Controversial proposal to detail carbon footprint

PROPERTY sellers will have to account for how "green" their homes are when they put them on the market from next year. The move is part of the Scottish Executive's controversial plans for a single survey to be provided by property sellers to prevent potential buyers commissioning multiple surveys.

A final consultation on the single survey is being launched by ministers this week. The proposals suggest that, from 2008, an Energy Performance Certificate is included with the new survey pack. The certificate will be a key part of the single survey, informing potential buyers about gas and electricity costs and giving practical information on how to lower carbon emissions through measures such as improving insulation or updating heating appliances.

As well as outlining the impact a homehasontheenvironment,the certificate also shows the buyer how much money and carbon they could save by making changes.

Deputy communities minister Des McNulty MSP told the Sunday Herald the single-survey proposals would give people a "better picture" of what they get when they actually buy a house. He said: "We are bringing in the energy appraisal so house-buyers will get a sense of what it will cost to heat the property, and what they can save if they make any improvements. The whole idea of the single survey is that people get as much information as possible when buying a home."

Environmental and consumer campaignerswelcomedthemove.Chas Booth, from the Association for the Conservation of Energy, said: "One of the biggest barriers to warmer, more energy-efficient homes is that housebuyers are unaware of the fuel efficiency of homes - and have no way of finding out. These certificates will help fill that information gap, providing consumers with the knowledge they need to choose affordable, eco-friendly homes." Sarah O'Neill, legal officer at the Scottish Consumer Council said the single survey "is in the consumer interest" and welcomed the "common sense approach".

Withinthesingle-surveyscheme, sellers will also fill out a detailed questionnaire revealing the council tax band of the home, parking arrangements and factoringfees.

After years of wrangling over the scheme, the new consultation is being viewedasthelastopportunityfor groups to make their views known, and ministers are keen for the single-survey system to be used from next year.

Some,however,remainfiercely opposed to the single-survey proposal, many pointing out a pilot scheme designed to test the surveys on 1200 properties only attracted 74 home-owners, just one of whom was in Edinburgh.

Elizabeth Bruce, of the Royal Institute of Chartered Surveyors (RICS), said "a major downside" of the scheme is their members are not allowed to answer follow-up questions from buyers on surveys they have carried out because of insurance conditions. Any questions would have to be resolved by buyers ordering a new survey of their own.

Shesaid:"Ifonepersonqueries something on the survey the only way to avoid a conflict of interest is for the surveyor to contact everyone who has a copy of the survey to pass on the additional information requested - and our members are not going to do that.

"I'm also very concerned we are now in February 2007. Our members need time to make changes to their business structure and we really need some clarity about what is expected of them."

RonSmith,managingdirectorof Edinburgh Solicitors Property Centre (ESPC), said a recent survey showed that up to 90% of their member solicitors have serious concerns about the scheme, some fearing it could slow the housing market. He said:"Membersareworriedabout accepting purely on trust a survey paid for by the seller. The seller is paying, so the surveyor is inherently working for them."

"But the survey is meant to be taken on trust by the buyer. It creates quite a schizophrenic relationship," he added.

The Law Society of Scotland has also repeatedly called for the Executive to drop the proposed scheme.

JanetteWilson,convenerofthesociety'sconveyancingcommittee, said, while they approve of the questionnaire element, the compulsory survey was a step too far.