the University main campus.

Designed to complement the university-owned De Vere Venues East Midlands Conference Centre, The Orchard features technology to minimise carbon emissions, including a green roof, solar panels and energy-efficient lighting, heating and ventilation systems.

The 202-bedroom hotel also features a roof garden, brasserie and gym. It is also a quite stunning piece of design and is something the University can be justifiably proud of. It is just a shame that we don’t have such ‘interesting’ buildings being built in the city centre.

A challenge for our local architects and developers perhaps?

 

Left high and dry?

I am a Chartered Surveyor – and proud of it. My membership of the RICS allows me to do my job and satisfy my clients that I have the necessary knowledge and qualifications to do it properly. So why does the RICS make it so difficult for me to consider them my ‘friend’ in business?

Let me explain – a few years ago I undertook the RICS accredited Energy Assessors course to qualify as an RICS accredited energy assessor – this would allow me to prepare EPC’s for my firm and clients and then lodge them. The training was quite intensive and not cheap, but I was proud to be accredited by the RICS as they were considered to be one of the better managed schemes – so perhaps of a better quality?

So all looks rosy – until Friday when I gathered (second hand) that the RICS are going to withdraw their accreditation scheme – so I will have to register with another body. This will possibly entail doing further exams – despite being qualified already, and more importantly if I don’t act quickly, might cause a break in me being able to provide the service.

I picked the information up from an RICS forum, from other equally confused assessors. I have subsequently spoken to the RICS by telephone and they have confirmed the news, and told me the letters are in the ‘process of going out’ – have they not heard of email? I have however been told officially by the software provider I use for EPC calculations and lodgment (Lifespan) and have also received an email from an alternative accreditation scheme (Elmhurst Energy) offering a free transfer.

So why if they can all contact me so quickly and efficiently, cant the RICS (who are supposed to look after my interests for me?)

Oh, and the notice that the RICS has given its members? Five weeks (and that is for the ones that have heard officially – I still haven’t). So am I to believe that this decision was only taken a few days ago – I think not!

Now do you see my issue with the RICS?

 

Trinity House

This week I was lucky enough to have a brief tour of the new EON building – Trinity House – that sits at the corner of Trinity Square in the heart of Nottingham. Now this is the largest office building to be built new in the city for a number of years – the pre-let to EON ensured that it would happen.

The building is quite impressive inside, having a central full height atrium with glass lifts serving all 9 floors, it is also the greenest building in the city – holding a BREEAM excellent rating and an ‘A’ rating for its EPC. As an environment for its just over 1000 occupants it will be modern and comfortable. However, as a building it doesn’t really push any ‘boundaries’ for me.

Due to the fact that EON are tenants in the building and they don’t own it, the structure is actually quite ‘normal’. One might have expected there to be a raft of renewable elements, but in reality there is next to nothing – no PV’s, no water harvesting, and only a very small element of green roof. It is connected to the district heating scheme, which helps its cause, but that is really it for renewable energy.

Now, I am sure that if EON had more control over the building spec they might have added some renewables, but I do think this is a lost opportunity for the City. As a part of the street scene I think it looks well – it doesn’t ‘over power’ the surrounding buildings – something the architects should be proud of.

Yes, it is a green building, and it has managed this using existing technologies – which is impressive, but in my view it doesn’t push the envelope at all.

 

Prepare your property!

As an energy assessor I get to inspect a large number of properties, most of which are vacant and looking to be sold or let. Consequently it is in the vendors (or Landlords) interest to ‘make the most’ of the property. Historically this has taken the form of ensuring units are cleared out, kept secure and generally ‘tarted up’ where required. If you were selling your house you would follow a similar regime to assist the sale.

There is however now another major factor that vendors and Landlords now need to consider as part of their marketing preparation, the EPC (or energy performance certificate). All commercial properties now need one if they are to be sold or let, so why don’t people take getting the best rating they can seriously?

This week I have prepared an EPC on a period office building (in Derby), nothing unusual there. But, a high proportion of the bulbs were old style tungstens (the type favoured by Daily Mail readers). As part of my report back to the client I highlighted that changing these all to CFL’s (compact fluorescents) would make a massive difference to the rating which as it stood would be an ‘F’.

Before the change

After the change…..

This being most important due to the changes due in 2018 which would make this property unmarketable if it remained as an ‘F’. This is something that all Landlords need to consider as part of their property portfolio reviews moving forwards.

On this property the change was quite remarkable  - for the cost of around 20 CFL’s (£20?) the rating moved from an ‘F’ to a ‘D’! So as far as this client is concerned the bulb change will be done, the EPC updated to a ‘D’ and the properties long term future secured.

So, in a nutshell, before you get your property assessed give some thought to the simple items you can alter like bulbs and fluorescent tubes – it may save you a lot more than just electricity in the long-term!

 

What did the Romans ever do for us?

I am a big Monty Python fan and although the Holy Grail is probably my favourite film, I do have a soft spot for the Life of Brian – probably their most ‘accessible film’. One of the classic sketches from the film revolves around a meeting of the Judaea Popular Front (or is it the Popular Front of Judaea).

Any way the question posed is ‘what did the Romans ever do for us’? Unsurprisingly there follows quite a big list of achievements including sanitation, heating, water – you get the idea.

As I was looking out of my window in Florence this morning I realised what a massive impact the humble pan tile has had on the world – you can’t go anywhere in southern Europe without seeing them. Their red wavy form defines certain city vistas (including this one) and they are such a simple form – pure genius.

So this is certainly something positive from the Romans!

 

Another reason to take EPC’s seriously

This is a ‘hobby horse’ of mine, as an energy assessor I am regularly the subject of my colleagues jibes about EPC’s and how they are pointless and just get in the way of doing deals. My response has always been ‘wait, they will become relevant. So get them sorted now’

The changes requiring agents to have an EPC before marketing a commercial property have made them consider them more in the past few months – and strangely has made me busier! However there is another bit of legislation due to take effect from April 2018 which will potentially have a far greater impact and is only just being taken note of by the property world;

• The Energy Act 2011 was given Royal Assent on 18 October last year

• From 18 April 2018, it will be unlawful to let any property that fails to meet a minimum energy rating

What is not clear is exactly what the minimum rating will be, it is being speculated that the minimum will be an ‘E’. This would make all ‘F’ and ‘G’ rated properties unlettable!

As a practice we have been advising our clients to be aware of this for a while, but I have recently experienced its effect for the first time from one of the main lenders – a bank taking a charge over a development of six modern units that were built prior to the requirements for EPC’s on new builds. They had no legal responsibility for getting EPC’s on the units – but it was made a condition of the loan that they were provided.

What should you do / how might it affect you?

• This could have very significant implications for landlords, and for occupiers who wish to assign or sublet space.
• ŠŠMarketability of some properties would become impossible unless they were upgraded to meet the minimum standards. It is estimated that approximately 20% of non-domestic properties could be in the F & G rating brackets.
• ŠŠFurther clarification on the transactional trigger for minimum energy standards is awaited; however the new minimum standards could apply to all lettings and re-lettings, including sub-lettings & assignments.
• ŠŠValuations of such properties could be affected if their marketability is diminished.
• ŠŠRent reviews for properties in this situation could also be affected.
• ŠŠImplications for dilapidations assessments would also exist.

Food for thought, perhaps it is time to get your properties assessed so that you can be sure that they have a long term marketability?

 

The real cost of listing property

This week has seen the listing of two garage forecourt canopy’s, not a huge news story in itself, lots of property gets listed each year. What is of more interest is the effect this has on the property and more importantly the owner.

Both of the canopies are quite remarkable and date from a period when concrete was ‘a really neat idea’ and architects were doing bigger and wackier things with it. From an architectural and historical point of view I applaud the listings, we are too keen to destroy our recent heritage in the name of development, but protect old buildings with little to offer. Buildings like this are a snap shot of a period of our social history and do need to be remembered, but at what cost and to whom?

 Both sites are roadside by their nature and so very high-profile, consequently they will be well-known to the local area. One of them appears to be in good condition and still trades as a petrol forecourt. But, the other which is in Nottinghamshire is I believe unused and appears to be somewhat dilapidated. I am not aware of the history behind this site, but assume it is not going to be capable of trading as a petrol station or roadside style trade. It is therefore arguably worthless from a commercial viewpoint. However, it is now protected and the owner is required by law to protect it from decay and damage at his own cost.

Is that fair? I accept that saving the buildings for posterity is a good thing, but if they were acquired before the listing was made is it fair to now require the individual to manage and pay for the additional upkeep? I think not – some form of support should be available to at least assist with regard to the costs surely?

There are numerous listed sites in the UK that are falling into disrepair because the owners do not have the financial clout to do the works – and they are not permitted to ‘bodge it’. Surely this is something that either central or local government needs to address before we lose even more classic buildings and structures – despite the best efforts of the listing authorities?