In France, new orders, significant impacts
In 2016 , all new buildings must be built to high energy performance standards ( Building low consumptionBBC , RT2012 thermal regulations; 2020 HQU High quality environmental) . For almost 10 years, the real estate market has changed. Today, when buying or selling real property (house or apartment) no question to forget the energetic quality of the building. In a recent study, notaries have also reported a price differential of 25% between two buildings based on its energy quality (1).
A real estate market for 10 years totally redesigned by the standards of energy performance.
The owner will always incur more work to maintain the property value of the building. Failing to conform to compulsory standard , a capital loss is certain (INSEE, Q1 2010).
Indeed , the index of housing prices seems to have fallen by 10% between 2011 and 2016 , but in reality , the quality requirements have greatly increased between these two dates, the owner will have to incur very heavy work to maintain its building at the required standards. Failing to have achieved these mandatory spending , lower property prices exceeds 10% .
Energy obsolescence of existing homes will accelerate in the coming years . Indeed, beyond the very next RT 2020 will be needed for new construction from 2020 ( generalization of buildings passive or positive energy ) (3) , two decrees confirming the acceleration of obsolescence of buildings energy come to be published in the Official journal.
The obligation to insulation work when facelift or roof repairs are incured.
This decree (4) simply provides for the obligation to mark insulation works:
A facelift (the rehabilitation of the existing coating, the replacement of an existing facing or the establishment of a new facing, for at least 50% of a building's facade, excluding openings);
Roof repairs (replacing or covering at least 50% of all coverage, excluding openings).
This work obligations are applicable from 01.01.2017 to residential buildings, office, trade, education and hotels. Real estate offices and shops are also involved Managers of SCPI will have to forsee these deposits, a very heavy work in their management.
There is no doubt that this work obligations will result in accelerating the obsolescence energy buildings (accelerated renovation of the housing stock increases the average quality of the building market depreciates buildings which didn’t start renovation).
The property owners will incur heavy work to maintain the property value (and these jobs are not counted in the evolution of property prices). There are exceptions to avoid this obligation to work (let see the boxd article)
there are exceptions to evade this obligation to work
There is a frame of pathology risk associated with any type of insulation. The project manager justifies the technical risk in producing a wellargued paper written by a righthand man;
Insulation work is not standard with easements or the legislative provisions and regulatory concerning the property law or the appearance of facades and their implementation;
Insulation work lead to the appearance of changes in construction in conflict with the requirements provided for the preservation areas, the architectural development areas and heritage, the surrounding historic monuments, listed sites and classified, or with the rules and requirements defined in accordance with Articles L. 15118 and L. 15119 of the Town planning code;
There is a clear disproportion between the benefits of insulation and disadvantages of technical, economic or architectural, the improvements made by this insulation having an excessive negative impact on quality of the use and exploitation of building the appearance of change outside the building in terms of its architectural quality or cost.
1. An exterior insulation significantly degrade the architectural quality. The client warrants of heritage or architectural value of the facade and of the potential damage, producing a reasoned note written by a professional mentioned in Article 2 of Law No. 772 of 3 January 1977 on 'architecture
2. The time of return on investment of the excess cost of adding insulation, net public financial assistance, exceeds ten years.
A change in the definition of decent housing with the insertion of conditions relating to the energy performance of the building.
This second decree (5), which is currently a draft decree, less essential, is the signature of a fundamental shift in favor of ever better energy performance of buildings.
Housing that does not meet the definition of decent housing could not be rented. This new definition of decent housing introduced an energy performance criteria in the definition of a housing that can be rented. Rest assured, the criteria are low and should not be penalizing!
However, this same idea of introducing energy efficiency in the definition of decency demonstrates the strength of the movement towards an increasingly virtuous housing stock.
(5)Draft, decree amending Decree No 2002120 of 30 January 2002 on the characteristics of decent housing taken for the application of Article 187 of Law No. 20001208 of 13 December 2000 relating to solidarity and urban renewal NOR: LHAL1602083D, Ministry of housing and sustainable habitat, http://www.legifrance.gouv.fr
From 2020, the housing must meet at least 3 of the following 6 criteria to qualify as a "decent". From 2025, the following 6 criteria must be met
1 Housing has a fixed heat source in good working condition in all main rooms within the meaning of the fourth paragraph of Article R * 1111 of the Code of Construction and Housing. If necessary, chimneys must be fitted with traps.
2. The doors and windows are such that they allow proper closure and have seals for sealing the correct air.
3. The glazing of windows and glass walls are present and in good condition.
4. Walls and walls of the housing to the outside or on a nonheated room are contiguous and have, by their nature and condition, tightness correct air.
5. The doors to an unheated facility have, by their nature and condition, tightness correct air.
6. The housing shows no excess moisture related structural conditions that can lead to excessive consumption of energy. present venting devices are maintained in good working condition so as to limit moisture.
Thus, energy efficiency will continue to revolutionize the real estate market forcing still more work to maintain the heritage value of real estate! (Or alternatively, accept a certain value less the value of their building).
Guillaume Fonteneau, conseiller en patrimoine France www.leblogpatrimoine.com