The endeavour to transform a once-storage garage into a dwelling for a relative is essential, especially since they are reliant on disability assistance. With high importance placed on energy efficiency and cost-effectiveness, it came as a shock that the project is ineligible for any grants from the Sustainable Energy Authority Ireland (SEAI) aimed at energy enhancements, due to the garage’s former non-residential status. Similarly, the local authorities have hinted that this venture may not meet the conditions for a vacant homes grant, as it doesn’t recognise it as a former commercial entity.
These circumstances dictate a constrained financial plan, making the installation of a heat pump unviable. What economical alternatives exist for warming the property? Would solar panels, driving an electric heating mechanism, be a viable choice? Could such a structure function in concert with underfloor heating or electric radiators?
Would a wood-burning or wood-pellet stove suffice in heating the home? The standalone, single-storey building is at the heart of a small town, has a dimension of 66sq metres (710sq feet), was built in the 80s with cavity walls and can be viewed as somewhat modern. Our intentions include maximising the insulation and fitting triple-glazed windows.
Other individuals dealing with elderly or disabled kin in need of superior care levels face similar hurdles. I suppose you have already gained planning approval for the “change of use” and “alterations to an existing structure”. This is the first mandatory step preceding any developmental undertaking, even one benefiting your relative.
As we don’t qualify for retrofitting grants for converting a garage for our relative, what possible steps can be taken under a budget constraint?
Would there be a tax advantage if my parents transfer their house ownership to me now rather than bequeathing it to me?
Could we adopt a DIY approach to fortify the attic to save expenses during winter?
At present, I let out a property for €1,400 monthly. Can I hike the price to €2,300 post energy-centric enhancements?
The second mandatory obligation involves adhering to building rules, as indicated in your development approval documents. Even minimal changes necessitate regulation adherence. A commencement notification (CN) is required prior to beginning the work, and regardless of your decision to “opt out”, certain preparatory steps are necessary before you or your consultant can submit the online CN application.
Selecting the “opt out” alternative implies that you’re opting to forgo some of the protection measures included in the 2014 Building Control (Amendment) Regulations. Opting out, applicable to single-instance residential constructions, eliminates the need to submit legal promises and certifications from a designer, designated certifier, or contractor, or an inspection plan.
For your necessary energy solutions, you’ll be seeking a “target assessment for part L” under the regulations, provided by a certified building energy rating (Ber) assessor. This will give you with an initial Ber that will advise the necessary heating amount and the process.
As you consider the need for comfortable heating level and good air quality for your family member, this requirement should be communicated to the Ber consultant. The consultant will typically turn to conventional methods, such as underfloor heating and exterior air-to-water heat pumps, in sync with a heat-recovery ventilation system and the solar panels you’re already considering.
The fundamental concept here is the “fabric-first approach”, as any additional investment into achieving U values (the index of quantifying building energy losses) above the standard or regulation can be counterbalanced by lesser cost heating systems, eliminating the need for complex, costly ones.
Adopting a fabric-first approach will ensure that energy bills are reduced over time and, crucially, indoor climate can be consistently maintained. A passive house is one where heat demand is minimized as much as feasible. Therefore, it’s advisable to conduct a detailed assessment to determine the best route for achieving a U value of roughly 0.11W/m2K or close to a “passive house” standard.
In the context of a refurbishment scheme, it might be tricky to incorporate low-energy-loss solutions without exacerbating the cold bridges. This might result in unpredictable effects such as condensation, causing potential mould issues. If feasible, external insulation could circumvent most of these complications, although particular attention must be paid to detailing, as cavities from the 1980s may be as narrow as 50mm or 2 inches, not enough for sufficient U values.
Consider incorporating a “warm roof”, where insulation is placed atop the beams. Attention should also be paid to the junctures at the floors, ceilings, corners, windows and doors to maximise your result. Up-to-date heating and ventilation systems have progressed in recent years, but a few improved systems are yet to be widely adopted locally. For instance, in Denmark and Germany, structures are being retrofitted with dual-duct exhaust air heat pump systems that offer heating, ventilation and hot water in one unit and are more cost-effective to install and operate, particularly in conversions or retrofit projects.
Solar PV panel direct-energy heating is an option but may not be viable during long, dark winters, even with excellent fabric. A small heat pump may be your answer; underfloor heating likely will not be. The future might witness the phasing out of wood-fuel heating systems because they undermine our carbon commitments, hence I am hesitant to advocate these solutions.
It remains unclear why neither the Government nor the SEAI are backing such commendable projects as yours, but I would advise seeking assistance from your local authority about any other grants that could be in place to help.
Employing a professional advisor like a chartered building surveyor, who has expertise in these kinds of projects will safeguard you from making costly mistakes that can often be hard to rectify afterwards, as I am frequently called upon to correct such issues post-completion.
Fergus Merriman, a qualified building surveyor, belongs to the Society of Chartered Surveyors Ireland.
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