Focus on education and guidance to ensure industry is prepared for low carbon housebuilding

A recent report published by the Royal Academy of Engineering (RAE), which looked at the UK’s ability to deliver the Government’s low carbon housebuilding initiative, concluded that some elements of the construction industry are vastly unprepared for the task that lies ahead.

The plumbing and heating industries were singled out as areas of concern, citing the absence of adequate green skills knowledge and understanding of the latest installation techniques necessary for reducing emissions rates in new-build homes.

There’s no denying that large-scale change is on the way across the UK construction industry in the delivery of new-build housing stock with much higher green credentials.  However, the RAE report does only focus on one particular area of the industry and does not capture the desire across the whole sector to up-skill for building this new type of housing stock.

Greater collaboration between industry and Government on how renewable targets are met and implemented to a high standard (and on time) presents the biggest challenge in the switch to renewable energy. Before such a large-scale renewable roll-out scheme can take place, the tools, workforce and information to deliver it across the UK do need to be developed much further.

Communication and simplified terminology is a recurring issue when it comes to construction.  For example, the latest changes to Part F were received as quite complex by the ventilation industry, prompting NHBC Foundation to produce its own Part F 2010 – where to start guide to better inform fitters of the new regulation requirements. Simplification of terminology surrounding low and zero carbon technologies is also explored in the forthcoming NHBC Foundation research on current attitudes of occupiers, housebuilders and housing associations.

The Government’s Green Deal scheme will offer loans to homeowners for upgrade work by a multitude of providers, including individual plumbing/building contractors, therefore the focus needs to be on informing, guiding and educating, ensuring that installers of new technologies do have the adequate skills and are prepared.

Builders and designers need to make sense of ‘Part F’ changes

Building regulations relating to ventilation have changed significantly in recent years as awareness of the importance of achieving good indoor air quality has grown. We have also become increasingly aware of the number of pollutants that exist inside buildings and their potential to affect the internal environment.

Previous generations of housing stock were not built with detailed attention being paid to achieving an airtight fabric and so gaps in the construction between floor boards and other features such as chimneys could be relied upon to provide a good level of ‘adventitious’ ventilation. But in recent years attention has turned to designing and building new homes that are much more airtight and this is now confirmed by sample testing at the completion stage. The consequence is that total reliance is now placed on the ventilation measures provided by the builder such as vents and fans to maintain a good internal environment.

As the need for purpose-provided ventilation has become greater, Approved Document F (ventilation) has become more detailed and complicated to understand, presenting a real challenge for some designers and builders. For this reason, the NHBC Foundation, together with the Zero Carbon Hub, last month launched the Part F 2010 – where to start guide for house builders and designers, in an effort to outline in straightforward terms, the big changes to regulation on new-build home ventilation and the key changes from Approved Document F in 2006.

The guide, a companion to our Part L 2010 – where to start guide, aims to explain the new requirements as simply as possible, setting out clearly, the alternative strategies that can be executed to ensure robust ventilation, regardless of air tightness levels. Aimed particularly at the SME designer and builder, the guide takes five typical example home types and gives details for each of the four alternative ventilation system types. Based on this guidance, it is hoped that designers and builders will be empowered to make a rational choice of the most appropriate systems for their own home types.

Reviewing the risk of fire in non-traditional new homes

Housebuilding has seen an increased number of non-traditional construction methods over recent years, from factory produced modular systems through to innovative site-built constructions. These changes have been driven by a number of factors including the shortage of skilled labour, a drive to improve quality and efficiency and also the rising challenge of achieving zero carbon homes. Earlier this year it was reported that Wales is to become the first country to make sprinklers in new build homes compulsory, however, to date, unlike their timber framed counterparts, there has been little solid research published on the fire risks of new build homes using these new construction methods.

Earlier this month, NHBC Foundation launched its own report - Fire performance of new residential buildings – to provide a balanced view of whether such methods and the use of thermal insulating products in particular, present a higher risk in the event of fire.

The NHBC Foundation report sought input from a 14-strong stakeholder steering group, including many in the design and construction industry and fire services and looks at real fires data across several sources from 1998 to 2010, case studies and the current regulatory framework and prescriptive guidance of the Building Regulations.

The new methods of construction examined in the report included:

· insulated concrete formwork

· light timber frame

· structural insulated panels

· engineered floor joists

· light steel framing

The report also explores the possibility of reducing fires during the construction phase. While fire safety on construction sites is generally a matter for the Health and Safety Executive; non-traditional construction methods do present differing risks that need to be addressed and the report suggests a move towards effective detection or suppression and preventative measures to reduce the severity of fire that does occur.

Considering fire claims data, initial findings do seem to indicate that certain forms of construction may contribute towards fire spread, leading to some increase in claims but further research of the data is required to draw any firm conclusions. Improved communication between Insurers, the Fire and Rescue Service (FRS) and the construction industry will also be required to improve collected data and the recording of non-traditional construction types.

The report does not conclude that non-traditional construction methods add to fire risk, but instead calls for care and attention in the design and construction of all domestic buildings. Regardless of construction type, the use of combustible materials either as principal framing elements or in the fabric of the building may provide a route for either internal fire spread through cavities or externally through the façade and will always remain a risk requiring satisfactory management when building new energy efficient homes.

Following the interest in the issues in this report, NHBC Foundation is also in the early planning stages of a follow-up research project Fires in cavities of residential buildings that we hope to share with you soon.

Housebuilding in 2011: The year that was – and what’s in store for new homes development in 2012

This year has been a significant one for the house building industry, with headline-grabbing challenges and changes happening throughout the year. It was a busy one for the NHBC Foundation too, as we published a range of reports to help and inform the house building industry both today, in some of the most testing circumstances, and into the future. We’ll recap some of those later, but first, a look back at some of the year’s key house building news.

Housing Supply

Despite hopeful signs of improvement early in 2011, there has been no real growth in the housing market this year, and according to some commentators the UK is on the brink – if not already experiencing – a housing crisis.

In part to tackle this lack of supply into the housing market, as well as increase affordability and access to finance, the Government launched its Housing Strategy for England in November. The Strategy offers, “support to deliver new homes and support aspiration”, through a variety of measures, including a new build mortgage indemnity scheme and a £400 million investment fund to support small and medium builders. The strategy was cautiously welcomed by much of the house building industry, with a sense that the devil will be in the detail and in implementation.

The Housing Strategy was published some months after the draft National Planning Policy Framework, which came out in the summer. The Framework sets out, “the Government’s vision of sustainable development, which should be interpreted and applied locally to meet local aspirations”. It met a mixed response, with very vocal support from some camps, and criticism from others. And, the NPPF has this week come under the spotlight again as a CLG committee report called for parts of the policy to be re-written.

Sustainability and Zero Carbon Homes

The topic of Zero Carbon Homes has been high on the agenda for much of this year. In March, the Government launched its draft Carbon Plan, reaffirming its commitment to, “ensuring that new-build homes are zero carbon by 2016.” However, once the Budget was unveiled later that month, it was announced that, “from 2016, new homes will no longer have to make a net addition of zero to the carbon footprint of the UK’s overall housing stock.”

Following the budget announcement, the Government pushed forth with its Energy Act, culminating in the publication of the Green Deal consultation in November. The Government’s plan is to incentivise the installation of energy saving measures in buildings at no upfront cost to consumers, via a financing system. This plan has been much-debated throughout the year, with critics saying that take-up will be limited. This scepticism was further fuelled in November, when the Government announced a 50% cut in subsidies for solar power through Feed in Tariffs; a move that was this week found to be legally flawed by the high court.

Our work

 Among a number of policies, reports and strategies coming from Government and the housing industry, we at the NHBC Foundation have been busy producing a range of reports and guides to address key issues and challenges in house building. We’ve looked at a range of topics, from how occupants behave and interact with their homes, to energy saving in homes across the globe and from roof-mounted microgeneration technologies to the detail around changes to Part L and Part F.

Looking forward to 2012

2012 is shaping up to be equally busy and we already have the following reports planned for the New Year:

• Housing Supply: future of the Housebuilding industry

• User interface design and occupant behaviour in low carbon homes

• Energy efficient appliances and controls

• Building homes at speed: risks and rewards

• Review of overheating in highly insulated homes

• Microgeneration technologies in new housing: technological trajectories and user experiences

• Changing attitudes to zero carbon homes among occupiers, Housebuilders and Housing Associations

So, looking to the year ahead, all that is left to do is wish you all a merry Christmas and best wishes for 2012.

When will energy efficiency affect property valuations?

Last week Halifax published a report looking at the price performance of different types of housing stock in the UK property market. The Property Age Review details property price fluctuations for four predefined housing age brackets covering the last 25 years and according to the research, homes that predate World War One have seen the largest surge in worth.

While commentary on the report suggests that style that stands the test of time and good location are reasons for the popularity of Victorian and Edwardian era stock, there’s scarce mention of the sustainable performance and expensive restoration bills that often come with such older buildings.

After pre-1919 homes, properties built since 1960 have seen the next largest rise in house prices, but there’s also much to be said about purchasing new energy efficient homes too.

Lower running costs compared with older properties is a principal reason for choosing to go with new-build homes over older stock. Energy efficiency measures have come a long way in recent years, and new homes must now conform to strict standards in terms of insulation and heating. Not only can new-build, energy efficient homes reduce energy output but they can also keep carbon emissions to a minimum, meaning savings on heating bills too.

Choosing new-build homes over existing stock also allows homeowners to take advantage of government led incentive schemes. Following the publication of last month’s Housing Strategy, incentive schemes such as FirstBuy are being rolled-out across the country as part of a combined effort from central government, local councils and housebuilders to encourage people to purchase new build homes. House-hunters choosing this route can expect to make savings with part-exchanges on old houses, payment of stamp duty as well as part-funded deposits. New-build homes also come with the added benefit of warranty protection.

Reports such as this are helpful in gauging valuations for different types of housing stock. However, as energy efficiency in new homes becomes ever more advanced, it will be interesting to see in a few years to come whether new-build homes creep higher up the list. Conclusions from our current research among new-build homeowners and energy efficient homeowners are due in early 2012 – following our 2008 publication Zero carbon: what does it mean to homeowners and housebuilders. From this, we might be in a better position to understand how energy efficient homes are being used and whether more can be done to ensure that new and prospective homeowners really see their worth.

Government consultation on the Green Deal announced: creating energy efficient homes to help save consumers money

Energy efficient homes to be achieved with no upfront cost for consumer

The Government’s consultation on the Green Deal was published today as part of the Energy and Climate Change Secretary’s Annual Energy Statement to Parliament. The Green Deal will come into play in October 2012 and will enable house holders – including business, landlords and homeowners – to install energy saving measures at no upfront cost.

The upfront cost of energy saving measures, such as insulation and draft proofing, will be met by providers. Providers will range from local authorities to high street DIY shops and smaller family run organisations. The loan for these improvements made to the home will be attached to the property itself and the homeowner will pay back the loan using money made through savings on energy bills over a period of time.

The key points in the consultation include:

The Green Deal will help boost the economy: The Green Deal will kick start £14 billion private sector investment over the next decade, and could support at least 65, 000 insulation and construction jobs by 2015. Safeguards will be put in place to help small family run firms to get involved as well as larger high street stores.



Energy companies to help consumers: The Green Deal will create £1.3 billion a year additional help from energy companies for homeowners, in particular vulnerable and hard-to-insulate homes.

Energy bills to be reduced: The Green Deal will help reduce the overall average household energy bill. By 2020 bills will be 7%, or £94, lower than without energy and climate policies.



The Green Deal aims to make energy bills lower even in cold weather

The announcement of this consultation is already being discussed in the media, with the BBC and the Guardian reporting on the variety of reactions it has inspired from organisations representing the energy sector, the wider business community and consumers.

 

The NHBC Foundation will be unpicking the results of the consultation and will provide further information soon. Please revisit our blog to find out more about the implications of the Green Deal for consumers and the construction industry.



Ensuring new homes in the UK meet Zero Carbon Homes targets: The Government’s Housing Strategy

On Monday the Government revealed its Housing Strategy Laying the Foundations: A Housing Strategy for England, which outlines its proposals to “tackle the housing shortage, boost the economy, create jobs and give people the opportunity to get on the housing ladder”. The strategy includes measures across the housing supply chain, from unlocking land and stalled housing sites, to opening up mortgage availability for first time buyers.

All the measures are set against the backdrop of environmental sustainability in housing, and at the heart of the strategy is the Government’s “commitment to delivering the Zero Carbon Homes standard“. In the strategy, the Government lays out how both new and existing homes will be made more energy efficient, to help reduce the UK’s carbon emissions, withstand any changes to the climate and protect the natural environment.

Reducing carbon emissions

A significant part of this is developing zero carbon homes, to which the Government reaffirms its commitment in the strategy. The fourth carbon budget, recently set by the Government, is named as one tool for doing this: the carbon budget says a reduction of 50% in carbon emissions on 1990 levels between 2023-27 must be met. A report on how this target can be met will be coming soon – keep reading our blog for further information.

Improving the energy efficiency of new homes

While the strategy highlights the positive improvement to the energy efficiency of new homes built – a 26% improvement in the average energy efficiency of housing stock since the mid 1990s – there is more to be done. Updates to Building Regulations are one way the Government plans to raise the standards of energy efficiency of the built fabric of new homes. A consultation on changes to the Building Regulations will soon take place – the NHBC Foundation blog will report on these changes.

Off-site carbon reduction measures

The limitations of the commercial value in reducing carbon emissions through improving the efficiency of the built fabric of individual houses or other measures, such as installing renewable energy systems, is acknowledged in the strategy. Where this is the case, the Government will use the Building Regulations to support off-site carbon reduction measures like district heating schemes.

The Zero Carbon Hub’s report Allowable Solutions for Tomorrow’s New Homes, suggested how off-site carbon reduction would work. The Government will now work towards a detailed plan for how this will take place. The complete plan will certainly have a strong local and community focus, in line with the National Planning Policy Framework, to enhance investment in renewable options deemed to be a priority to each locality.

Improving the energy efficiency of the built structure



The built fabric of new homes must be energy efficient

In the strategy, the Government emphasises that compliance with Building Regulations alone is not enough to achieve Zero Carbon Homes standards. It highlights the positive impact of the Zero Carbon Hub, which is showing the house building industry practical ways of reaching the 2012 Zero Carbon Homes standard, and the Technology Strategy Board, which is funding projects to develop ways of meeting energy efficiency standards through changes to the built fabric alone.

Efficient use of water

Water efficiency is highlighted as a way of enabling consumers to save money on their utility bills. The NHBC Foundation report Water Consumption in sustainable new homes, produced earlier this year, looks at the success of some of the design techniques aimed at improving water efficiency. The report highlights that more consumer engagement is needed for home occupiers to really embrace water efficient measures.

The Government’s long term aim is to embed sustainable design techniques into the house building industry’s approach to design and construction, so that the Zero Carbon Homes target is met, both through improving the energy efficiency of the built fabric and off-site carbon reduction. The Foundation eagerly awaits the results of the results of the Government’s further consultations.