Commercial EPC London — Non-Domestic Energy Assessor

A Domestic Energy Assessor (DEA) issues residential EPCs using RdSAP 2012. A Non-Domestic Energy Assessor (NDEA) issues commercial EPCs using SBEM (Levels 3 and 4) or dynamic simulation (Level 5). The accreditation paths are different scheme registrations, professional indemnity baselines and calculation software certifications. A DEA cannot issue a commercial EPC and vice versa.

SBEM (Simplified Building Energy Model) is the non-domestic equivalent of SAP/RdSAP. It models the building zone-by-zone against the National Calculation Methodology activity database, computes a notional building energy demand, and produces the Asset Rating. SBEM handles HVAC, mechanical ventilation, hot water demand and lighting density — none of which RdSAP models in detail because dwellings don't typically have them at commercial scale.

Commercial MEES has been at band E since April 2023 (after the 2018 floor for new leases tightened to all leases in 2023). The 2020 Energy White Paper trajectory pointed to band C as an interim milestone and band B by 2030, but as of June 2026 DESNZ has not formally confirmed the revised non-domestic deadlines following the broader Warm Homes Plan reset. The penalty ceiling for non-domestic MEES is tiered by rateable value to a maximum of £150,000 per non-compliant property — substantially higher than the £30,000 domestic ceiling. Commercial landlords should continue preparing for tighter standards while watching for DESNZ confirmation.

The landlord commissions the EPC under the EPB Regulations. Lease apportionment of upgrade costs depends on the lease wording. Pre-2010 commercial leases typically default service-charge-recoverable improvements to the landlord; modern leases often allow recovery of compliance-driven works through the service charge if drafted to cover statutory compliance. Always confirm with the lease and a property solicitor.

Generally yes — each demised unit that is let independently needs its own EPC, lodged at unit address level. Shared services (lifts, common-area lighting, communal heating) are apportioned. Whole-building EPCs are only appropriate where the building is let as a single tenancy. For mixed retail/office blocks we usually quote a block survey and issue per-unit certificates from a single SBEM model.

A shell EPC is issued pre-fit-out for developers and landlords marketing space speculatively. Calculation runs against notional service assumptions defined by the NCM (typical lighting, ventilation, heating density for the activity class). The shell EPC is replaced by an occupied EPC once the tenant fit-out is complete and the actual installed services can be assessed.

Not directly. EWS1 is a cladding-safety form for residential blocks above a height threshold. Commercial EPC calculation does not consume EWS1 data, but for mixed-use blocks (commercial ground floor, residential above) the residential leasehold compliance pack will include EWS1 and the residential EPCs, while the commercial leasehold pack runs the non-domestic EPC separately. We commonly handle both halves under one mobilisation.

Level 3: simple heating only, no cooling, no advanced controls — most retail units, small offices, light industrial. Level 4: any air-conditioning, mechanical ventilation, multiple HVAC zones — most modern offices, restaurants, mid-size retail. Level 5: dynamic simulation required — large floor-plate offices, atria, district heating, atypical conditioning, listed-building conversions. If in doubt we triage from a 10-minute call before quoting.