One of the main challenges for today's asset managers, domestic and non-domestic; private and public sectors, is decarbonisation. Meeting net-zero targets, preventing fuel poverty, correcting poor ventilation, whole-house retrofit, achieving minimum C or B SAP scores through retrofit measures. These are all tasks and decisions that they face and these decisions need to be driven from the data held about the properties they handle. But what is the best data collection methodology? Should asset managers be investing in the continued collection of stock condition data or should they be investing in collecting Retrofit assessments?
27th January 2022
Salma Crisp MRICS
One of the main challenges for today's asset managers, domestic and non-domestic; private and public sectors, is decarbonisation. Meeting net-zero targets, preventing fuel poverty, correcting poor ventilation, whole-house retrofit, achieving minimum C or B SAP scores through retrofit measures. These are all tasks and decisions that they face and these decisions need to be driven from the data held about the properties they handle. But what is the best data collection methodology? Should asset managers be investing in the continued collection of stock condition data or should they be investing in collecting Retrofit assessments?
Let’s examine the pros and cons of these two methodologies.
Most asset managers will have a rolling stock condition programme but do these programmes take into account energy? A good stock condition survey should, of course, support and inform an investment plan, help to assess condition so that components can be replaced quickly and cost-effectively. The data needs to be updated easily and routinely for planned programmes, void works and future investment plans.
Good stock condition data will also include key archetypal information that supports a more rounded view of a stock profile and is often key to cloning and baseline decision making on groups of properties around priority, risk and compliance. Including multiple datasets bringing together Housing Quality standard information, (Decent Homes, Welsh Housing Quality Standard etc), HHSRS.
However, this does arguably create some weaknesses in the dataset. The primary downside of simply doing a condition survey is not all stock condition surveys will include a full RdSAP assessment. Most data collection methodologies provide only an approximation of a RdSAP assessment based only a handful of criterions.
This energy data however cannot be used in scenario planning, cannot be modelled or updated, resulting in useless and static data with limited validity. In addition, a standard stock condition survey will not collect sufficient information to inform a detailed Energy Retrofit Design. Detailed information such as measurements, site constraints and site specifics required for design work is not collected.
The challenge is getting the balance between complex data and useful data; cost effective data collection and speed.
So where does energy come in?
A Retrofit assessment is a compulsory part of the PAS2035 process for a whole house Retrofit design. Asset managers will need the detailed level of information in a Retrofit Assessment to plan the details of how to improve each property in their portfolio. In accordance with the philosophy of the new PAS standard ‘each home counts’ so cloning data is not an option, and each property requires a detailed design demonstrating desired improvements through modelling and post work evaluation to assess whether the desired outcomes have been met.
A standard Retrofit Assessment includes.
A downside to a Retrofit Assessment that although essential in the PAS standard the data will quickly become dated, more quickly than a stock condition survey because some of its inherent parts could change.
For example, the Occupancy Assessment is an exceptionally bespoke element of the assessment and would need to be re-done in case of a change of occupant. A Retrofit Assessment does not look at the condition of building components outside of the building envelope or ventilation. It does not take into account the condition of other internal components such as the kitchen or bathroom. Both are an integral part of any planned program. Nor does it look at compliance aspects.
The aim of undertaking Retrofit Assessments ready to lodge with TrustMark ahead of the retrofit design is great but what else can you do with that data? Unfortunately, not much unless the technology and method of collection allows for it.
In an ideal world, Asset Managers need to ensure that Retrofit Assessments are collected with appropriate software tools that can deliver the data in such a way that it can be accessed alongside or even integrated into their existing asset information. This would create the best return on the investment into data collection
Is there a solution: - can a hybrid assessment be delivered?
There is a need for both types of assessment, but thought could be given to targeting Stock Condition surveys around where there are perhaps weaknesses in RdSAP data or around properties that may require more intensive review.
A full RdSAP assessment is an absolute must. Asset Managers should take every opportunity available to them to collect and update this dataset every time a property is visited.
A strategic plan cannot be created to reduce energy consumption without a measure against which to base the calculations. This is a mandatory government directive and as the existing recognised method of calculation and review, RdSAP data will be a valuable commodity going forward for some time.
Could some of the retrofit data be used to inform and update information that would normally be collected in a stock condition survey? We think so, yes. With smart technology and interfacing Asset Managers should look to maximise the benefit of all data that they collect. Retrofit Design, for example does not intend for all recommendations to be undertaken in the short-term but is a long-term view of the future improvements. That’s why good data is essential allowing for seamless review and modelling of the asset information as part of ongoing planned program and investment strategy.
Lifespan Asset management software allows for all asset data to be stored with other asset information. Each data set can be stored and viewed centrally, not outside the system or siloed.
This allows for the review of all data to provide the most informed view of a property and priorities and plan an informed mid-term investment plan.
Retrofit assessors can use lifespan Retrofit module to provide Asset Managers the best asset intelligence possible. The tool is recognised by Sterling accreditation as an appropriate method of data collection for submission to Trustmark and retrofit coordinators and designers. It comes with an integrated PAS 2035 template and mobile collection app for Android or IOS.