Interactive Energy Performance Certificate (EPC) user interfaces could allow householders to better assess potential retrofit measures, which could in turn prompt households to undertake energy efficiency measures and switch to clean heat systems.

This report aims to inform Scottish Government whether it would be beneficial to incorporate data or functionality into the national EPC register to support potential EPC interactivity.

The research explored a number of existing tools that offer a level of interactivity with EPC-like outputs and also involved a desk-based literature review.

Findings

Three levels of potential interactivity were identified to consider implementing in relation to EPCs:

  1. Simple interaction, where no new user data and no integration with a calculation engine are required.
  2. Medium interaction, where no new user data is required, but integration with a calculation engine is required.
  3. Detailed interaction, where customised user behaviour and occupancy inputs could update outputs via integration with an enhanced calculation engine.

No direct evidence was found to support whether simpler or more detailed interaction is more likely to prompt households to retrofit.

The EPC outputs likely to be most useful to households are costs: household energy running costs, running cost savings, and the capital cost of various retrofit measures. The extent to which these outputs may be customised varies, as does the complexity of implementation.

Customising more variables may not necessarily make the outputs more representative, since the reliability of obtaining some of those inputs may be quite low. At any level of customisation, it will be necessary to inform tool users that outputs are ultimately estimates.

There are a number of existing tools that already deliver energy advice to households, which have varying levels of interactivity and customisation.

Limited evidence was identified of a direct link between the provision of customised information and households being prompted to retrofit. However, various literature sources quoting both professionals and typical consumers call for interactivity and customisation of EPCs. There is also relatable evidence that the provision of tailored information to households can prompt behavioural change. Offering households some level of interactivity alongside a traditional ‘static’ EPC could therefore be beneficial.

For further information please read the report.

If you require the report in an alternative format, such as a Word document, please contact info@climatexchange.org.uk or 0131 651 4783.

Image credit: Photo by Laurentiu Morariu on Unsplash

 Research completed March 2025

DOI: http://dx.doi.org/10.7488/era/6008

Executive summary

This project was commissioned to inform the Scottish Government on the potential for an interactive Energy Performance Certificate (EPC) in Scotland. It is proposed that interactivity could allow householders to better assess potential retrofit measures. This, in turn, may prompt households to undertake energy efficiency measures and switch to clean heat systems. This report will help inform whether it would be beneficial to incorporate data or functionality into the national EPC register to support potential EPC interactivity.

Key findings

Three levels of potential interactivity have been identified for the Scottish Government to consider implementing in relation to EPCs:

  1. Simple interaction, where both (i) no new user data and (ii) no integration with a calculation engine are required. Users could choose between customised or simplified views of EPC data. Click-through links signposting to further information could also be included (e.g. about measures, funding, further advice services).
  2. Medium interaction, where (i) no new user data is required, but (ii) integration with a calculation engine is required. Users could see updated calculations based on already-completed as well as potential retrofit measures. Fuel costs could be updated in line with recent trends.
  3. Detailed interaction, where customised user behaviour and occupancy inputs could update outputs via integration with an enhanced calculation engine (medium interaction functions also included). Users could personalise a range of inputs for which default values are normally applied in an EPC calculation.

The EPC outputs likely to be most useful to households are costs: household energy running costs, running cost savings, and the capital cost of various retrofit measures. The extent to which these outputs may be customised varies, as does the complexity of implementation. For example, household energy running costs could be updated by simply considering the latest fuel prices. Or, it could be tailored by updating one or more of the following variables: fuel prices, occupancy, heating temperature set point, heating patterns, or the number of baths or showers taken per day.

However, customising more variables may not necessarily make the outputs more representative, since the reliability of obtaining some of those inputs may be quite low. At any level of customisation, it will be necessary to inform tool users that outputs are ultimately estimates. Actual energy use and costs will inevitably be influenced by annual climate severity, changing fuel prices, and changes in household circumstances.

There are a number of existing tools that already deliver energy advice to households. These have varying levels of interactivity and customisation. In response to user testing and feedback, many offer relatively limited customisation. Circumstantially, this supports the reasoning that a modest spectrum of customisation may be the limit to which users are prepared to use such tools.

Limited evidence was identified of a direct link between the provision of customised information and households being prompted to retrofit. However, various literature sources quoting both professionals and typical consumers call for interactivity and customisation of EPCs. There is also relatable evidence that the provision of tailored information to households can prompt behavioural change. Offering households some level of interactivity alongside a traditional ‘static’ EPC could therefore be beneficial. Unfortunately, no direct evidence was found to support whether simpler or more detailed interaction is more likely to prompt households to retrofit.

Considerations for implementation

If the Scottish Government is minded to pursue an interactive tool, there are various options. It may commission its own interactive tool, or alternatively, it may look to use or adapt an existing tool to deliver a similar service.

The Scottish Government will also need to consider how best to integrate net zero policy ambitions in the implementation of any tool outputs or recommendations.

Providing sufficient interaction/ customisation for end users to feel that outputs are relevant to them is likely to be most important. The ability to update information from a ‘static’ EPC to reflect changes that have already taken place will likely be key. Furthermore, the ability to toggle retrofit measures will give users a sense of choice and control.

While a relatively simple implementation may suit the majority of potential users, a minority of users may see particular benefit in tailoring a wider range of input variables. If ‘detailed interactivity’ were implemented (as defined above), then customised views/ functions for different user groups may help simplify the user experience.

Glossary / Abbreviations table

EER

Energy Efficiency Rating (from EPC certificates)

EIR

Environmental Impact Rating (from EPC certificates)

EPC

Energy Performance Certificate

GDOA

Green Deal Occupancy Assessment

PCDB

Product Characteristics Database

RdSAP

Reduced Data Standard Assessment Procedure. The Government tool for assessing the energy performance of existing homes for regulatory requirements.

Introduction

This project considers how an interactive Energy Performance Certificate (EPC) user interface may help to increase public uptake of energy efficiency and clean heating options in homes.

There could be an opportunity to integrate data that would support the development of an interactive EPC user interface when assessing the future needs of the national EPC register in Scotland. A system that enables the public to better assess energy efficiency and clean heat options may be expected to increase uptake of these measures. However, the Scottish Government needs to understand the likely benefits and limitations of such an interactive user interface before it makes decisions on changes to the EPC register.

Background and research scope

The focus of this report is on domestic EPCs. An EPC assessment combines findings from a physical survey of a building with standardised assumptions on how it is used. EPCs therefore provide an ‘asset performance assessment’ that allows homes to be compared to others elsewhere in the country. This is regardless of whether they are different sizes, specifications, or have different systems and/or use patterns. They are accompanied by a Recommendations Report. This provides examples of measures that may improve the efficiency of the home and make savings, intended to encourage homeowners to take action. Recommendations are presented in a set sequence that follows a fabric-first approach, with renewable energy sources considered last. EPCs are therefore an important source of information for homeowners and buyers to inform decision making.

However, the presentation of recommendations and savings means users are not aware of the impacts of implementing measures out of sequence. Also, EPCs do not provide information regarding potential options for switching to cleaner heat systems where properties are currently served by another fuel type. EPCs as therefore not necessarily aligned with the aims of the Scottish Government Heat in Buildings Strategy with regard to clean heat systems. Savings predictions reflect the standardised assumptions made in the EPC calculation in relation to occupancy and heating patterns. This makes the EPC less helpful when a homeowner wants to understand the benefits and savings they may experience according to their own circumstances. Offering users a level of interactivity may allow benefits of different potential improvement measures to be expressed. This can lead to more tailored recommendations and thus may better support users to act on them. There could therefore be value in a traditional ‘static’ public EPC for regulatory compliance, and an interactive interface to provide customisation for homeowners.

The scope of the research was therefore to identify the data inputs and outputs that may be relevant to an interactive EPC and consider how data inputs may be sourced.

The focus was on interactivity that would allow homeowners to input contextual information about how they use their home; essentially customising aspects of the EPC calculation that would otherwise use standardised assumptions, e.g. occupancy, heating patterns and temperatures. It was assumed that data obtained from an original EPC building survey would not fundamentally be challenged, e.g. floor areas, construction types. However, it is acknowledged that homeowners may wish to update information where retrofit works had already taken place since the EPC was carried out. For example, when new insulation has been installed or when energy systems have been upgraded or changed. Note that implications of the General Data Protection Regulation (GDPR) on interactive EPCs were deemed beyond the scope of this study.

Further, we sought evidence to understand the benefits and limitations that an interactive EPC interface may provide, to demonstrate whether user interactivity has led to increased uptake of retrofit measures. Our research explored a number of existing tools that offer a level of interactivity with EPC-like outputs. These were primarily targeted at homeowners (i.e. covering domestic/ residential properties), although portfolio-level tools were also briefly considered. The research also involved a desk-based literature review.

Data inputs and outputs for potential EPC interactivity

EPC review

Domestic EPCs for Scotland are produced using the UK Government’s Standard Assessment Procedure (SAP) implemented in approved software tools. For existing dwellings, it is recognised that detailed construction information is unlikely to be available. A ‘reduced data’ version of SAP (RdSAP) is therefore used, which makes assumptions about the construction based on age, etc. A selection of the inputs and outputs of the resulting calculation are held centrally in the Scottish Government’s EPC Register. Note, however, that not all intermediary outputs from the RdSAP calculation steps are held on the Register.

EPC outputs

We reviewed the outputs reported on a current Scottish domestic EPC (as at 2024). Those that may be relevant to end users making decisions on energy efficiency and clean heat measures were identified, as noted below. Further metrics proposed in the Scottish Government consultation on EPC reform were also considered for insight into potential future changes.

  • Energy Efficiency Rating (EER) (also known as the ‘SAP score’; Proposed to be called ‘Energy Cost Rating’ following EPC reform)
  • Environmental Impact Rating (EIR)
  • Primary energy indicator (kWh/m2year)
  • Running costs (£ for 3 years)
  • Savings (from potential recommended measures) (£ for 3 years)
  • Savings per recommended measure (£ for 3 years)
  • Recommended measures capital cost (£)
  • Emissions from the home (kgCO2/m2/year)
  • Space heating demand (kWh/year)
  • Water heating demand (kWh/year)
  • Heat Retention Rating (proposed for EPC reform; expected to be similar to Space heating demand metric)
  • Total energy use (proposed for EPC reform; expected to be similar to the calculation for primary energy indicator, but for delivered energy, i.e. without primary energy multiplier)

Dependent inputs

We then interrogated the underlying RdSAP calculation methodology[1] to identify the key inputs used to calculate the identified outputs. All outputs are derived from numerous inputs and calculation steps, with the exception of ‘Recommended measures capital costs’, which are simply quoted reference values. Inputs that offer the potential for contextual customisation relevant to particular occupant behaviour/use are noted below.

  • Fuel prices and standing charges
  • Capital costs for retrofit measures
  • Number of occupants
  • Number of baths or showers taken per day
  • Living room comfort temperature set point
  • Heating pattern on/off times (for a normal day and an alternative day, e.g. weekend)
  • External temperature (from regional climate information)

Ease of implementation

We made a qualitative assessment of the ease with which the above EPC outputs may be customised via calculation. Extensive customisation of an RdSAP calculation using occupancy parameters was implemented in the Green Deal Occupancy Assessment (GDOA) tool[2]. Since the GDOA tool functionality already exists[3], customisation of a number of contextual/ user inputs could be relatively easily facilitated in an RdSAP 2012 calculation. The following ‘ease of implementation’ ranking was therefore applied to the EPC outputs identified above:

  • High ease: Where an output already held on the Scottish EPC register could be adapted via a straightforward side calculation (i.e. where no RdSAP calculation engine would be required to re-model the impact).
  • Medium ease: Where the output could be updated by implementing aspects of the GDOA as part of a new RdSAP calculation, using data held on the EPC register.
  • Low ease: Where customisation of metrics has not previously been implemented in an RdSAP calculation, and therefore more work would be required to implement.

Note: In assigning this ‘ease’ hierarchy, it is assumed that the data held in the non-public version of the Scottish EPC register aligns with the import requirements of an RdSAP 2012 calculation. This appears likely to be the case based on summary information provided by the Scottish Government for this study. However, this would need to be verified in order to validate the recommendations of this study.

Table 1 shows the qualitative ‘ease of implementation’ ranking for customised EPC outputs.

The table refers to the SAP Product Characteristics Database (PCDB). The PCDB holds reference data for mechanical systems, which is used in SAP and RdSAP calculations. It also holds fuel prices and estimates for the capital costs of measures that are used in RdSAP calculations. Fuel prices are updated in the PCDB every 6 months but they are fixed in an EPC at the time of its issue. Capital cost of measures are only updated when a new version of the RdSAP methodology is released.

Currently, the EPC register does not store fuel use totals from the RdSAP calculation, although it is an intermediary calculated value that underpins many subsequent metrics. It is understood that this data is absent from both the public and non-public versions of the register held by the Scottish Government. It follows that even relatively simple-seeming amendments to EPC outputs, e.g. updating fuel prices, would require an RdSAP calculation to be re-run. Two scenarios have been presented in Table 1 for ‘Recommended measures capital cost’. Scenario A is assigned a ‘high’ ease of implementation, while Scenario B is assigned a ‘low’ ease of implementation. The measures costs applied to an EPC are generic and not tailored to the property (e.g. according to property dimensions, or similar). Scenario A assumes this is still the case but an alternative, updated source for measures costs could be referenced by an interactive tool. Customised retrofit measures costs were not a function that was implemented in the GDOA. Therefore, if such a customisation function were desired, this scenario would have a low ease of implementation.

EPC output

Ease of customisation ranking

Notes

Energy Efficiency Rating (EER) (Energy Cost Rating)

N/A

A regulatory metric fundamentally based on standardised assumptions for comparability. We therefore suggest that this metric should not be customised.

Environmental Impact Rating (EIR)

N/A

As with EER, a regulatory metric fundamentally based on standardised assumptions for comparability. We therefore suggest that this metric should not be customised.

Primary energy indicator

Medium

Calculation re-run with inputs customised.

Running costs

Medium

Calculation re-run with custom fuel prices, updated costs from PCDB and/or with other inputs customised.

Savings (from potential retrofit measures)

(also ‘per measure’)

Medium

Calculation re-run with custom fuel prices, updated costs from PCDB and/or with other inputs customised.

Recommended measures capital cost

Scenario A: High

Scenario B: Low

Scenario A: Values are not used in any output calculations. Updated typical/ generic values from an external source could therefore be presented to users relatively easily.

Scenario B: Currently no function exists to ‘customise’ costs via an RdSAP calculation (e.g. according to property dimensions, or similar).

Emissions from the home

Medium

Calculation re-run with inputs customised.

Space heating demand

Medium

Calculation re-run with inputs customised.

Water heating demand

Medium

Calculation re-run with inputs customised.

Heat Retention Rating (proposed)

N/A

Proposed to be a regulatory metric fundamentally based on standard assumptions for comparability. We therefore suggest that this metric should not be customised.

Total energy use (proposed)

Medium

Calculation re-run with inputs customised.

Table 1: Ranking of current and proposed EPC outputs according to their anticipated
ease of customisation

End user value of existing EPC outputs

The EPC outputs identified in 5.1.1 were qualitatively assessed for their likely importance to end users in retrofit decision making. Discussions were held with Retrofit Coordinators at the National Energy Foundation, who directly engage with households on energy retrofit. Their feedback is supported in various studies (including National Retrofit Hub (NRH), (2024), Which? (2024), Jones (2022), and Bančič, Vetršek and Podjed (2021)) that have examined which metrics different end users find or would find valuable when considering home upgrades. In Table 2, the EPC outputs have again been assigned a ranking, this time indicating their expected usefulness to end users. Notes provide supporting rationale for each ranking.

EPC output

Likely importance to end users

Notes

Energy Efficiency Rating (EER) (Energy Cost Rating)

Medium

As a relative metric intended to enable comparison between dwellings, it is somewhat conceptual for consumers. However, it does show a relative point on a sliding scale of ‘good’ and ‘poor’ energy efficiency performance.

Environmental Impact Rating (EIR)

Low

Most consumers do not have a tangible concept of carbon emissions, although the rating does show a relative point on a sliding scale of ‘good’ and ‘poor’ environmental performance.

Primary energy indicator

Low

Primary energy is likely to be an unfamiliar concept for most consumers. It does not correspond directly to people’s actual energy bills despite incorporating ‘kWh’, which could cause confusion.

Running costs

High

Likely to be one of the most important, and tangible, indicators for consumers.

Savings (from recommended measures)

High

Likely to be one of the most important, and tangible, indicators for consumers.

Recommended measures capital cost

High

Consumers may not otherwise have an idea of relative costs of improvement measures prior to seeking their own quotes for work.

Emissions from the home

Low

Most consumers do not have a tangible concept of carbon emissions.

Space heating demand (Heat Retention Metric)

Medium

Allows users to see a breakdown of energy by end use (i.e. space heating). Some people may not readily relate to it being expressed in ‘kWh’.

Water heating demand

Medium

Allows users to see a breakdown of energy by end use (i.e. water heating). Some people may not readily relate to it being expressed in ‘kWh’.

Table 2: Ranking of EPC outputs according to their likely importance to end users
in retrofit decision making

Simple cost-based metrics are more likely to be easily understood by consumers and are therefore more likely to contribute to retrofit decision making. This includes running costs and cost savings from potential retrofit measures. Energy assessors, consultants or other professionals in the sector may see value in the other metrics, but feedback suggests these are of less use to households. Furthermore, the concept of carbon emissions is identified in the above reference sources as not being tangible for most consumers, despite national policy striving for ‘net zero’.

Review of existing interactive home energy advice tools

Numerous tools are available, beyond a traditional RdSAP calculation, that offer EPC-type outputs to users with a level of interactivity/customisation. A selection of these tools were reviewed for this study to consider the possible forms a Scottish EPC user interface could take. Tools were identified using web searches and the knowledge of the research team. Criteria for inclusion included:

  • A domestic/ housing focus
  • An aspect of interactivity/customisation
  • Outputs similar in nature to those on an EPC (e.g. energy use, cost, retrofit recommendations)

Six tools were then selected for more detailed investigation. Selection criteria included:

  • Sufficient information available so they could be assessed for this research
  • Tools offering differing levels of interactivity/customisation
  • Limiting duplication of tools created by a single organisation, unless they offered something distinctly different from one another
  • Inclusion of a commercial/ portfolio assessment tool

We assessed outputs provided by each tool and the customisable inputs they request from users. These are summarised in Table 5 and Table 6 respectively, in Appendix A, alongside the outputs and inputs discussed earlier for EPCs. For the latter, the potential inputs are those of the RdSAP Green Deal Occupancy Assessment, which is taken as a baseline for calculation customisation potential.

It is apparent that many consumer-facing tools are based on a limited number of calculation engines. The Energy Saving Trust (EST) engine and the Parity Projects/ Core Logic engine appear to be popular options underpinning branded tools. These front-end tools may offer slight variations in presentation or user functionality, but they draw on the same foundational data and calculation approach. All tools rely on an underlying RdSAP calculation engine to generate outputs. However, they do not offer the full functionality of RdSAP to be customised, instead utilising many assumptions and generalisations. Most tools use at least some EPC data (from the EPC register) to pre-populate information for calculations.

Tools typically offer one or more of the following levels of interactivity/customisation:

  • Ability to toggle potential retrofit measures on or off and assess impacts/ benefits
  • Ability to make simple updates to property data (compared to that held on EPC), e.g. if insulation or new windows have been installed. Some also ask if there is space to facilitate renewable energy systems
  • Ability to provide basic contextual or occupancy information (some tools will typically progress with assumptions if users do not wish to provide customised information e.g., number of occupants, typical living room set point temperature, when people are typically at home)
  • Ability to provide more detailed contextual or occupancy information (again, some tools will typically progress with assumptions if users do not wish to provide customise information e.g., number of baths and showers taken per week, actual energy use totals from bills)

Many tools also offer further interactivity that does not relate to the calculations process but provides users with additional information. Examples include click-through links providing:

  • Specific information about retrofit measures
  • Information about potential funding or finance options
  • Links to trusted trades or advisory services (e.g., TrustMark, one-stop-shops)
  • Links to professional whole house retrofit plan or Retrofit Coordination services

It was noted in discussions with NEF that consumers often feedback that they are not confident translating a retrofit plan into action. There is apparently often distrust of trades/ contractors. Qualitative information such as that above may help households build confidence to take plans forward.

None of the consumer-facing tools reviewed allows for customisation to the same extent as the GDOA tool. The EST/ Home Energy Scotland tool provided the widest range of user customisation options. From discussions with a selection of tool owners, their user testing and feedback has identified a need for relative simplicity. It is assumed that this reasoning has also been applied to other tools, as they often offer similar functionality.

All the reviewed tools focus on the outputs expected to be of most value to consumers, as noted in section 5.1.4. These include running costs, cost savings from measures and the expected capital cost of retrofit measures. Most tools also report associated carbon emissions. However, despite this alignment in key outputs, the extent to which inputs can be customised varies across tools. It may be expected that outputs based on more extensive customisation will be more representative of a user’s actual circumstances. It is relatively unlikely that users will have an appreciation of this though, since they may only ever interact with one tool. All tools evidently have their place in the market, though it is very difficult to accurately assess their respective ‘success’ (i.e. the extent to which they encourage homeowners to undertake retrofit). Some commentary is offered in relation to specific tools below.

A consistent aspect of functionality offered across all tools is the ability to update whether some building elements have already been enhanced. They all also offer the option to select different potential retrofit measures to form a tailored retrofit plan. It should be noted however, that these outputs are not equivalent to a ‘whole house retrofit plan’ as defined by the PAS 2035 framework (BSI, 2023). These aspects of interactivity can help consumers consider the impacts of certain retrofit options and thus they can provide a useful step beyond a traditional ‘static’ EPC. It may be inferred that these are the aspects of most value to consumers, and there is perhaps less focus on perceived ‘accuracy’ of further customisation. Some aspects of the reviewed tools are discussed in more detail below.

UK Government ‘Find ways to save energy’ tool

This tool is owned by the Department for Energy Security and Net Zero (DESNZ). It uses an RdSAP engine hosted by BRE that implements selected parts of the GDOA. It includes default assumptions being made for parts of the GDOA that users are not asked to customise. DESNZ have indicated in discussions that user testing and consumer feedback has shaped the current functionality of the tool. For example, an earlier release of the tool included more customisation questions. However, these were removed as they led to high levels of user ‘drop out’ associated with those questions (i.e. users exited the online tool without completing beyond certain questions). Additional feedback suggests that a minority of users (estimated ~10%) would like more detail than the tool currently offers. DESNZ are exploring options for potential future updates.

EST engine backed tools

Three different tools were reviewed that utilise EST’s calculation engine:

  • Home energy check (branded as Home Energy Scotland)
  • Go renewable tool, developed with the Microgeneration Certification Scheme (MCS)
  • The Snugg Plan Builder (an example with a custom branded front end)

Each offers slightly different functionality and very different user interfaces. For example, the Home Energy Scotland tool does not directly link with the EPC register. However, users are encouraged to obtain their EPC information (from the register if not readily available) to aid answering questions. The Go renewable tool, as the name suggests, focusses on advising on renewable energy systems. It also gives recommendations on basic fabric efficiency measures that should ideally be carried out in conjunction with certain renewables.

Go Renewable and the Snugg Plan Builder each introduce some novel output metrics. Go Renewable offers a ‘heating system running cost metric’, which allows different heating system options to be directly compared. The Snugg tool features a metric on the potential income from a PV system (based on the Smart Export Guarantee). It also estimates a potential increase in property value increase resulting from installing retrofit measures. ‘Savings’ metrics may not motivate landlords or people that do not expect to stay in a home that long. However, metrics linked to property value may be an alternative motivator for such users.

Parity Project/ Core Logic ‘EcoRefurb’ tool

EcoRefurb is part of the Core Logic ‘Plan Builder’ suite of tools. It is an example of a branded front-end tool that uses the underlying Core Logic engine. According to the developers, user testing shaped the development of both inputs and outputs within the tool. One key aspect they identified as important was the provision more customised measure recommendation costs for users. Very few users apparently fed back that they would like to get into more detail in the initial assessment. More detail may be customised in the Plan Builder tool Core Logic provide to Retrofit Coordinators (similar to that in the GDOA) however, this was not reviewed during this study.

IRT ‘DREam’ stock assessment tool

Stock-level assessment tools were also considered during this study, although it is acknowledged that householders are not their target end users. The IRT tool is one such example intended for housing providers[4] (e.g. social landlords) to assess potential retrofit options at a stock level. Customisation typically focuses on filling data gaps where individual property surveys or EPCs have not been conducted. They also allow updated information to be input, based on maintenance records for example, to provide updated energy data for properties. A key feature of the DREam tool is that it integrates a map function and can overlay areas by index of multiple deprivation for example. It also provides comparisons of funding options that may support housing providers to deliver area based retrofit schemes. Understandably, occupancy-based customisation is not a focus of tools such as this. However, the property information updating and measures toggling functions are evidently important interactive outputs for the tool’s target audience.

 

Discussion: Levels of interactivity

Three broad levels of interactivity (simple, medium and detailed) are identified here for potential application to the existing EPC, for consideration by the Scottish Government. These levels reflect the functionality of the calculation tools that underpin an EPC and the capabilities of other existing interactive ‘energy advice’ tools that have been reviewed. This also assumes that data from the non-public version of the Scottish EPC register is sufficient to recreate a new RdSAP 2012 calculation for a dwelling.

Simple interaction

This is characterised as interaction that requires no new user data to be input and no calculation engine. Examples of potential functionality could include:

  • The ability to provide switchable, customised or simplified views for data for different types of user via an online interface. For example, more detailed EPC information could be accessible by professionals, while only key outputs may be required by households, with options to switch between views.
  • Click-through links signposting users to further information – such as details about measures or funding, links to trusted tradespeople or advisory services, etc.

Medium interaction

At this level, no new data inputs are required from users, but an RdSAP calculation engine would be needed to support provision of increased interactivity. Examples of potential functionality could include:

  • Allowing users to select their own potential retrofit measures, providing tailored cost savings for different retrofit approaches or combinations of measures (rather than a fixed sequence as per the current EPC methodology).
  • Enabling potential updates to property information where retrofit measures have already been installed.
  • Incorporating updated fuel costs sourced from the latest version of the PCDB.

Detailed interaction

Here it is assumed that a calculation engine is capable of incorporating customised user inputs to inform updated outputs. (All of the medium interaction functions above should also be possible at this level.) Examples of potential customisation could include updating with:

  • Actual household fuel costs and standing charges.
  • Actual number of occupants.
  • Actual living room temperature set points, heating schedules.
  • Actual number of baths or showers taken per day by household.

Section 6 discusses the ease with which data inputs may be sourced. It highlights that there may be a sliding scale of complexity of customisation at the ‘detailed’ level.

Implications related to RdSAP 10 and the Home Energy Model (HEM)

Data currently held on the Scottish EPC Register will have been created using the RdSAP 2012 software version. Reusing this data to re-run a new RdSAP calculation will therefore be more straightforward with an RdSAP 2012 engine. This is subject to confirmation that data held in the non-public version of the register is an appropriate format.

An updated version of the software, RdSAP 10, is currently in development. The ‘full’ version of SAP 10 has been in use since 2022 for newly built homes. It introduces several updates, related to heat pumps and introduces battery storage into calculations.

Translation of existing EPC Register data (created under RdSAP 2012) for use with a newer SAP engine such as the proposed RdSAP 10 would be more complex. Additional assumptions would need to be added alongside the original data from the EPC register. Furthermore, there is also no GDOA implementation in RdSAP 10 (i.e. customisation of occupancy parameters), so a further exercise would be required to replicate this functionality. However, moving to an RdSAP 10 engine would bring any new tool in line with the most current calculations, based on updated research.

The Home Energy Model (HEM) is a new calculation methodology that will eventually replace SAP and RdSAP. A key change in this approach is that calculations will be performed with much finer time resolution. While existing SAP and RdSAP calculations consider a monthly timestep, HEM utilises a 30-minute resolution. This is expected to better-represent heating demands, energy storage and demand flexibility potential for example.

HEM is based on a fundamentally different underpinning architecture compared to SAP. It will use ‘wrappers’ to assess different use cases, with each wrapper defining inputs and outputs that are processed by the core HEM model. One such wrapper will support the Future Homes Standard (FHS). In this context, key changes to modelling assumptions are expected compared to SAP. For example, assumptions about occupancy being linked to floor area (as in SAP) to being based on the number of bedrooms in a property. These changes reflect evolving consumer behaviours and systems operation patterns, highlighting further divergence from the assumptions used in SAP 10.

HEM will undoubtedly offer additional functionality compared to SAP, along with the ability to assess certain technologies more effectively due to its increased granularity. Some innovators, such as City Science and Furbnow, are already attempting to link existing home energy assessments to HEM. Both have undertaken projects in this space with the support of Innovate UK. However, during presentations at the Innovate UK ‘Net Zero Heat Open Day’ both organisations reported that additional input data, gathered from surveys and/or monitoring, is needed to achieve this (UKRI, 2024). That being the case, it seems unlikely that data from the existing EPC register could readily be aligned with HEM. Exploring the effort likely required in achieving this was beyond the scope of this study.

 

Data collection/ input methods and limitations

Review of potential data sources

A number of potentially customisable data inputs were identified in section 5.1.2.[5] This section explores ways such data may be sourced and/ or physically input into a tool (e.g., automated versus manual methods). While several theoretical options have been explored, the likelihood of some such information being available/ usable short term is low.

Table 7 in Appendix A gives an overview of relevant data input options that were identified during this study. Each input method was qualitatively assessed, based on the research team’s judgement, on a ‘high, medium, or low’ scale against the following parameters:

  • The ease of data input for the user
  • Likely reliability of the information
  • Likelihood of an information source to be available in the short-to-medium term

The rankings were assigned a score (High = 3, Medium = 2, Low = 1). These were summed to provide an overall current ‘readiness’ metric (scored out of 9).

Manual data entry approaches

Manual approaches rely on households obtaining data from existing sources (such as energy bills) or simply recalling their comfort/ heating preferences (e.g. temperature set points and heating patterns). Users will also readily know how many occupants are typically in the house.

The current readiness score of some manual inputs reflects the potential risk of reduced reliability when households need to consider typical conditions over a whole year. For example, if users never adjust temperature set points on their thermostats, reliability of temperature inputs may be high. This may also be the case if they never adjust programmed heating patterns. However, users are unlikely to take account of incidental day-to-day or seasonal adjustments made outside the normal programming. It is also unlikely that households would consistently track their average number of baths and showers per day for a whole year. A best estimate based on typical patterns seems far more likely. Reliability of some inputs may therefore be low when it depends on household recollection rather than on actual recorded data.

Automated data entry approaches

Automated methods range from updating information from the PCDB through to potentially obtaining data from internet of things smart devices. Fuel prices and standing charges could be taken from the most recent version of the PCDB. There are artificial intelligence (AI) tools that exist (generally intended for businesses) that can extract information from digital energy bills. However, for individual households, such tools are unlikely to be warranted since the information could manually be obtained relatively easily. Smart sensors include motion detectors (inferring occupancy), shower sensors, thermostats and programmers. All of these devices may theoretically be able to track and log conditions and output household data.

Note that there is currently no function or API (Application Programming Interface) to import external data sources into an RdSAP calculation. SAP calculations call on data held in the PCDB, but this database is updated periodically and not accessed ‘live’. The automated transfer of data is therefore an aspect that would need to be developed, if such functionality were desired. Subsequently, any proprietary sources of data (e.g. from consumer apps) would need to be collated and formatted accordingly to feed into SAP. It is assumed that users would be unlikely to manually process such data themselves if it were not automatically formatted and exported.

Automated methods therefore tend to score less highly than equivalent manual methods in the combined readiness metric. They score highly with respect to the ease of data input for the user and many provide inherently reliable data. However, they score low on the short-term likelihood for such automated functionality to be available. Fuel prices updated automatically from the PCDB are assumed to be less reliable than actual data from household bills due to averaging. However, the relative ease of implementing such an update still gives a high overall readiness score (8 out of 9).

Discussion of external temperature data

The RdSAP calculation utilises climate data broken down into 21 UK regions. These include assumptions for monthly average external temperatures. It is possible that some users may question whether the granularity of these climate zones is representative of their local conditions. However, it is quite likely that most users would not have the necessary awareness to challenge the relative accuracy of the climate data used.

Monthly temperature data is available from the MET office (the source of the current RdSAP climate data) at a resolution of 2km. This is a far higher resolution than the 21 UK regions. The format is essentially the same as is used in an RdSAP calculation. However, it would require reasonable effort (and signposting) for users to obtain this data manually and enter it into a user interface. As discussed above for automated methods, there is currently no function for new data to be imported into RdSAP. This would need to be specifically developed to automate the input of new, more granular external temperature data.

Something of potential interest to users and the Scottish Government is that the MET Office also provide ‘future climate scenario’ data sets. If incorporated into an RdSAP calculation, it would be possible to see the impact of changing climate conditions on key outputs and recommendations. Granularity varies depending on the type of climate predictions offered. For example, monthly average temperature predictions against the highest emission scenario (RCP8.5) are projected at a 12km scale. Import of such data to RdSAP would face the same challenges as other updated MET Office data noted above.

Varying interactivity options for outputs

Table 3 shows the outputs assessed as being of highest importance to consumers[6] alongside the relevant potentially customisable inputs. ‘Emissions from the home’ is also included, since the policy focus of retrofit is ultimately on achieving net zero emissions. Both a ‘medium interaction’ and ‘detailed interaction’ version (as per section 5.3) is included where such options exist. Note the medium interaction would require a SAP calculation engine but no new user input, instead using updated information from the PCDB or elsewhere. The highest ‘readiness’ levels determined for each of the data inputs is presented in the table.

EPC output

Fuel prices

Fuel standing charge

Capital cost of retrofit measure

Number of occupants

Main temp set point

Heating pattern timings

Partially heated rooms

Number of baths & showers per day

External temp

Running costs (medium interaction)

8

8

       

Running cost (detailed interaction)

9

9

 

9

7

7

7

6

7

Running cost savings (medium interaction)

8

        

Running cost savings (detailed interaction)

9

  

9

7

7

7

6

7

Measures capital cost (medium or detailed)

  

7

      

Emissions from the home (detailed interaction)

   

9

7

7

7

6

7

Table 3: Highest ‘readiness level’ of data inputs that may be customised for
EPC outputs (at varying levels of interaction)

While some outputs in Table 3 have several potentially customisable inputs, not all may necessarily be customised. The example tools reviewed in section 5.2 implement different customisable inputs yet deliver essentially equivalent outputs. The inputs therefore represent a sliding scale of potential customisation.

Users may find it quite easy to customise one or two inputs with a high-scoring readiness indicator. Meanwhile, a more bespoke version of the same outputs may be possible, but the ease with which the data may be reliably obtained may be lower. This creates a potential risk of dubious accuracy; an output may seem to be accurate since it is based on multiple user customised variables. However, those variable values themselves may be inaccurate or unreliable, thus reducing the overall representativeness of the output. A sensitivity analysis on this phenomenon is unfortunately beyond the scope of this present study.

Absolute accuracy may not in fact be so relevant for an interactive tool intended to aid retrofit decision making. Pre- and post- retrofit energy performance of homes is relative; after all, many variables out of a user’s control influence energy consumption and cost over a given year. (e.g. external climate, energy price changes, varying household needs.) Providing sufficient interaction/ customisation for end users to feel that outputs are relevant to them is likely to be most important. The ability to update information from a ‘static’ EPC to reflect changes that have already taken place will likely be key. The ability to toggle retrofit measures selection will give users a sense of choice and control. Other input variables may be of more or less interest to users depending on how far they feel their behaviours are from ‘typical’. Households that align with these national trends may see little variation in customised calculations compared to default calculations. It is only when household characteristics are quite different from national trends that it may make notable differences to retrofit recommendations.

Evidence of intended outcomes

We looked for evidence that directly linked the use of interactive tools to the initiation of retrofit measures. Information was also sought on whether different types of interaction or customisation were more likely to prompt household decision making. A desk-based evidence review sought information from academic articles and grey literature. A selection of search terms were initially used, as detailed in Appendix B. These were expanded upon as other terms and concepts were identified in the reviewed sources.

In addition, advisors from NEF provided general feedback based on their experiences of directly supporting consumers with retrofit projects and administering grants.

Feedback related to the use of existing interactive energy advice tools, such as those discussed earlier, was also explored. This was primarily via online sources, though interviews were conducted with tool developers where possible. DESNZ (as owners of the UK Government ‘Find ways to save energy’ tool) and Core Logic (EcoRefurb tool) provided direct feedback on their respective tools.

The evidence review was widened to ‘relatable activities’ when it became clear that limited information was available on interactive tools and retrofit. Relatable activities were defined as those in which the provision of some form of customised information prompted behavioural change. The scope was limited to households and housing, and to at least energy-related behaviours, if not retrofit specifically. This broader search was not exhaustive but was intended to provide indicative context relevant to the primary concept.

Review of literature

Many sources suggest there is a need for interactivity and customisation of EPCs, with inference that this could promote the uptake of retrofit measures. However, no evidence was identified in the literature review to confirm that interactive tools would, or have directly, prompted retrofit actions. Nor did the literature review indicate what level of interaction or customisation might be more likely to prompt households to undertake retrofit.

Several EU research projects have explored ways that EPCs could be improved to better-serve various end uses (e.g. U-CERT, D2EPC, X-Tendo, CHRONICLE, EDYCE, Smart living EPC). U-CERT produced an extensive series of recommendations for EPCs (Bančič, Vetršek, and Podjed, 2021). This followed interviews and focus groups with different types of potential EPC users across 11 participating EU countries. Some recommendations related to improved granularity of calculations and reducing the ‘performance gap’ by using dynamic simulation and the use of measured data. However, many specifically focus on helping users better understanding energy use and prompting retrofit action. Several of these are also recognised in other sources (discussed below).

Example recommendations include:

  • Focus on cost-based metrics, as these are most tangible for users
  • Offer interactivity to make the information relevant to a user’s own circumstances and context
  • Provide different views tailored to the needs and knowledge levels of various users:
  • (a) non-professional users, for buying and selling properties, for energy management, and for retrofit recommendations.
  • (b) Professionals and more advanced users with more detail and technically specific data.
  • Digitalisation offers the potential for a ‘modular’ approach from basic to expert with options according to user interests
  • Explain the context of assumptions, so users understand if their patterns are likely to be different to what is assumed

Various studies have investigated the extent to which current static EPCs motivate users to retrofit. A recent study by Which? (2024) indicated that EPCs are rarely used to inform renovation decisions. Users instead rely on advice from builders or their intuition. The study suggests that the current format of EPCs does not effectively encourage homeowners carry out energy efficient home improvements, nor does it meaningfully guide their choice of measures.

The D2EPC research study found that less than 5% of end users were motivated to retrofit because of their EPC (Panteli and Duri, 2021). At least half of those surveyed were also not convinced that their EPC accurately represented their building’s energy efficiency. A Barclays/ Ipsos survey (Barclays, 2023) suggests that over half of homeowners do not feel confident making homes more energy efficient. A further study (Hiscox, 2018) indicates that a third of those surveyed renovated to keep up with current trends rather than for functional reasons.

The U-CERT and Which? studies indicate there is a need to update an EPC so they can still be relevant if some changes/ improvements are made. Otherwise they are readily obsolete (Bančič, Vetršek, and Podjed, 2021; Which?, 2024). The Which? study also states that EPC recommendations are too rigid, presented in a specific order rather than tailored to household priorities and budgets. This need for greater flexibility was echoed in discussions with Retrofit Coordinators at NEF who work directly with consumers. They observe that many households are favouring less disruptive, less risky technologies, rather than deep energy efficiency retrofit measures. App-linked technologies also gaining popularity, raising people’s interest in things like heat pumps, PV and battery storage.

This supports a case for savings forecasting across a flexible sequence of measures, rather than the pre-defined order used in EPCs. However, NEF note the importance of linked guidance (i.e. simple interactivity) on risks and implications of implementing measures outside a validated sequence. They advocate the role of Retrofit Coordinators in developing whole house retrofit plans to help households avoid unintended consequences. The U-CERT recommendations similarly stress the value of contextual information and guidance alongside an EPC (Bančič, Vetršek, and Podjed, 2021).

The majority of reviewed literature generally supported the concept of interactivity for EPCs. However, in the experience of innovators ‘Furbnow’ (UKRI, 2024), some users were not confident in entering property data in EPC tools. For this study, we recognise that there is a risk that too much complexity could deter users. Simpler interactivity may therefore be preferable.

Review of relatable activities

The literature review was widened to ‘relatable activities’ based on the research team’s experiences in the energy and retrofit sector. This included exploring links between interactive outputs and intended behavioural change on retrofit plans, smart meters and green finance (for retrofit). Reviewing these relatable activities provided some evidence that customised and/ or interactive information can prompt intended behavioural change among households.

Retrofit plans

Retrofit plans are bespoke reports intended to guide owners on how to retrofit their homes. These follow the principle of considering the individual context of a retrofit, (e.g. user influence), i.e. they include customised recommendations. Building Passport trials (including renovation plans) have been in place for a number of years in several countries and have also been the subject of previous ClimateXChange research (Small-Warner & Sinclair, 2022). Despite this, no quantitative evidence was found that their implementation increases retrofit uptake. Only circumstantial evidence of ‘intent’ from end users was given, suggesting likely future uptake of measures. In other words, it is not currently possible to directly link the implementation of renovation plans in Building Passports to a measurable increase in retrofit.

In the iBroad project trial, the majority of respondents agreed that a renovation roadmap enables and motivates them to undertake retrofit measures (Irish Green Building Council (IGBC), 2020). Similarly, 63% of experts surveyed for the follow-up iBroad2EPC project believed that tool would motivate homeowners to renovate (Mellwig, Maiwald, and Pehnt, 2024).

It was observed that renovation plans implemented in EU countries generally follow national policy by prioritising energy efficiency recommendations before renewable energy measures (Enefirst, no date). This is similar to the current approach taken in UK EPCs. As implemented, these plans do not necessarily provide the flexibility called for in many discussions of EPC reform. They are however, tailored to personal circumstances based on assessor expertise.

Smart meters

Smart meters serve multiple purposes. These include accurate billing, supporting the use of flexible tariffs, and improving visibility of the granularity of energy use at a local and national level. Alongside in-home displays, smart meters provide information that can help households to understand and potentially reduce their energy use.

A study for Smart Energy GB (Populus, 2019) found that consumers with smart meters report a higher number of energy saving activities than non-users. These activities increased over time with continued active smart meter use. There were also increased levels of behavioural change, such as buying more efficient appliances and implementing energy saving habits. Smart meters also enabled people to take part in flexibility and Time of Use activities to save money. These benefits are attributed to the in-home display showing energy use in near real time. This tailored, real-time information was reported to aid users in identifying energy usage and making more informed decisions to reduce usage.

These findings are supported by several other studies, some of which highlight the importance of displaying data in terms of cost to make it more relatable to users. (Darby et al, 2015, National Centre for Social Research (NatCen), 2022, Marshall Cross et al, 2019).

Detailed data (i.e., at appliance level information) was found to be most useful and persuasive for end users. For example, Scottish Power data analysis of interactive app users suggests a 5% energy saving compared to non-users. This is attributed to the more detailed breakdown of energy use, which raises awareness among householders and prompts action (Scottish Power, no date).

These findings support the concept that the provision of bespoke, time-relevant and cost-based data can encourage behavioural change. This may be likened to the customisation of an EPC providing up to date cost saving measures recommendations. Similar behavioural motivations may therefore be experienced as has been seen with smart meters.

Green finance mechanisms

Green finance (i.e., lending that supports environmentally-friendly activities) has been briefly explored as a behavioural incentive for retrofit. Data from Knight Frank for example supports the view that users value properties with higher EPC ratings (Knight, 2022). As such, retrofit measures that improve an EPC could increase property value. While this does not directly relate to interactivity, introducing interactivity or customised elements to EPCs that link recommendations to potential increases in property value could help promote behavioural change towards retrofit. This may be particularly motivating for landlords or individuals that do not expect to stay in a property long term, for whom typical ‘savings’-based motivators may be of little interest. The Snugg/ EST tool mentioned in section 5.2.2 includes an assessment on post retrofit property value.

Review of existing tools

No direct evidence was found to indicate whether simpler versus more detailed interaction and customisation is more likely to prompt households to undertake retrofit. As discussed earlier, many of the existing advice tools reviewed for this study offer limited level of customisation features. Circumstantially, this supports the idea that a modest spectrum of interactivity and customisation may be sufficient to motivate consumers. It is noteworthy that many consumer-targeted energy advice tools ultimately refer users to a professional service, where more detail can be explored. Such tools therefore appear to be primarily intended as a mechanism to motivate households onto the next step on a retrofit journey.

Direct feedback was obtained via interview by DESNZ regarding the UK Government’s ‘Find ways to save energy’ tool. This is only an advice tool and is not formal linked to any retrofit delivery schemes. As such, DESNZ are unable to track a ‘success rate’ for how many users of the tool convert to actually implementing a retrofit.

Additional feedback was gathered by interview with product developers Core Logic regarding their EcoRefurb tool. Core Logic advise that it is a free online tool to give consumers an idea of the retrofit options that may be suitable for their home. Users are then encouraged to develop a more detailed Whole House Plan with a Retrofit Coordinator. The developer reports that around 50% of users that submit a plan via the free tool go on to obtain a Whole House Plan. They consider this a good uptake rate.

By the time that consumers engage with professionals, they are reportedly well-informed and have a clear idea of the improvements they wish to pursue. However, from this point, it can sometimes take a year or more for households to instigate measures. A similar observation was also shared by NEF, who noted that households may need to save up for works or may choose to align with wider home renovation activities.

Conclusions and recommendations

Our research finds that cost-based metrics are most tangible and motivating to end users. The following EPC outputs are likely to be the most worthwhile focus for any proposed interactivity or customisation:

  • Running costs
  • Running cost savings
  • Retrofit measures capital costs

We identified three potential levels of interactivity (Table 4) for the Scottish Government to consider implementing in relation to EPCs.

Level of interaction

New user data required?

Integration with calculation engine required?

Example functionality provided

Simple

No

No

  • Customised/ simplified views
  • Click-through signposting to further information

Medium

No

Yes

  • Update with already-completed retrofit measures
  • Select own retrofit measures and sequence
  • Running costs updated by calling on updated cost information from the PCDB

Detailed

Yes

Yes

As per Medium interaction, plus:

  • Manual user inputs. (Automated inputs currently limited by a lack of import functionality into RdSAP)
  • More tailored versions of outputs by allowing more customisable inputs

Table 4: Potential levels of interactivity for EPCs

We did not find direct evidence to support whether simpler versus more detailed interaction or customisation is more likely to prompt households to retrofit. However, there appears to be significant demand from professionals and consumers for interactivity and customisation of EPCs. Additionally, there is relatable evidence from the use of smart meters, retrofit plans and from green lending that the provision of tailored information to households can prompt behavioural change. Offering households some level of interactivity alongside a traditional ‘static’ EPC could be beneficial.

All pf the tools reviewed in this study include the ability to update and toggle retrofit measures, addressing the call for increased flexibility in EPCs identified in the literature review. User testing and feedback from energy advice tool providers suggest that most existing tools offer a relatively limited degree of customisation. Circumstantially, this supports the notion that a modest level of customisation may represent the upper limit to what users are willing to engage with.

Many existing energy advice tools operate at the medium interaction level. There can be a sliding scale of complexity of customisation at the ‘detailed’ level. Importantly, greater customisation of inputs does not necessarily make the outputs more accurate, since confidence in various data inputs may be variable. The option to offer various customised or switchable views or functions for different users may help simplify an interactive EPC experience if necessary. For example, users could switch between ‘simple’ and ‘medium’ interaction views for users that do not wish to enter detailed personalised inputs.

At any level of customisation, it will be necessary to inform tool users that outputs are ultimately estimates. Actual energy use and costs will inevitably be influenced by a range of other factors e.g. annual climate severity, changing fuel prices, and changes in household circumstances, etc.

The implementation process may be more complicated depending on what version of SAP is targeted for use. RdSAP 2012 is the version used to create the EPCs currently on the register. Translation of existing EPC register data to use the newer RdSAP 10 engine would be more complex. It would also require some assumptions to be added alongside the original data from the EPC register. A move to align to RdSAP 10 would however bring the tool in line with a number of updated calculation assumptions. Moreover, the effort required to align with a HEM calculation has not been explored, though it is noted that the mechanics of HEM fundamentally differ from SAP. Considerable effort would be required by numerous parties to unlock the automated input of data i.e. an RdSAP tool provider (working on behalf of the Scottish Government) and proprietary software or app providers collecting user data.

Existing tools already deliver energy advice to households with varying degrees of interactivity and customisation. Therefore, rather than developing a new tool, the Scottish Government could consider whether a branded or adapted version of an existing tool may deliver a suitable service.

Opportunities and challenges of implementation

Interactive functionality has the potential to support the promotion of both energy efficiency measures and clean heating systems. There is clear scope to improve alignment with current Scottish Government policies on clean heat, particularly when compared to the limitations with existing EPCs. Currently, EPCs do not provide running cost or savings estimates for fuels types other than those currently used in the home. However, this functionality could potentially be introduced.

The Scottish Government will need to consider whether, and, how it wishes to support recommendations that involve the continued use of fossil-based systems. An interface could, in theory, be designed to present recommendations prioritised either for carbon savings or cost savings. Some of the tools reviewed for this study allow users to express their preference, which can subsequently influence the prioritisation of retrofit measures. The Scottish Government could choose to prioritise carbon savings in order to align with its ‘net zero’ policy. However, this may not align with the approach preferred by all households. Consideration of potential fuel poverty risks will also be needed.

Clean heat measures implemented in isolation from wider energy efficiency measures could lead to increased running costs for some users. However, the likelihood of this is reduced where heat pumps are adopted and appropriately installed (EST, no date, National Energy Association (NEA), 2022). Any changes in running costs should be clearly reflected in tool outputs to support informed decision making. However, this would stray from the current approach to retrofit recommendations on an existing EPC. These are prioritised ‘fabric-first’, and only those that would provide running cost savings are included.

Providing flexibility in how retrofit measures are recommended on an interactive EPC would likely be welcomed by users. However, this flexibility also introduces risks if retrofit measures are actioned without due consideration of wider property factors. For example, improving insulation and airtightness without adequate ventilation can lead to moisture build-up, which poses health risks due to damp and mould, and in some cases, structural damage (May and Griffiths, 2015). To mitigate this, linked guidance would be advisable where users have unlimited flexibility when selecting retrofit options. This would help prevent unintended consequences.

It is noted that the Scottish Government’s consultation for the Heat in Buildings Bill proposed a Heat and Energy Efficiency Technical Suitability Assessment (HEETSA) (Scottish Government, 2023). This is expected to offer a more tailored assessment of the suitability of retrofit than a standard EPC. If implemented, a HEETSA could play a role in reducing the risk of adverse outcomes from retrofit measures.

The provision of guidance and signposting (i.e., simple interactivity) may be a more user preferable and transparent alternative to policy-driven functionality. Users may lose trust in a tool if they feel the outputs are not aligned with their personal motivations. Conversely, they may value clear and candid advice, including information about potential risks, to support informed decision making.

Consideration may also need to be given to the skills and capacity of the retrofit delivery sector when designing an interactive tool. If the service proves very successful, an upturn in retrofit measures may be expected, which may outstrip local supply. Anonymously tracking the types of recommendations typically taken through to household retrofit plans could help identify potential capacity gaps within the delivery sector.

References

(All web references last accessed 18 February 2025)

Bančič, D., Vetršek, J. and Podjed, D. (2021) D2.3 Report on users’ perception on EPC scheme in U-CERT partner countries. Available at: https://u-certproject.eu/media/filer_public/
3c/30/3c30cb41-517f-4625-811c-0381eb745caa/u-cert_d23.pdf

Barclays. (2023) Homeowners put off energy efficiency upgrades due to misconceptions about cost and installation time. Available at: https://home.barclays/insights-old/2023/07/homeowners-put-off-energy-efficiency-upgrades-due-to-misconcepti/
#:~:text=Misconceptions%20around%20the%20cost%20and,homes%2C%20according%20to%20new%20research
.

BRE. (2014) The Government’s Standard Assessment Procedure for Energy Rating of Dwellings 2012 edition. RdSAP 2012 version 9.92: Occupancy Assessment version Mar 2014. Published on behalf of DECC by BRE. Available at: https://files.bregroup.com/bre-co-uk-file-library-copy/filelibrary/SAP/2012/OccupancyAssessment2014.pdf

BRE. (2019) The Government’s Standard Assessment Procedure for Energy Rating of Dwellings 2012 edition. RdSAP 2012 version 9.94. Published on behalf of DECC by BRE. Available at: https://bregroup.com/documents/d/bre-group/rdsap_2012_9-94-20-09-2019

BSI. (2023) PAS 2035:2023. Retrofitting dwellings for improved energy efficiency – Specification and guidance. Published on behalf of DESNZ by British Standards Institution.

Darby, S. et al (2015) Smart Metering Early Learning Project: Synthesis report. Department of Energy & Climate Change (DECC). Available at: https://assets.publishing.service.gov.uk/
media/5a818dd0e5274a2e8ab549c7/8_Synthesis_FINAL_25feb15.pdf

Enefirst. (no date) Building logbook – Woningpas: Exploiting efficiency potential in buildings through a digital building file. Available at: https://enefirst.eu/wp-content/uploads/
12_BUILDING-LOGBOOK-WONINGPAS.pdf

Energy Saving Trust (EST). (no date) Heat pumps: how they work, costs and savings. Available at: https://energysavingtrust.org.uk/advice/in-depth-guide-to-heat-pumps/

Hiscox. (2018) Hiscox Renovations and Extensions Report 2018. Available at: https://www.hiscox.co.uk/sites/uk/files/documents/2018-03/Hiscox_renovations
_extensions_report_2018.pdf

Irish Green Building Council (IGBC). (2020) Introducing building renovation passports in Ireland: Feasibility study. Available at: https://www.igbc.ie/wp-content/uploads/2020/09/
Introducing-BRP-In-Ireland-Feasibility-Study.pdf

Jones, C. (2022) Optimised Retrofit: Engaging with residents; lessons learnt. Available at: https://chcymru.org.uk/cms-assets/documents/ORP_Engaging-with-residents_Lessons-Learnt_Sero_Grasshopper.pdf.

Knight, O. (2022) Improving your EPC rating could increase your home’s value by up to 20%. Available at: https://www.knightfrank.com/research/article/2022-10-11-improving-your-epc-rating-could-increase-your-homes-value-by-up-to-20

Marshall Cross, E. et al (2019) Smart meter benefits. Cost savings households could make within a smart energy future. A Delta-EE Viewpoint, February 2019. Available at: https://press.smartenergygb.org/media/otklgpuf/smart-meter-benefits-cost-savings-for-households-february-2019.pdf

Mellwig, P., Maiwald, F. and Pehnt, M. (2024) iBRoad2EPC field test results. Available at: https://ibroad2epc.eu/?sdm_process_download=1&download_id=13627

National Centre for Social Research (NatCen) (2022) Research into maximising the benefits of smart metering for consumers. Qualitative research with smart meter consumers. Available at: https://natcen.ac.uk/sites/default/files/2023-02/Research-into-maximising-the-benefits-of-smart-metering-for-consumers-Qualitative-research-with-smart-meter-consumers.pdf

National Energy Action (NEA). (2022) Making heat pumps work for fuel-poor households. Common challenges and top tips for overcoming them. Available at: https://www.nea.
org.uk/wp-content/uploads/2023/02/Installing-heat-pumps-for-fuel-poor-households-landscape.pdf

National Retrofit Hub (2024) The future of energy performance certificates: A roadmap for change. Available at https://nationalretrofithub.org.uk/knowledge-hub/epc-reform/
#headline-531-936

Panteli, C. and Duri, M (2021) D1.2: Next-generation EPC’s user and stakeholder requirements & market needs v1. Available at: https://www.d2epc.eu/en/
Project%20Results%20%20Documents/D1.2.pdf

Populus. (2019) Smart meters and energy usage: a survey of energy behaviour among those who have had a smart meter, and those who have yet to get one. Available at: https://press.
smartenergygb.org/media/s3ujojpg/smart-meters-and-energy-usage-may-2019.pdf

Scottish Government. (2023) Delivering Net Zero for Scotland’s Buildings. A Consultation on proposals for a Heat in Buildings Bill. Available at: https://www.gov.scot/publications/
delivering-net-zero-scotlands-buildings-consultation-proposals-heat-buildings-bill/

Scottish Power. (no date) Energy insights. Available at: https://www.scottishpower.co.uk/
energy-insights

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Scotland. Published by BRE on behalf of ClimateXChange. Available at: https://www.climatexchange.org.uk/wp-content/uploads/2023/09/cxc-green-building-passports-january-2022.pdf

May, N. and Griffiths. N. (2015) Planning responsible retrofit of traditional buildings. Sustainable Traditional Buildings Alliance (STBA). Available at: https://stbauk.org/wp-content/uploads/2020/08/STBA-planning_responsible_retrofit.pdf

UKRI. (2024) Net Zero Heat Open Day. Session 1: Rapid Assessment of Building Fabric Performance. Recordings available at: https://iuk-business-connect.org.uk/events/net-zero-heat-open-day/

Which? (2024) Transforming EPCs: Consumer Research Insights and Recommendations. Available at https://www.which.co.uk/policy-and-insight/article/transforming-epcs-consumer-research-insights-and-recommendations-a7mQM8Z6Pnpj

Appendices

  1. : Supporting data

Outputs

Custom selection of retrofit measures for consideration

Energy Efficiency Rating (EER)/
Energy Cost Rating

Environmental Impact Rating (EIR)

Primary energy indicator

Running costs

Total running cost savings

Cost savings per retrofit measure

Recommended measures capital cost

Emissions from the home

Space heating demand/
Heat retention metric

Water heating demand

Total energy use

Heating system running costs

PV generation potential

Income from PV

Property value increase

EPC

 

X

X

X

X

X

X

X

X

X

X

X

 

 

 

 

Find ways to save energy (UK Gov)

X

 

 

 

 

X

X

X

 

 

 

 

 

 

 

 

Go Renewable (EST/MCS)

X

 

 

 

 

X

X

X

X

 

 

 

X

X

 

 

Home Energy Check (EST)

X

X

 

 

X

X

X

X

X

 

 

 

 

 

 

 

Snugg Plan Builder (EST)

X

 

 

 

 

X

 

X

X

 

 

 

 

 

X

X

EcoRefurb (CoreLogic)

X

 

 

 

 

X

X

X

X

 

 

 

 

 

 

 

DREam (IRT)

X

X

X

 

 

X

X

 

X

X

X

 

 

 

 

 

Table 5: Summary of outputs of existing interactive home energy advice tools, compared to EPCs

Inputs

Update property info, including completed retrofit measures

Number of occupants

Living room temperature set point

Heating pattern on/off times

Fuel prices & standing charges

Number of baths or showers taken per day

Any unheated or partially heated rooms

Types of appliances present

Fuel bill reconciliation function

Space around home for renewables

RdSAP GDOA

X

X

X

X

X

X

X

X

X

X

Find ways to save energy (UK Gov)

X

X

X

X

 

 

 

 

 

X

Go Renewables (EST/MCS)

X

X

X

X

 

 

 

 

 

 

Home Energy Check (EST)

X

X

X

X

 

X

 

 

X

 

Snugg Plan Builder (EST)

X

X

X

 

 

 

 

 

 

X

EcoRefurb (CoreLogic)

X

 

 

 

 

 

 

 

 

X

DREam (IRT)

X

 

 

 

 

 

 

 

 

 

Table 6: Summary of customisable inputs of existing interactive home energy advice tools, compared with GDOA

Data input

Potential data collection/ input methods

Manual or automated?

Already on EPC register or PCDB? Y/N

Ease of data input for user HML

Likely reliability of data HML

Likelihood of availability (short-mid term) HML

Overall ‘readiness’ score

Notes

Fuel prices and standing charges

Actuals from recent fuel bills

Manual

No

High

High

High

9

Actual fuel price information should be easy for households to extract from energy bills.

Fuel prices and standing charges

PCDB updated prices (compared to original EPC)

Automated

Yes

High

Medium

High

8

Medium reliability as will be averages (updated 6 monthly) and not necessarily reflect local actuals.

Fuel prices and standing charges

Automated data extraction from fuel bills/ meters

Automated

No

High

High

Low

7

Current Optical Character Recognition (OCR)/ Artificial Intelligence (AI) tools exist to extract data from (pdf) energy bills. (Generally used by businesses with multiple sites/ fuels). Fuel prices theoretically available from smart meter data.

Capital costs

Actuals from user quotes

Manual

Yes

Low

High

Medium

6

Households could seek their own quotes for various works. However, the EPC does not calculate payback, so there is limited incentive for users to do this until they are relatively committed to pursuing the upgrade measure.

Capital costs

From a national average source

Automated

Yes

High

Medium

Medium

7

Industry/ government sourced data. Medium reliability, since it would give national averages and may not reflect local variations.

Number of occupants

Household knowledge

Manual

No

High

High

High

9

Based on household knowledge.

Number of occupants

Sensor data, IoT

Automated

No

High

Low

Low

5

It is technically possible to infer occupancy from motion sensors. Reliability depends on type of sensors/ mode of operation. Such sensors are not common in homes. It is also likely to be unnecessarily complex for a householder-owned dwelling and too intrusive for a let property. There may be push-back from users for such sensors to be used in this way from a privacy perspective.

Number of baths or showers per day

Household tracking

Manual

No

Medium

Medium

Medium

6

Households are likely to estimate typical number of showers or baths, rather than actually log it (particularly if averaged over a year). Such data may therefore not be entirely accurate, but if (estimated) pattern differs from default assumptions, could be an improvement.

Number of baths or showers per day

Sensor data, IoT

Automated

No

High

Medium

Low

6

Shower sensors exist that extract data on number of showers and duration. However, not common technology in homes. (Note this does not cover baths, so an incomplete picture if a mix of showers and baths used in household, hence Medium ease.)

External temperature

More localised weather file (for average monthly temp)

Manual

No

Medium

High

Medium

7

Data exists, format likely to be appropriate. Medium ease and likelihood for users to go to effort to obtain it and transpose it accurately.

External temperature

More localised weather file (for average monthly temp)

Automated

No

High

High

Low

7

Data exists, format likely to be appropriate. But would need to be linked to SAP (hence Low likelihood currently).

Main temperature set point

Household input (e.g. from programmed set points)

Manual

No

High

Medium

Medium

7

Ease to input a single average value, if one were available, would be high. If users vary their set points from time to time, the input may not be entirely reliable (medium). Users are unlikely to record historic set point information (so medium availability of information).

Main temperature set point

Extracted from home automation/ smart thermostat or similar

Automated

No

High

Medium

Low

6

Smart thermostats may log temperature setpoints. Not widespread in homes, and data not standardised. Would be based on real data, but may only be from a sample period that might not represent typical seasons.

Heating pattern/ on/off times, normal day and alternative day

Household input (e.g. from programmed set points)

Manual

No

High

Medium

Medium

7

Ease to input values, if patterns can be discerned, would be high. If users vary their heating patterns from time to time, the input may not be entirely reliable (medium). Users are unlikely to record historic patterns (so medium availability of information).

Heating pattern/ on/off times, normal day and alternative day

Extracted from home automation/ smart thermostat or similar

Automated

No

High

Medium

Low

6

Data availability from sensors/ programmers varies. Not widespread in homes, and data not standardised. Would be based on real data, but may only be from a sample period that might not represent typical seasons.

Any non-heated or partial heated rooms

Household knowledge

Manual

No

High

Medium

Medium

7

Determining a typical profile if rooms are occasionally heated may be complex. Recollection of such instances over a typical year could be unreliable. Households unlikely to record this. However, if rooms are consistently unheated, it may be relatively easy to report.

Any non-heated or partial heated rooms

Extracted from home automation/ smart thermostat or similar

Automated

No

High

Medium

Low

6

Same issues as extracting heating patterns from sensors, plus would require a room-by-room assessment.

Table 7: Qualitative assessment matrix for data inputs

  1. : Methodology

Review of existing EPCs to identify data inputs and outputs for potential interactivity

An example of the current Scottish EPC format was reviewed. Outputs relevant to end users making decisions for energy efficiency and clean heat measures were identified. The Scottish Government consultation on EPC reform was also reviewed to give insight on future changes/ additional outputs.

The SAP calculation methodology used to create EPCs (RdSAP 2012 v9.94) was interrogated to extract the input data that could be customised to create the identified outputs. This focussed on metrics for which standardised assumptions are used by default in the calculation (e.g. occupancy). The Green Deal Occupancy Assessment, as set out in Appendix V of RdSAP 2012 v9.92, was referenced to help identify contextual parameters. The ease of implementation to make each output interactive was assessed qualitatively with developers in BRE’s SAP team. This followed a ‘high, medium, low’ rating based on the following criteria:

  • High ease: Where an output already held on the Scottish EPC register could be adapted via a straightforward calculation (i.e. no SAP calculation engine required).
  • Medium ease: Where the output could be updated by implementing aspects of the GDOA as part of a new RdSAP calculation, using data held on the EPC register.
  • Low ease: Where customisation of metrics has not previously been implemented in an RdSAP calculation, hence more work would be required to implement.

The likely importance/ value of each output, from an end user perspective, was qualitatively assessed, again on a ‘high, medium, low’ scale. This synthesised information from several sources:

  • Information from literature sources (identified in subsequent tasks)
  • Expertise of BRE staff that work in the retrofit sector
  • Discussions with customer-facing practitioners from NEF

Review of existing consumer energy advice tools

Existing consumer-facing energy advice tools were identified using web searches and the knowledge of the research team. CXC had additionally cited the UK Government household energy tool and EST Renewables selector for consideration. Criteria for identifying tools included:

  • A domestic/ housing focus
  • An aspect of interactivity/ customisation
  • Outputs similar in nature to those shown on EPCs (i.e. energy use, cost, recommendations)

A representative selection of tools were shortlisted for more detailed investigation. Criteria for shortlisting included:

  • Limited duplication of tools created by a single organisation, unless they offered something distinctly different from one another (e.g. there are many tools created with the same underpinning architecture/ calculation engine by EST)
  • Tools offering different levels of interactivity/ customisation
  • Inclusion of a commercial/ portfolio assessment tool (e.g. for social landlords)
  • Sufficient information available on tools to allow them to be tested and explored as part of the research

Interviews were held with DESNZ and Core Logic as product owners of the ‘Find ways to save energy’ and ‘EcoRefurb’ shortlisted tools, respectively.

Relevant EU research projects (into enhanced or dynamic EPCs) were also explored. However, since the resulting tools were generally intended for use by professionals supporting households, they were not comparable to the other user-centric tools explored. They were therefore not reported alongside the other existing tools but instead informed the wider evidence review on intended outcomes.

Assessment of data collection/ sourcing methods

Methods of data collection/ input were identified using web searches. This used key words on data input sources (taken from the task described above) linked to concepts of ‘collection, data entry, data history, automation, smart’. Further methods were populated based on the research team’s own experiences and expertise in data entry and surveying for SAP/ EPCs. Novel approaches being explored by Innovate UK projects were publicised during the ‘Net Zero Heat Open Day’[7]. These were also reviewed for relevance.

Approaches were assigned as ‘manual’ versus ‘automated’ methods. It was also flagged if the data was already held on the EPC register or elsewhere linked to the creation of EPCs (e.g. the PCDB). The potential data sources/ collection methods were qualitatively appraised, based on the research team’s judgement, on a ‘high, medium, low’ scale against the following parameters:

  • The ease of data input for the user
  • Likely reliability of the information
  • Likelihood of an information source to be available short-mid term

Table 8 gives a practical illustration of the criteria for assigning the qualitative rating. The rankings were then assigned a score (High = 3, Medium = 2, Low = 1). These were summed to provide an overall current ‘readiness’ metric for each approach (scored out of 9).

Assessment parameter

High ease assessment criteria

Medium ease assessment criteria

Low ease
assessment criteria

Ease of data input for user

Either automated, so minimal effort for user, or based on a few input parameters users are likely to readily understand.

Some tracking of household behaviours required, or users will need to seek out relatively simple data.

Difficult to identify or extract data correctly, or laborious to obtain.

Likely reliability of information

Based on real, household-specific data.

Based on real data but averaged or normalised in some way, or some other risk of error being introduced.

Accuracy of automated determination likely to be low.

Likelihood of availability short-mid term

Data currently readily available. Manual or PCDB input into (SAP) tool.

Data source exists in appropriate format, but collation effort/ processing will be required, which is likely to deter users.

Data would need to be appropriately formatted from source, SAP tools not currently capable of accepting import.

Table 8: Example criteria for assigning ‘high, medium, low’ qualitative ratings to
data collection/ sourcing methods.

Identifying evidence of intended outcomes

A desk-based evidence review sought information from academic articles and grey literature. A selection of search terms used are given in Table 9. These were expanded upon as other terms and concepts were identified in the reviewed sources. Feedback linked to the example energy advice tools identified in an earlier task was also sought. This was from online sources, though additional discussions were also held with tool developers where possible. DESNZ (as owners of the UK Government ‘Find ways to save energy’ tool) and Core Logic (EcoRefurb tool) provided direct feedback on their respective tools. Additionally, advisors from NEF provided general feedback from their experiences of directly supporting consumers with retrofit projects and from administering grants.

Research was widened to ‘relatable activities’ based on the research team’s experiences in the energy and retrofit sector. The scope for this was limited to households and housing, and at least energy-related behaviours, if not retrofit. This included researching linkages between interactive outputs and intended behavioural change on smart meters, retrofit plans and green finance (for retrofit).

Energy Performance Certificate

Interactive

Building passport

EPC

User experience

(Retrofit/ Renovation) plan

Retrofit

Personal(ised)

Roadmap

(Retrofit) support

Dynamic

Behaviour change

Renovation

Customised

Consumer attitude

Smart meter

Success

Tailored advice

Table 9: Initial search terms used for evidence review (not exhaustive)

How to cite this publication:

Weeks, C. and Sinclair, C. (2025) ‘Potential for interactive EPCs for Scotland’, ClimateXChange. DOI: http://dx.doi.org/10.7488/era/6008

© The University of Edinburgh, 2025
Prepared by BRE on behalf of ClimateXChange, The University of Edinburgh. All rights reserved.

While every effort is made to ensure the information in this report is accurate as at the date of the report, no legal responsibility is accepted for any errors, omissions or misleading statements. The views expressed represent those of the author(s), and do not necessarily represent those of the host institutions or funders.

This work was supported by the Rural and Environment Science and Analytical Services Division of the Scottish Government (CoE–CXC).

ClimateXChange

Edinburgh Climate Change Institute

High School Yards

Edinburgh EH1 1LZ

+44 (0) 131 651 4783

info@climatexchange.org.uk

www.climatexchange.org.uk

If you require the report in an alternative format such as a Word document, please contact info@climatexchange.org.uk or 0131 651 4783.


  1. As set out in the SAP Technical Appendix document RdSAP 2012 v9.94 (BRE, 2019)



  2. RdSAP 2012 version 9.92: Occupancy Assessment version Mar 2014. (BRE, 2014) This supported the Green Deal funding initiative (2012-2015) to ensure the cost of retrofit repayments would not exceed energy bill savings.



  3. The GDOA tool underpins the UK Government Find Ways to Save Energy tool discussed in section 5.2.1.



  4. Note that others including EST, Core Logic and BRE also provide tools for this market.



  5. Note that much innovation and research is underway into obtaining ‘real’ data for fabric performance metrics for use in SAP. For example, there are projects funded by Innovate UK exploring monitoring solutions, U-value measurement and automated thermography for fabric elements. However, inputs relating to building fabric performance and dimensioning were beyond the scope for this study.



  6. Virtually all outputs were identified as having the same ease of customisation in section 5.1.3. Therefore, outputs with highest perceived importance to consumers have instead been selected as the focus here.



  7. UKRI Innovate UK Net Zero Heat Open Day – Innovate UK Business Connect. Held online 03/10/24. Recordings available.


Scotland has abundant renewable energy resources that could supply significantly more energy than it consumes. This presents a substantial opportunity for Scotland to become a net exporter of low-carbon energy, boosting employment, supporting economic growth and helping to deliver international decarbonisation.

This research reviewed, assessed, and ranked the potential of technologies that could enable cost-efficient domestic and international trade of hydrogen, as well its derivatives and products. The report also identifies offtake sectors and countries, assesses the scale of demand in potential markets, and identifies gaps and opportunities in domestic and international policy.

The researchers carried out desk-based research and targeted stakeholder interviews to gather data and review a range of hydrogen derivatives and products.

Findings

Hydrogen and derivative offtake markets

  • Scotland’s hydrogen potential poses an unprecedented opportunity to strengthen domestic industrial capabilities and cut greenhouse gas emissions. Hydrogen production capacity is anticipated to exceed Scottish demand in the future.
  • Industrial clusters in Scotland, England and Wales all provide a large local market for hydrogen and its derivatives and products.
  • The European Union and its member states are unlikely to meet their low-carbon hydrogen demand on their own, creating an export opportunity for Scotland.

Hydrogen derivatives

  • Subsea hydrogen pipelines are critical to enhancing the competitiveness of Scottish hydrogen for trade within Europe.
  • Ammonia is expected to be the dominant hydrogen derivative in the medium to long term for global trade.

Hydrogen products and end use cases

  • Industry will be the biggest driver of hydrogen demand in 2030 in both the EU and the UK. By 2045, other sectors like aviation, shipping, power generation are also expected to be major players in the hydrogen economy.
  • Some end-use sectors will be able to use hydrogen derivatives and products directly, avoiding substantial costs on reconversion.
  • Synthetic methanol will be key to decarbonising existing industrial uses of methanol and in initial low-carbon maritime projects.
  • Hydrogen is expected to play a significant role in power generation in the long term.
  • Hydrogen-based Sustainable Aviation Fuels (SAF) are well-placed to decarbonise the aviation sector.
  • The main low-carbon alternatives to hydrogen include Carbon Capture, Utilisation, and Storage (CCUS) and bio-based technologies.

For further details, please read the report.

If you require the report in an alternative format, such as a Word document, please contact info@climatexchange.org.uk or 0131 651 4783.

Image credit: Dave from Pixabay

Research completed October 2024

DOI: http://dx.doi.org/10.7488/era/5798

Executive summary

Aims

Scotland has abundant renewable energy resources that could supply significantly more energy than it consumes. This presents a substantial opportunity for Scotland to become a net exporter of low-carbon energy, boosting employment, supporting economic growth and helping to deliver international decarbonisation.

In our research, we review, assess, and rank the potential of technologies that could enable cost-efficient domestic and international trade of hydrogen, as well its derivatives and products. Hydrogen derivatives are substances that contain hydrogen, manufactured for the purposes of transporting energy and converted back to hydrogen before use (e.g. ammonia). Hydrogen products are anticipated to be used directly, with no need for reconversion (e.g. sustainable aviation fuel). Further, we identify offtake sectors and countries, assess the scale of demand in potential markets, and identify gaps and opportunities in domestic and international policy.

We carried out desk-based research and targeted stakeholder interviews to gather data and review a range of hydrogen derivatives and products.

Findings

Hydrogen and derivative offtake markets

  • Scotland’s hydrogen potential poses an unprecedented opportunity to strengthen domestic industrial capabilities and cut greenhouse gas emissions. Hydrogen production capacity is anticipated to exceed Scottish demand in the future.
  • Industrial clusters in Scotland, England and Wales all provide a large local market for hydrogen and its derivatives and products. Existing industrial demand, proximity, and a similar regulatory framework offer key advantages over mainland Europe.
  • The European Union and its member states are unlikely to meet their low-carbon hydrogen demand on their own, creating an export opportunity for Scotland. Germany and the Netherlands are likely to become the dominant hydrogen offtakers in Europe. But because international trade requires extensive infrastructure and harmonised low-carbon certification frameworks, we identify domestic hydrogen offtake markets as having greater potential.

Hydrogen derivatives

  • Subsea hydrogen pipelines are critical to enhancing the competitiveness of Scottish hydrogen for trade within Europe. Alternative delivery methods and hydrogen derivatives have substantially higher costs.
  • Ammonia is expected to be the dominant hydrogen derivative in the medium to long term for global trade. This is due to high technical maturity, relatively high roundtrip efficiency, low production and transport costs, and established global market.

Hydrogen products and end use cases

  • Industry – including oil and biofuel refining, ammonia, and synthetic fuel production – will be the biggest driver of hydrogen demand in 2030 in both the EU and the UK. By 2045, other sectors like aviation, shipping, power generation are also expected to be major players in the hydrogen economy.
  • Some end-use sectors, such as chemicals and aviation, will be able to use hydrogen derivatives and products directly, avoiding substantial costs on reconversion. Emerging policies in the UK and in the EU make the market highly attractive to potential hydrogen exporters.
  • Synthetic methanol will be key to decarbonising existing industrial uses of methanol and in initial low-carbon maritime projects. However, uncertainty around maritime policy and the future availability and cost of biogenic CO2 remains.
  • In the long term, hydrogen is also expected to play a significant role in power generation, where it could replace natural gas and other fossil fuels in peaking plants.
  • Hydrogen-based Sustainable Aviation Fuels (SAF) are well-placed to decarbonise the aviation sector due to compatibility with existing infrastructure, policy support in the UK and Europe, and no commercially viable low-carbon alternatives.
  • The main low-carbon alternatives to hydrogen include Carbon Capture, Utilisation, and Storage (CCUS) and bio-based technologies.

Recommendations

  1. Stimulate demand by improving alignment – Align the UK and EU Emissions Trading Systems to avoid potential carbon taxes on UK products including maritime fuels. The timely launch of the UK Carbon Border Adjustment Mechanism (CBAM) is also critical.
  2. Stimulate demand by supporting trials and demonstration projects – Subsidy schemes, such as the Hydrogen Innovation Scheme, trials and demonstration projects help to create learnings, improve investor certainty and get initial projects off the ground.
  3. Support infrastructure – Support key new-built and repurposed infrastructure projects including a core UK hydrogen network, ports, terminals, hydrogen boilers, refuelling stations and salt cavern storage.
  4. Enhance competitiveness of Scottish hydrogen – To effectively compete with renewable rich regions, Scotland needs to meet a lower levelised cost of hydrogen. High electricity prices are one of the biggest weaknesses in Scotland’s hydrogen ambitions.
  5. Reform the planning and permitting regime – Streamline complex processes where possible to avoid unneeded congestion and accelerate decarbonisation. Work with the Health and Safety Executive (HSE) to develop the safety case for hydrogen.
  6. Optimise low-carbon policy frameworks – The Hydrogen Production Business Model needs to be optimised to interact with other low-carbon policy frameworks, such as the Contracts for Difference Scheme, Hydrogen T&S Business Models and the H2P Business Model.
  7. Co-ordinate with the EU – Infrastructure projects have long associated lead times and limited flexibility once approved. Therefore, coordinating infrastructure deployment with the European Hydrogen Backbone and port infrastructure is essential.
  8. Continue progress on low-carbon certification – A mutually recognised low-carbon hydrogen standard is critical to the success of hydrogen trade.
  9. Engage local communities – Continue to engage with local communities and improve public understanding of hydrogen’s role in a net zero energy system.
  10. Set out strategy on hydrogen trade – The Scottish Government could work with the UK Government on a clear strategy for how to develop hydrogen export capacity.

 

Glossary and abbreviations

Glossary

Dehydrogenation

The process of removing hydrogen from a chemical or organic compound.

Electrolytic (also known as green) hydrogen

Hydrogen produced by splitting water into hydrogen and oxygen molecules using electricity.

Gravimetric energy density

The amount of energy per unit mass of substance, usually expressed in terms of Watt-hours per kilogram (Wh/kg) or megajoules per kilogram (MJ/kg).

Hydrogen

Hydrogen is the most abundant and smallest molecule in the universe, made up of two hydrogen atoms.

Hydrogenation

The chemical process of bonding hydrogen and another compound.

Hydrogen derivatives

Substances that contain hydrogen and at least one other element. They are manufactured for the purposes of transporting energy and are converted back into hydrogen before use.

Hydrogen products

Substances that contain hydrogen and at least one other element, but which are intended to be used directly, with no need for reconversion to hydrogen.

Low-carbon alternative

In this report, low-carbon alternatives include all technologies that are economically viable substitutes to hydrogen solutions, such as electric, CCUS and biomass technologies.

Method of transport

Compressed hydrogen molecules can be transported in many ways, including through pipelines, ships and tube trailers.

Technology Readiness Level (TRL)

TRL is a scale used to identify, rate and compare the technical maturity of different technologies, with 1 being the least mature and 9 being the most mature and widely deployed technology.

Volumetric energy density

The amount of available energy per unit volume of substance. Often shown in terms of Watt-hour per litre (Wh/L) or Megajoules per cubic meter (MJ/m3).

Abbreviations

BEIS

Department for Business, Energy & Industrial Strategy

BECCS

Bioenergy with Carbon Capture and Storage

CAPEX

Capital expenditure or capital cost

CBAM

Carbon Border Adjustment Mechanism

CCGT

Combined Cycle Gas Turbine

CCS

Carbon Capture and Storage

CCUS

Carbon Capture, Utilisation and Storage

CO2

Carbon dioxide

DESNZ

Department for Energy Security and Net Zero (formerly known as BEIS)

ETS

Emission Trading Scheme

FCV

Fuel Cell Vehicle

GHG

Greenhouse gas

HEFA

Hydro Processed Esters and Fatty Acids

HPBM

Hydrogen Production Business Model

HVDC

High Voltage Direct Current

LH2

Liquified hydrogen

LOHC

Liquid Organic Hydrogen Carrier

LPG

Liquified Petroleum Gas

MCH

Methylcyclohexane

MgH2

Magnesium Hydride

NH3

Ammonia

RFNBO

Renewable Fuels of Non-Biological Origin

TRL

Technology Readiness Level

 

Introduction

Context

Scotland has abundant renewable energy resources which could supply significantly more energy than is consumed nationally. This presents an opportunity for Scotland to become a net exporter of low-carbon energy, potentially boosting employment and economic growth, and helping to deliver international decarbonisation.

In addition to electricity interconnectors, low-carbon energy is expected to be exported via mediums including low-carbon gases such as hydrogen. Scotland has ambitions to produce 5 GW of low-carbon hydrogen by 2030, rising to 25 GW by 2045 [1]. As emphasised by the Scottish Hydrogen Assessment, Scotland has the potential to grow a strong hydrogen economy [2]. The Scottish Government signalled its ambition for Scotland to ‘become a leading producer and exporter of hydrogen and hydrogen derivatives for use in the UK and in Europe’ [3]. Projections estimate that 75% of this production (by volume) could be exported to UK and European markets [3] [4]. This rise in production is expected to coincide with hydrogen demand growth in the rest of the UK and the European Union (EU), with the EU targeting 20 Mt of hydrogen per annum by 2030, half of which is expected to come from imports [5]. European industrial clusters are likely to be major offtakers and importers of hydrogen and derivatives due to high industrial demand, ambitious decarbonisation targets and limited renewable resources.

The movement of hydrogen over longer distances is not yet well proven. While existing research has confirmed the cost efficiency of future hydrogen pipelines linking the UK and mainland Europe [6], subsea hydrogen pipeline interconnectors are capital cost-intensive and have long lead times [7], making the Scottish Government’s ambition to export hydrogen in the 2020s [3] challenging without alternative options. Due to the low volumetric density of gaseous hydrogen, hydrogen-carrying derivatives are likely to be used in the absence of a centralised hydrogen pipeline network.

Hydrogen derivatives are substances that are manufactured using hydrogen and are generally capable of transporting hydrogen with higher volumetric energy density. Hydrogen products are also made with hydrogen, but are anticipated to be used directly, with no need for reconversion.

A range of technologies are available to increase the volumetric energy density of hydrogen for easier long-distance transport and storage. At a low temperature, gaseous hydrogen can be turned into liquid hydrogen. Liquefaction can help with storing hydrogen in smaller spaces for longer periods of time, transporting it and using it as aviation or shipping fuel. Hydrogen can also be reacted with nitrogen at high temperature and pressure to produce ammonia. Liquid ammonia can be stored more readily than liquified hydrogen due to it having a higher volumetric energy density. When transported to its destination, ammonia can be cracked back into hydrogen and nitrogen or used directly as ammonia in industrial applications. Liquid Organic Hydrogen Carriers (LOHCs) absorb hydrogen in an organic compound. This work focuses on the most advanced organic carrier, methylcyclohexane, which can be easily broken down to hydrogen and toluene. Lastly, metal hydrides, such as magnesium hydride, can carry hydrogen in a solid state, making international trade safer and simpler.

Methodology

We carried out desk-based research and targeted stakeholder interviews simultaneously to gather data and review a range of hydrogen derivatives and products. This dual approach was key to ensuring the interdisciplinarity of the research and bringing together technical, economic and policy aspects. More details can be found in the appendices (section 10).

To assess hydrogen derivatives and products and produce a clear, non-technical output, we assigned Red-Amber-Green (RAG) ratings to each hydrogen derivative and product. Clarification of these RAG categories is provided in Table 1.

RAG rating

Classification

GREEN

Low technical risks, high suitability, or high economic attractiveness.

AMBER

Moderate level of technical risk or suitability.

RED

High levels of risks, limited suitability or no economic attractiveness.

Table 1: Red-Amber-Green rating classification

Hydrogen Product and end use case mapping

Hydrogen is already used in a wide range of sectors, with 2022 consumption in the UK reaching more than 568,000 tonnes (22.3 TWhHHV) [8]. Most existing hydrogen demand is taken up by oil refining. While hydrogen today is mainly used for oil desulphurisation, its use in biorefineries for hydrogenation is anticipated to grow in the future as demand for biofuels increases [9]. Hydrogen is critical for ammonia and fertiliser manufacturing, making it the second largest end use case in the UK in 2022 [8]. It is also used as a feedstock in the chemical sector, most importantly, for methanol production. While the methanol industry is limited in the UK, low-carbon methanol production is an area of emerging interest domestically. Furthermore, demonstration projects are underway to investigate the use of hydrogen in steel manufacturing. Hydrogen is not currently used in steel making, but directly reduced iron may become the dominant technology by 2050 (see section4.2).

In addition to existing end use cases in industry, we also reviewed end use cases in three sectors: high-temperature heat, transport, and power generation (see Table 2). UK research suggests that hydrogen can be used in most industrial equipment for heat generation, reducing capital costs (CAPEX) in the manufacturing sector as compared to installing new industrial equipment [10]. Low-carbon alternatives include carbon capture and storage (CCS) and biomass technologies. Hydrogen and its derivatives are also well placed to decarbonise some hard-to-electrify transport applications. While hydrogen can be used directly in fuel cell vehicles, the low volumetric density of gaseous hydrogen or high storage costs associated with liquified hydrogen could require it to be converted into derivatives such as methanol, ammonia or other synthetic fuels. This is particularly the case for long-distance and heavy transport. Lastly, our literature review and stakeholder engagement suggested that hydrogen technologies have a high potential to decarbonise dispatchable power production. Existing power plants can be run on hydrogen, ammonia, biomass or retrofitted with CCS technologies. Technologies shown in Table 2 are assessed in section 4.2.

 

Industrial feedstock

Industrial heat

Transport

Power

Hydrogen based technologies

  • Hydrogen for ammonia and methanol production, refining and as a reducing agent
  • Hydrogen for high temperature heat
  • Hydrogen (fuel cell)
  • SAF, ammonia and methanol (maritime)
  • Hydrogen turbines
  • Ammonia turbines

Alternatives

  • None or very limited alternatives
  • CCUS-enabled heat generation
  • Biomass
  • Battery electric vehicles
  • Biofuels
  • CCUS and biomass turbines

Table 2: Hydrogen products and end use case mapping from our research

Hydrogen Derivative and Product Assessment

Hydrogen, derivatives and low-carbon alternatives

A range of hydrogen and alternative low-carbon technologies are available to export surplus renewable energy from Scotland to domestic and international demand centres. Table 3 summarises RAG ratings for hydrogen, derivatives and interconnectors. Further discussion on the economic case, technical feasibility and sustainability can be found in Appendix A.

 
Electric Tower outline

H2

H2

NH3

C21H20

MgH2

 

High voltage inter-connectors

Gaseous H2 pipelines

Liquid hydrogen

Ammonia

LOHC

Metal hydrides

Economic case

(short distance[1])

AMBER

GREEN

GREEN

AMBER

AMBER

AMBER

Economic case (long distance[2])

RED

RED

RED

GREEN

AMBER

AMBER

Technical feasibility

GREEN

GREEN

GREEN

AMBER

AMBER

AMBER

Scottish capabilities

GREEN

AMBER

AMBER

RED

RED

RED

Sustainability

GREEN

GREEN

AMBER

AMBER

AMBER

GREEN

Table 3: RAG ratings for hydrogen, derivatives and interconnectors

High voltage direct current (HVDC) interconnectors already connect the UK with neighbouring countries, allowing the energy system to manage electricity peaks and enhance energy security. To increase export capacities and achieve higher system benefits, HVDC interconnectors can be complemented with hydrogen production, using excess renewable energy and exporting it to UK and European demand centres.

Hydrogen pipelines are the most mature and cost-efficient way to transport hydrogen over short and medium distances. However, due to long lead times and high capital costs they are not expected to be available at larger scale in the short term. Like other gases, hydrogen can be shipped in liquid form, which requires an extremely low temperature of −253°C. Hydrogen derivatives are simpler to transport due to their higher energy density and higher transport and storage temperature.

The most widely used hydrogen derivative is ammonia (NH3), which is produced by reacting hydrogen with nitrogen at high temperatures and pressures. Ammonia has an established global market and is simpler to handle than liquid hydrogen as the boiling point of liquified ammonia is more than 219°C higher than that of liquefied hydrogen.

Organic compounds can also absorb hydrogen into their structure, forming LOHCs. These compounds remain stable as a liquid during transport even at ambient temperature and pressure, making them highly compatible with existing oil assets.

Although metal hydride technologies are relatively new, their simplicity and safety case could make them competitive with other hydrogen technologies. We took magnesium hydride as a case study as it can be easily shipped in a solvent slurry. Methanol is unlikely to be reconverted back to hydrogen at the point of destination. This is due to the economic case and carbon emissions associated with the methanol steam reforming reconversion process.

Hydrogen products

In some cases, hydrogen and its products can be used directly without the need to reconvert derivatives back to hydrogen or low-carbon power. This direct use can significantly improve overall round-trip efficiency, making the trade of hydrogen products an area of emerging interest. The availability of low-carbon alternatives is introduced as an additional factor in the analysis. A green rating is assigned to end-use cases with no or limited availability of alternatives, supporting the case for hydrogen use. A red RAG rating indicates widespread availability of low-carbon alternatives.

Industrial feedstock 

The four main non-energy applications of hydrogen in industrial feedstock are ammonia for fertiliser, methanol production, oil refining and green steel production [11]. Table 4 summarises RAG ratings for selected end-use cases for hydrogen products. Further discussion on the economic case, technical feasibility and sustainability can be found in Appendix A.

 

NH3

CH3OH

Fuel outline

Gold bars outline

 

Ammonia

Methanol

Refining

Green steel

Economic case

N/A

AMBER

N/A

GREEN/AMBER*

Technical feasibility

GREEN

GREEN

GREEN

AMBER

Scottish capabilities

RED

RED

GREEN

AMBER

Sustainability

AMBER

GREEN

GREEN

GREEN

Low-carbon alternative

GREEN

GREEN

GREEN

AMBER

Table 4: RAG ratings of selected end use cases for hydrogen products

(* – depending on whether hydrogen is used as a reducing agent or in blast furnaces)

Hydrogen is critical for oil refining and the production of ammonia, a key chemical used for fertiliser, plastic or synthetic fibre fabrication. In oil refining, hydrogen is primarily used in hydrocracking and hydrotreating processes. Hydrocracking uses hydrogen and a catalyst to break down heavy hydrocarbons into lighter fractions like jet fuel, petrol and diesel. Hydrotreating removes impurities from hydrocarbon streams with desulphurisation being a key process to improve petrochemical quality and reduce sulphur oxide emissions at the point of use, thereby preventing acid rain.

While its role in fossil fuel refining may decline, low-carbon hydrogen will remain crucial in biorefineries for producing synthetic and biofuels like hydro-processed esters and fatty acids (HEFA), hydrotreated vegetable oils (HVO) and biodiesel.

Hydrogen is essential for both conventional and synthetic methanol production. Although methanol can be produced using bioresources [12], bio-based methanol alone is unlikely to meet global demand [13]. This makes synthetic methanol crucial for timely and large-scale industrial decarbonisation. Syngas, a mixture of hydrogen, CO and CO2 molecule can be produced through natural gas reforming or by combining low-carbon hydrogen with sustainably sourced CO2. This mixture undergoes methanol synthesis, a process where it reacts at high pressure and moderate temperatures to produce methanol (CH3OH).

In contrast to the end use cases mentioned above, producing green steel requires new steel making equipment. Hydrogen, as an effective reducing agent for iron ore, holds significant potential to decarbonise steel and iron production. While some low-carbon alternatives exist, the IEA anticipates hydrogen-based direct reduced iron (DRI) technology coupled with electric arc furnace will dominate, contributing 44% of all emission reductions in the iron sector [14].

High temperature heat 

High temperature heat is essential for various industrial processes including cement, ceramic and glass manufacturing. However, decarbonising high-temperature industrial heat is among the most challenging tasks due to technical difficulties and cost inefficiencies associated with generating such heat (>1000 °C) using existing electric technologies [15].

The need for low-carbon technologies is becoming more urgent as approximately 4,300 industrial heating units in the UK rely on gas, representing 70% of the country’s industrial gas consumption [10]. Existing equipment can be retrofitted to use hydrogen, generating direct and indirect heat up to 1000 °C.

Low-carbon alternatives including biofuels such as biomass or biomethane, and CCUS technologies are also viable. With CCUS, industrial plants are upgraded with post-combustion carbon capture systems, which store the resulting greenhouse gases in underground reservoirs.

Table 5 summarises RAG ratings for high temperature heat use. Further discussion on the economic case, technical feasibility and sustainability can be found in Appendix A.

 

H2

Power Plant outline

Deciduous tree outline

 

Hydrogen

CCUS-enabled gas

Bio-based products

Economic case

AMBER

AMBER

GREEN

Technical feasibility

GREEN

AMBER

GREEN

Scottish capabilities

AMBER

AMBER

GREEN

Sustainability

GREEN

AMBER

GREEN

Low-carbon alternative

AMBER

N/A

N/A

Table 5: The RAG ratings of selected high temperature heat use

Transport

Hydrogen can be used in fuel cell vehicles and has been shown to be able to be cost competitive with other fuels with government subsidies [16]. While the economic case for fuel cell heavy good vehicles (HGVs) is fairly well established [17], there is more uncertainty around lighter vehicles [18]. Battery-electric passenger vehicles and light duty vehicles (LDV) are likely to be more cost competitive compared to their fuel cell equivalents.

Sustainable Aviation Fuel (SAF) is currently used in aviation to reduce carbon emissions, and the similar composition as current options allows for storage for long periods of time in the same infrastructure [19]. While the industry continues to explore alternatives to SAF, there is a wide consensus that aviation is a hard-to-electrify sector. Both the EU and the UK have mandated the use of SAF from 2025 (see Figure 1). SAF is anticipated to be the dominant decarbonisation pathway, with other low-carbon fuels such as hydrogen taking up very small shares of the market [20].

Synthetic methanol and ammonia will increasingly be used as fuels in the maritime industry, as there are not many other alternatives. In case of shorter distances, some ships and ferries may be powered electrically with batteries or fuel cells [21]. A Norwegian ferry currently powered by hydrogen fuel cells can reduce yearly emissions by 95% [22].

Table 6 summarises RAG ratings for transport uses. Further discussion on the economic case, technical feasibility and sustainability can be found in Appendix A.

 
Car outline

Airplane outline

CH3OH

NH3

 

Hydrogen (fuel cell)

SAF

Methanol (maritime)

Ammonia (maritime)

Economic case

AMBER

AMBER

AMBER

GREEN

Technical feasibility

GREEN

AMBER

GREEN

RED

Scottish capabilities

AMBER

AMBER

RED

RED

Sustainability

GREEN

GREEN

AMBER

AMBER

Low-carbon alternative

RED

GREEN

AMBER

AMBER

Table 6: The RAG ratings of selected transport uses

Power generation

Renewables are well placed to decarbonise a large share of the electricity supply. However, due to intermittency challenges, electricity generation cannot always meet electricity demand. Hydrogen, ammonia and biomass are all low-carbon fuels that can be used in turbines to meet electricity demand when required. Alternatively, CCUS enabled gas turbines are an alternative that do not require major alterations of existing fossil fuel infrastructure, with the CO2 captured stored underground.

While all technologies reviewed in this section can generate power, they are not necessarily perfect substitutes (see Figure 1). Our stakeholder engagement confirmed that the main role of hydrogen is expected to be in peaking generation, with bioenergy with carbon capture and storage (BECCS) running at baseload due to high capital costs and substantial carbon benefits [23].

Power generation in Great Britain is dispatched in the order of merit or cost. Baseload units, for example nuclear power plants, run throughout the year. Mid-merit units, for example combined-cycle gas plants operate up to thousands of hours per year. Power plants that operate no more than 5% of the year are generally referred to as ‘peaking plants’ [24].

Table 7 shows the RAG ratings of selected power generation methods, with the ‘low-carbon alternative’ factor not being applicable to non-hydrogen technologies, such as gas CCUS, biomass and ammonia.Further discussion on the economic case, technical feasibility and sustainability can be found in Appendix A.

 

H2

Power Plant outline

Deciduous tree outline

NH3

 

Hydrogen

CCUS-enabled gas

Biomass

Ammonia

Economic case

GREEN

GREEN

GREEN

AMBER

Technical feasibility

AMBER

AMBER

GREEN

RED

Scottish capabilities

AMBER

GREEN

GREEN

RED

Sustainability

GREEN

AMBER

GREEN

AMBER

Low-carbon alternative

AMBER

N/A

N/A

AMBER

Table 7: The RAG ratings of selected power generation methods

E-METHANOL IN MARITIME

FEWER ALTERNATIVES

MORE ALTERNATIVES

LOW TECHNOLOGY READINESS

HIGH TECHNOLOGY READINESS

REFINING

CHEMICALS

HYDROGEN
INTERCONNECTORS

STEEL

HIGH-TEMPERATURE
HYDROGEN HEAT

AMMONIA
IN MARITIME

AMMONIA
POWER GENERATION

SMALL-SCALE
HYDROGEN
POWER AND CHP

HYDROGEN IN
LIGHT VEHICLES

HYDROGEN IN
HGVs

SUSTAINABLE

AVIATION FUEL

SMALL MARITIME
APPLICATIONS

LOW-TEMPERATURE
HYDROGEN HEAT

LARGE-SCALE HYDROGEN
POWER

Figure 1: Technical and alternative technology assessment of selected hydrogen products and end use cases

ENERGY CARRIER

POWER GENERATION

TRANSPORT

INDUSTRIAL HEAT

INDUSTRIAL FEEDSTOCK

Offtaker Market Assessment

We assessed potential offtake markets for hydrogen derivative and products, covering Scotland, the rest of the UK, the Netherlands, Belgium, Germany and the European Union as a whole. Our findings are summarised in Table 8.

 
A Scottish Flag. A diagonal white cross on a circular blue background.

A flag with a cross with Great Britain in the background

Description automatically generated

A red yellow and black flag

Description automatically generated

A red white and blue flag

Description automatically generated

A red yellow and black flag

Description automatically generated

A blue circle with yellow stars in it

Description automatically generated

 

SCOTLAND

REST OF THE UK

GERMANY

NETHERLANDS

BELGIUM

WIDER EU

DISTANCE

GREEN

GREEN

AMBER

AMBER

AMBER

AMBER

INFRASTRUCTURE

GREEN

GREEN

AMBER

GREEN

AMBER

GREEN

EXISTING DEMAND

AMBER

AMBER

GREEN

GREEN

AMBER

GREEN

PROJECTED DEMAND

AMBER

GREEN

GREEN

GREEN

AMBER

GREEN

POLICY LANDSCAPE

GREEN

GREEN

GREEN

GREEN

AMBER

GREEN

Table 8: The RAG ratings of selected offtaker markets

Distance from Scotland and rest of UK 

Our stakeholder engagement confirmed that distance is a key factor determining the price of both domestic and international hydrogen transport. The cost associated with all methods of hydrogen transportation increases linearly with the distance. Shorter distances between hydrogen production sites and demand centres result in lower capital costs for pipelines or tube trailers, compared to long-distance shipping. This means that the lowest associated costs are found within Scotland. Multiple stakeholders highlighted the potential benefits of co-locating hydrogen production and end-user project, substantially reducing the cost of hydrogen transport.

The nearest potential demand hotspots to Scotland are in the rest of the UK, with the closest being the industrial clusters in the North of England and Wales. Internationally, the closest industrial offtake markets are in the Netherlands, Belgium and Germany, in order of proximity. While distance to the nearest hydrogen terminal is highly relevant in the short term, its importance is expected to decrease as the intra-European hydrogen infrastructure, the European Hydrogen Backbone, becomes available. Once a centralised hydrogen market is in place, Central or Eastern European markets are anticipated to be accessible from Western Europe.

Infrastructure gap and opportunity

Hydrogen trade infrastructure, including ports, terminals, onshore and offshore pipelines, is key to removing barriers to trade. In contrast to the UK’s limited hydrogen infrastructure, Europe has around 2,000 km of hydrogen pipelines [25], with further extensions needed to avoid market inefficiencies. Existing infrastructure, for example gas interconnectors, can be leveraged and repurposed to bring down CAPEX costs. Subsea natural gas interconnectors already link Great Britain with Northern Ireland, Ireland, Norway, the Netherlands and Belgium. While IEA analysis suggests that the cost of hydrogen transport can be significantly reduced using repurposed pipelines [26], our stakeholder engagement suggests that the majority of the natural gas assets are unlikely to be altered, to maintain energy security.

While some of the fossil fuel infrastructure is required to stay in place, it is critical to develop purpose-built hydrogen assets, especially given the long lead times associated with new developments. To supplement and link up regional pipelines, the European Hydrogen Backbone project aims to develop 53,000 km of hydrogen pipelines by 2040. The REPowerEU Plan set out three major import corridors via the Mediterranean, the North Sea area and Ukraine. Germany and the UK signed a Memorandum of Understanding in 2023 strengthening collaboration on energy and climate, including security of energy infrastructure [27]. Research conducted by the Net Zero Technology Centre is ongoing to explore the feasibility of a subsea hydrogen pipeline between Scotland and mainland Europe [28]. Stakeholders suggested that further coordination with the European Union is key to ensure alignment between infrastructure.

All selected European countries have strategy on domestic pipeline infrastructure roll-out. Germany has a well-established network of pipelines especially in the north-west and is aiming to add 4,500 km of hydrogen pipeline using Important Projects of Common European Interest (IPCEI) funding [29]. The Netherlands is also aiming to link industrial clusters with a national hydrogen network by 2030 [30].

European ports and terminals, critical for long-distance import and export, are developing similar strategies. The Port of Rotterdam aims to supply 4.6 million tonnes of hydrogen per year by 2030 (181.2 TWhHHV) [31], with projections suggesting a capacity of 20 million tonnes per year by 2050 (788 TWhHHV ) [32] become major renewable energy hubs. More detail on infrastructure projects can be found in Table 11 (Appendix B).

As well as infrastructure to support the supply and trade of hydrogen, there is also a need for demand-side infrastructure to complete the value chain with offtake. This includes hydrogen refuelling stations, hydrogen boilers, salt caverns for storage and hydrogen-powered furnaces etc. For example, the EU’s Alternative Fuels Infrastructure Regulation includes a required number of hydrogens refuelling stations along it’s TEN-T core network, a road network that includes the most important connections between major cities and nodes, planned for completion by 2030. The regulation states that a hydrogen fuelling station with a cumulative daily capacity of one tonne, dispensed at least a 700bar, is required every 200km to “ensure a sufficiently dense network to allow hydrogen vehicles to travel across the EU.”

Meanwhile, many European countries are targeting a phase out of fossil-fuel powered household boilers by 2035, with clean hydrogen boilers seen as a key alternative. Development of demand infrastructure currently requires support from similar policies across the value chain, with several EU policy schemes such as the Emission Trading Scheme, SAF Mandates and Road Transport Fuel Obligation (RTFO). With the policy and investment progressing, demand-side infrastructure will follow. This presents an opportunity for Scotland to partner with the EU to shape and support these supply chains as they develop and provide the necessary hydrogen supply.

Existing demand for hydrogen and hydrogen products 

While existing demand is mainly met by fossil fuel derived hydrogen and derivatives, the share of low-carbon hydrogen is expected to increase given emerging mandates, policy frameworks and increasing carbon prices. The Netherlands and Germany were the leading hydrogen trading countries in 2023, with a total import of 194,096,000 m³ and 6,322,280 m³ of overwhelmingly fossil-based hydrogen, respectively [33] (see Figure 15 in Appendix B).

Figure 2, below, shows the consumption of hydrogen in the UK, Belgium, Germany, the Netherlands and the whole of EU for the year 2022. In the EU, Germany is the largest consumer of hydrogen followed by the Netherlands, whereas Belgium is the 9th largest consumer. Together, these three countries account for roughly 41% of the total consumption of hydrogen in EU [8].

Figure 2: Total hydrogen consumption in the EU, the Netherlands, Belgium, the UK and Germany in 2022

Projected demand for hydrogen derivatives and products 

As countries progress toward net zero targets, demand for hydrogen and hydrogen derivatives and products is expected to rise. On a European scale, the UK and Germany have the most ambitious short-term demand for hydrogen. The UK Government has estimated between 80 and 140 TWh in demand by the end of 2035 [34] [35]. For Scotland, as shown in section 7.3, analysis by Gemserv projects hydrogen demand to range from 0.6 TWh to 2.8 TWh by 2030, and from 2.9 to25 TWh by 2045.

Germany set a target of 95 – 130 TWh by 2030 [29] with independent projections in line with this range (42 – 72 TWh of demand by 2030) [4]. By 2045, forecasts range from 184 to 694 TWh depending on assumptions. Belgium anticipates a demand of 20 TWh by 2030 but expects a sharp increase to 200-230 TWh by 2050 [36]. The Netherlands has projected demands of 120 TWh (2050) [37]. Demand scenarios developed as part of this research are discussed in Appendix E.

Policy landscape and net zero ambitions 

Scotland has an ambitious net zero target for 2045. This is five years ahead of the UK’s net zero target. Both Governments have published strategies and action plans on hydrogen production. However, stakeholders highlighted the lack of clarity on regional and hydrogen trade strategy. This perceived lack of clarity and of commitment to specific targets and routes could be a competitive disadvantage compared to other European countries.

In the UK, hydrogen production projects will be subsidised under the Hydrogen Production Business Model (HPBM). The HPBM will ensure it only stimulates production of hydrogen that is low-carbon by requiring volumes to comply with the Low Carbon Hydrogen Standard (LCHS) which sets a maximum emissions limit of 20 gCO2e/MJ [38]. While hydrogen production using imported natural gas is eligible for support under the Cluster Sequencing programme, the HPBM is not expected to support any form of hydrogen or hydrogen derivative import [38] and export [39].

In the absence of UK-wide policies supporting hydrogen trade, its main driver is expected to be international hydrogen import subsidies, mandates and targets. While the UK has committed to designing generous hydrogen business models, our stakeholder engagement suggests that regulatory bottlenecks remain, particularly around electricity market and the planning and permitting frameworks. According to stakeholders, the Review of Electricity Market Arrangements (REMA) is critical to cut the currently ‘very high’ grid electricity prices in the UK, particularly in Scotland. With hydrogen costs highly sensitive to electricity prices, reducing these will be essential to improving Scottish hydrogen competitiveness.

Stakeholders also reported that hydrogen regulation is fragmented and dated, with the planning and permitting process being more complex and lengthier compared to ‘other industrial countries’. These findings are in line with a 2023 research paper commissioned by DESNZ [40]. Scotland and UK specific regulatory bottlenecks are detailed in Table 18 (Appendix D).

The EU aims to be carbon neutral by 2050 [41]. It adopted a strategy on hydrogen in 2020 which focussed on 5 key areas: investment aid, production and demand, creating a hydrogen market (including infrastructure), research and international co-operation [42]. In the 2022 REPowerEU Plan, the European Commission set an ambitious 20 million tonne (equivalent to approximately 330 TWh) hydrogen target for 2030, with the EU aiming to import half of this [43]. Ambitious European import targets could offer potential opportunities to Scottish hydrogen exporters.

The German Federal Government established H2Global in 2021, a double auction model designed to facilitate inter-continental hydrogen trade [44]. In 2023, the European Commission decided to link the European Hydrogen Bank with H2Global to allow all EU member states access to the funding mechanism and agreed to jointly develop a European auction for international hydrogen imports [45]. Germany laid out an ambitious net zero target for 2045 [46] and their national hydrogen strategy states both a domestic hydrogen production target of 10GW alongside an import target of 90 TWh, potentially above 90% of the total demand forecast for 2030 [29]. They anticipate 2030 hydrogen demand to reach 95-130 TWh, around 50-70% (45 to 90 TWh) of which is forecasted be imported [29]. According to the National Hydrogen Strategy, pre-2030 imports are anticipated to be delivered by ships, with imports gradually expanding to pipeline-based solutions after 2030 [47].

Both the Netherlands and Belgium have net zero targets for 2050 and published national hydrogen strategies [48] [49]. The Netherlands has announced hydrogen import targets for 2030 for the Port of Rotterdam, 4.6Mtpa in 2030 increasing to 18Mtpa by 2050, and the Port of Amsterdam, 1Mtpa by 2030 [50]. Belgium has also set an import target of 0.6Mtpa, meaning that 62% of the continent’s 10Mtpa target could be met by these three ports [50].

The EU, along with member states are working towards a harmonised certification framework for low-carbon hydrogen to remove trade barriers [29] [51] [52]. Our stakeholder engagement suggests that misalignment between certification frameworks is expected to be the main bottleneck for international trade. UK and international hydrogen-related policies are further detailed in Table 19 (Appendix D).

 

SWOT Analysis

To shortlist high-potential hydrogen derivatives, products and end use cases, we considered the strengths, weaknesses, opportunities and threats associated with hydrogen derivatives and the trade of these products from a Scottish perspective.

Strengths

Strengths focus on the competitive advantages of Scotland.

As highlighted by a number of stakeholders, Scotland’s main competitive advantage in the hydrogen sector is access to abundant renewable generation capacity. As future renewable capacity is likely to exceed future electricity demand, Scotland is well placed to transition into an international hydrogen hub. Existing jobs, skills, and infrastructure, especially in the oil and gas and offshore wind sectors, could also confer a competitive advantage. Existing oil and gas infrastructure, such as gas interconnectors, ports, terminals and vessels, can be repurposed, resulting in savings in CAPEX. For example, due to the similarity of LPG and liquified ammonia, existing LPG terminals can be repurposed to import and export ammonia.

While Scotland does not have direct access to geological salt formations required for salt cavern hydrogen storage, depleted and partially depleted gas and oil reservoirs off the coast of Scotland could be suitable for large-scale hydrogen and CO2 storage. Existing feasibility studies, demonstration projects, and trials funded by the Scottish and UK Governments are critical to get initial commercial projects off the ground.

Weaknesses

Weaknesses focus on the competitive disadvantages of Scotland.

Our research identified high grid electricity prices as the main competitive disadvantage of Scotland. Despite abundant renewables potential, high prices and network charges seem to prevent Scottish industry and consumers to capitalise on this advantage. Additionally, compared to other regions aiming to export surplus low-carbon hydrogen to European demand hotspots, Scotland’s relative disadvantage in solar generation could lead to greater intermittency, translating into higher hydrogen production costs.

In terms of infrastructure, electricity network constraints and limited energy storage capacity could prevent the energy system from mitigating temporal and geographic electricity imbalances. Lack of geological salt formations beneath Scotland will also amplify the challenge of storing large volumes of hydrogen in the absence of a UK-wide centralised hydrogen network.

Other weaknesses include limited experience in the production of ammonia, methanol, LOHC, and other derivative, as well as the lack of low-carbon hydrogen production on a commercial scale.

Opportunities

Opportunities focus on the future potential of Scotland as well as Scotland’s environment, offtake markets and competitors.

Hydrogen presents the opportunity to cut carbon emissions, reduce wind curtailment costs, boost economic growth and enhance energy security and resilience. In trade terms, stakeholders highlighted the opportunity for Scotland to strengthen existing industrial clusters and focus on high value-added industries instead of exporting low value-added fuels.

Although electricity prices are currently high, reforms under REMA could reduce costs for consumers. From an offtake market perspective, the main opportunity is to export hydrogen to industrial clusters in England and Wales. Once online, a core network connecting demand and supply hotspots can transport gaseous hydrogen in a cost-efficient manner. The North of England has the added benefit of large potential hydrogen storage capacities. By transporting hydrogen to Cheshire, Teesside or the Humber, Scottish producers could utilise large-scale storage facilities, enhancing flexibility and hedging against supply and demand-side shocks.

Regulatory misalignment—particularly around certification—is less of a barrier within the UK, as the Low Carbon Hydrogen Standard is expected to be applied nationally. Internationally, the increasing willingness of the EU, Germany and the Netherlands to import and subsidise low carbon hydrogen is a significant opportunity. Partially driven by the RED III directive, industry in the EU will have to meet a substantial share of their hydrogen demand from low-carbon by 2030.

Threats

Threats focus on the future risks in Scotland as well as risk associated with Scotland’s environment, offtake markets and competitors.

As our research identified hydrogen export to England as a high-potential opportunity, any delay in building out a core network connecting UK supply and demand hotpots is a threat to the growth of the hydrogen economy. In terms of international transport, lack of progress with hydrogen interconnectors, ports, terminals and vessels could further delay hydrogen derivative and product trade.

While Scotland is well-placed to supply hydrogen molecules through high-pressure pipelines, it may be outcompeted in the European market by lower cost, low-carbon hydrogen from renewable rich countries particularly in the form of ammonia, methanol and other hydrogen derivatives. This is because of high electricity prices, intermittency challenges and high hydrogen transport costs in the absence of subsea hydrogen interconnectors. However, the main threat on an international scale is the lack of a harmonised certification framework. As emphasised by the IEA, inconsistencies in low-carbon hydrogen standards risk becoming the main barrier for the development of international hydrogen and derivative trade [53].

Hydrogen Derivative and Product Demand

This section discusses the findings of the analysis, with the methodology used to develop these estimates shown in Appendix E. The analysis estimates the annual demand for hydrogen in the EU, the Netherlands, Germany, Belgium and England and Wales. Annual demand scenarios were developed for the years 2030 and 2045, and the demand was divided into various sectors and hydrogen products. The years 2030 and 2045 are selected due to their significance to policy targets for both the EU and Scotland. The RED III targets set out by the EU focus on accelerating the demand for hydrogen, among other fuels, by the year 2030 [54] and Scotland has a target of achieving net zero by the year 2045. Finally, in our analysis, hydrogen demand is modelled under three scenarios: High, Central, and Low in 2030 and 2045. The full demand mapping results can be seen in Appendix E.

Sectoral Demand

Figure 3 shows the modelled annual demand, by sector, for the whole of the EU for the years 2030 and 2045. Hydrogen demand is expected to be significantly higher in 2045, compared to 2030. The industrial demand[3] shown in Figure 3 captures all industrial demand for hydrogen including demand for methanol and ammonia. The subsequent graphs in Figure 4 break down the industrial demand by product type.

Figure 3: Modelled annual demand for hydrogen and hydrogen derivatives in the EU

Figure 4 and Figure 5 show the expectation that demand for hydrogen use directly will be greater than demand for ammonia or methanol in both the 2030 and 2045 timeframe for the EU and nations considered. Demand for ammonia and methanol using low-carbon hydrogen will be driven by the RED III mandate which specifies that 42% of industrial hydrogen use (except refining) must utilise renewable fuels of non-biological origin (RFNBOs) by 2030. By 2045, it is expected that almost all ammonia and methanol will rely on low-carbon hydrogen.

Figure 4: Central Scenario EU Industrial Hydrogen Demand by Product in 2030 and 2045

Figure 5: Central Scenario National Industrial Hydrogen Demand by Product in 2030 and 2045

In all modelled scenarios for 2030 and 2045, the industrial sector is expected to remain the dominant driver of hydrogen demand in the EU. However, demand is likely to diversify between 2030 and 2045 largely because of increasing forecast contributions from the power generation sector – where hydrogen is expected to serve an important role in balancing the power system during times of low renewable generation.

For example, in 2030 the share of the industrial sector in the mix of total hydrogen demand ranges from 88% to 96% (Figure 6) but is expected to fall to within a range of 28% to 59% by 2045. Hydrogen demand in the transport sector is estimated to grow rapidly between 2030 and 2045 – largely driven by growth in demand for hydrogen as a low-carbon fuel for heavy transport, including maritime transport, aviation and HGV transport. In some scenarios, hydrogen consumption is further diversified between 2030 and 2045 by an increasingly large demand from the heating sector – which comprises as much as 14% of total hydrogen demand in the EU in the high scenario for 2045.

Figure 6: Share of different sectors and hydrogen derivatives of total hydrogen demand in the EU

Figure 7 and Figure 8 depict the modelled annual demand for hydrogen for Germany, Belgium, the Netherlands and England and Wales for different sectors in the years 2030 and 2045.

Figure 7 indicates that, consistent with the EU wide hydrogen demand, the industrial sector is anticipated to comprise most hydrogen demand in all countries by 2030. Similarly, reflecting EU-wide trends, hydrogen demand is expected to become increasingly diverse by 2045, when power generation, road transport and aviation will all likely also contribute to hydrogen demand in each of these markets. Hydrogen demand in the heating industry could also grow significantly in these markets; however, this is entirely dependent on the national policy landscape. For both 2030 and 2045, Germany and England and Wales are anticipated to drive most of the hydrogen demand.

Figure 7: Hydrogen demand for countries across all scenarios and sectors for the year 2030

 

Figure 8: Hydrogen demand for countries across all scenarios and sectors for the year 2045

Demand by Hydrogen Product

The total final demand for hydrogen, ammonia, methanol and sustainable aviation fuel (SAF) in the EU is shown in Figure 9. It is expected that hydrogen demand will be greater than any of the products assessed for both 2030 and 2045 making up 68% and 78% of demand, respectively. Of the products assessed, final demand for ammonia is likely to be greatest, estimated at 42 TWh in 2030. This is driven by low-carbon ammonia demand for use in fertilisers. It is expected that ammonia demand will rise to 206 TWh, with demand for maritime fuel making up over half of this total. Final demand for methanol derived from low-carbon hydrogen is expected to increase from 15 TWh to 20 TWh between 2030 and 2045. SAF demand from power to liquids in the EU is projected to increase from 4 TWh to 59 TWh between 2030 and 2045, due to the emerging SAF mandates.

 

Figure 9: Central EU Final Demand for Hydrogen and Products in 2030 and 2045

Figure 10 shows the central annual final demand for hydrogen and products by country. Similar to the EU as a whole, it is estimated that hydrogen has the highest demand for each region in both time periods. However, demand for ammonia could be significant, particularly in regions with significant maritime activity such as the Netherlands, where ammonia is estimated to form 44% of final demand in 2045. SAF demand is expected to be more evenly distributed across regions due to greater distribution of aviation activity. Methanol demand is relatively low across all regions ranging between 1 and 7 TWh per year by 2045.

Figure 10: Central National Final Demand for Hydrogen and Products in 2030 and 2045

Demand Scenarios for Scotland

As Figure 11 shows, the projected demand in Scotland is likely to be limited for the year 2030, ranging from just 0.6 TWh to 2.8 TWh from the Low to the High scenarios. The demand jumps up for the year 2045, ranging from 2.9 TWh in the Low scenario to 25 TWh in the High scenario[4].

Figure 11 shows that for the year 2030, industry is the main driver for demand in Scotland. However, for the year 2045, other sectors like Road Transport and Power Generation play significant roles as drivers of demand.

These results reaffirm the export potential for Scotland as the hydrogen production capacity of Scotland is expected to be larger than the demand for hydrogen.

Figure 11: Annual demand for hydrogen and hydrogen derivatives for Scotland for 2030 and 2045

Figure 12 shows the range of demand for hydrogen and its derivatives for Scotland. The graph shows that the demand for all sectors, other than industry, is limited in all scenarios for the year 2030, with demand varying by sector significantly in 2045. For example, in the transport sector, the Low and High scenarios estimate a demand of 0.6 TWh and 7 TWh, respectively. This wide range is the result of high uncertainty of demand for hydrogen in the maritime and road transport sectors of Scotland for 2045.

Figure 12: Range for hydrogen & hydrogen derivatives across all sectors for Scotland

Comparison to Literature

A European Commission [55] (JRC) study reviewed a diverse range of literature and used the projections from different studies to determine average annual demand for hydrogen in the EU. According to the JRC study, the total projected annual demand for hydrogen in 2030 is 230 TWh [55], which lies towards the upper bound of this report’s estimate of 108-236 TWh. Similarly, the EU Commission’s study projects the annual demand to be 900 TWh in 2040 and 1,270 TWh in 2050. Whereas this report’s analysis projects the demand for hydrogen for 2045 to be within the range of 733 TWh to 1852 TWh.

A 2021 study conducted by European Hydrogen Backbone [56] estimates that the annual demand for green and blue hydrogen in Industry (for both the EU and the UK) will reach 692 TWh in 2040 and 983 TWh by 2050 [56]. Whereas this report projects the demand in industry in both EU and UK to range from 534 TWh to 711 TWh in 2045.

Figure 13 provides a full comparison between the results of this study and those of two external studies. The results estimated for this report are shown as a range of total projected annual demand of hydrogen for EU, for the years 2030 and 2045. The results of the other two studies are not shown as ranges; and the years for these studies are 2030, 2040 and 2050. It is also worth noting that this study includes demand for the heating sector, which is not accounted for in the other two.

Figure 13: Comparison of this study’s results with the literature

The comparison of these estimates is challenging as their geographical scope and timelines vary, with a number further differences in modelling methodologies.

 

Policy Gap Analysis

Our stakeholder engagement and desk-based research highlighted the following policy gaps. Further regulatory gaps can be found in Table 18.

In the United Kingdom, reserved matters are decisions taken by the UK Parliament, as opposed to devolved matters where devolved institutions, including the Scottish Parliament, hold decision making authority. As such, we have split our policy gap analysis into Scotland based, UK based and international policy gaps.

Policy Gaps in Scotland

Scottish policy gaps are set out below.

Lack of clarity on hydrogen trade strategy

Clear signals from the Scottish Government are required for the Scottish industry to prepare and make strategic decisions to enable successful trade.

Planning and permitting

Planning and permitting processes need to be faster and streamlined. Hydrogen projects typically require long lead times, due to infrastructure requirements as well as typical barriers to the implementation of innovative technology. This finding is in line with our stakeholder engagement and 2023 report commissioned by DESNZ [57]. Streamlining and accelerating the planning processes is key to alleviating investment barriers.

While our stakeholder engagement and desk-based research was conducted prior to the announcement of ‘the Planning Hub’ [58], this new body is anticipated to improve consenting speed and make the planning system more efficient for hydrogen projects.

Regional Strategic Planning

Stakeholder engagement highlighted that Scotland is home to diverse regions, with varied geographical environments. Blanket, national strategic planning risks overlooking localised requirements and optimal use cases =. Scotland needs regional hydrogen strategies that are integrated with a cohesive national strategy.

Increasing need for trials and demonstration projects

The hydrogen industry, especially the trade sector, will utilise new technologies, which still need to be proven and developed. Trials and demonstration projects are increasingly needed to build the case for these technologies.

Policy Gaps in the UK

As outlined above, some policy gaps relate to the UK Government as a reserved power, as opposed to the Scottish Government, as a devolved power. The policy gaps for the reserved power, in this case the UK government, are detailed below.

Hydrogen Trade Strategy

The UK is currently lacking a clear strategy on hydrogen trade as well as a holistic strategy incorporating natural gas, electricity and hydrogen. This is urgently required to provide clarity, allow for strategic decisions to be taken and stimulate investment.

The establishment of National Electricity System Operator (NESO) is a positive step towards solving this issue. NESO is expected to address issues regarding whole system strategy by integrating electricity, gas and hydrogen infrastructure into one energy system plan. NESO has developed whole energy system models, titled Future Energy Scenarios, which support planning and identify the opportunity for Scotland to be an energy exporter. This work should be expanded to include economic modelling on trade, culminating in a developed and full strategy.

Infrastructure

A clear commitment to a core hydrogen network, linking industrial clusters in Scotland, England and Wales is needed. More clarity on the timeline is key to improving investor certainty and get initial projects off the ground.

Dated and fragmented hydrogen regulation

Onshore hydrogen projects are currently regulated under the Gas Act 1986 and Planning Act 2008, with hydrogen generally being defined as a ‘gas’. Our stakeholder engagement suggested that current regulation is fragmented, with more concise and ‘net-zero-aligned’ regulation increasingly needed in the UK.

Hydrogen Production Business Model

Risk-taking intermediaries (RTI), market players who take ownership of the hydrogen molecules before selling it on to transporters or end users, need to be recognised as an eligible offtake option. Stakeholders warned that without the recognition of RTIs, large-scale and efficient hydrogen trade, transport and storage may not materialise. Additionally, the current allocation round set up of the HPBM has also raised a competitive element between projects. This reduces collaboration between key stakeholders. The UK Government should assess how they can reduce this competition driven fragmentation within current funding mechanisms.

Misalignment between UK and EU ETS

The UK and EU ETS need to be aligned to successfully foster low-carbon trade of goods. Clarity is urgently needed around the scope of inclusion for the maritime sector.

Review of Electricity Market Arrangements (REMA)

The current electricity market pricing structure needs reforming to help bring down prices. As electricity prices are a major driver of hydrogen production costs, reforms are critical to increasing uptake and improving competitiveness of UK hydrogen.

Wider and international policy gaps

Alignment between international policy is critical to facilitating successful trade between nations. International policy gaps are shown below.

Lack of clarity on emission factors

Standardised emission factors for alternative fuels (e.g. methanol) are needed. This is highly relevant to sectors such as maritime and aviation where synthetic fuels may play a major role. Standard values are needed for carbon accounting, from accredited sources, to ensure reporting consistency.

Misalignment between certification frameworks

Differences in low-carbon hydrogen certification frameworks create complexity in international trade. The development of mutually recognised standardised certification frameworks is essential to facilitate cross-border trade in hydrogen and its derivatives.

Conclusions

Scotland has significant opportunities in the production, use and export of hydrogen, its derivatives and products, particularly to nearby markets in England, Wales, and the European Union. England and Wales offer a large local market due to existing industrial demand, geographical proximity, and similar regulatory frameworks. The EU is also a potential market because its member states are unlikely to meet their own low-carbon hydrogen demand, creating an opportunity for Scottish exports.

While Germany and the Netherlands are anticipated to import significant amount of hydrogen and derivatives, the extensive infrastructure and harmonised certification frameworks necessary for international trade are not yet in place. Subsea hydrogen interconnectors are crucial for intra-European trade as alternative delivery methods and hydrogen derivatives are associated with substantially higher costs. Without such a pipeline, other renewable resource-rich regions, such as the Middle East, South Africa and South America, may outcompete Scotland in the European market.

For global trade, ammonia is expected to become the dominant hydrogen derivative due to its technical maturity, efficiency, and well-established global market. Other hydrogen transport methods, like liquified hydrogen, LOHCs and metal hydrides, are anticipated have a more minor role. The most suitable hydrogen derivative for export will depend on factors including scale of production, transport distance, infrastructure readiness and end use application.

Key UK and EU industrial sectors such as chemicals, aviation, and steel are well-positioned to use hydrogen and hydrogen products directly, supported by rising carbon prices and emerging policies like the Sustainable Aviation Fuel mandates in the UK and the European Union. Although synthetic methanol will play a key role in decarbonising industrial use and maritime projects, uncertainties remain around maritime policy and biogenic CO2 availability.

As low-carbon ammonia markets and propulsion technologies mature, the maritime sector is projected to transition from ammonia to methanol in the medium to long term. Hydrogen has also been found to be critical for the decarbonisation of the iron and steel industry, with the majority of steel plants expected to use directly reduced iron (DRI) technology.

The success of international hydrogen trade will depend on robust infrastructure, emission trading schemes, and the timely implementation of the CBAM, alongside mutually recognised certification frameworks.

Recommendations

  1. Stimulate demand by improving alignment – With carbon prices being among the strongest demand-side incentives, the Scottish Government could work together with the UK Government and the EU to maximise its benefits. As pointed out by stakeholders, the UK and EU Emissions Trading System need to be aligned to avoid potential carbon taxes on UK products including maritime fuels. The timely launch of the UK Carbon Border Adjustment Mechanism (CBAM) is also critical to stimulate demand domestically and achieve better alignment and consistency with the EU policy framework. Section 8 of the report discusses these policies, and more, in higher detail.
  2. Stimulate demand by supporting trials and demonstration projects –The Scottish Government is encouraged to continue its approach with supporting hydrogen demand projects through subsidy schemes, such as the Hydrogen Innovation Scheme, helping end users overcome barriers to investment. More trials and demonstration projects are key to create learnings, improve investor certainty and get initial projects off the ground.
  3. Support infrastructure – Scotland should support key new-built and repurposed infrastructure projects including a core UK hydrogen network, ports and terminals (see Section 5.2). This includes working with the UK Government to give developers more clarity on the timeline of a core hydrogen network and how this will link with UK ports and terminals. There should also be an equal amount of focus on developing demand- and storage-based infrastructure, like hydrogen boilers, refuelling stations and salt cavern storage.
  4. Enhance competitiveness of Scottish hydrogen –To effectively compete with renewable rich regions, Scotland needs to meet a lower levelised cost of hydrogen. This is because the main contributor to the levelised cost of hydrogen is electricity price. High electricity prices are identified as one of the biggest weaknesses in Scotland’s hydrogen ambitions, as laid out in section 6.2. While the power of devolved administrations is limited, the Scottish Government is recommended to (1) commission research into alternative electricity market arrangements and (2) work with the Office of Gas and Electricity Markets (Ofgem) and the UK Government, representing the Scottish industry from an evidence base position.
  5. Reform the planning and permitting regime and ensure safety case is developed – With Scotland having a longer and more complex planning and permitting framework compared to other industrialised countries, developers need more guidance. The Scottish Government should look to streamline these processes where possible to avoid unneeded congestion and accelerate decarbonisation. Work with the Health and Safety Executive (HSE) to ensure that the safety case for hydrogen is developed in a timely manner and disseminate the results effectively.
  6. Optimise low-carbon policy frameworks – While current policy is designed to get initial projects off the ground, our research found that the Hydrogen Production Business Model needs to be optimised and designed considering interactions with other low-carbon policy frameworks, such as the Contracts for Difference Scheme, Hydrogen T&S Business Models and the H2P Business Model. The UK Government allowing risk-taking intermediaries in subsequent allocation rounds is critical to strengthen the hydrogen supply chain and unlock domestic hydrogen trade.
  7. Co-ordinate with the EU –Infrastructure projects have long associated lead times and limited flexibility once approved. Therefore, coordinating infrastructure deployment with the European Hydrogen Backbone and port infrastructure is essential. More coordination with the EU, in the form of trade policies, was also one of the key takeaways and a commonly brought up point in the stakeholder engagement that Gemserv conducted. Key findings from the stakeholder engagement are discussed in Appendix G.
  8. Continue progress on low-carbon – A standardised low-carbon hydrogen standard is critical to the success of hydrogen trade. The Scottish Government is recommended to work with the UK Government, European bodies and other international stakeholders to accelerate the harmonisation or the mutual recognition of low-carbon certification frameworks.
  9. Engage local communities – Public perception has been seen to be a critical aspect in the successful implementation of hydrogen as a technology. The Scottish Government should continue to engage with local communities and improve the public understanding hydrogen’s role in a net zero energy system as well as the stringent safety and regulatory measures undertaken in implementation. The Scottish Government could also look at forming a strategy of how best to disseminate the benefits of hydrogen trade to local consumers.
  10. Set out strategy on hydrogen trade – The Scottish Government could work with the UK Government on a clear strategy on how hydrogen export, and potentially import capacities, are planned to be developed.

Appendices

  1. Hydrogen derivative and product assessment

Hydrogen, pipelines, derivatives and low-carbon alternatives

Economic implications

As shown in Figure 14 below, repurposed 48-inch pipelines are likely to have the lowest levelised cost of delivering hydrogen [26]. Since there are no existing pipelines between the Scottish mainland and the proposed hydrogen export markets in Europe, this option would likely involve the construction of a large length of new 48-inch pipeline. The construction of pipelines over long distances, however, would require a significant initial investment of both time and capital. Therefore, conventional tanker transport may provide a short-term solution, especially in cases where scale, distance or the end use case would not justify pipeline construction [59]. From a market perspective, our stakeholder engagement and existing research [60] [61] suggest that compressed pipelines are critical to ensure the competitiveness of Scottish hydrogen in European market. This is because alternative delivery methods and hydrogen derivatives are associated with substantially higher costs. Without a subsea pipeline, other renewable resource-rich regions, such as the Middle East, South Africa and South America, may outcompete Scotland in the European market.

Owing to its higher volumetric energy density of 70.85 kg/m3 [62], it is possible to transport the same amount of liquified hydrogen in a smaller tanker compared to gaseous hydrogen. Compared to compressed hydrogen pipelines, this option is still relatively expensive per volume of hydrogen transported, with the liquefaction process estimated to add up to almost half the total cost of hydrogen transport [63]. Liquified ammonia has been shown to be the lowest cost of selected hydrogen derivatives over long distances [26]. When ammonia is used directly as a feedstock, it is not necessary to reconvert the ammonia to hydrogen upon arrival.

Direct use of hydrogen derivatives is further discussed in section 4.2. Our research used offshore high-voltage direct current interconnectors as a reference point, as they are also suitable to alleviate curtailment issues to some extent. Despite no ‘conversion costs’, transporting renewable electricity through HVDC cables could have higher costs compared to repurposed hydrogen pipelines due to efficiency and flexibility restrictions, described within Section 5.1.1.2.

Figure 14: Levelised cost of delivering hydrogen Source: International Energy Agency (IEA) (2022)

Technical feasibility

Subsea high voltage cables are highly mature, with a technology readiness level (TRL) of 9 and nine electricity interconnectors already connecting Great Britain to neighbouring countries [64]. However, congestion issues, relatively low efficiency over long distances and the lack of long-term flexibility could make electricity interconnectors less suitable to export larger amounts of renewable energy compared to hydrogen technologies [7] [65] (Table 15)

Transporting hydrogen through new-built pipelines is a mature technology (TRL 9), with more than 2,000 km of pipelines operational in Europe [26]. Given limited commercial deployment, repurposed pipelines have lower technical maturity (TRL 7) [26]. Investigation into the repurposing of networks is ongoing in the UK as part of National Gas Transmission’s FutureGrid project [66]. Scotland has 17,000 miles of gas pipeline [67], with an additional 100% hydrogen North Sea pipeline being considered as part of the Hydrogen Backbone Link. This would enable export of hydrogen from Scotland to Germany through a 10 GW hydrogen pipeline by 2045, transporting 2.4 kt of hydrogen per day [4] [68]. Liquified hydrogen has been used for a long time, with the first liquefaction taking place in 1898 [69]. As liquified hydrogen has not been produced on a commercial scale, it has a TRL level of 8 [70] [63].

Although conversion and reconversion processes are needed, the simpler handling and higher hydrogen density of hydrogen derivatives make them more attractive. While some liquified ammonia could boil off during transport (approximately 0.098 % /day) [63], ammonia loss is less significant compared to liquified hydrogen, given the relatively high boil point of -33 °C. Stakeholders agreed that while low-carbon hydrogen production is in its infancy, ammonia production and shipping has competitive advantage in technical maturity compared to other derivatives. While no ammonia or liquid hydrogen port projects have been announced in Scotland, some of the existing infrastructure, for example LNG and LPG terminals, can also be repurposed to reduce capital costs [71]. Strategically important Scottish ports are discussed in further detail in Table 11. The final step in the value chain is ammonia cracking, splitting ammonia into hydrogen and nitrogen molecules. Ammonia crackers are not as mature as ammonia synthesis plants and have an overall TRL between TRL 4 and 6 [72].

The main technical advantage of LOHCs, for example methylcyclohexane (MCH) and dibenzyl toluene (DBT), is that they are compatible with existing liquid fuel assets, with no boil off during shipping. While interest in LOHCs is limited in Scotland, some UK-based developers are investigating this technology. Magnesium hydride has a volumetric H2 density of 106 kg H2/m3, which makes it a suitable alternative to ammonia in ports that do not allow its import or export, due to stringent safety regulation. Magnesium hydride is easier to handle than ammonia, and magnesium as feedstock is widely available, reducing total costs. Some stakeholders highlighted the increasing need for the HSE’s updated guidance on hydrogen safety, with most stakeholders mentioning the lack of guidance on hydrogen planning and permitting as a significant bottleneck. Several UK-based projects, including, HyDus [73], HEOS [74] and HydroStar [75], are investigating metal hydride technologies. Further research is being undertaken to increase the uptake efficiency and the dehydrogenation process, which does not require high temperatures. Our stakeholder engagement suggests that strategic co-location of hydrogen derivative plants with other heat-intensive processes could offer additional efficiency gains through heat recovery. Strategic planning with holistic and regional approach, however, is critical to unlock these opportunities. Technical advantages and disadvantages are displayed in further detail in Table 12.

Sustainability

Overall greenhouse gas (GHG) emissions associated with hydrogen and derivative transport are highly sensitive to the fuel and technology used for the conversion, transport and reconversion processes, also known as hydrogenation and dehydrogenation. Among all hydrogen and derivative transport methods, compressed hydrogen pipelines are associated with the lowest greenhouse gas emissions [76], with low energy requirement and compression being easy to decarbonise. Other derivatives, like ammonia and LOHC, require more energy, with some of the processing and transport methods being hard-to-decarbonise [77]. As Haber-Bosch synthesis accounts for approximately one third of all energy consumed in the ammonia production process [78], it is critical that any future ammonia plants are designed to run on low-carbon energy. However, only a limited amount of work has been done on electrifying ammonia synthesis and cracking [79]. A 2022 E4Tech research paper found that low-carbon ammonia would not necessarily meet the UK Low Carbon Hydrogen Standard even if electricity were to be used for ammonia synthesis [76]. Ammonia and most LOHCs are toxic to humans and marine ecosystem, with further sustainability and environmental concerns detailed in the Table 14.

Industrial feedstock

Economic implications

Low-carbon hydrogen can be integrated into ammonia and oil refining processes without significant modifications to existing equipment. This infrastructure readiness may offer cost benefits. As highlighted by stakeholders, there is better economic case for using ammonia directly compared to reconverting it to hydrogen. This is because costs and efficiency losses associated with reconversion, also known as dehydrogenation, can be avoided [80]. In Table 4, ammonia production and refining are not assigned economic RAG ratings due to the lack of a viable low-carbon alternative for reference. The future cost competitiveness of synthetic methanol remains uncertain, given the unknowns surrounding hydrogen and biogenic CO2. Existing research, however, suggests that bio-based methanol could be produced at a cost up to 55% lower than synthetic methanol [13]. Conventional methanol plants can also operate on bio-feedstock. The economic competitiveness of green steel varies, with a RAG rating of green and amber, depending on the chosen technology. Despite high costs, DRI technology is expected to capture a growing share of the green steel market due to its carbon neutrality. As sustainability becomes a priority, hydrogen-based iron reduction will likely become more cost competitive, gradually reducing reliance on highly polluting blast furnaces [81].

Technical feasibility

In contrast to ammonia and refining plants, synthetic methanol production necessitates significant infrastructure investment or substantial upgrades. The process requires the capture and storage of high purity biogenic CO2, with the technology currently at a TRL of 8-9 [13]. These plants operate at high efficiencies, ranging from 89 to 95% [82]. However, multiple stakeholders have emphasised the growing need for strategic planning, especially on regional scale, due to the geographical misalignment between biogenic CO2 and hydrogen supplies which is a challenge to efficient production. For steel production, electrolytic hydrogen has been successfully demonstrated for DRI, but it has not yet reached commercial scale (TRL 7) [83]. Currently, it is estimated that less than 1% of steel in Europe is produced using DRI [84], with the majority of planned DRI projects yet to be operational [85]. Steel production in Scotland has declined in recent years, with annual output falling below 6,000 tonnes of crude steel [86]. Although some plants have outlined their decarbonisation strategies, the path to fully decarbonising Scottish steelmaking remains uncertain. When asked about technical challenges, most stakeholders were not concerned about early-stage technical maturity. Stakeholders suggested that the complexity of the planning and permitting process and the length of consideration are more significant bottlenecks in project development.

The use of low-carbon hydrogen in oil refining and fertiliser production presents minimal technical challenges, as the transition primarily involves fuel switching. INEOS intends to use low-carbon hydrogen, starting as early as 2029 [87]. However, with no ammonia and fertiliser production facilities in Scotland, interest in ammonia production is limited. Meanwhile, plans to establish a renewable methanol plant in Scotland by GEG and Proman are underway [88].

Sustainability

Hydrogen has been used as industrial feedstock for decades, with strict adherence to safety regulations by producers and users. Beyond the environmental benefits associated with fuel switching and decarbonisation, hydrogen also plays a crucial role in desulphurisation which prevents sulphur oxide emissions and reduces the risk of acid rain. While some fugitive emissions may occur (see Table 14), regulations and commercial incentives are in place to minimise these. Further details on environmental impact are detailed in Appendix C.

High temperature heat 

Economic viability

Hydrogen has a high gravimetric energy density of 120 MJ/kg compared to 44 MJ/kg of natural gas [89], making it an attractive option for decarbonising high temperature industrial heat. However, hydrogen’s low volumetric energy density compared to natural gas makes it more expensive to store and transport, due to the increased capacities required. For this reason, among others, transitioning to hydrogen as fuel comes with significant costs. For example, converting a furnace in the basic metals sector to hydrogen would cost approximately £730,000 for 10 MW of capacity [10]. It is estimated that £2.7 billion in capital investment would be required to convert UK industrial sites and equipment. CCUS is also considered relatively high cost even though costs are expected to decline with technology maturity [90]. Our stakeholder engagement confirmed that CCUS technologies will become more cost-effective with scale and concentration of demand. The carbon capture process itself is the most expensive component accounting for 80% of the total costs [90]. On the contrary, bio-based fuels are widely available, scalable and cost-competitive in certain locations. Our stakeholder engagement highlighted that while bio-based fuels are widely available today, feedstocks are limited, preventing larger-scale and widespread adoption in the future.

Technical feasibility

Most industrial equipment, such as boilers, kilns, ovens, furnaces, has been demonstrated to be compatible with hydrogen through the Hy4Heat project [10]. While the technology is available, it has yet to be demonstrated at a commercial scale (TRL 7-8; industrial fuel switching). Minor technical challenges persist, including issues with pipe sizes, flue gas composition and different heat transfer characteristics [91]. Additional details on hydrogen heating technical challenges are in Table 13. Many natural gas-fire gas furnaces can be retrofitted, with only certain components requiring modification [91] [92]. However, retrofit options and associated GHG and cost savings depend on the end use sector and the complexity of the industrial site. Our stakeholder engagement confirmed that more trials and demonstration projects are needed to increase the technical readiness of hydrogen technologies and create learnings in a Scottish context.

CCUS systems can be integrated with existing boilers and heaters [93]. However, carbon capture infrastructure requires large investment. The UK’s geological advantage and access to depleted hydrocarbon fields provide a competitive advantage for carbon storage [94]. As pointed out by stakeholders, scale is critical for operating CCUS systems cost-effectively. Therefore, these systems must be strategically located, near concentrated demand, favourable geology and potential biogenic CO2 offtakers. Although large-scale CCUS projects are not yet operational in Scotland, the Acorn Project has advanced directly to Track 2 of the UK Government’s Cluster Sequencing Programme. By reusing the existing hydrocarbon infrastructure, the Acorn project aims to capture and store between 5 and 10 Mtpa of CO2 under the seabed by 2030 [95].

Hydrogen boiler and indirect dryer

Hydrogen direct dryers and ovens, furnaces

Kilns

Carbon capture (depending on technology)

Biomass technologies

TRL 7 [96]

TRL 4 [96]

TRL 5 [97]

TRL 6-9 [98]

TRL 9[99]

Table 9: Technology Readiness Level of selected high temperature technologies

Solid biomass is a well-established technology, with most biomass boilers, kilns and furnaces achieving a TRL of 9 [99]. While the majority of biomass is currently used to generate electricity, over 37% is utilised to produce heat [100]. Given that CCUS and hydrogen technologies are not yet commercially available, many industrial plants aiming for long term decarbonisation opt for biomass. Unlike hydrogen, biomass can be stored at ambient pressure and temperatures. However, biomass technologies are generally unsuitable for direct heating applications, such as kilns, furnaces and dryers, as they may affect the product quality [99].

Sustainability

Burning hydrogen does not produce CO2, but it can generate increased levels of nitrogen oxides (NOx) compared to natural gas combustion due to the higher temperatures used [101]. Nitrogen oxides are a mixture of gases, worsening air pollution, impacting human health and, reacting with other gases, indirectly contributing to global warming. However, research indicates that the higher stable combustion temperature of hydrogen may offset NOx emissions [102]. This is because the increased air to fuel ratio enabled by hydrogen leads to lower combustion temperatures which in turn reduces NOx emissions [102]. While CCUS technologies cannot capture 100% of CO2 emissions, pairing them with biomass kilns and furnaces may result in negative emissions. Additional details on sustainability benefits and challenges are provided in Table 14.

Transport

Economic implications

For LDVs, Fuel Cell Vehicles (FCVs) achieving cost parity with fossil fuel powered LDVs before 2040 will be challenging, unless the fuel cell costs decrease due to higher volume production. When looking at 5-year total cost of ownership, fuel cell powered and battery electric powered LDVs will likely be close or marginally lower than fossil fuel powered LDVs by 2040 [103]. The Advanced Propulsion Centre conducted a battery and fuel cell vehicle cost comparison for a range of vehicle types. Findings included that fuel cell powered vans will be the preferred technology type by 2030 [104].

Fossil methanol has an established global market, with synthetic methanol production growing each year [105]. Existing ships and vessels that run on liquid fossil fuels, like diesel and kerosene, can be retrofitted to run on low-carbon, synthetic liquid fuels, like methanol, allowing owners to avoid the capital cost of a new ship. Although sales of methanol dual-fuel ships have significantly increased in recent years [106], the high cost of synthetic methanol may change commercial incentives [107]. Our stakeholder engagement also suggests that ammonia will be the dominant maritime fuel in the short and medium-term due to the lower cost of the fuel. This is in line with the analysis of the IEA estimating the cost of synthetic methanol production to be 25 to 100% higher than the production cost of low-carbon ammonia [107]. The difference in fuel costs is partially due to the high cost and limited availability of biogenic CO2, making methanol ships uncompetitive in the long-term, especially once ammonia technologies are mature. This is despite the higher transport and storage cost of ammonia, requiring cooling and compliance with a range of national and international regulations.

According to the International Air Transport Association (IATA) the average price of jet fuel in 2022 was roughly £3.18 per gallon, a 149% increase on the previous year, yet comparatively, in 2022, the current average price of SAF within the US was £7 per gallon [108]. While the IATA estimates that all SAF products are 2-4 times more expensive than alternative aviation fuels [108], costs could reduce with the emerging SAF mandate.

Technical feasibility

Hydrogen fuel cells have faster refuelling times than Battery Electric Vehicles (BEVs), making them well suited for long heavy-duty trips [16]. Fuel cells also have other potential applications in maritime, rail and aviation (HyFlyer) sectors. The Scottish Government has funded multiple hydrogen buses in Aberdeen that have been successfully implemented since 2015 [109]. On the whole, fuel cells have a high TRL, however this can vary slightly by use case. For example, the Aerospace Technology Institute label a generic fuel cell as TRL 8, with a fuel cell in aviation use cases at TRL 5 [110].

Ships can be retrofitted for ammonia engines easier than for fuel cells, which need a complete makeover of the engine infrastructure. Ammonia blends of 70% have been successfully implemented [111] in certain engines. The energy transfer chain of ammonia has a number of conversions resulting in efficiency losses. From the initial renewable energy produced, 17% will make it to the ship’s propeller [112]. On the other hand, it is more complicated to produce synthetic fuels in large quantities limiting the long-term applications. Ammonia must be stored at -33◦C. This gives e-fuels a storage advantage, as the conditions are much milder and not different to the current fuels used. The IEA’s report on International Shipping reports that in 2022, 90 (11% by tonnage) new-build orders were for ammonia-ready vessels, 43 (7%) were for methanol vessels and 3 were for hydrogen-ready vessels [113]. SAF encompasses a range of technologies or SAF production pathways, detailed in Table 10.

TECHNOLOGY

TECHNOLOGY READINESS

Hydrogen fuel cell engine in light vehicles

TRL of 9

Hydrogen fuel cell engine in heavy vehicles

TRL of 7-9

Sustainable Aviation Fuel

TRL of 9 (HEFA)

Low-carbon methanol as a maritime fuel

TRL of 9

Low-carbon ammonia as a maritime fuel

TRL of 9

Table 10: Technology readiness of transport technologies

Sustainability

Whilst SAFs release carbon when burned, they could reduce carbon emissions by 80% over the lifecycle compared to traditional jet fuel [114], while having similar combustion characteristics and safety considerations. Ammonia burns less easily and is less flammable than conventional shipping fuels, and therefore is safer from a health and safety perspective [115]. Hydrogen fuel cells do not result in any emissions of greenhouse gases when in use [116]. Further sustainability benefits and challenges are detailed in the Table 14.

Power generation

Economic implications

The capital cost associated with large scale hydrogen peaking plants is estimated to be between £350 and £600 per kW, whereas capital costs associated with fossil fuel based peaking plants is between £300-600 per kW [117] [118]. The overall cost of electricity, however, will depend on several factors, for example, load factor, efficiency of the turbine, heat and water recovery [119]. While large scale hydrogen power plants can technically provide both mid-merit and peaking generation, they are expected to be cost competitive when running as a peaking plant and below a load factor of 20-30% [118] [120]. This is due to higher operating costs compared to low-carbon alternatives. Despite additional costs, there is an economic case for retrofitting existing natural gas power plants with CCS (Table 17). This is because retrofitting is estimated to extend the lifetime of a power plant by 10 years, resulting in substantially lower capital costs [23]. The estimated cost of retrofit is around £110 per kW compared to the new-build gas turbine’s capital cost of £740 per kW [120]. Due to increasing scale and simplification, it is estimated that the cost of CCS-power plants could reduce by 45% after the first three installations, with technical innovation leading to an additional reduction of 5-10% thereafter [121]. With widely available biomass supply and highly mature technology, unabated biomass generation is currently the most prevalent among the selected technologies. However, as CCS technologies become commercially available, unabated biomass generation is anticipated to be phased out. This is due to the relatively high cost of power generation. While retrofitted hydrogen plants could reach a levelised cost as low as £65 per MWh in 2035, the Contract for Difference of biomass plants guarantees £100 per MWh (2012 prices) [23]. The levelized cost for unabated gas plants may reach £170-£180 per MWh while gas CCS plants’ levelized costs are estimated to be £75-£90 per MWh [23]. Despite this challenging economic case, biomass plants coupled with CCS technology are expected to have high potential due to substantial carbon benefits. While the cost of hydrogen-fired turbines could reduce over time, they are expected to be used for low load factor operation, with CCUS-enabled power generation running on higher load factors.

Technical feasibility

While only minor alterations are required to existing gas power plants to reach hydrogen/gas blends around 70% [122], 100% hydrogen power plants have more potential in the long term due to higher carbon benefits. Retrofit to 100% hydrogen plants is also technically feasible, with a few technical challenges including changes to pipes and combustors due to differences in hydrogen’s volumetric density. Ammonia is the least mature power generation technology among the four. A few projects have demonstrated the viability of co-firing up to 20% and 70% with coal and natural gas, respectively [123]. Some technical challenges such as flame stability, and the low combustion speed of ammonia do not only make ammonia-fired power generation less efficient than the baseline but also result in incompatibility with larger gas-turbines [124]. The main technical advantage of biomass power plants is that existing coal power plants can be easily retrofitted to run on biomass. Given high technical maturity, capacity for electrical generation from biomass in the UK reached 12% of all capacity in 2023 [125]. Despite high hydrogen potential, there is limited experience with hydrogen power generation in Scotland. The Peterhead Power Station is planned to be coupled with CCUS technology as part of the Acorn project, positioning the facility as one of the first CCUS-enabled gas power plants. In addition, there are eight major diesel generation sites in Scotland used as backup supply for remote locations [64] [126]. A few hydrogen power projects, like the Kirkwall Airport CHP, are operational in Scotland, but further trials are needed, particularly on remote Scottish Islands, to provide learnings of this sector in a Scottish context, according to our stakeholder engagement. Further technical details can be found in Table 17.

Sustainability

Main sustainability concerns include CO2 leakage rate from underground reservoirs, ammonia’s toxicity and NOx emissions. Due to high carbon benefits, a 2018 CCC Biomass report concluded that available biomass should be used with BECCS applications ‘to the maximum extent possible’ [127]. Further sustainability challenges and benefits are detailed in Table 14.

  1. Offtaker Market Assessment

 

Existing demand

Figure 15: Import of hydrogen in 2023 in selected countries [33]

Figure 16: Value of ammonia trade in EU, Belgium, Germany and the Netherlands. Source: Eurostat

Infrastructure log

Country

Name

Type

Description

Shetland, Scotland, UK

Sullom Voe

Terminal

Shetland has some of the most abundant wind resources in the UK but is somewhat isolated from the mainland grid. This makes development of curtailment options including green hydrogen a top priority. Sullom Voe is a deepwater port that already has three existing tanker jetties designed for ultra-large crude oil tankers and one for medium sized LPG tankers. It is suitable for ammonia export based on similarities to the technology currently in use at the terminal for LPG.

Orkney, Scotland, UK

Flotta Terminal

Terminal

Flotta Terminal has a crude oil import pipeline and a jetty. It has been earmarked as the location for Hydrogen Hub Orkney test facility, owing to its remote location and significant industrial space available in the immediate vicinity for hydrogen production. Approval has been obtained for a 220MW interconnector to the Scottish mainland in order to facilitate future offshore wind generation.

Scotland, UK

Port of Cromarty Firth

Port

Plans to produce, use and export (via LOH and liquefaction) hydrogen are already in development. The port has a depth of up to 14m and is able to provide more than 2000m quayside in an ideal location to serve several of the North East ScotWind option areas. It was awarded Green Freeport status in 2023 and this is expected to attract further investment in a number of offshore wind and hydrogen projects.

Scotland, UK

Outer Hebrides Hydrogen Hub

 

An expansion of the green hydrogen production capacity has been put forward in the updated Energy Strategy for the hub. The Stornoway Port Masterplan included development of a 400m long, 10m deep port, that could accommodate LPG/NH3 gas carrier vessels that are unable to make use of the 6m port currently in operation. It is well placed to serve the northerly ScotWind option areas.

Scotland, UK

St Fergus Gas Terminal

Terminal

It is the central gathering hub for gas production from the Northern North Sea region and contains the SEGAL system and the SAGE gas terminal. Extensive international (Norway) and North Sea gas pipeline infrastructure have made the terminal the primary candidate for any new hydrogen export pipeline. The site is well positioned to receive any hydrogen produced offshore in the North Sea through these existing gas pipelines. The Acorn project intends to enable production of blue hydrogen, for the domestic market, next to the terminal, as a part of the “Hydrogen Coast” initiative.

Scotland, UK

Grangemouth/Hound point

Terminal (+ refinery)

The Hound point marine terminal appears to be the obvious export port suitable for the loading of VLGC. The company LNG9 have allegedly proposed a blue hydrogen/CSS project in the area already.

England, UK

Port of Immingham

Port

ABP and Air Products are collaborating to construct a jetty at the port that is capable of handling green hydrogen.

England, UK

Stanlow Terminals

Terminal

There has been an announcement of an intention to open a major new import terminal for green ammonia in the port of Liverpool. The new terminal is expected to be able to import and store in excess of one million tonnes (39.4 TWhHHV) of green hydrogen per year.

England, UK

Teesport

Port

While plans on low-carbon ammonia imports are unclear, Teesport is the main point for ammonia imports for fertiliser production in Teesside.

Antwerp, Belgium

Antwerp NH3 Import Terminal

Terminal

Aims to become a large hydrogen import hub and has excellent connections to the Shell and Exxon Mobil refineries and three steam crackers. A conceptual ammonia storage facility is planned for completion here in 2027.

Zeebrugge, Belgium

Zeebrugge New Molecules development

Other

Conceptual ammonia cracking facility planned for completion in 2030.

Brunsbüttel, Germany

Ammonia Brunsbüttel

Port

Ammonia cracking facility in the feasibility study stage. It has a projected capacity of 300 kt ammonia and a projected 2026 completion date.

Wilhelmshaven, Germany

Green Wilhelmshaven

Other

Ammonia cracking site with an announced size of 295 kt H2/year).

Hamburg, Germany

Ammonia import at Hamburg

Port

Conceptual ammonia cracking and storage facility at the port of Hamburg – planned for completion in 2026.

Maasvlakte, Netherlands

ACE Terminal

Terminal

Conceptual ammonia cracking and storage facility intended for completion in 2026.

Rotterdam, Netherlands

H2Sines.RDAM

Other

LH2 regassification facility in the feasibility study stage, with an announced size of 100 tpd LH2, with upscaling to 300 tpd and an intended start date of 2028.

Maasvlakte, Netherlands

Global Energy Storage (GES)

Other

Ammonia storage facility in the conceptual stage.

Maasvlakte, Netherlands

OCI Import terminal

Terminal

A terminal that is expected to be expanded to a capacity of 1.8Mt of ammonia

Maasvlakte, Netherlands

Koole & Horisont Energi

Other

Ammonia storage in feasibility study stage.

Table 11: Infrastructure opportunities in Scotland, the rest of the UK and selected European countries

  1. Techno-economic tables

 

 

Round-trip efficiency (%)

Storage temperature (°C)

Gravimetric energy density (MJ/KG)

Volumetric energy density (MJ/L)

TRL

MRL

CRL

Compressed hydrogen pipeline transport

37

Ambient

Depends on pressure

6.456

7-9

N/A

N/A

Liquified hydrogen

9-22

-252.8

120-142

~70.8

6-9

3-6

1-5

Liquified ammonia

22

– 33

21.18- 22.5

107.7-120

7-9;6-7

4-6;3-4

1-5;~1

LOHC

~18

Ambient

7.35

5.66

4-7

1-4

~1

Metal hydrides (magnesium hydride)

N/A

Ambient

26.32

86-109

4-7

1-4

~1

Table 12: Technical table of hydrogen carriers

Sources: [128]; [129]; [130]; [131]; [77]; [132]; [133]

In order to attract investment, hydrogen transport must be financially profitable within a specifically defined niche. A number of methods of hydrogen transport are available, all with differing properties which determine how cheaply and safely the hydrogen can be transported. Although hydrogen is incredibly dense by mass, it takes up a lot of volume, which makes it expensive to transport. It can therefore be compressed or even liquified to decrease the price of transport, or alternatively it can be transported in the form of other substances that contain a large amount of hydrogen but have different properties (for instance density) that make them cheaper to transport. Physical properties such as the volumetric density and storage temperature of each carrier are important factors that would have to be accounted for in the supply chain. On the other hand, technology readiness level (TRL), market readiness level (MRL) and commercial readiness level (CRL) are all technoeconomic properties that reflect how mature each technology is and whether the carrier is likely to be financially viable. Technoeconomic properties are not fixed in the same way as physical properties and so as the technologies develop, certain carriers may become increasingly viable. Ultimately both physical and technoeconomic properties of each transport option must be weighed up and used by decision makers to predict the best course of action.

Hydrogen heat technical challenges

Challenge

Description

Difference in flame speed

The combustion of hydrogen results in a much greater flame speed compared to the combustion of natural gas (1.7 ms-1 compared to 0.4 ms-1). If existing natural gas combustion equipment is used to combust hydrogen, there is a risk that the flame speed will exceed the gas velocity exiting the burner nozzle. This can cause an event called a “flashback” which can damage the nozzle and other components of the burner.

Adiabatic flame temperature

Hydrogen flames are much hotter than natural gas flames. This is referred to as a large difference in “stochiometric adiabatic flame temperature”. The adiabatic flame temperature of hydrogen is 2,182°C, whereas it is 1,937°C for natural gas – a difference of 245 °C. This temperature increase poses a risk to natural gas combustion equipment if operated with a hydrogen fuel source and additionally increases the NOx emissions.

Flame emissivity

Hydrogen flames radiate more UV radiation in comparison to natural gas flames, which makes them paler in colour and more difficult to see.

Safety considerations

Hydrogen has a higher flammability limit than natural gas and due to its molecular size (the smallest of all molecules), hydrogen is more prone to leakage. This is most problematic in poorly ventilated or confined situations where the leaking hydrogen cannot diffuse into the atmosphere and thus poses a risk of explosion.

Table 13: Technical challenges with high temperature heat equipment

Sources: [134]; [135]

Environmental log

Impact Sub-category

Description

Hydrogen derivative

 

Emissions reduction

 

NOx

Nitrogen oxides are a mixture of gases, worsening air pollution, impacting human health and, reacting with other gases, indirectly contributing to global warming. Ammonia typically generates high NOx levels during combustion, however recent research and development suggests that ammonia can be used to reduce NOx emissions at the point of combustion [136].

Hydrogen, ammonia

CO2

Combusting ammonia significantly reduces CO2 emissions, and any CO2 produced can be stored in geological storage in Scotland that have reliable leakage rates below 0.1% [137].

Fugitive hydrogen emissions

Hydrogen leakages in the NH3-H2 conversion process are estimated at 5% but stringent protocols and advanced processes are designed to minimise this risk [138] [139].

CO2

Utilises captured CO2 in production, offsetting any released CO2 and lowering atmospheric concentrations [140].

Synthetic methanol

SOx and NOx

Produces fewer NOx and SOx during combustion compared to fossil fuels [141].

CO2

Use of SAFs reduces lifecycle CO₂ emissions by up to 80% compared to conventional jet fuel [114]

and SAFs made from biomass or waste materials can be carbon neutral [142].

SAF

Indirect emissions

SAF as a drop in solution, is compatible with existing engines, reducing additional emissions by eliminating the need for new infrastructure [143].

 

Air quality

 

Particulate Matter

Upon combustion ammonia produces significantly less particulate matter [144].

Ammonia

Particulate Matter

Burns cleaner than fossil fuels, producing less particulate matter [13].

e-methanol

Particulate Matter

Typically generates fewer particulates and soot due to lower amounts of aromatics and sulphur [145] [146]. Evidence shows a reduction in contrail cloudiness when using SAFs [147].

SAF

 

Resource depletion and land use

 

Resource demand

The ammonia-hydrogen conversion process is energy intensive, requires significant volumes of water and involves extracting critical minerals for catalysts, potentially impacting direct or indirect land use changes [148] [149]/

Ammonia

Land Use Competition

Challenges arise if crops are specifically grown to capture biogenic CO2, leading to land use competition. Thus, other CO2 sources, like concentrated or engineered carbon capture, are preferred [150].

e-methanol

Use of renewable feedstock

SAF can be produced from waste materials or renewable sources like algae or plant oils, reducing the need for virgin resources and minimising land use competition [145], [151]. However, using food crops for SAF production displaces food crops, leading to the expansion of cropland into forests and grasslands, which reduces natural carbon sequestration [151] .

SAF

 

Ecotoxity

 

Environmental contamination

While ammonia is linked to eutrophication and acidification of soil and water bodies which impacts ecosystems [152], the effect is highly dependent on several factors and relatively higher concentration of ammonia [112].

Ammonia

Environmental contamination

Methanol is less toxic to the environment than many conventional fuels. Spills or leaks are less harmful and easier to remediate due to its quick evaporation. In addition, methanol does not dissociate into ions when dissolved in water, avoiding acidification [153].

e-methanol

Environmental contamination

Current reports indicate potential toxicity to aquatic life and suggest that certain SAF production methods may contribute to eutrophication [154].

SAF

 

Human / General toxicity

 

Acute toxicity

Ammonia is highly toxic and corrosive, posing life threatening health risks upon exposure though acute toxicity is usually a result of direct contact with it [155].

Ammonia

Flammability

Ammonia is not highly flammable but can form explosive mixtures with air at certain uncontrolled concentrations [155].

Chemical exposure

Prolonged, direct exposure to methanol via inhalation or ingestion is harmful to human health but small quantities are not [156].

e-methanol

Flammability

Methanol is highly flammable and poses a significant fire hazard [156].

Chemical exposure

Some SAF production pathways may produce volatile organic compounds or harmful substances, though in minimal quantities [157].

SAF

Combustion emissions

Whilst SAFs produce less particulate matter and NOx than conventional aviation fuels, they still emit fine particles and NOx which can cause respiratory issues when inhaled [146].

Table 14: Environmental log

 

HVDC interconnectors

Hydrogen pipelines

Liquified hydrogen

Ammonia

LOHC

Metal hydride

Energy transfer capacity per project (current maximum)

12 GW [65]

20-30 GW [65]

Depends on ships

Depends on ships

Depends on LOHC type and conditions of transport

Example of LOHC type (H-18 DBT): 47 MWh [158]

 

Technical advantage

Technical maturity and experience

Long-duration, inter-seasonal storage. Potential to decarbonise industrial processes directly.

Long-duration, inter-seasonal storage.

Potential to decarbonise industrial processes directly.

Long-duration, inter-seasonal storage.

Potential to decarbonise industrial processes directly.

Long-duration, interseasonal storage.

Potential to decarbonise industrial processes directly.Long-duration, inter-seasonal storage. Potential to decarbonise industrial processes directly.

Long-duration, inter-seasonal storage.

Long-duration, inter-seasonal storage.

High voltage capacity with low energy to heat losses

High power transmission capacity therefore low power losses

Efficiency over long distances [65] [159]

Can transport large volumes of energy over long distances [65]

More efficient for long distance transport.

Space efficiency by allowing more storage by volume relative to gaseous hydrogen [160]

Established global market

High volumetric density thus easier to store and transport

Efficiency over long distances [161]

Hydrogenation is exothermic, therefore, while efficiencies are low, heat recovery can increase overall efficiency. [162]

Operates at near room temperature and atmospheric pressure)

Enhanced safety during operation

No leakage [163]

Technical challenge

Congestion issues

Inefficiency over long distances [65]

Wind pattern correlation across the North Sea

Metal pipelines are susceptible to embrittlement (mainly an issue for distribution pipes) [65]

Requires high energy demand for liquefaction and regasification of hydrogen

Leakage through boil off is common [160]

Intermittent ammonia production is challenging.

Conversion and reconversion process are energy taxing [161]

Needs to be purified

Needs to be returned after dehydrogenation.

Dehydrogenation is endothermic [162]

Tanks can be heavy, due to metal hydrides’ low mass-specific storage density

Dehydrogenation requires high temperatures [163]

Table 15: Technical table of hydrogen derivative technologies

Name

Feedstocks

Notes

HEFA – Hydroprocessed Ester and Fatty Acids

  • Waste and residue fats (vegetable oil)
  • Purposefully grown plants

TRL 8-9. Already used commercially in aviation, as well as in road transport, so pressures on supply exist.

AtJ – Alcohols to Jet

  • Agricultural and forest residues
  • Sugar or starch crops

TRL 7-8. AtJ (and Gas+FT) can are considered advanced biofuels if produced from REDII compliant feedstocks.

Gas + FT – Biomass Gasification + Fischer-Tropsch

  • Same as AtJ (listed above)
  • Municipal solid waste

Gas+FT has significant carbon reduction and supply potential.

PtL – Power to Liquid

  • Hydrogen
  • Carbon dioxide

The CO2 can be sourced from biomass, waste processes (with CCS) or via direct air capture.

Table 16: An overview of SAF production pathways [77]

 

TRL [164]

Efficiency (%)

Levelized cost in 2035

Unabated gas (CCGT)

9

57

170-180

CCUS (CCGT)

8

50

75-90

Retrofit hydrogen

7

55

£65-100/MWh

New-built hydrogen

7

55

£90-125/MWh

Unabated biomass

9

20 [165]

£98 per MWh [166] and existing low-carbon contracts are for £100 per MWh (in 2012£)

BECCS

6-7

31-38 [167]

Approximately $170/MWh [168]

OR

193 per MWh (2018 prices) [166]

Ammonia

4

50 – 60 Ammonia: zero-carbon fertiliser, fuel and energy store (royalsociety.org)

Approximately between $167 and $197 pwe MWh at 25% power plant capacity factor in 2040 [169]

Table 17: Techno-economic table of power generation technologies

  1. Policy tables

 

UK Regulatory Barriers

 

Policy gap

Description

1

HSE

The safety case for hydrogen still needs to be signed off by the HSE in the UK. This will remove uncertainty and confusion about the potential role of hydrogen in decarbonising heat, and other applications. The uncertainty that currently exists stops stakeholders from forward planning and making strategic decisions.

2

ADR regulation

Hydrogen transport is currently prohibited through ten road tunnels in the UK based on its classification under the European ADR rules (carriage of dangerous goods by road). Reviewing hydrogen-specific ADR regulation, along with restrictions for ammonia and LOHCs, transport efficiency could be significantly increased. However, any changes to these regulations should be dependent on safety cases being proven.

3

Offshore licensing

While it is confirmed that the North Sea Transition Authority will be the licensing and decommissioning body for offshore hydrogen projects [170], the industry seeks more clarity on the timeline and details of future hydrogen regime.

4

Gas Safety Management Regulation (GSMR)

GSMR currently prohibits injecting more than 0.1% hydrogen into the networks. This will need to be updated to unlock the UK’s line pack capacity. The UK Government will make a policy decision in 2023 on whether to allow blending of up to 20% hydrogen by volume into the gas distribution networks [16].

5

Planning and consenting

Our research suggests that developers face a number of constraints surrounding the delivery of critical regulatory consents, particularly planning and environmental permitting. Delays around consenting can significantly extend the lead time of hydrogen storage projects. Some stakeholders suggested streamlining the Nationally Significant Infrastructure Project (NSIP) regime in England and accelerating the consenting process through increasing funding to relevant planning offices across the UK.

6

Gas Act 1986

With no comprehensive hydrogen-specific regulation in place, onshore hydrogen is regulated under the Gas Act 1986 and Planning Act 2008. As hydrogen is defined as “gas” under the Gas Act, most transportation, storage, and supply regulatory requirements of natural gas applies to hydrogen as well.

7

Control of Major Accident Hazard (COMAH) regulation

Control of Major Accident Hazard (COMAH) applies to hydrogen and most of its derivatives, such as ammonia, methylcyclohexane and toluene. Magnesium hydride, however, is not considered a dangerous substance under COMAH. In Scotland, COMAH regulations are enforced by the COMAH Competent Authority.

Table 18: Policy gaps in the UK

International Hydrogen Policy Log

Region

Policy name

Description

European Union

Net Zero Target

The European Union aims to meet net zero emissions by 2050.

European Union

Hydrogen Strategy

The hydrogen strategy for a climate-neutral Europe was adopted in July 2020.

European Union

RePowerEU

The European Commission implemented the REPowerEU Plan to phase out reliance on Russian fossil fuel imports following the invasion of Ukraine.

European Union

REDIII Targets

Transport: RED III fuel suppliers must achieve a 14.5% reduction in GHG emissions associated with their fuels or achieve at least 29% renewables share in the fuel supply. In addition, at least 5.5% of the fuel mix must be composed of advanced biofuels and RFNBOs (combined binding target).

Industry: The EUs CBAM Regulation (10th May 2023) will be transitioned in during the period of 2023-2026 and then full force from 2026 onwards. The EU’s Fit for 55 proposals include a 50% renewable share for hydrogen used in industry. RED III – Industry must procure at least 42% of its hydrogen from renewable fuels of non-biological origin (RFNBOS) by 2030, though countries that can achieve a fossil-free hydrogen mix of at least 77% by 2030 can see that target reduced by 20%.

European Union

H2Global

H2Global is live (1st auction closed 2023) and formed through H2 purchase and sale agreements through a central body. Managed windows for funding applications through 10-year hydrogen purchase agreements, competition-based procurement process. As of 06/23, H2Global and the Hydrogen Investment Bank have been linked. Working on a European auction open to all EU countries.

European Union

Hydrogen Bank

Acts through an auction system, fixed price payment per kg. Fixed premium per kg hydrogen produced for a maximum of 10 years of operation. Auctions launched under the Innovation Fund in the autumn of 2023.

European Union

Innovation Fund

The innovation fund hydrogen focussed from Nov 2022. Acts through a competitive bidding process – max bid 4 Euro per kg* – and via waves of calls for proposals.

European Union

IPCEI

Important Project of Common European Interest (IPCEI) are live and provided in waves of grant funding. A requirement for projects must be for them to show they are financially viable without subsidies.

European Union

AFIR

AFIR passed March 2023, detailing one HRS to be deployed every 200km along Ten-T core.

European Union

Fitfor55

Fit for 55: 2.6% target for renewable fuels of non-biological origin (RFNBO) in transport by 2030

European Union

EU ETS

The EU Emission Trading Scheme is a “cap and trade” system that limits the amount of greenhouse gases which can be emitted within the EU.

European Union

EU MoUs

The EU has signed MoUs with Japan, Egypt, Mauritania (and others) around hydrogen including export/imports.

European Union

RED Low Carbon Hydrogen Standard

3.38 kg CO2-eq/kg hydrogen (28 gCO2e per MJ) (70% lower compared to emissions from fossil fuels). Two delegated acts under Renewable Energy Directive published by the Commision in Feb-23 – (i) principle of additionality, (ii) methodology for calculating GGG emissions. Rules to apply to imports.

United Kingdom

Net Zero Target

Net zero by 2050. 78% emission reduction by 2035. Mandated in law. Net Zero power system by 2030.

United Kingdom

UK Hydrogen Strategy

Production target of 10 GW by 2030, with at least 6 GW of this coming from electrolytic production.

United Kingdom

HPBM

Hydrogen Production Business Model – a CFD funding mechanism bridging the difference between producing low-carbon hydrogen gas and the price of natural gas. Funding provided through allocation rounds.

United Kingdom

LCHS

The UK Low Carbon Hydrogen Standard sets a carbon intensity threshold for hydrogen production of 20 gCO2e/MJ (2.4 kg CO2-eq/kg hydrogen). If the hydrogen produced meets this standard, it can be deemed low-carbon and is eligible for government subsidy.

United Kingdom

UK ETS

The UK’s own ETS scheme since leaving the EU.

United Kingdom

SAF Mandate

The UK has formed a SAF mandate stipulating set targets for percentage shares of SAF, and specific production pathways (such as PtL). Headline figure is that 10% of UK aviation fuel will be SAF by 2030.

United Kingdom

RTFO

The Renewable Transport Fuels Obligation

Germany

Net Zero Target

Net zero by 2045. Emissions shall move to net negative after 2050. Germany has set the preliminary targets of cutting emissions by at least 65 percent by 2030 compared to 1990 levels, and 88 percent by 2040 Mandated in law.

Germany

National Hydrogen Strategy

The German hydrogen national strategy was released in 2020 before being an update was released in 2023.

Germany

H2 Global

H2 Global – value €4 billion. Initial auction of 900mn euros launched in Dec 2022 for H2 derivatives. Government plans to make a further 3.5 billion euros available for new bidding rounds with durations up to 2036.

Germany

Carbon Tax

CO2 tax (introduced in 2023) for Avgas and Jet A-1.

Germany

Hydrogen Mobility Targets

Targets include fuel cell trucks, 20 HRS’s and passenger cars, fuel cell buses for public transportation, and the operation of the first inland ship operating on hydrogen by 2025.

Germany

National MOUs

Several MoUs signed surrounding imports of hydrogen and ammonia into the country – Mauritania MoU could equate to 8 million tonnes/year.

The Netherlands

Net Zero Target

Net zero by 2050. 55% CO2 reduction by 2030. In law.

The Netherlands

National Hydrogen Strategy

The Netherlands hydrogen strategy was released in 2020.

The Netherlands

National Climate Agreement

The national climate agreement contains set targets for fuel cell HDVs, passenger cars and hydrogen refuelling stations.

The Netherlands

Carbon Levy

In 2021, introduced carbon levy for industry – complementary to EU ETS – road mapped to 2030 currently.

The Netherlands

Guarantees of Origin Scheme

Green hydrogen Guarantees of Origin operational from Oct-22, following a Bill (May-22) and trial (summer-22).

The Netherlands

H2Global

300mn euro specific funding from H2Global, including funding for ammonia.

The Netherlands

National MoUs

In 2020, the US and the Netherlands signed a statement of intent to collaborate on hydrogen. The Minister of Energy of Chile and the State Secretary for Economic Affairs and Climate Policy signed a joint statement on collaboration in the field of green hydrogen import and export (July 2021). The UAE Ministry of Energy and Infrastructure and the Dutch Ministry for Foreign Trade and Development Cooperation have signed a Memorandum of Understanding on hydrogen energy. As part of their Joint Economic Committee, the UAE and the Netherlands have been in discussions to identify common interests and create a partnership for decarbonisation of the energy sector and increasing the use of clean hydrogen (March 2022).

Belgium

Net Zero Target

Net Zero by 2050, 55% emissions reductions target in place for 2030.

Belgium

National Hydrogen Strategy

Hydrogen strategy enacted firstly in 2021, with an update in 2022. Both strategies focussed on positioning Belgium as an import and transit location for low-carbon molecules into Europe. The country will remain dependent on energy imports in various forms to cover its domestic demand, estimating between 2 and 6 TWh of renewable hydrogen (or derivatives) in 2030 and between 100 and 165 TWh in 2050

Belgium

Energy Transition Fund

The Energy Transition Fund will fund until 2025, providing 20-30 million euros in support. The federal government has also earmarked 60 million euros (including 50 million euros from the national recovery and resilience plan) to invest and support projects to scale up innovative, low-carbon technologies.

Belgium

Hydrogen Act

The Hydrogen Act establishes a regulatory framework for the transport of hydrogen via pipelines. The act intends to foster the growth of the Belgian hydrogen market and the required hydrogen transport infrastructure. 

Table 19: International Hydrogen Policy Log

  1. Demand mapping methodology

 

Overview of Approach

The demand mapping analysis is carried out for five regions and six sectors for the years 2030 and 2045. The analysis only considers low-carbon hydrogen and derivate demand, and not hydrogen demand that does not meet sustainability criteria in the region. The regions covered are chosen based on the regional mapping carried out earlier in this project and include:

  • The EU
  • Germany
  • Belgium
  • The Netherlands
  • Scotland, England and Wales

The sectors covered are the ones in which hydrogen may play a role, with a focus on sectors where the role of derivatives and products could be greatest. These include:

  • Industry
  • Power Generation
  • Road Transport
  • Aviation (with a focus on power to liquid fuels)
  • International Maritime (with a focus on ammonia and methanol)
  • Heat

The analysis has taken a high-level approach to develop three scenarios (low, central and high) for each region and sector. In general, the approach taken for the EU and EU national geographies aligns due to similar overarching policy and data sources. While the approach for England and Wales often differs due to different policy and assumptions.

The EU and EU National Geographies (Germany, Belgium and The Netherlands) Sectoral Approach

Industry

The demand mapping for industry utilises data from Eurostat Simplified Energy Balances [171] which gives total demand for energy by industrial sector in the EU and the three EU nation states considered. The change in energy demand and suitability for hydrogen in each sector is based three scenarios developed in N-ZIP model produced for the Climate Change Committee (CCC) [172]. While this source does not give data based on EU suitability, it does give broad indications of sectoral suitability for hydrogen compared to alternatives and is therefore used to produce a low, central and high range of suitability.

An alternative approach has been used for sectors that currently use hydrogen (predominantly the chemicals sector and the refining sector). This is partially due to the EU’s target to ensuring 42% of hydrogen use meets RFNBO criteria in 2030 [54], however it is worth noting that refining is excluded from this target. The approach for the chemicals sector is to use a combination of current estimates of hydrogen demand [173], and calculating the proportion of low-carbon hydrogen that is required to meet the RFNBO target, while assuming the CCC’s reduction in energy demand for the sector by 2030.

While the 42% target does not apply to refineries, it is expected that refining will be an early user of low-carbon hydrogen due to current demand, experience in handling hydrogen and RFNBOs used in refining contributing to RFNBO targets in the transport sector. Hydrogen Europe estimate that there are 1.2 Mt/year of clean hydrogen projects announced in the refining sector by 2030, representing 26% of current hydrogen demand [174]. Furthermore, current hydrogen demand makes up approximately 40% of total energy demand in the sector. For this reason, estimates of total energy demand that is clean hydrogen in 2030 of 5, 10 and 15% have been selected for 2030. All scenarios assume refineries operate on clean hydrogen by 2045.

Industrial Sector

(*Different source / approach used for starred sectors)

Reduction in energy use 2022-2030

Proportion of total energy that is clean hydrogen in 2030

Reduction in energy use 2022-2045

Proportion of total energy that is clean hydrogen in 2045

Chemicals*

5-9%

8-9%

4-7%

24-29%

Construction

28-29%

0%

28%

71-80%

Food, beverages & tobacco

17-19%

0-7%

29-32%

15-25%

Iron and steel

0-6%

14-18%

29-36%

29-59%

Other industries

21-25%

0-4%

29-36%

18-37%

Mineral products

18-31%

3-7%

22-40%

25-28%

Non-ferrous metals

32-36%

0%

36-40%

26-28%

Oil and gas extraction

46-49%

4-10%

61-70%

47-50%

Paper, printing & publishing

21-26%

1-5%

44-49%

10-14%

Petroleum refineries*

20-22%

5-15%

29-35%

40%

Vehicles

27-30%

2-8%

29-35%

18-41%

Table 20: Trajectory of proportion of clean hydrogen used energy for the years 2030 and 2045

Industrial demand is broken down by product in 2030 based on applying RED III mandates to historic ammonia and methanol demand by region, developing scenarios based on historic high and low demand levels. Demand for 2045 is estimated, by assuming that all hydrogen demand for these products is low-carbon.

Power Generation

Hydrogen’s role in the power sector is uncertain and depends on policy incentives, infrastructure and technology readiness of turbines. This analysis assumes that total electricity generation in 2030 for the EU, Germany, Belgium and The Netherlands follows the estimates of generation in the MIX-CP scenario developed for European Green Deal Analysis [175]. This scenario was selected as it most closely aligns with policy measures that were agreed upon.

The analysis assumes that total electricity generation in 2045 follows the midpoint of the of the 2040 and 2050 values for the two scenario estimates in a recent European Commission report considering energy infrastructure configurations in Europe [176]. This estimate is used to develop a compound annual growth rate assumption of 4.2% for electricity generation in the EU between the 2030 estimate and 2045 assumption. This compound annual growth rate is applied to regional estimates in the MIX-CP scenario for Germany, Belgium and The Netherlands to estimate annual electricity generation in 2045.

It is broadly accepted that an electricity grid that is dominated by intermittent renewables will require low-carbon dispatchable generation to meet demand at times of low renewable generation. The CCC estimate that in the Balanced Pathway, 13% of electricity demand is met by low-carbon dispatchable power generation in 2045 [177]. However, the split between hydrogen and other options such as gas with CCUS or BECCS is unknown at this stage.

For the purposes of this analysis, the following proportions of electricity generation that are met with hydrogen are assumed. These include no hydrogen to power in 2030 due to the requirement for large scale hydrogen storage to be in place to operate hydrogen power at low load factors, which is its optimal role in the power system [178]. It is unlikely that there will be access to sufficient volumes of hydrogen storage in the 2030 timeframe due to the long lead times for large scale geological hydrogen storage [179]. Hydrogen power generation is assumed to have an efficiency of 48% [180].

Proportion of Total Power Demand that is met by Hydrogen

2030

2045

Low Scenario

0.0%

2.5%

Central Scenario

0.0%

5.0%

High Scenario

0.0%

7.5%

Table 21: Proportion of hydrogen in total power demand

Road Transport

The road transport analysis focuses on vans, buses and HGVs given that heavier vehicles are more suited to hydrogen and lighter vehicles are more suited to battery electric drivetrains. The low and the high scenario are based on the proportion of road transport energy consumption that is hydrogen in 2030 and 2045 in FES 2024 in the highest and lowest hydrogen deployment scenarios. The central scenario is estimated as the midpoint between these upper and lower bounds. The estimated demand for transport by these vehicle segments in 2030 is taken from the MIX-CP Scenario [175], for the EU, Germany, Belgium and The Netherlands.

Scenario

Proportion H2 2030

Reduction in Energy Demand 2030 – 2045

Proportion H2 2045

Low

0.4%

-66%

7.7%

Central

0.5%

-66%

17.7%

High

0.6%

-66%

27.8%

Table 22: Hydrogen Proportions of Energy Demand for Bus and Coach Transport

Scenario

Proportion H2 2030

Reduction in Energy Demand 2030 – 2045

Proportion H2 2045

Low

0.1%

-58%

0.7%

Central

0.1%

-53%

17.3%

High

0.2%

-49%

34.0%

Table 23: Hydrogen Proportions of Energy Demand for Heavy Goods and Light Commercial Vehicles

Aviation

The analysis on aviation focuses on e-fuels which are based on hydrogen combined with captured carbon. The analysis utilises estimates of future aviation fuel demand for the EU and the PtL sub mandate to estimate e-fuel demand in 2030 and 2045, based on a report from the European Union Aviation Safety Agency [181]. The value for total fuel demand in 2045 is estimated by taking the midpoint of the 2040 and 2050 values. This is used to estimate the central demand estimate.

EU Aviation

2030

2040

2045

2050

SAF Mandate (%)

5%

32%

38%

63%

PtL Sub-Mandate (%)

0.70%

8%

11%

28%

Total Fuel Demand (Mt)

46

46

45

44

SAF Supply (Mt)

2.3

14.8

 

27.7

PtL Supply (Mt)

0.3

3.7

5.0

12.3

Table 24: Projections for supply of SAF

The energy content of these e-fuels is then estimated using the value of 43 MJ/kg [182] to develop estimates in TWh. Both low and high scenarios assume the same mandate for PtL, but varying levels of fuel demand based on the EASA’s low and high aviation scenarios [181].

 

2030

2045

Low Scenario Multiplier on Base Case

90%

84%

High Scenario Multiplier on Base Case

115%

124%

Table 25: Multipliers on base case, by scenario

The national estimates for Germany, Belgium and The Netherlands are estimated based on national airport traffic data in 2023 [183]. This assumes that the current mix of air traffic data remains constant over time.

International Maritime

The analysis focuses on international maritime due to its greater suitability for hydrogen, derivatives and products than domestic maritime. This is due to the longer distances travelled in larger ships for international maritime which is less suitable for electrification. The decarbonisation route for ships is uncertain and could be met with biofuels or synthetic fuels. Transport & Environment (T&E) have estimated different routes to decarbonisation that comply with the EU’s FuelEU policy [184]. Note that the analysis carried out for T&E was designed for containerships and different shipping segments may select different decarbonisation routes. However, the authors of the report deemed it to be a good enough proxy to provide a high-level estimate of the entire international shipping sector.

These T&E scenarios are used to estimate the upper and lower bounds of e-fuel deployment in 2030 and 2045. The central scenario is derived as the midpoint of these bounds. The EU’s policy ensures that there is a minimum of 2% RFBNOs from 2034 onwards.

Proportion of International Shipping Demand that is e-fuels

2030

2045

Proportion e-ammonia high (%)

1%

42%

Proportion e-methanol high (%)

4%

4%

Proportion e-ammonia central (%)

0%

21%

Proportion e-methanol central (%)

2%

2%

Proportion e-ammonia low (%)

0%

2%

Proportion e-methanol low (%)

0%

0%

Table 26: Proportion of international shipping demand that is e-fuels

These fuel proportions are applied to the estimated energy demand for international shipping. This is calculated using the CP-MIX scenario as this complies with the fit-for-55 regulation and most closely follows the current policy structure of the energy scenarios produced by the EU Commission [175]. As this scenario only produces estimates to 2030, the growth rate for international shipping energy demand for each region between 2025 and 2030 is applied to the period 2030 to 2045 to estimate international shipping energy demand in 2045. This is deemed appropriate as applying this carbon reduction trajectory from 2025-2030 to the emissions metric results in gross emissions of approximately 14% for the EU in 2050, which should be compatible with achieving net zero provided sufficient greenhouse gas removals are in place.

Heat

The demand for hydrogen in residential heating is highly uncertain and could be significant, or non-existent in 2045. For this reason, and a lack of policy certainty, high level assumptions have been made for hydrogen deployment for heat. It is likely that due to the high efficiency of heat pumps, hydrogen heat would, at most, play a supplementary role in the heating mix. As with other sectors, the residential energy demand is estimated using the MIX-CP scenario and applying the 2025-2030 (negative) growth rate forward to 2045.

Proportion of Residential Energy Demand that is Heat

2030

2045

Low

0.0%

0.0%

Central

0.0%

10.0%

High

0.0%

20.0%

Table 27: Proportion of residential energy demand that is heat

Approach for England and Wales

Industry, Power Generation, Road Transport and Heat

The approach for the industrial, power generation, road transport and heating sectors for England and Wales utilises Future Energy Scenarios (FES) 2024 [185]. This contains three net zero compliant pathways for a decarbonised Great British energy system. In general, Electric Engagement is used for the low scenario, Holistic Transition forms the central scenario and Hydrogen Evolution is used to estimate the high scenario. However, the approach for the power generation sector is different, and the pathway mapping to our scenarios is inverted for Electric Engagement and Holistic Transition to provide consistent results.

The CCC’s Sixth Carbon Budget [177] is used to estimate the proportion of hydrogen demand that occurs in England and Wales for each sector as the FES results estimate demand for Great Britain as a whole. This process is carried out for both 2030 and 2045 periods for the low, central and high scenarios.

Hydrogen Regional Demand Split

Units

2030

2045

Industry England & Wales % of GB

%

88%

89%

Electricity supply England & Wales % of GB

%

97%

94%

Surface transport England & Wales % of GB

%

94%

92%

Non-residential buildings England & Wales % of GB

%

87%

87%

Residential buildings England & Wales % of GB

%

93%

93%

Table 28: Hydrogen regional demand split between England and Wales

The only sector that does not map directly between the Sixth Carbon Budget and FES 2024 is surface transport which includes rail in the Sixth Carbon Budget. The regional split for surface transport is assumed to apply to road transport for this analysis.

To estimate the hydrogen demand reduction from the announcement of the closure of Grangemouth refinery, in September 2024, Gemserv interpreted data and forecasts in NESO’s Future Energy Scenario’s databook [194]. The total demand provided by Grangemouth in each forecast were extracted and multiplied by an assumption on what proportion of this demand was forecasted as being served by hydrogen. This proportion was assumed to follow the forecasted mix between fuels of oil, hydrogen and gas for total Industry and Commercial sector.

 

Scenario

2030

2045

Input Grange-mouth Demand (Twh)

Hydrogen proportion of Industrial fuel mix %

Adjustment (Twh)

Input Grange-mouth Demand (Twh)

Hydrogen proportion of Industrial fuel mix %

Adjustment (Twh)

Low

Electric Engagement

0.19

12%

0.02

0.41

49%

0.20

Mid

Holistic Transition

0.18

33%

0.06

0.33

74%

0.25

High

Hydrogen Evolution

0.19

39%

0.08

0.35

82%

0.28

Table 33: Grangemouth refinery hydrogen demand adjustment.

Aviation

The UK has announced its intentions for a SAF mandate which increases the proportion of SAF in the aviation fuel mix, this policy also includes a PtL sub mandate [186]. For this obligation to be met, PtL derived fuels must meet 0.5% of aviation fuel consumption in 2030, rising to 3.5% by 2040. The PtL sub mandate increases by 0.4% points for the five years between 2036 and 2040 [187]. For the purposes of this analysis, it is assumed that this trajectory continues and the PtL sub mandate increases to 5.5% by 2045.

Total aviation demand for the UK in the years 2030 and 2045 is based on the CCC’s Sixth Carbon Budget, utilising the Widespread Innovation and Tailwinds scenarios as these are the highest and lowest demand scenarios for aviation fuel. The central scenario is estimated as the midpoint between these. To estimate SAF demand in England and Wales, the regional split from the Balanced Pathway annual SAF demand is applied. England and Wales are estimated to be responsible for 94% and 93% of UK demand respectively for the years 2030 and 2045.

International Maritime

The UK generally does not report on energy consumption in the international maritime sector; however, T&E have developed analysis that estimates over 7 million tonnes of fossil marine fuel oils are used in the total maritime sector [184]. For the purposes of this analysis this is assumed to be exactly 7 million tonnes. The energy content of this fuel is estimated using EU Commission assumption of 40.5 MJ/kg for Marine Gas Oil (MGO) [188]. It is assumed that international maritime makes up 80% of fuel consumption based on the emissions estimates produced by T&E. Major port freight activity is used to estimate the proportion that occurs in England and Wales, estimated to be 81% of the UK total [189]. The proportional change in total energy demand for shipping is assumed to be the same for England and Wales and the assumptions made for the EU as a whole.

Once estimates of fuel demand in 2030 and 2045 are estimated, the proportion of this that is met with hydrogen derivates is applied to estimate derivative demand in the two time periods. The analysis assumes that the UK achieves less in terms of e-fuel deployment than the EU by 2030 due to its less ambitious policy in the sector. However, the UK Government has recognised a requirement to have at least 1% low-carbon shipping fuels by 2030. The analysis assumes that this is entirely met by e-fuels for the high scenario, half met by e-fuels for the central scenario and entirely met by other options such as biofuels for the low scenario. Due to the low technology readiness of ammonia as a shipping fuel, it is assumed that the 2030 demand is met with e-methanol. This is also in line with DNV data on fuel choices for ships on order, where 8% are methanol powered on gross tonnage basis [190]. For 2045 the assumptions for England and Wales follow that of the rest of the EU reflecting the international nature of shipping refuelling requirements.

  1. Additional Tables and Graphs for Projected Demand

 

Figure 17: Mix of different sectors and derivatives in all three scenarios for the years 2030 and 2045

Note: Industrial demand figure is an aggregate of hydrogen, ammonia and methanol demand, with road transport figure showing 100% hydrogen demand. Heat notes domestic heating demand only.

Figure 18: Demand scenarios for the EU for all three scenarios

Figure 19: Hydrogen demand scenarios for 2030 for all the regions

Figure 20: Hydrogen demand scenarios for 2045 for all the regions

High Hydrogen Demand Scenario (TWh)

EU

Germany

Belgium

Netherlands

England and Wales

2030

2045

2030

2045

2030

2045

2030

2045

2030

2045

Industry: Hydrogen

153.6

525.4

37.2

132.2

5.5

18.9

7.5

28.0

14.1

50.6

Industry: e-Ammonia

48.9

116.4

9.1

21.7

4.2

10.1

6.7

15.8

3.0

7.2

Industry: e-Methanol

4.6

11.0

2.9

6.8

0.0

0.0

0.4

0.9

0.0

0.0

Power: Hydrogen

0.0

441.2

0.0

86.4

0.0

13.3

0.0

23.2

3.6

73.1

Road: Hydrogen

0.8

129.0

0.3

21.0

0.1

6.5

0.1

3.9

1.3

35.7

Aviation: e-fuels

4.4

73.4

0.6

10.4

0.1

1.9

0.2

3.3

0.7

6.8

Maritime: Ammonia

3.5

209.2

0.2

13.9

0.6

30.8

1.0

59.5

0.3

20.8

Maritime: Methanol

20.8

18.5

1.2

1.2

3.5

2.7

5.8

5.2

0.3

1.8

Heat: Hydrogen

0.0

327.9

0.0

67.0

0.0

9.8

0.0

13.3

0.5

70.5

Total

236.6

1851.9

51.6

360.7

14.0

93.9

21.5

153.1

23.8

266.5

           

Central Hydrogen Demand Scenario (TWh)

EU

Germany

Belgium

Netherlands

England and Wales

2030

2045

2030

2045

2030

2045

2030

2045

2030

2045

Industry: Hydrogen

129.0

484.6

32.2

122.9

5.1

18.0

7.0

26.0

10.0

31.7

Industry: Ammonia

40.3

96.0

7.5

17.9

3.5

8.3

5.5

13.1

2.5

5.9

Industry: Methanol

4.3

10.3

2.7

6.4

0.0

0.0

0.4

0.9

0.0

0.0

Power: Hydrogen

0.0

294.1

0.0

57.6

0.0

8.8

0.0

15.5

0.9

29.7

Road: Hydrogen

0.6

62.1

0.2

10.1

0.1

3.1

0.0

1.8

1.2

18.9

Aviation: e-fuels

3.8

59.3

0.5

8.4

0.1

1.6

0.2

2.6

0.6

5.4

Maritime: Ammonia

1.7

109.6

0.1

7.3

0.3

16.1

0.5

31.1

0.1

10.9

Maritime: Methanol

10.4

9.2

0.6

0.6

1.8

1.4

2.9

2.6

0.1

0.9

Heat: Hydrogen

0.0

163.9

0.0

33.5

0.0

4.9

0.0

6.6

0.5

13.1

Total

190.2

1289.2

43.9

264.6

10.8

62.2

16.4

100.3

15.9

116.6

           

Low Hydrogen Demand Scenario (TWh)

EU

Germany

Belgium

Netherlands

England and Wales

2030

2045

2030

2045

2030

2045

2030

2045

2030

2045

Industry: Hydrogen

68.8

436.8

19.0

106.8

3.3

16.6

4.5

26.1

1.6

7.5

Industry: Ammonia

31.8

75.7

5.9

14.1

2.8

6.6

4.3

10.3

2.0

4.7

Industry: Methanol

4.0

9.6

2.5

5.9

0.0

0.0

0.3

0.8

0.0

0.0

Power: Hydrogen

0.0

147.1

0.0

28.8

0.0

4.4

0.0

7.7

0.0

9.4

Road: Hydrogen

0.4

4.7

0.1

0.7

0.0

0.2

0.0

0.1

1.0

2.1

Aviation: e-fuels

3.5

49.6

0.5

7.0

0.1

1.3

0.2

2.2

0.6

4.1

Maritime: Ammonia

0.0

9.9

0.0

0.7

0.0

1.5

0.0

1.5

0.0

1.0

Maritime: Methanol

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Heat: Hydrogen

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

0.0

Total

108.5

733.4

28.0

164.0

6.1

30.6

9.4

48.7

5.2

28.7

 

Summary: Hydrogen Delivery Method

 

H2 pipeline

Liquid H2

Ammonia

LOHC

Metal hydride

Method of usage

High volume gaseous hydrogen delivery.

High volume liquified hydrogen delivery, reconverted back to gaseous form upon delivery.

NH3 delivery, used directly (as a fuel; for chemicals production), or reconverted back to hydrogen.

Reconverted back to hydrogen upon delivery.

Reconverted back to hydrogen upon delivery.

Advantages

High efficiency.

Low cost over long duration

Continuous supply ability.

High volumetric energy density.

Increased efficiency compared to gaseous hydrogen transportation.

Flexibility in transport destination.

High volumetric energy density

Established market.

High efficiency over long distances.

Ambient conditions.

Heat recovery during hydrogenation reaction.

Ambient conditions.

Ambient conditions

No leakage.

Enhanced safety

Disadvantages

High investment cost.

Low flexibility.

Very low temperatures required, leading to high costs.

Reconversion to gaseous hydrogen is also energy intensive.

High boil-off rate reduces efficiency.

High energy requirement of conversion and reconversion.

Safety concerns around the handling of ammonia.

Purification and dehydrogenation are energy intensive.

The LOHC must be returned in a dehydrogenated state to be reused, adding to transportation costs.

High temperatures required for dehydrogenation.

Storage tanks are heavy due to a low mass-specific storage density.

Summary: Industrial Feedstock

 

Ammonia

Methanol

Refining

Green Steel

Method of usage

H2 required for NH3 production. End uses involve fertiliser, plastic or synthetic fibre production.

H2 required for synthetic and conventional methanol production. The methanol is then used within chemicals production for polymers and hydrocarbons.

H2 is needed for hydrocracking and hydrotreating within oil refining, both crucial steps within the refinery process. End uses include fossil fuels and biofuels.

Hydrogen can be used to produce steel, acting as a reducing agent for iron ore, via the hydrogen-based direct reduced iron (DRI) method. End uses include current uses for steel.

Advantages

Mature market.

Well-established technology.

Currently transported in large volumes.

Existing infrastructure available.

Increases efficiency when NH3 is used for chemicals production compared to reconversion back to hydrogen.

Mature market.

High demand for low-carbon methanol, and bio-methanol production alone will be unlikely to fulfil demand.

Large current market via fossil fuel production.

Growing market of biofuels will require hydrogen for refining.

Existing infrastructure available.

A method of reducing emission from the carbon-intensive steel industry.

Mature market with high demand.

Disadvantages

No current ammonia production facilities in Scotland.

The use of low-carbon hydrogen can increase costs.

Infrastructure development required.

The use of low-carbon hydrogen can increase costs. Bio-based methanol likely to be more cost competitive than synthetic methanol.

Scottish methanol production capabilities currently are lacking, although there are plans for a renewable methanol plant underway.

Fossil fuel refining demand expected to decline.

The use of low-carbon hydrogen can increase costs.

New infrastructure required.

Production route is higher cost than current steel production.

No current steel production facilities in Scotland.

Summary: High-Temperature Heat

 

Hydrogen

CCUS-enabled Gas

Bio-based Products

Method of usage

Existing heat equipment can be retrofit to use hydrogen, supplying direct and indirect heat up to 1000°C.

Current industrial heat equipment is fitted with carbon capture technology, and the carbon is stored to reduce emitted emissions.

Biofuels such as biomass or biomethane can be used for high temperature heat, usually up to temperatures of 200°C although higher temperatures could be used, depending on the biomass form.

Advantages

Current gas systems can be retrofit for hydrogen use.

High energy density of hydrogen.

Very high temperatures reached.

Can be low or zero carbon depending on the hydrogen production route.

Current gas systems and feedstocks can be used.

Scotland is geographically favoured for CCUS storage facilities.

Widely available, scalable and can be cost-competitive.

Can be stored under ambient conditions.

Scottish production abilities are promising.

Disadvantages

Retrofitting can be complicated due to the difference in combustion properties between H2 and natural gas.

The cost of low-carbon hydrogen is much larger than current sources of high temperature heat fuels.

Storage requirements of high pressures or low temperatures due to low volumetric density.

Technology not fully mature.

Cost of CCUS integration can be high due to high investment costs.

Cannot capture 100% of carbon emissions.

Feedstocks are limited, slowing further adoption.

Summary: Transport

 

Hydrogen (fuel cell)

SAF

Methanol (maritime)

Ammonia (maritime)

Method of usage

Hydrogen can be used in a fuel cell vehicle, for example in road and rail transport. Heavy good vehicles have been shown to suit fuel cells economically, but lighter vehicles show some uncertainty.

SAFs are a type of liquid biofuel for aviation, produced via feedstocks of synthetically via a process that captures carbon from the air. They are equivalent to Jet A1 aviation fuel and are compatible with modern aircraft.

H2 required for synthetic and conventional methanol production. This methanol can then be used directly as a fuel for maritime application.

H2 required for NH3 production. This ammonia can then be used directly as a fuel for maritime application.

Advantages

Zero emissions

Hydrogen refuelling is similar to current petrol refuelling.

Faster refuelling times and longer ranges than battery counterparts.

Fuel cell buses have been used in Scotland since 2015.

Easily integrated into current operations.

Little alternatives for aviation decarbonisation currently, leading to growing market.

Can reduce carbon emissions by over 80% compared to jet fuel.

Not many alternatives other than ammonia for longer distance maritime travel, leading to a growing market.

Existing infrastructure can be retrofit to run on methanol.

Not many alternatives other than methanol for longer distance maritime travel, leading to a growing market.

Lower cost of ammonia production, compared to synthetic methanol.

Existing infrastructure can be retrofit to run on ammonia.

Disadvantages

High costs of operation due to the high cost of low-carbon hydrogen and expensive equipment required.

When produced from feedstock, can compete with other uses of the feedstock e.g. crops and water supplies.

Not fully mature market.

Higher cost than conventional jet fuels.

Release carbon when burned.

High cost of synthetic methanol.

Relatively high transport and storage cost, due to cooling and compliance.

Efficiency losses due to extensive energy transfer chain.

Summary: Power Generation

 

Hydrogen

CCUS-enabled Gas

Biomass

Ammonia

Method of usage

Hydrogen can be used in turbines to meet electricity demand when electricity generation via renewable is not sufficient.

Natural gas turbines, coupled with CCUS, is a method of providing energy using existing infrastructure and fuel feedstock, while reducing carbon emissions.

Biomass can be used in turbines to meet electricity demand when electricity generation via renewable is not sufficient.

Ammonia can be used in turbines to meet electricity demand when electricity generation via renewable is not sufficient.

Advantages

Suitable for low-load factors.

Hydrogen/gas blends possible.

Retrofit of gas infrastructure available.

Retrofitting extends the life of the power plant, reducing capital costs.

Suitable for high-load factors.

Plans for a CCUS-coupled power plant in Scotland.

Widely supplied and highly mature technology.

Suitable for high-load factors.

Ammonia production is a mature technology.

Disadvantages

High operating costs.

Retrofit to 100% hydrogen requires more significant modifications due to differences in volumetric density.

Limited experience with hydrogen power generation in Scotland.

CO2 leakage from underground storage is a concern.

Can depend on feedstocks which could be required for other purposes, e.g. food and water.

Relatively high cost of power generation.

Least mature power generation technology.

Low efficiency and incompatibility with larger gas-turbines.

High toxicity.

  1. Stakeholder Engagement Approach

 

We interviewed stakeholders for one hour, following a semi-structured format. Interviews began by presenting the scope of the project and gathering high level thoughts on the storage technologies considered as well as identifying any potential gaps in scope. Questions were structured around the seven evaluation criteria in the scope of the project. The topics focused on in interviews are shown with the list of stakeholders below.

List of stakeholders

  • Enquest
  • Net Zero Technology Centre
  • Centrica
  • Hydrogen Europe
  • Air Products
  • DNV
  • Johnson Matthey
  • INEOS
  • Scottish Futures Trust

Broad topics

  • Which hydrogen derivates are likely to dominate the market?
  • Which industries/ sectors are likely to be the main offtakers for HDPs?
  • Which countries or regions would you consider main import/ demand hubs?
  • What are some of the policy gaps and bottlenecks for hydrogen projects?
  • What are the most likely end users for hydrogen products?

Key findings

  • Most stakeholders suggest ammonia to dominate the European market. Some stakeholders also mentioned SAF (in addition to ammonia), green methanol and green diesels.
  • There are several concerns about policy gaps and bottleneck too. Concerns include but are not limited to: concerns about subsidising export, absence of trade policies with other EU nations, lack of uniform approach to global carbon pricing, planning and permitting issues causing complexity.
  • Stakeholders also mentioned some security concerns associated with ammonia like toxicity and difficulty in detecting leaks.
  • Stakeholders expect Southern and Northern Europe to be the new major hubs for hydrogen demand.
  • The most likely end-use sectors for hydrogen are fertilisers, shipping and aviation.
  • Finally, the stakeholders also identified some Scotland specific challenges. Scotland will have to compete with both nearby regions like the EU and faraway regions like the middle east, north America and even Australia.
  1. Table of units

 

Abbreviation

Unit

Quantity

MJ/kg

Megajoules per kilogram

Energy content per unit of mass

MJ/m3

Megajoules per cubic meter

Energy content per unit volume

MW

Megawatt

Power output

GW

Gigawatt

Power output

MWh

Megawatt hour

Energy

TWh

Terawatt hour

Energy

Wh/kg

Watt-hours per kg

Energy stored in one kg

Wh/l

Watt-hour per litre

Energy stored in one litre

gCO2e

Grams of carbon dioxide equivalent

Amount of GHG equivalent to CO2 emitted (in grams)

kgCO2e

Kilograms of carbon dioxide equivalent

Amount of GHG equivalent to CO2 emitted (in kilograms)

gCO2e/MJ

Grams of carbon dioxide equivalent per megajoule

Carbon intensity

 

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Acknowledgements

The delivery team extends thanks to Dr Jamie Speirs, Reader and Deputy Director in the Centre for Energy Policy at Strathclyde University, and Dr Edward Brightman, Lecturer at the University of Strathclyde, for their thorough review and helpful and constructive comments throughout the project. Special thanks go to Dr Nicola Dunn, Project Manager at ClimateXChange, for her continuous support and valuable guidance. We also express our appreciation to the Steering Group for their insightful input and feedback and to the industry stakeholders who contributed to our research, providing essential perspectives.

We would also like to recognise the dedication and hard work of the Gemserv team, including analysts and graphic designers Rachael Quintin-Baxendale, Sandile Mtetwa, Dhairya Nagpal, Isaac Guy, and Thomas Gayton, whose efforts were key in bringing this report to its final form.

How to cite this publication:

Csernik-Tihn, S., Mitchell, J., Wilson, J., Morton, H. (2025) Review of demand for hydrogen derivatives and products’, ClimateXChange. DOI http://dx.doi.org/10.7488/era/5798

© The University of Edinburgh, 2025
Prepared by Gemserv on behalf of ClimateXChange, The University of Edinburgh. All rights reserved.

While every effort is made to ensure the information in this report is accurate as at the date of research completion, no legal responsibility is accepted for any errors, omissions or misleading statements. The views expressed represent those of the author(s), and do not necessarily represent those of the host institutions or funders.

This work was supported by the Rural and Environment Science and Analytical Services Division of the Scottish Government (CoE – CXC).

ClimateXChange

Edinburgh Climate Change Institute

High School Yards

Edinburgh EH1 1LZ

+44 (0) 131 651 4783

info@climatexchange.org.uk

www.climatexchange.org.uk

If you require the report in an alternative format such as a Word document, please contact info@climatexchange.org.uk or 0131 651 4783.


  1. Distance of less than 2,000 kilometres.



  2. Distance of more than 2,000 kilometres.



  3. Industry includes chemicals and petrochemicals, construction, food, beverages and tobacco, iron and steel, machinery, textile and leather, non-metallic minerals, non-ferrous metals, oil and natural gas extraction, paper, pulp and printing, refineries, and transport equipment.



  4. These demand projections have been revised down to account for the closure of the Grangemouth refinery, announced in September 2024. The demand for the refinery as per NESO’s FES scenarios [194] was reversed, with assumptions according to data availability. The exact methodology used is discussed in Appendix E.


Decarbonisation of domestic heating systems is crucial for achieving the Scottish Government’s ambitious climate change targets of net zero emissions by 2045. The transition to clean heating (e.g., heat pumps, district heating) will require changes to the Scottish housing stock, including preparing it to operate at lower flow temperatures than the current majority of 70-80°C. Flow temperature is the temperature a wet heating system warms water to before sending it to radiators in different areas of a building.

This study summarises the current evidence for flow temperature reduction in hot water (wet) systems and considers how this might be applied to the Scottish housing stock. Suitability is defined as a dwelling’s ability to reach thermal comfort for a range of external temperature test criteria. The researchers assessed the suitability of the present housing stock at present and with two different cost levels of retrofit.

Findings

Most of the Scottish housing stock is currently unsuitable for flow temperature reduction to 55°C or below on a winter peak day. However, many dwellings in Scotland could reach suitability for 55°C flow temperatures after the inclusion of retrofit(s). Effective retrofit measures include efficiency measures such as wall and/or loft insulation, upgrading radiators or a combination of smaller efficiency measures such as hot water tank insulation, draughtproofing and reduced infiltration measures.

In the higher cost retrofit scenario, 76% of homes become suitable for a flow temperature of 55°C on a winter peak day. This could prepare the housing stock to be ready for zero direct emissions systems without requiring gas boilers to be removed from homes immediately.

The research found that 30% of the overall housing stock is unsuitable for a flow temperature below 75°C, and 20% require a flow temperature above 75°C. This suggests these dwellings are either running at temperatures higher than 75°C or are currently unable to reach thermal comfort during periods of peak demand.

Fuel bill savings from reducing flow temperature are significant and range from £151m to £501m in the stringent external temperature test cases. The associated greenhouse gas emission savings are estimated to be 6.17–10.18 MtCO2 equivalent per year, depending on external temperature cases and retrofit scenarios. Exploring the potential for varying flow temperatures throughout the year could be one way to increase savings.

The most important factor when assessing suitability for flow temperature reduction is in setting temperature criteria that captures the needs of occupants. The research used stringent criteria in the assessments, requiring a dwelling to be heated to 20°C during the coldest hour of an average or 20-year winter peak. It was selected to ensure the heating needs of the most vulnerable households were considered. This may not reflect the reality of how heating systems should be expected to perform.

If you require the report in an alternative format, such as a Word document, please contact info@climatexchange.org.uk or 0131 651 4783.

Research completed: February 2023

DOI: http://dx.doi.org/10.7488/era/3385

Executive summary

Background

Decarbonisation of domestic heating systems is crucial for achieving the Scottish Government’s ambitious climate change targets of net zero emissions by 2045. The transition to zero direct emissions heating systems (e.g., heat pumps, district heating) will require a suite of changes to the Scottish housing stock, including preparing it to operate at lower flow temperatures than the current majority of 70-80°C. Flow temperature is the temperature a wet heating system warms water to before sending it to radiators in different areas of a building.

This study summarises the current evidence for flow temperature reduction in hot water (wet) systems and considers how this might be applied to the Scottish housing stock. Suitability is defined as a dwelling’s ability to reach thermal comfort for a range of external temperature test criteria. We assess the suitability of the present housing stock as it is today and then with two different cost levels of retrofit. The assessment method includes a literature review, stakeholder interviews and scenario modelling to test different temperature cases.

Findings

We have found that most of the Scottish housing stock is currently unsuitable for flow temperature reduction to 55°C or below on a winter peak day (see Figure 1).

Many dwellings in Scotland could reach suitability for 55°C flow temperatures after the inclusion of retrofit(s). Effective retrofit measures include efficiency measures such as wall and/or loft insulation, upgrading radiators or a combination of smaller efficiency measures such as hot water tank insulation, draughtproofing and reduced infiltration measures.

In our higher cost retrofit scenario, 76% of homes become suitable for a flow temperature of 55°C on a winter peak day (see Figure 2). This could prepare the housing stock to be ready for zero direct emissions systems without requiring gas boilers to be removed from homes immediately.

Figure 1 Absolute number of dwellings suitable to meet thermal comfort at each flow temperature (°C) on a winter peak day with no retrofits

Figure 2 Absolute number of dwellings suitable at each flow temperature (°C) on a winter peak day with more extensive, higher cost, retrofits

We find that 30% of the overall housing stock is unsuitable for a flow temperature below 75°C, and 20% require a flow temperature above 75°C. This suggests these dwellings are either running at temperatures higher than 75°C or are currently unable to reach thermal comfort during periods of peak demand.

Fuel bill savings and emissions reduction from reducing flow temperature is significant and range from £151m to £501m in the stringent external temperature test cases. The associated greenhouse gas emission savings are estimated to be 6.17–10.18 MtCO2 equivalent per year, depending on external temperature cases and retrofit scenarios. Exploring the potential for varying flow temperatures throughout the year could be one way to increase savings.

The most important factor when assessing suitability for flow temperature reduction is in setting temperature criteria that captures the needs of occupants. We used particularly stringent criteria in our assessments, requiring a dwelling to be heated to 20°C during the coldest hour of an average or 20-year winter peak. This may not reflect the reality of how heating systems should be, or are currently, expected to perform but it was selected to ensure the heating needs of the most vulnerable households were considered.

Technical Glossary

Flow temperature

The temperature at which water or another heat transfer medium in a heating system is warmed to before being sent to heating emitters such as radiators in different areas of a building.

Heating emitter

A product that sends out heat, used to distribute heat around a building, e.g. radiators.

Thermal comfort

The condition of mind that expresses satisfaction with the thermal environment and is assessed by subjective evaluation.

Building envelope

The physical separator between the conditioned and unconditioned environment, typically including the building’s floors, walls, windows, and roofing.

Draughtproofing

Measures to reduce airflow, such as applying physical fillers and sealants, around doors and windows.

Reduced infiltration measures

Measures to reduce airflow throughout the dwelling – this is like draughtproofing measures but is applied to other points of airflow throughout the dwelling.

Peak (or peak heating hour)

The calendar hour with the highest measured demand for heating in the previous calendar year, or the timespan being measured if otherwise specified.

Shoulder season

The period between typical warming seasons and cooling seasons. This typically refers to spring and autumn when lower demands for heating are observed. The November average is used in this report.

1-in-20 peak (historic cold snap)

The peak heating hour as measured over the previous 20 calendar years. This metric is often used to capture “historic” weather events such as cold snaps and heat waves.

Oversizing factor

The ratio of peak radiator capacity to peak energy demand in a building.

U-value

The U-value, also called thermal transmittance, measures how well a building element conducts heat. It quantifies the heat transfer rate, with lower values indicating better insulation. It is measured in W/(m²·K).

Specific heat loss

Specific heat loss refers to the rate of heat loss from a building at a given temperature differential between internal and external conditions. This is measured in W/m2 of building envelope and is dependent on the U-value of the building envelope.

Introduction

Domestic heating system decarbonisation is crucial for achieving the Scottish Government’s ambitious climate change targets of 75%, 90% and net zero emissions, relative to 1990, by 2030, 2040 and 2045 respectively. The transition to zero direct emissions heating (ZDEH) systems will require changes to the Scottish housing stock. This will potentially including preparing the building stock to operate at the lower flow temperatures that ZDEH options such as heat pumps operate.

Currently, the majority (approximately 85%) of dwellings in Scotland are heated by water based (wet) boiler systems, which typically operate at flow temperatures between 70-80°C. The remaining dwellings are heated by a mix of communal, heat pump, electric and off-grid systems. Flow temperature reduction has the benefit of reducing the energy required to meet the same internal room temperature, thus leading to reduced emissions and fuel bill costs in gas boiler and ZDEH systems alike.

We summarise the current evidence base for reducing flow temperature in the existing housing stock. We consider how flow temperature reduction might be applied to Scottish housing by modelling a range of lower flow temperature and assessing the potential suitability with varying degrees of retrofits.

Findings from literature review and stakeholder interviews

Range of temperatures for consideration

Evidence base for 55°C

According to the Heat Pump Association (see Appendix 8.1), 55°C is considered the “target” temperature for transitioning existing residential heating systems to lower-flow temperature systems. This is because it is an effective and relatively feasible “middle ground” between flow temperatures of current residential gas boiler currently (>70°C) and the direction of travel towards ZDEH technologies such as heat pumps (which operate optimally between 30-55°C).

At 55°C, most condensing boilers will run more efficiently (because more latent heat can be transferred from the flue gases at lower return temperatures) and there will be a reduction of wear and tear caused by cycling at current flow temperatures. Heat pumps, on the other hand, will reach the limits of their peak efficiency at approximately 55°C; at higher flow temperatures, efficiency will drop below quoted performance.

We found wide agreement in the stakeholder interviews (see Appendix 8.1 for stakeholder engagement overview) that most homes in the UK, and most homes in Scotland, will be able to run heating systems at 55°C without significant retrofitting. According to the CCC (2022), based on a report conducted by Nesta and Cambridge Architectural Research (2022), approximately 27% of homes in the UK currently are suitable for flow temperature reduction based on assumed ancillary attributes (namely radiator and pipework suitability). It is our understanding that a property assessment was not undertaken as part of the Nesta/Cambridge work. This estimate is about half of that found in previous research (Element Energy, 2021), which found that 53% of the UK stock was able to run at 55°C on a typical winter day (the percentage is reduced to 10% to reach thermal comfort on a winter peak day).

It was the opinion of our interviewed stakeholders that most homes in Scotland can successfully be run at 55°C, and that there were few attributes that would rule out this flow temperature (see Appendix 8.4).

Potential for further reduction

It is difficult to transition the housing stock to even lower flow temperatures below 55°C. The proportion of homes which are suitable without any works (or without major works) is significantly lower. Stakeholders suggested that some homes may not be suitable at all, but it is unclear if there was any tangible evidence or guidelines this was based on.

Our previous work (Element Energy, 2021) showed that the percentage of stock suitable for reduced flow temperatures reduces from 53% to 25% at 50°C, 6% at 45°C and <1% at 40°C. On a winter peak day (with an assumed external temperature almost 10°C lower) these proportions of houses suitable reduce to 3% at 50°C, 1% at 45°C and <1% at 40°C.

At lower flow temperatures, the specific heat loss of a property becomes increasingly important. Specific heat loss, in practice, is an indicator of how much heat will be required to maintain thermal comfort. Heat loss tends to have an inverse relationship with efficiency – a home with a low specific heat loss rate will be highly efficient, while homes with a high heat loss rate tend to be less efficient.

This is an important consideration when assessing the suitability of reducing flow temperature because in a home without retrofitting, a reduced flow temperature will decrease the amount of heat delivered to a room. If a room is difficult to heat because the home has a high heat loss rate, it becomes increasingly difficult to reach the desired temperature of that room because the system cannot adequately deliver or retain heat.

In this situation, one or both of the following paths can be taken to make a home suitable for a lower flow temperature:

Increase delivered heat. To do this, specific components of the heat system may need to be replaced or adjusted. The two key components are pipework, which impacts the flow rate of water through the system; and radiators, which emit heat transferred from the water. Existing pipework may need to be replaced to allow for a higher flow rate (which would help move more heat through the radiator in a given time period). Radiators could be replaced with larger units, which will allow more heat to be emitted due to an increase in absolute surface area. One or both options will increase delivered heat.

Decrease specific heat loss. To do this, a home needs to become more efficient through retrofitting to increase efficiency and airtightness. The two most important retrofits that can be undertaken are insulation (loft or wall) and window glazing. In addition, draughtproofing can be applied to windows and doors. These measures will lead to a higher rate of heat retention, meaning the absolute amount of heat that needs to be transferred to reach thermal comfort in a home is decreased.

Building envelope measures to increase suitability for flow temperature reduction

Increasing the efficiency of the building envelope decreases specific heat loss, thus supporting flow temperature reduction. Stakeholder interviews emphasised the importance of home retrofitting and maintenance, especially where homes are poorly insulated, as it also leads to heat demand reduction.

Home insulation

In general, more insulated homes will be more suitable for lower flow temperatures, due to the lower heat demand to reach thermal comfort. It is unlikely that there is a situation in which a home is “too insulated”, except if this insulation does not allow for moisture to be driven from the masonry.

Interviewed stakeholders considered insulation as one of the most influential aspects for suitability to operate at lower flow temperatures. Despite a general concern that traditionally built homes were unlikely to be suitable for a lower flow temperature, one stakeholder suggested loft and wall insulation is likely to be sufficient. It makes little difference if the loft is used as a room (CCC, 2022), as insulating in either case will decrease the home’s heat loss, but additional care should be taken due to the likely increased cost.

Window glazing

Similar to insulation, improving window glazing to double glazing or secondary glazing, is always beneficial for increasing the suitability of homes for reduced flow temperatures because they reduce the specific heat loss of a property. While triple glazing may offer benefits, it can introduce ventilation concerns and results in a lower marginal efficiency gain for flow rates compared to the adoption of double glazing.

Both double glazing and secondary glazing can effectively lower heat loss, but double glazing is a more expensive process and involves replacing entire units. Replacing existing windows with double glazed windows may be more difficult or restricted in traditional homes due to conservation/listed building status or for aesthetic reasons. Care should also be taken to balance ventilation requirements with increased glazing.

Ancillary components for the reduction of flow temperature

Ancillary components are key to effectively increasing delivered heat and/or decreasing specific heat loss. The overall efficiency of the heating system and, more generally, home energy efficiency will increase the suitability for flow temperature reduction. Some ancillary components are particularly important to a home’s suitability, and these are discussed in the following sections.

Radiators

When radiators are fitted, the size of radiator suitable for a home is determined with consideration to the flow temperature the heating system runs at, alongside flow rate, to determine an adequate size to meet thermal comfort. If all else remains constant but the flow temperature is reduced, it is possible that the heat transferred to the radiator will not be sufficient. To mitigate this, existing radiators can be replaced with larger units which can transfer more heat, but this may be more expensive than other retrofit measures.

Pipework

Pipework is likely to be a key attribute for suitability of a home to increase the flow rate of the heating system. Like radiators, piping tends to be sized for the heating distribution system. Pipework may need to be replaced to account for a lower flow temperature, but our previous work (Element Energy, 2021) and stakeholders consulted had mixed opinions as to whether increased flow rate was an effective counterbalance to reduced flow temperature, and whether it would be required.

During our engagement with Renewable Heat (see Appendix 8.1, it was suggested homes were built or had heating system replacements between the 1980s and 2002 are more likely to require pipework replacements. During this period, a copper shortage led to smaller piping instalments across the industry. Due to an update to buildings regulations in 2002 this is not an issue for newer builds.

Pipework, compared to other ancillary components, is particularly susceptible to maintenance problems leading to inefficiencies. For example, past analysis (Element Energy, 2021) found that efficiency reductions due to sludge (15%), hydraulic imbalance (10%), air (6%) and limescale (15%) can impact the ability for a heating system to reach thermal comfort.

Other considerations

The efficiency improvements possible for pipework highlight the importance of regular maintenance for heating systems. Heat distribution systems should have annual maintenance servicing, but our recent analysis (Element Energy, 2021) found that currently only 20% currently participate in this. Proper maintenance would increase overall system efficiency, thus making reaching thermal comfort at lower flow temperatures more feasible.

Key risks to reducing flow temperature

Thermal comfort (human and fabric)

Reaching adequate thermal comfort is the goal of assessing the feasibility of lowered flow temperatures. There are clear guidelines (British Gas, 2022) set by knowledgeable bodies (including the Lullaby Trust, Energy Savings Trust, World Health Organisation and Age UK) for temperatures homes should be heated to depending on the occupant, including:

  • Homes with new-borns should be heated between 16–20°C
  • Homes with healthy occupants should be heated to 18°C
  • Homes with occupants which are old, young or unwell should be heated to 20–21°C (some recommendations state homes can be warmed to 18°C as long as the main living space of the older occupant is heated to 21°C)

In practice, there are many instances where these temperature thresholds are not met, for technical and behavioural reasons. This complicates suitability assessments, because setting the above thresholds may require heating systems to perform to temperatures that are not used in practice. Some behavioural reasons homes are not heated to the above thresholds may include:

  • Turning heating on/off in bursts, instead of maintaining a constant temperature
  • Regularly keeping heating at a comfortable temperature below the guideline temperature (for example, 18°C instead of 21°C)
  • Refraining from heating despite discomfort (often associated with fuel poverty)

The disconnect between recommended thermal comfort and behavioural practice makes assigning a temperature threshold for lowered flow temperature complex, but previous reports and stakeholders generally agree a reasonably lower flow temperature will not cost consumers’ thermal comfort. It should be noted that special care may need to be taken for identified vulnerable consumers.

Nesta and The University of Salford (2022) suggests lower flow temperatures may lead to longer warming times, if flow rate and radiator size are not changed at the same time, due to the decrease in transferable heat. The acceptability of increased warming times would likely require a behavioural study.

Reduced flow temperature could also mean that room temperature cannot reach thermal comfort guidelines. It is not clear by how much and if this would cause a reduction from current practice. In the Nesta and The University of Salford (2022) study, homes with boilers and reduced flow temperature were able to reach within 0.5–2°C of thermal comfort (set at 21 °C in the living room, 22°C in the bathroom and 18°C in all other zones) on an average heating day, which is likely to be sufficient for most homes with healthy consumers.

Similarly, reduced flow temperature may make reaching thermal comfort on peak heating days more difficult. Further testing is likely to be required to better understand the impact of heating during periods of lower external temperatures. It could be the case that systems with reduced flow temperatures are within 2°C of thermal comfort on these peak days, which may be acceptable to occupants, but this is masked by the binary threshold of reaching thermal comfort.

Stakeholders agreed that buildings generally do not suffer from damp, moisture, and mould when the home is heated to human thermal comfort levels. Ensuring thermal comfort for humans is likely to provide adequate heating and avoid impacts on the building structure as well.

Unsuitable ancillary components

In many homes, reducing flow temperature without also retrofitting (e.g., adding insulation, replacing pipework, upgrading radiators) may cause the system to under-perform. The home would not reach thermal comfort due to the reduction of transferable heat and unimproved specific heat loss or system efficiency. Conversely, if the heating system is replaced before the home is retrofitted (insulation and window glazing, for example) the heating emitter could be oversized, causing increased cycling or inefficiency. To ensure this is not the case, retrofitting measures should be implemented before or in tandem with reducing flow temperature for an individual property.

Concerning the building masonry, the level of energy efficiency retrofitting should be balanced against the need to ventilate the home properly and drive moisture out of the walls to avoid deterioration of the home’s exterior. This is a particular concern in older dwellings but should be considered for all dwellings. One stakeholder suggested approximately 100mm of wall insulation would be a good balance, but previous analysis suggests this may not be adequate insulation for energy efficiency. More research may be needed to understand this balance better.

Costs incurred by significantly lower temperatures

The Heat Pump Association suggests homes which are not properly retrofitted to increase heat delivery or decrease specific heat loss could be required to heat their homes for significantly longer periods of time, and thus higher overall energy consumption. This, in turn, would lead to an increase in both energy usage and the absolute value of energy bills.

Our engagement with the Heat Pump Association suggested that lower temperatures will require increasingly airtight, well-insulated homes with larger radiators to ensure the heat loss doesn’t rise above 150W/m2. For most homes, a flow temperature reduction to 45°C should not incur significant financial costs. To reduce flow temperatures further, homes must be increasingly efficient and airtight, potentially with larger radiators. These costs are likely to be prohibitive for many without financial support.

Key benefits to reducing flow temperature

Energy savings

When combined with required retrofits, reducing flow temperatures is expected to reduce energy use significantly. Previous work suggests savings are roughly correlated to the degree of change between the baseline temperature and new flow temperature. There are continued savings to be achieved by lowering flow temperature below 55°C.

Nesta and the University of Salford (2022) found 16–23% energy savings in gas used for heating when flow temperatures as low as 48.2°C were tested. This correlates to roughly 12–17% of overall gas savings at household level (assuming heating accounts for 75% of gas use in residential buildings). At low flow temperatures, care must be taken to ensure a boiler’s intended operating regime is maintained, for example maintaining efficiency of a condensing boiler.

These energy savings will lead to savings in in fuel bill costs at the household level, due to the lowered energy required to heat the distribution system. The level of fuel bill savings will depend on a combination of flow temperature and fuel prices.

Emissions savings will also be a result of flow temperature reduction. Most homes in Scotland are heated with natural gas, so the direct reduction in natural gas use will reduce emissions. For homes heated with electricity, reducing electricity use on a grid that is not completely zero carbon will have indirect emissions reductions.

ZDEH readiness

The Salford Energy House (2022) study shows that even homes using boilers can benefit from reduced flow temperatures. The retrofits and system upgrades required for such a switch are often “no regret” decisions, no matter what future heat source the home will use (whether it be natural gas, hydrogen, electricity or district heating) because these changes improve the overall efficiency of the homes.

In general, low carbon heating systems run on lower temperatures, so all ancillary works, maintenance and upgrades will smooth the transition to a low carbon heating system across all home archetypes. There was agreement amongst stakeholders that ancillary works and reducing flow temperatures prepare houses for ZDEH systems. Systems with lower flow temperatures (including those currently using gas) use less overall energy to meet demand because the whole home system is more efficient.

Methodology for assessing flow temperature reduction

Overview

This study seeks to model the suitability for potential flow temperature reduction in heating systems in Scottish homes. The ideal methodology for an assessment of flow temperature reduction potential would include a property-specific heat loss calculation. In lieu of this, our method uses heat demand and property characteristics as a proxy for current ability to meet demand.

Property characteristics including levels of insulation, current heat distribution systems and heat demand was provided by the Home Analytics Scotland (HAS, 2022) dataset. The HAS dataset provides characteristics of the Scottish housing stock based on a compilation of datasets and modelling. This dataset is the result of whole-stock modelling conducted by the Energy Saving Trust. It should be noted that there is a discrepancy between the number of properties modelled as part of the work in this report (2,747,067 dwellings) and data in the Scottish House Condition Survey (Scottish Government, 2021) which accounts for approximately 10% less homes. We believe this is due to the modelling method used by Home Analytics Scotland.

Our assessment of suitability was led by stakeholder interviews and previous work (Element Energy 2020b, 2021). The previous work developed a suitability assessment for the UK housing stock based on dwellings’ current oversizing factor.

Retrofit options were modelled using prices for materials and labour for individual retrofits taken from previous work for the CCC (Element Energy, 2020a).

Results from suitability modelling were then translated into energy demand reduction using heat demand profiles from the National Energy Efficiency Data-Framework (NEED), Scottish weather data and heat system efficiencies. Cost and emissions savings were calculated using up-to-date fuel prices and emissions data from recent Element Energy analysis.

Modelling approach

Defining suitability

The first step in this study’s methodology was defining suitability, which considered both internal temperature and external temperature. Both sets of temperatures were based on previous work commissioned by BEIS (Element Energy, 2021).

The target internal temperature was 20°C, which is the lower end of the World Health Organisation’s (WHO) recommended internal temperature range for dwellings with vulnerable occupants. While not every home has vulnerable occupants, there is no robust way to predict what homes will be occupied by vulnerable consumers, and as such an internal temperature target was chosen which could meet the needs of any consumer at any hour of a given year. This temperature is also aligned with the Microgeneration Installation Standard (MIS) 3005 (MCS, 2019), which recommends living zones maintain a temperature of 18–22°C.

We tested a dwelling’s ability to reach thermal comfort (20°C) at various external temperature cases:

  • Winter peak, our central case which tests suitability during the peak heating hour of an average year.
  • 20-year peak, which tested a dwelling’s ability to reach thermal comfort during the peak heating hour of a historic cold snap. Also referred to as a historic cold snap.
  • Winter average, which tested a dwelling’s ability to reach thermal comfort during an average heating hour in an average winter (as opposed to the peak heating hour in the winter peak).
  • November average, which tested a dwelling’s ability to reach thermal comfort during an average heating hour in an average “shoulder season” (the heating hour used in this study is taken from an average November).

Suitability at a set internal and external temperature test case was measured based on the dwelling’s oversizing factor, which is the ratio of peak radiator capacity to peak demand. See Appendix 8.2 for more information on why oversizing factors were used in lieu of specific external temperatures. Based on this oversizing factor, we know what minimum flow temperature each dwelling can operate at and still meet thermal demand. Oversizing factor ranges are set out in the BEIS study (Element Energy, 2021). Oversizing factors of between 1.00 and 1.20 suggest a dwelling’s radiator capacity is adequately sized for the dwelling, while an oversizing factor under 1.00 suggests a heat distribution system will not be able to reach thermal comfort and a factor of over 1.20 suggests a heat distribution system is larger than required for the dwelling at a given flow temperature.

Archetyping and radiator mapping

The housing stock was aggregated into seven archetypes with the aim of modelling the suitability and impact of flow temperature reduction for a set of “average” homes. These archetypes were primarily based on stakeholder insights on the key determinates of flow temperature reduction based on their experience (age and house type). These were compared to the archetype design of the BEIS study, which used similar archetypes. The seven archetypes were:

  • Pre – 1919 flats (approximately 10% of stock)
  • Pre – 1919 houses (approximately 7%)
  • 1919 – 2002 flats (approximately 23%)
  • 1919 – 1949 houses (approximately 6%)
  • 1950 – 1983 houses (approximately 27%)
  • 1984 – 2002 houses (approximately 10%)
  • Post – 2002 dwellings (flats and houses) (approximately 14%)

All dwellings in the HAS database were assigned an archetype, which was used for energy demand reduction, fuel bill and emissions savings calculations. We then assigned oversizing factors. Extrapolation of BEIS (Element Energy, 2021) survey data to the entire UK housing stock provided a distribution pattern across archetypes. This was used to assign oversizing factors for Scottish dwellings across the archetypes. Dwellings surveyed in the BEIS study were assigned archetypes from the above list and reassigned a proportion of the archetype stock that they represented based on extrapolation from the original study which maintained the robustness of the original study’s housing stock mapping.

The clearest relationship observed in this data was that between building footprint and radiator capacity, with larger dwellings tending to have larger capacities. Dwellings in the BEIS survey and HAS dataset were ordered by archetype and building footprint. The radiator size, building peak demand and oversizing factors were assigned to dwellings from smallest to largest building footprint, maintaining the correct proportions in the housing stock. For example, if the smallest surveyed home in the pre-1919 flats archetype was found to represent 2.7% of the stock, this dwelling’s data was assigned to the smallest 2.7% of HAS dwellings in the same archetype, and so on. This allowed the data to maintain the same oversizing factor distribution.

Suitability modelling

The suitability of the current housing stock portfolio was modelled based on the minimum flow temperatures each HAS dwelling could operate at using the oversizing factor. Retrofit packages were assigned to dwellings based on their archetype and existing levels of insulation. Two retrofit scenarios were modelled:

  • The Lower cost retrofit scenario, where retrofit package costs could total approximately £2000 per dwelling, and
  • The Higher cost retrofit scenario, where retrofit package costs could total up to 10% of the cost of a whole-home renovation. To determine this cost, the average price of a whole home renovation was taken for an “average” home, which was then scaled up or down for each archetype. This led to a range of costs between £6,000 – £12,000 (see Table 1 for these costs).
 

Flats

Mid Terrace

End Terrace

Semi Detached

Detached

Bungalow

Maximum cost (£/dwelling)

6,123

7,459

9,106

10,670

13,585

11,143

Table 1 Retrofit costs for dwellings in the Higher cost retrofit scenario, by dwelling type

Dwellings were assigned retrofit packages based on the specific dwelling attributes in the HAS dataset. Because these attributes are in the original dataset, retrofit packages were assigned regardless of what external temperature case or radiator sensitivity was being tested.

Each dwelling was assigned two packages, one for each retrofit scenario (see Appendix 8.3 for list of retrofits). In both scenarios, most homes are assigned standard energy efficiency measures and/or radiator upgrades (75% and 71% in the Lower and Higher cost retrofit scenarios, respectively, see Figure 3 below). For many dwellings, additional insulation measures are required based on current level of insulation modelled by HAS. In some of these cases, dwellings can be insulated within the approximately £2000 price bracket, while other homes are more expensive to insulate. In these situations, the cost to insulate falls within the more expensive retrofit scenario.

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Figure 3 (Top) Retrofit packages assigned to the Scottish housing stock (Lower cost retrofit scenario); (Bottom) Retrofit packages assigned to the Scottish housing stock (Higher cost retrofit scenario)

Retrofit packages took a fabric first approach, prioritising measures with higher efficiency gains (mostly wall and loft insulation), then measures with lower-efficiency gains (increased draughtproofing, reduced infiltration measures and hot water tank insulation) and finally radiator upgrades where applicable. See Appendix 8.3 for details.

After a retrofit package was assigned to all dwellings in each retrofit scenario, the efficiency increases are applied to the dwellings assigned oversizing factors. This study assumed a direct relationship between energy efficiency increases and demand reduction, so an efficiency increase of 18% was applied by reducing the oversizing factors by 18%. These new oversizing factors were used to reassign dwellings to minimum flow temperatures. In practice, this may not reflect how efficiency increases are observed in dwellings, but an implementation-based study would be required to accurately capture this.

Fuel bill and emissions modelling

Results were aggregated at archetype level and used to find archetype-level energy demand reduction for fuel bill and emissions savings modelling. To calculate energy demand reduction at the archetype level, the average energy demand was calculated from the NEED (BEIS, 2022). Hourly energy demand profiles were calculated using the Watson method (Watson et al., 2019). We assumed all dwellings currently operate at 75°C flow temperature. The difference between 75°C flow temperature and lower temperatures (down to 50°C) was calculated based on the proportion of the stock which could support this for different external temperature case and retrofit scenarios. All dwellings suitable at temperatures below 50°C were modelled using 50°C savings, due to uncertainty over some boiler’s efficiency at lower temperatures. The cost and emissions modelling outputs were expected to be conservative estimates for fuel bill and emissions savings, due to not capturing the potential savings from 85°C to 75°C and temperatures under 50°C.

To calculate fuel bill savings, two fuel prices (representing a historic average and more recent fuel costs) were used to give a range of savings based on the energy demand reduction on national, archetype and archetypal individual dwelling levels.

To calculate emissions savings, the average natural gas emissions in Scotland were applied to the energy demand reduction on national, archetype and archetypal individual dwelling levels. In this calculation, all dwellings were modelled as gas boilers due to the overwhelming majority of boilers in the breakdown of heat distribution systems in the Scottish housing stock. Only 15% of homes do not currently use gas boiler systems, instead running on electricity or off-grid heating systems. Due to higher price per kWh for electricity, we expect these modelled results to be conservative estimates.

Method limitations

This study sets out to model flow temperature reduction suitability, for which practical research has not been conducted previously on Scottish housing stock. Our study aggregated several data sources and relied on previous research to assess suitability in lieu of property-by-property heat loss calculations and real time case studies for retrofitting and monitoring. As such, the method has several limitations that should be acknowledged when considering findings and conclusions (see Table 2 below for an overview of these limitations).

Limit

Rationale

Impact

Mapping radiator capacity, heat demand from BEIS (Element Energy 2021) study

UK/Scottish subset were reasonably aligned; allowed bigger spread of radiator capacity

This means a key element of the suitability criteria is modelled based on UK stock when ideally, we would have data from Scottish property surveys. In addition, this may predispose certain archetypes to being unfairly penalised or rewarded in the suitability modelling based on the smaller sample of dwellings surveyed as part of the BEIS study. This may be the case for the pre-1919 houses, for example, which are difficult to make suitable.

Lack of available data on ancillaries such as pipework

Data not available, so modelling would not have been robust

This factor for flow temperature reduction could not be assessed at present. Stakeholders provided useful insights and guides for further study. We confirmed that pipework was not an essential upgrade to meet the suitability levels we modelled but could be an additional factor to further increase proportions of stock that are suitable.

Thermal comfort was set at 20°C for all scenarios

We felt it was important to keep conservative estimates for internal temperature (led by WHO health standards for vulnerable occupants)

The use of a relatively high internal temperature target risks unfairly comparing dwellings with lower flow temperatures to a counterfactual that does not exist (because homes are often not heated to 20°C, and many homes are currently unsuitable for this level of heating).

Assume all current flows are 75°C in cost and emissions modelling

No reliable data to allow us to assign a proportion of the stock to higher flow temperatures

This may give a conservative estimate to fuel bill and emissions savings (because it captures the change from 75°C to X°C, so the additional savings from 85°C to 75°C are not accounted for).

All costs are set at 2022 prices (adjusted from 2019 data)

Lack of more up to date data with the same level of robustness

Does not consider inflation in future years (a retrofit package in 2024 may be pushed into a higher cost bracket by inflation or other market pressures in future years).

Table 2 Summary of method limitations and key assumptions with rationale and impact

Modelling results

Overview

We find that the majority of Scottish housing stock is currently unsuitable for flow temperature reduction to 55°C or below on a winter peak heating hour. However, more than half (60%) of the stock is suitable for a flow temperature reduction during the less stringent test case using the winter average. Both retrofit scenarios considered increase suitability for flow temperature reduction across all external temperature cases and home types. With Higher cost retrofits, between 64% (winter peak) and 97% (November average) of homes become suitable for a flow temperature of 55°C or below.

 

Suitability now (2022)

Suitability with lower cost retrofits

Suitability with higher cost retrofits

Winter peak

15%

55%

76%

20-year peak

7%

41%

64%

Winter average

60%

85%

94%

November average

80%

92%

97%

Table 3 Suitability for Scottish housing stock for flow temperatures of 55°C for different temperature cases

Winter peak

The winter peak temperature case measures a heat system’s ability to maintain thermal comfort during the peak heating hour in an average year.

Before Retrofit

Without retrofits, 15% of the housing stock (approximately 410,000 dwellings) in Scotland are suitable for flow temperature reduction to 55°C (See Figure 4 and Figure 5). Most of these dwellings are flats and post-2002 properties. 30% of post-1919 flats are suitable for flow temperature reduction, and 27% of post-2002 flats and houses. Combined, these two archetypes represent 75% of the suitable stock, and 11% of the overall stock. These two archetypes also capture the portions of the stock that can reduce to the lowest flow temperature without retrofits. In both archetypes, a small subset of homes is suggested to be suitable at a 40°C flow temperature without retrofits (7% of suitable post-1919 flats and 1% of suitable post-2002 flats and houses).

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Figure 4 Proportion of stock suitable for 55°C, by archetype (no retrofit scenario)

Figure 5 Dwellings suitable for each flow temperature (cumulative, no retrofit scenario)

Pre-1919 houses and flats and mid/late-century houses (1919-2002) are least suitable for 55°C flow temperatures, all having less than 10% of the archetype stock suitable. The majority for each archetype would be able to reduce flow temperature below 75°C (Figure 5). For example, among pre-1919 flats, 58% of homes are suitable for flow temperatures between 60°C and 70°C.

Pre-1919 houses are not suitable for flow temperatures of 55°C. This result is directly related to the archetype’s lower proportion of adequately sized radiators from the mapping exercise and may also be related to the high heat loss rates in these dwellings. This archetype will require more significant energy demand reductions for homes to reach lower flow temperatures. Despite this, there is a proportion of the stock suitable for a more modest flow temperature reduction, with 30% of the stock being suitable to reduce to flow temperatures between 60°C and 70°C.

30% of Scottish housing stock is currently unsuitable for flow temperature below 75°C. 20% of the stock may also be unsuitable to run at 75°C. This suggests these dwellings are either running at temperatures higher than 75°C or are currently unable to reach thermal comfort during periods of peak demand.

Lower cost retrofit scenario

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Figure 6 Proportion of stock suitable for 55°C, by archetype (Lower cost retrofit scenario)

Lower cost retrofit packages are effective in increasing the proportion of homes suitable at a range of lower flow temperatures. After retrofits of around £2k, the proportion of homes suitable for 55°C increases to 55%. In addition to homes being suitable for 55°C, 36% of homes are suitable for lower flow temperatures.

Figure 7 Dwellings suitable for each flow temperature (cumulative, Lower cost retrofit scenario)

Post-1919 flats and post-2002 archetypes continue to be most suitable, while the pre-1919 flats and houses and mid/late century (1919-2002) house archetypes had lower suitability, see Figure 6 and Figure 7. While the archetypes maintained the same relative standing, there are large differences in terms of proportions of the archetype stock that become suitable at lower flow temperatures.

The biggest beneficiaries of lower cost retrofits are the 1919-2002 house archetypes and the pre-1919 flat archetype. The absolute value of suitable homes increased between factors of 5x and 11x (pre-1919 flats and 1919-1949 houses, respectively).

Before retrofits are applied, older dwellings are generally less suitable for lower flow temperatures (see Figure 4). When retrofits are applied, the age of a dwelling appears to matter less than dwelling type (flat or house) with the suitability of pre-1919 flats being similar to houses built from 1950-2002.

The large proportion of the stock that becomes suitable after lower cost retrofits suggests that many dwellings in Scotland may be close (in monetary terms) to suitability for flow temperatures of 55°C. If 55°C is chosen as a “target” temperature, this suggests many homes in Scotland could achieve this target, even with stringent suitability criteria, for a relatively small amount of money. One or two larger efficiency measures (wall and/or loft insulation), an ancillary upgrade (radiators) or three smaller efficiency measures (hot water tank insulation, draughtproofing and reduced infiltration measures) would be required.

Higher cost retrofit scenario

After more extensive retrofits, 76% of the housing stock reaches suitability for reduced flow temperatures of 55°C. Similar, to the base and lower cost retrofit scenario, the post-1919 flats and post-2002 dwellings have the highest rates of suitability (see Figure 8). All archetypes other than pre-1919 houses are above 66% suitability for 55°C flow temperatures within their respective archetype stocks. The archetype with the largest change between scenarios is the pre-1919 homes, with suitability increased by a factor of over seven. In this scenario, almost half of the stock in this archetype reaches suitability (46%).

More homes in this scenario can reach even lower flow temperatures (i.e., flow temperatures between 30°C and 50°C). However, the lower cost retrofits changed the proportion of suitability for 55°C for a higher absolute number of homes than the higher cost retrofits (an additional ~1 million homes suitable, compared to an additional ~600,000 homes).

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Description automatically generated Figure 8 Proportion of stock suitable for 55°C, by archetype (Higher cost retrofit scenario)

Figure 9 Dwellings suitable for each flow temperature (cumulative, Higher cost retrofit scenario)

20-year peak (historic cold snap)

The 20-year peak temperature case is our most stringent external temperature case, testing the ability for a dwelling to meet thermal comfort in a historic cold snap (the coldest day recorded in a given postcode for the past 20 years).

Without retrofits, the proportion of homes suitable to reduce to a flow temperature of 55°C include is only 7% of the stock (see Figure 10 and Figure 11), mostly consisting of post-1919 flats (4%) and post-2002 houses and flats (2%).

Some housing remains suitable for a flow temperature reduction below 75°C. Most suitable homes are post-1919 flats (15%), 1950-1983 houses (11%) and post-2002 flats and houses (10%).

In this case, over half (52%) of dwellings cannot meet thermal comfort below 75°C. In addition, 33% of the stock is not suitable for 75°C and is either currently operating at a higher flow temperature or would be unable to meet thermal comfort during a 20-year peak/historic cold snap.

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Figure 10 Proportion of stock suitable for 55°C, by archetype (no retrofit scenario)

Figure 11 Dwellings suitable for each flow temperature (cumulative, no retrofit scenario)

Lower cost retrofit scenario

The application of lower cost (~£2k) retrofits also brings a significant portion of the housing stock to suitability for 55°C flow temperatures. 40% of the total housing stock could reach suitability even during a 20-year peak/historic cold snap (see Figure 12 and Figure 13).

Post-1919 flat and post-2002 dwellings archetypes continue as most suitable archetypes, both increasing by just over a factor of four. Combined, the suitable stock in these two archetypes represents almost one quarter of the total housing stock (23%).

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Figure 12 Proportion of stock suitable for 55°C, by archetype (Lower cost retrofit scenario)

Figure 13 Dwellings suitable for each flow temperature (cumulative, Higher cost retrofit scenario)

Before retrofits, a correlation between age and suitability could be observed, with newer homes having slightly higher rates of suitability. After retrofits, the 1919-1949 homes and 1984-2002 houses have similar rates of suitability (24% and 27% respectively), while 10% more houses in the 1950-1983 archetype are suitable (36%). This suggests more houses in this archetype had oversizing factors on the higher end of each range, thus the same retrofit measure could have transitioned one home to 55°C and a house from one of the other archetypes to only 60°C. It could also suggest that more houses in this archetype required wall or loft insulation, and thus benefited more than other archetypes which received smaller energy efficiency uplifts from the “standard” measures.

Higher cost retrofit scenario

The archetypes with the highest proportions of suitability continue to be the post-1919 flats and post-2002 dwellings (78% and 92% of their respective stocks, and 32% of the total stock, see Figure 14 and Figure 15). All archetypes other than pre-1919 houses improve suitability for 55°C flow temperatures to above 51% of their respective archetype stock. In total, 64% of the stock becomes suitable after more extensive retrofits.

The change in suitability across the archetypes between the lower and higher cost retrofits are larger than in the winter peak case. Therefore, if the 20-year peak was chosen as the external temperature case to assess dwelling suitability, higher cost retrofits would be required achieve a high degree of suitability for lower flow temperatures. The absolute number of stock suitable would still be lower than in the other external temperature cases considered.

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Description automatically generated Figure 14 Proportion of stock suitable at 55°C, by archetype (Higher cost retrofit scenario)

Figure 15 Dwellings suitable for each flow temperature (cumulative, Higher cost retrofit scenario)

Average external temperature cases

The two ‘average temperature’ cases (winter average and November average) were tested to gauge the suitability of dwellings under less stringent criteria. The results show that with less stringent criteria, much larger proportions of the stock are already, or can be made suitable, for 55°C and lower flow temperatures. See Appendix 8.5 for full archetype results.

The results show that 60-80% of homes are already suitable for 55°C flow temperatures for these less stringent external temperature cases. Lower cost retrofits increase this to 85-92% (for winter average and November average respectively). Higher cost retrofits result in almost all homes being suitable for 55°C (94-97%).

Importance of radiator upgrades

In half of the model runs, we investigated a reduced potential for radiator upgrades in all dwellings. The intention was to model the potential for flow temperature reduction when there were significant barriers to radiator upgrades (which could be caused by impracticalities or aesthetics).

In the winter peak cases, reducing radiator uptake decreases the suitability of the stock at every flow temperature tested. This demonstrates that upgrading radiators could be a key retrofit measure for facilitating flow temperature reduction.

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Description automatically generated Figure 16 Comparison of dwellings suitable at each flow temperature (cumulative) when reduced and recommended rates of radiator uptake are tested in peak external temperature cases, Lower cost retrofit scenario (above) and Higher cost retrofit scenario (below)

Fuel bill and emissions modelling

The final step in this study is translating energy demand reductions from lower flow temperatures into fuel bill and emissions savings estimates by archetype.

Fuel bill modelling

At a flow temperature of 55°C, dwellings can save between £50 and £300 per year depending on the archetype and fuel cost scenario. The ranges for each archetype are set by applying low and high fuel costs to the archetype’s average annual heat demand from the NEED database (BEIS, 2022). As such, this is reflective of the archetype’s average energy demand patterns as opposed to being reflective of anything tested or modelled in the suitability assessment detailed above. Based on the NEED data, the flat archetypes and 1984-2002 houses will potentially save the most in fuel bills on a per dwelling basis (see Figure 17).

Figure 17 Cost savings when moving from 75°C to 55°C (showing cost range from 4.5p/kWh and 10.3p/kWh)

When aggregated, the potential for fuel bill savings is significant (Table 4). At the lower fuel price, savings range from £151m-£249m depending on the temperature case and retrofit scenario. Higher fuel prices increase this to £345m-£624m.

 

Lower cost retrofits

Higher cost retrofits

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Winter peak

£181m

£414m

£219m

£501m

20-year peak

£151m

£345m

£198m

£454m

Winter average

£233m

£580m

£244m

£624m

November average

£244m

£558m

£249m

£570m

Table 4 Aggregated total fuel bill savings per year for all temperature cases and retrofit scenarios (at both fuel prices)

Table 5 shows the potential savings if all dwellings’ flow temperatures are reduced as low as they are suitable higher cost retrofits are applied at archetype level. In this temperature case, highest savings come from the post-1919 flats and the 1950-1983 houses.

The winter peak temperature case results in higher savings than the 20-year peak. This is due to a higher absolute number of suitable homes at increasingly lower flow temperatures in the winter peak case, which uses less stringent suitability criteria.

Savings per year, by archetype (£m)

Winter peak

20-year peak

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

34.58

79.16

30.40

69.59

Pre-1919 house

9.19

21.03

7.16

16.39

1919-2002 flat

64.40

147.40

60.70

138.94

1919-1949 house

12.95

29.63

11.38

26.04

1950-1983 house

47.85

109.52

41.44

94.85

1984-2002 house

26.01

59.54

23.62

54.06

Post-2002

23.92

54.75

23.48

53.75

Table 5 Potential for fuel bill savings (£m/yr) in peak external temperature cases when all suitable dwellings reduce flow temperatures to 55°C, aggregated to the archetype level (Higher cost retrofit scenario)

 

 

Savings per year, by dwelling (£)

Winter peak

20-year peak

 

Average cost to retrofit

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

£1331

117.43

268.78

103.23

236.28

Pre-1919 house

£4831

45.27

103.62

35.29

80.78

1919-2002 flat

£754

99.76

228.35

94.04

215.24

1919-1949 house

£2354

72.09

165.00

63.35

145.00

1950-1983 house

£2600

63.35

145.01

54.87

125.59

1984-2002 house

£2404

96.39

220.63

87.52

200.31

Post-2002

£396

59.89

137.08

58.79

134.57

Average

£2096

£79.68

£182.39

£72.14

£165.13

Table 6 Potential for fuel bill savings in peak external temperature cases when all suitable dwellings reduce flow temperatures to 55°C, on a per dwelling basis (Higher cost retrofit scenario)

When assessed on a per dwelling basis (see Table 6), the archetypes with the highest fuel bill savings include the pre-1919 flats, post-1919 flats and 1984-2002 houses. These all have the highest rates of savings per dwelling as a direct result of their archetypes’ NEED data. The other archetypes have similar savings per archetype, and the pre-1919 houses have the lowest potential savings at the household level.

Table 7 shows the impact of reducing flow temperatures a further 5°C, to 50°C. Estimates for total fuel bill savings are given. Dwellings suitable for reduction beyond 55°C are assigned savings from reducing to 50°C. The range of savings is increased to £181m-£802m (from £151-£624m at 55°C) depending on the temperature case and retrofit scenario.

Savings per year

Lower cost retrofits

Higher cost retrofits

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Winter peak

£227m

£519m

£291m

£666m

20-year peak

£181m

£414m

£251m

£575m

Winter average

£318m

£728m

£350m

£802m

November average

£347m

£795m

£363m

£831m

Table 7 Aggregated total fuel bill savings per year for all temperature cases and retrofit scenarios (at both fuel prices) when all suitable dwellings reduce flow temperatures to 50°C

Emissions modelling

At 55°C, dwellings can save between 2.5 kgCO2/year and 5.5 kgCO2/year depending on the archetype. The emissions saving estimate for each archetype is set by applying the archetype’s average annual heat demand to the carbon intensity of natural gas used for residential heating in Scotland. Based on this, the flat archetypes and 1984-2002 houses have the highest potential emissions savings (see Figure 18).

Figure 18 Emission savings when moving from 75°C to 55°C – showing emissions based on 0.184 kgCO2/kWh for natural gas

When aggregated to the archetype level, the potential for emissions savings ranges from 8.10 MtCO2/yr in the 20-year peak to 8.95 MtCO2/yr in the winter peak for higher cost retrofits. The November average and winter average result in higher emissions savings than the winter peak and 20-year peak temperature case (see Table 8). This is expected due to the increasingly stringent suitability criteria meaning that more homes are suitable for reduced flow temperatures in the average cases compared to peak cases. Lower cost retrofits also reduce potential emissions savings, with a range of 6.17 MtCO2/yr (in the 20-year peak temperature case) to 9.96 MtCO2/yr (November average temperature case).

Total savings per year (MtCO2/yr)

Lower cost retrofits

Higher cost retrofits

Winter peak

7.40

8.95

20-year peak

6.17

8.10

Winter average

9.54

10.00

November average

9.96

10.18

Table 8 Potential emissions savings across all temperature cases and retrofit scenarios when all suitable dwellings reduce flow temperatures to 55°C

Table 9 shows the potential savings if all dwellings’ flow temperatures are reduced as low as they are suitable after higher cost retrofits are applied. Most savings come from the post-1919 flats, followed by the 1950-1983 houses and pre-1919 flats.

Savings per year, by archetype (MtCO2/yr)

Winter peak

20-year peak

Winter average

November average

Pre-1919 flat

1.41

1.24

1.56

1.57

Pre-1919 house

0.38

0.29

0.49

0.51

1919-2002 flat

2.63

2.48

2.82

2.84

1919-1949 house

0.53

0.47

0.62

0.64

1950-1983 house

1.96

1.69

2.33

2.40

1984-2002 house

1.06

0.97

1.19

1.23

Post-2002

0.98

0.96

0.99

0.99

Table 9 Potential emissions savings in peak external temperature cases when all suitable dwellings reduce flow temperatures to 55°C, aggregated to the archetype level (Higher cost retrofit scenario)

Table 9 shows the breakdown of the emissions savings by archetype for all temperature cases with higher cost retrofits. The pre-1919 house archetype has the lowest potential savings at archetype level while post-1919 flats and 1950-83 houses provide the highest emissions savings.

Table 10 shows the impact of reducing flow temperatures a further 5°C, to 50°C. Dwellings suitable for reduction beyond 55°C are assigned savings from reducing to 50°C. This shows that emissions savings increase at the lower flow temperature.

Savings per year, by archetype (MtCO2/yr)

Lower cost retrofits

Higher cost retrofits

Winter peak

9.27

11.90

20-year peak

7.39

10.27

Winter average

13.01

14.33

November average

14.19

14.85

Table 10 Potential emissions savings in all external temperature cases and retrofit scenarios when all suitable dwellings reduce flow temperatures to 50°C

Conclusions

The evidence base for flow temperature reduction

This study finds a strong theoretical case for broad flow temperature reduction in heating systems and suggests that 55°C is a suitable temperature target, which could result in reductions in energy demand and emissions at individual dwelling level.

While previous work and stakeholders suggest many dwellings will be able to run at 55°C without significant retrofitting, we note the importance of assessing suitability with property-by-property specific heat loss calculations. Our study and others use a variety of factors including ancillary component characteristics, building insulation levels and oversizing factors as proxies for a dwelling’s suitability. However, minimum flow temperature potential should be based on a property-level assessment where possible.

Suitability of the Scottish housing stock

This study has found a lower current level of suitability than suggested through the literature review and stakeholder engagement process. We found 15% of the current housing stock would be suitable for reduced flow temperature at present in our winter peak temperature case, which decreases to 7% in the 20-year peak case.

Suitability increases significantly after retrofits, reaching 55% and 76% of the total stock in the winter peak case after lower cost and higher cost retrofits, respectively. In the 20-year peak case, overall stock suitability rises to 41% to 64% after lower cost and higher cost retrofits, respectively.

There is also potential for dwellings to lower flow temperatures below 55°C, potentially into the 30–50°C range (60% of dwellings in the winter peak, higher cost retrofit scenario), given the heat distribution system’s operating regime is properly maintained and sufficient retrofits are undertaken. This may be more straight forward in some dwelling types than others, particularly flats and recent properties.

The most important factor when assessing suitability for flow temperature reduction is setting suitability criteria that adequately captures the needs of occupants. Our two key temperature cases use particularly stringent criteria, requiring that dwellings should be heated to 20°C during the coldest hour of an average or historic year. This is an ambitious goal and not one currently being met by many heating systems operating between 70°C–80°C, as evidenced by the significant portion of homes that could not meet thermal comfort while operating at 75°C in the scenarios modelled in this study. Care should be taken to ensure that suitability is sufficiently, but not overly, stringent.

The other temperature cases tested in this study (winter average and November average) test a dwelling’s ability to meet suitability during a heating hour in average winter temperatures. Significantly larger proportions of dwellings are suitable for low flow temperatures in these cases suggesting that for most of the year, many homes are suitable to run at lower flow temperatures than in our stringent test cases. Exploring the potential for varying flow temperatures throughout the year could be one way to increase the fuel bill and emissions savings overall, only increasing the flow temperature when heat distribution systems need to meet thermal comfort in peak hours.

Varying internal temperatures may also bring more homes into suitability for lower flow temperatures but this was not modelled in this study. If the internal temperature was lowered (for example to 18°C, which is in the healthy living range for healthy, not vulnerable, occupants) during peak heating hours, more homes could be made suitable. In practice, this would imply an acceptance that domestic heating systems are not expected to meet the higher end of thermal comfort during peak heating hours, which is already the case in many dwellings.

Our study suggests some dwelling archetypes will have higher proportions of the stock already suitable at lower temperatures and that these archetypes will also likely be easier to retrofit for flow temperature reductions. These dwellings tended to include flats and post-2002 dwellings. This could be due to multiple factors, including building footprint in the case of the flats and better building regulations which mandate higher levels of efficiency in the newer dwellings.

Conversely, some dwellings are likely to be harder to prepare for flow temperature reduction and will have a smaller proportion of the stock able to transition without retrofits. This study showed the difficulty in transitioning the pre-1919 houses, which are currently unsuitable for 55°C. These are larger, built with solid walls and tend to have undersized heating systems. This means more expensive retrofits will likely be required to support these dwellings in transitioning to lower flow temperatures. Our modelling identifies that after higher cost retrofits than for other dwelling types, almost half of homes in this archetype can reach suitability for reduced flow temperatures to 55°C.

Retrofitting the housing stock

A consistent finding from this study is that across archetypes and scenarios, retrofits significantly improve the proportion of the housing stock suitable for flow temperature reduction. We have found that building envelope retrofits (insulation, window glazing) and ancillary upgrades (pipework, radiators) are complementary in the transition to ZDEH systems. This means that building retrofits could be a reliable way to increase suitability for reduced flow temperatures and, at a later date, ZDEH systems.

To prepare a dwelling for lower flow temperatures, we suggest that building envelope measures are prioritised to reduce the overall energy demand of the home. Where this is not possible (because dwellings are not adequately insulated, for example) ancillary upgrades should be implemented. Radiator upgrades could be implemented, and the same goal of flow temperature reduction could be achieved but this does not improve energy efficiency in the domestic heating system.

Increased budgets for retrofits lead to increased gains in fuel bill and emissions reductions by allowing dwellings to achieve lower flow temperatures. Even the lower cost retrofit packages resulted in significant fuel bill savings (£151m–£580m depending on temperature case and fuel cost) and potential emissions savings (6.17–9.96 MtCO2/year depending on temperature case).

Benefits to flow temperature reduction

Our findings indicate that there is potential for fuel bill and emissions savings across all archetypes. With higher cost retrofits, fuel bill savings from transitioning the stock to lower flow temperatures could total between £198m and £501m depending on the winter temperature case. Emissions savings are suggested to follow the same trends, with potential to save between 8.10 MtCO2/year and 10.18 MtCO2/year (depending on the winter temperature case).

The fuel bill savings and emissions reduction modelling undertaken in this work supports the view that any flow temperature reduction, whether around 55°C or lower, will bring benefits.

Appendices

Stakeholder engagement summary

Targeted stakeholder engagement was carried out to source further quantitative information and qualitative insights from industry experts. Stakeholders were selected due to their expertise on specific areas of interest and practical experience in this area. A summary of the relevance of the organisation and topics discussed for each stakeholder organisation is shown below.

Organisation: Historic Environment Scotland

Relevance: Knowledgeable government agency

Topics discussed:

  • Thermal comfort of occupants and building fabric (with an emphasis on maintaining enough ventilation in the dwelling to avoid moisture build-up, resulting in damp and mould).
  • Potential to reduce the flow temperature in historically built dwellings (in our study, this means the pre-1919 flats and houses) and what insulation measures might best support this aim.
  • Suitability for historically built dwellings to maintain lower internal temperatures than occupants can safely live in, thus suggesting internal temperature is not a concern for the health of the building envelope.
  • Potential difficulty in renovating historically built homes, particularly challenges around floor insulation and double/triple window glazing.
  • Benefits to lowering flow temperatures and heating the house more gradually.

Organisation: Heat Pump Association

Relevance: Industry organisation

Topics discussed:

  • Confirmation of HPA’s assertion that 55°C is the “target” flow temperature for all dwellings, and reasoning behind this (discussion around 55°C as the “compromise” between the increased efficiency of boilers at lower flow temperatures and heat pumps’ ability to operate efficiently at up to approximately this temperature).
  • The trade-off between benefits of reduced flow temperature and increasingly stringent requirements for air tightness and increased energy efficiency measures in the dwelling, which also played a role in HPA’s selection of a “target” flow temperature.
  • Discussion of risks of legionella, and components of heat pumps which will guard against legionella risk (including a broader discussion on factors causing legionella).

Organisation: Renewable Heat

Relevance: Heat pump installation specialists

Topics discussed:

  • Potentially for the Scottish housing stock to reduce flow temperature, based on experience and monitoring efforts by renewable heat (this include a conversation regarding how to best consider whether dwellings might be suitable for flow temperature reduction based on their type and age, then being further segmented by insulation measures and specific heat loss rates).
  • Discussion around credibility of HPA’s target flow temperature across homes, which Renewable Heat thought was a generally sound target.
  • Discussion around potential to reduce flow temperature beyond 55°C, and the difficult of preparing the housing stock for temperatures this low, including what potential considerations may need to be taken for various dwellings, particularly the historically built dwellings.
  • Rules of thumbs for what heat loss rates are required for reducing the flow temperature in 5°C increments, and at what point underfloor heating would be required regardless of building envelope and a low heat loss rate, based on the company’s installations.
  • Potential for pipework replacement required as part of ancillary upgrades to the dwelling due to pipes with smaller diameters being common in the late 20th century (this would be relevant if the flow rate of the heat distribution system needed to be increased to improve heat transfer).

Organisation: Ovo Energy

Relevance: Energy company, heat pump trial participant

Topics discussed:

  • Potential for boiler and heat pump systems to reach flow temperatures of 55°C or lower, and the difference in low temperature versus high temperature units.
  • Impact of refrigerant type on heating system performance.
  • Importance of prioritising building envelope retrofits to increase energy efficiency as a means of overall energy use reduction.
  • Potential oversizing of radiators in the housing stock today.
  • Importance of retrofitting the dwelling before/as the heat system or ancillary components are being replaced, to avoid an unnecessarily large oversizing factor.
  • Ability for homes with heat pumps and lower flow temperatures to meet thermal comfort, with discussion of case studies in cold-weather climates (i.e., Scandinavia).

Organisation: Energy Saving Trust

Relevance: Knowledgeable company

Topics discussed:

  • Validation of topics discussed in above stakeholder engagement.
  • Potential oversizing of radiators in the housing stock today.
  • Building envelope efficiency measures versus ancillary component (mainly radiators) upgrades for flow temperature reduction.
  • Importance of prioritising overall energy efficiency over ancillary upgrades as a means of overall energy use reduction (and the importance of preparing the stock for flow temperature reduction as a means of achieving other goals such as overall energy reduction, decarbonisation, etc.).

Peak external temperature cases

In this study, we used external temperature cases assigned to specific properties from previous analysis for BEIS (Element Energy, 2021) to inform oversizing factors for heating systems. Oversizing factors for properties, which included the relationship between peak external temperature and radiator capacity, were used instead of assigning specific peak external temperatures to each home. Homes are not explicitly assigned peak external temperatures because this would require granular data about the heat system capacity of individual homes, which was not available in the HAS data.

The temperatures in the original modelling (Element Energy, 2021) are more akin to Scottish central belt temperatures. The external temperatures from the original study would not be an accurate reflection of average Scottish temperatures across the whole country, so were not used in this work. Instead, we extrapolated the relationship between external temperature and the ability for heat systems to meet demand in homes.

These temperatures, and the distribution of homes they were applied to in the original BEIS modelling, were used with other factors, e.g., heat system capacity, to determine oversizing factors under different external temperature cases to determine suitability for lower flow temperatures.

Although specific external temperatures were not used directly in this work, the approximate temperatures represented by the four external temperature cases would be in the order of:

  • Winter peak: around 0 to -10°C
  • 20-year peak: around -10 to -20°C
  • Winter average: around 1 to 3°C
  • November average: around 3 to 5°C

Retrofit package data

Retrofit Package

Average cost (£, flat)

Efficiency increase

Cost per marginal increase to efficiency (£/% efficiency gained)

Average cost (£, houses)

Efficiency Increase

Cost per marginal increase to efficiency (£/% efficiency gained)

Loft and cavity wall insulation

£1003.48

35%

£28.67

£1521.65

24%

£63.40

Loft (partial) and cavity wall insulation

£1003.48

23%

£43.63

£1521.65

17%

£89.51

Hard to treat (HTT) cavity wall insulation

£1989.30

28%

£71.05

£3427.56

19%

£180.40

HTT loft and cavity wall insulation

£1529.81

35%

£43.71

£1751.11

22%

£79.60

HTT loft insulation

£1100.20

23%

£47.83

£1174.38

14%

£83.88

Standard efficiency measures[1]

£176.20

13%

£13.55

£361.88

10%

£36.19

Radiator upgrades (<90m)

£2206.10

Oversizing factor doubles

£2206.10

Oversizing factor doubles

Cavity wall, loft and floor insulation

£3924.94

45%

£87.22

£4323.97

33%

£131.03

Cavity wall, loft and floor insulation with radiator upgrade

£7633.16

24%+ Oversizing factor doubles

£318.05

Loft and floor insulation

£3495.33

29%

£120.53

£5410.75

24%

£225.45

Solid wall and loft insulation

£2979.05

37%

£80.51

£5766.00

28%

£205.93

Solid walls, loft and floor insulation

£5900.51

48%

£122.93

£8253.73

37%

£223.07

Building-envelope led method for suitability assessment

A central finding from our stakeholder engagement is the estimation of a dwelling’s suitability based on a combination of the dwelling’s building envelope (i.e., levels of various insulation) and peak heat demand. This approach is based on the following principle:

  • In pre-1919 dwellings (flats and houses), operating at 55°C is possible with double/triple window glazing, loft insulation of at least 100mm and draughtproofing measures.
  • In flats, operating at 55°C is possible with double/triple window glazing and wall insulation. These conditions are the same to operate at 50°C (only achievable in homes built after 1984) and 45°C (only achievable in homes built after 1992).
  • In houses, operating at 55°C is possible with double/triple window glazing, loft insulation of at least 100mm and wall insulation. To run at lower temperatures, houses must have 250mm of loft insulation and floor insulation. Temperatures below 45°C are not suitable without underfloor heating or a heat demand threshold below 45Wm2.

Based on this, dwellings could be roughly designated a minimum flow temperature based on their archetype and insulation levels. See below for an estimate of what dwellings are considered always suitable (green – always), suitable depending on insulation measures (yellow – depends) and unsuitable without underfloor heating or peak heat demand below 45W/m2 (red – unsuitable).

 

55°C

50°C

45°C

40°C

35°C

Pre-1919 flat

sometimes

unsuitable

unsuitable

unsuitable

unsuitable

Pre-1919 house

sometimes

unsuitable

unsuitable

unsuitable

unsuitable

’19-’02 flat

sometimes

sometimes

sometimes

unsuitable

unsuitable

’19-’49 house

sometimes

sometimes

sometimes

unsuitable

unsuitable

’50-’83 house

sometimes

sometimes

sometimes

unsuitable

unsuitable

’84-’02 house

sometimes

sometimes

sometimes

unsuitable

unsuitable

Post-‘02 flats and houses

always

always

sometimes

unsuitable

unsuitable

The results of our modelling generally agree with the finding that all dwelling types could, in theory, reach lower flow temperatures (45 – 55°C). Our study additionally finds that many dwellings in all archetypes, after some level of retrofits, could operate at even lower flow temperatures (35 – 45°C). This contrasts the stakeholders’ assumptions that for older dwelling types these low temperatures may not be attainable. It is important to note that while this approach was discussed with us by stakeholders with ample experience in home retrofitting, it is not backed by any quantitative study and as such may best be considered as “robust rules of thumbs”. In practice, dwelling suitability should be based on a quantitative assessment undertaken at the property level.

Detailed results – suitability modelling

Winter peak – suitability now (all winter peak scenarios)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

40°C

13,129

555

45°C

34,106

5,140

6,127

7,851

50°C

86,664

2,740

17,290

6,127

38,145

55°C

12,515

193,456

12,718

63,901

18,180

107,716

60°C

34,830

13,479

323,560

40,452

184,780

74,660

188,503

65°C

105,485

35,131

409,306

87,930

347,068

167,539

246,342

70°C

183,445

60,266

494,218

108,147

505,634

204,541

358,035

75°C

212,125

102,801

566,410

129,864

601,460

216,426

375,979

80°C

253,320

122,005

589,514

144,744

670,749

229,331

392,185

85°C

273,917

154,294

608,833

152,820

712,624

241,216

392,185

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter peak – Lower cost retrofit scenario

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

13,929

448

40°C

85,543

17,960

286

17,143

45°C

6,350

268,355

14,754

79,266

17,672

85,326

50°C

88,836

1,837

396,258

38,466

236,930

72,603

158,850

55°C

138,703

12,591

522,090

60,495

377,385

126,057

267,161

60°C

200,687

33,866

575,252

100,921

502,890

162,693

294,799

65°C

244,355

63,463

611,965

129,972

609,035

206,203

349,079

70°C

272,197

104,343

631,749

146,453

670,055

214,351

390,531

75°C

279,739

130,707

640,352

154,715

705,860

227,956

397,162

80°C

291,369

156,971

643,239

162,089

737,202

241,242

399,267

85°C

292,231

178,000

644,254

170,539

748,796

241,553

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter peak – Higher cost retrofit scenario

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

21,939

3,962

7,703

40°C

126,863

3,765

14,154

10,084

53,145

45°C

35,813

7,774

338,881

46,074

139,737

64,469

211,578

50°C

150,202

45,992

487,979

89,093

351,768

145,208

350,313

55°C

239,712

94,330

555,898

121,505

497,471

186,626

386,730

60°C

269,706

143,666

592,894

146,453

611,384

221,411

396,474

65°C

278,537

169,788

627,336

159,300

667,660

236,768

398,483

70°C

291,168

181,024

637,547

167,637

714,021

240,638

399,009

75°C

293,226

184,379

640,342

171,366

729,163

245,907

399,398

80°C

294,362

186,921

642,979

175,204

743,553

246,189

399,419

85°C

294,373

188,866

643,767

177,725

744,431

247,343

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter peak – Lower cost retrofit scenario (reduced radiators)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

1,329

40°C

14,037

286

715

45°C

42,023

5,392

6,127

12,162

50°C

2,370

104,575

3,997

25,527

10,324

49,899

55°C

18,455

5,567

221,982

21,846

110,092

55,507

178,177

60°C

57,730

23,398

363,690

65,526

240,279

103,306

207,535

65°C

123,510

51,429

431,606

103,900

417,431

176,704

294,268

70°C

192,207

90,725

508,913

125,326

544,019

205,708

368,677

75°C

223,714

122,276

571,891

138,338

627,757

227,956

383,521

80°C

268,439

148,540

594,523

153,263

703,624

241,242

393,314

85°C

275,900

173,013

612,117

161,749

715,272

241,553

393,466

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter peak – Higher cost retrofit scenario (reduced radiators)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

6,987

1

40°C

15,849

87

913

2,165

593

45°C

1,063

2,492

70,646

1,592

12,615

7,618

16,437

50°C

16,556

17,687

154,457

13,474

65,705

22,975

56,313

55°C

50,676

45,554

276,700

38,557

191,423

77,426

183,423

60°C

92,093

79,999

418,668

84,958

353,694

140,440

219,451

65°C

182,336

113,544

497,086

116,029

526,282

202,213

313,225

70°C

220,030

142,140

562,040

134,671

623,564

212,776

367,606

75°C

261,756

156,948

592,909

149,802

681,262

233,959

392,427

80°C

277,857

173,271

602,469

157,048

719,032

242,036

392,448

85°C

284,142

181,786

617,125

166,516

725,504

243,190

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

20-year peak – suitability now (all 20-year peak scenarios)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

40°C

13,129

555

45°C

14,444

555

50°C

54,596

5,140

6,127

8,406

55°C

105,604

2,740

22,542

12,254

45,441

60°C

12,515

228,970

20,739

107,372

23,603

128,535

65°C

22,315

17,972

316,995

45,930

187,124

80,295

197,983

70°C

76,024

30,638

417,764

82,508

307,202

142,242

272,028

75°C

158,415

55,772

500,781

106,332

481,949

193,477

329,359

80°C

199,611

94,005

550,970

122,626

563,482

217,446

375,979

85°C

248,888

118,332

578,322

135,690

634,460

229,331

375,979

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

20-year peak – Lower cost retrofit scenario

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

12,037

448

40°C

57,454

4,059

555

45°C

180,145

6,081

43,583

6,127

61,474

50°C

25,738

1,837

322,225

23,349

131,382

33,777

123,861

55°C

89,909

1,837

447,529

43,689

272,703

71,987

189,548

60°C

169,371

20,207

524,233

67,770

410,699

118,243

269,896

65°C

206,907

31,536

580,993

98,510

502,766

155,102

311,011

70°C

245,626

62,757

604,261

124,745

588,437

206,869

322,107

75°C

261,437

98,199

631,868

139,249

656,151

222,692

385,489

80°C

277,752

126,318

639,831

150,072

692,811

229,368

391,736

85°C

281,481

142,554

641,828

156,617

723,820

230,006

399,205

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

20-year peak – Higher cost retrofit scenario

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

13,024

554

40°C

76,118

1,872

10,598

4,485

29,868

45°C

15,146

1,829

221,053

15,637

78,297

20,744

147,464

50°C

91,229

25,806

380,846

62,467

237,061

121,390

273,859

55°C

177,740

60,940

505,511

98,484

388,291

159,045

368,331

60°C

241,697

105,701

570,990

124,025

518,556

189,663

394,570

65°C

271,720

139,737

589,884

148,256

615,544

227,994

397,189

70°C

277,320

164,168

622,390

158,597

665,440

236,466

398,256

75°C

291,154

179,683

637,448

165,030

706,443

240,775

399,159

80°C

293,143

183,872

639,035

169,908

726,531

243,417

399,353

85°C

293,277

185,024

642,234

172,430

742,425

246,180

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

20-year peak – Lower cost retrofit scenario (reduced radiators)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

609

40°C

13,265

555

45°C

19,145

664

6,127

1,007

50°C

66,232

592

7,764

6,137

20,206

55°C

3,443

127,154

6,816

39,808

12,969

53,236

60°C

19,352

13,183

254,896

31,096

142,446

51,201

184,041

65°C

48,638

22,914

354,533

63,779

242,819

97,188

217,794

70°C

128,226

50,723

438,192

100,538

391,214

172,370

280,139

75°C

181,741

84,581

514,346

116,896

523,864

207,288

365,533

80°C

211,104

117,796

557,819

133,644

601,360

220,725

378,095

85°C

255,227

134,123

583,512

144,201

671,898

230,006

385,564

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

20-year peak – Higher cost retrofit scenario (reduced radiators)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

956

40°C

13,864

256

523

555

45°C

29,249

367

6,682

6,643

985

50°C

3,876

9,876

85,108

4,348

29,327

11,702

31,235

55°C

19,995

22,538

197,209

18,427

86,152

28,297

86,749

60°C

59,090

55,685

291,025

46,036

216,619

84,547

191,293

65°C

94,107

79,360

409,352

84,303

361,875

150,122

256,425

70°C

181,119

107,924

477,443

108,119

510,680

199,635

282,937

75°C

215,638

138,819

551,689

130,257

591,746

221,428

376,509

80°C

258,269

155,035

581,920

142,190

665,691

231,469

376,703

85°C

268,436

162,505

606,729

150,866

710,271

234,232

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter average – suitability now (all winter average scenarios)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

13,129

555

40°C

43,403

5,140

6,127

8,406

45°C

164,293

2,740

22,542

12,254

92,631

50°C

22,315

13,479

345,944

38,691

178,163

74,660

188,503

55°C

158,415

39,624

471,833

100,071

413,283

177,603

286,237

60°C

212,125

89,893

559,845

128,103

590,790

204,541

375,979

65°C

261,403

125,677

592,248

142,005

670,749

229,331

392,185

70°C

282,000

158,787

608,833

160,114

717,763

241,216

399,419

75°C

282,000

179,230

628,152

172,008

723,294

247,343

399,419

80°C

294,515

182,903

638,938

172,008

729,351

247,343

399,419

85°C

294,515

187,396

645,503

176,840

744,016

247,343

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter average – Lower cost retrofit scenario

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

5,832

35°C

76,561

4,059

16,578

40°C

16,985

319,867

17,798

86,087

21,162

92,186

45°C

134,034

3,467

481,831

44,556

320,833

79,733

206,680

50°C

208,772

28,919

586,587

98,834

494,791

151,135

294,401

55°C

259,944

77,714

630,357

133,708

638,844

209,884

383,903

60°C

281,481

126,350

640,332

152,426

700,839

218,527

390,948

65°C

292,111

152,714

643,667

163,833

742,252

241,242

399,373

70°C

293,420

182,550

644,688

171,069

749,369

245,613

399,419

75°C

294,515

186,111

645,302

176,277

751,508

247,343

399,419

80°C

294,515

190,566

645,503

178,506

752,960

258,925

399,419

85°C

294,515

190,566

645,503

179,383

753,762

258,925

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter average – Higher cost retrofit scenario

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

11,499

35°C

102,461

1,872

10,755

4,754

43,940

40°C

55,082

14,483

363,366

50,096

175,705

95,833

240,776

45°C

211,162

73,999

537,510

108,094

434,246

157,876

368,809

50°C

271,410

136,115

594,714

145,663

609,595

218,739

396,551

55°C

291,030

171,706

629,353

161,994

682,087

237,154

398,847

60°C

293,143

183,798

639,544

169,888

725,973

243,416

399,398

65°C

294,362

188,456

642,917

176,031

743,553

246,180

399,419

70°C

294,427

192,752

645,020

177,831

745,902

247,343

399,419

75°C

294,515

195,843

645,503

178,463

750,535

257,387

399,419

80°C

294,515

197,806

645,503

179,108

752,284

257,475

399,419

85°C

294,515

197,868

645,503

179,580

754,121

258,921

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter average – Lower cost retrofit scenario (reduced radiators)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

13,352

555

40°C

54,024

5,426

6,127

19,022

45°C

13,786

47

184,797

6,992

71,422

13,954

111,278

50°C

50,503

20,297

385,831

64,137

227,471

91,748

207,137

55°C

180,248

64,096

487,289

109,501

490,093

187,461

329,092

60°C

225,456

116,055

566,399

134,879

614,570

209,884

377,307

65°C

275,780

144,283

597,323

151,238

703,643

241,242

393,420

70°C

283,309

175,894

612,551

165,419

719,769

245,613

399,419

75°C

284,404

181,357

629,704

172,987

726,006

247,343

399,419

80°C

294,515

187,396

639,442

175,216

732,190

247,343

399,419

85°C

294,515

187,396

645,503

177,454

744,437

247,343

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Winter average – Higher cost retrofit scenario (reduced radiators)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

37

35°C

14,310

413

792

555

40°C

3,876

3,733

74,968

2,427

16,336

8,802

23,910

45°C

38,788

29,944

235,488

26,544

132,227

39,012

116,727

50°C

103,542

75,549

420,488

84,111

346,882

141,440

219,528

55°C

209,225

120,491

535,920

118,723

559,708

209,292

367,444

60°C

268,302

156,367

592,111

145,215

664,080

226,177

376,748

65°C

284,131

171,250

611,969

157,875

719,032

242,027

399,419

70°C

284,196

184,342

629,838

168,989

726,975

247,343

399,419

75°C

294,515

189,058

639,745

173,226

735,245

247,343

399,419

80°C

294,515

192,983

645,503

177,165

745,039

247,431

399,419

85°C

294,515

193,045

645,503

177,637

746,876

248,877

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

November average – suitability now (all November average scenarios)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

35°C

13,849

555

40°C

86,664

5,140

6,127

38,145

45°C

22,315

8,986

261,790

20,739

134,879

57,977

188,503

50°C

150,332

35,131

469,099

87,930

408,143

183,027

255,822

55°C

232,722

94,195

571,037

128,103

590,790

204,541

375,979

60°C

269,486

125,677

608,833

148,264

700,473

241,216

392,185

65°C

282,000

171,255

614,226

163,199

723,294

241,216

399,419

70°C

294,515

182,903

638,938

172,008

729,351

247,343

399,419

75°C

294,515

187,396

645,503

176,840

737,959

247,343

399,419

80°C

294,515

187,396

645,503

176,840

744,016

247,343

399,419

85°C

294,515

187,396

645,503

179,580

749,721

247,343

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

November average – Lower cost retrofit scenario

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

11,984

448

35°C

151,542

3,765

18,624

6,127

58,345

40°C

88,836

1,837

415,895

34,983

220,724

67,864

151,771

45°C

192,928

21,839

567,126

80,194

452,326

140,407

282,866

50°C

259,944

77,581

620,344

132,779

618,576

209,823

384,278

55°C

281,481

129,106

640,332

153,575

703,684

222,459

392,421

60°C

292,231

164,426

643,687

168,170

743,641

241,242

399,419

65°C

293,420

183,421

645,302

175,048

749,764

247,343

399,419

70°C

294,515

189,267

645,503

176,521

752,199

258,925

399,419

75°C

294,515

190,566

645,503

179,307

753,730

258,925

399,419

80°C

294,515

191,371

645,503

179,580

754,709

258,925

399,419

85°C

294,515

192,752

645,503

179,580

755,251

258,971

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

November average – Higher cost retrofit scenario

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

11,846

554

35°C

8,717

191,671

9,096

53,444

16,839

112,958

40°C

159,005

41,003

495,297

82,547

334,873

143,283

367,608

45°C

268,029

122,898

586,338

136,328

568,203

209,701

395,204

50°C

290,106

170,085

628,649

160,424

678,752

236,134

398,847

55°C

293,143

183,900

640,931

170,718

728,989

245,881

399,398

60°C

294,373

188,828

642,991

176,284

744,024

246,189

399,419

65°C

294,515

192,778

645,023

178,117

747,483

257,387

399,419

70°C

294,515

195,843

645,503

178,942

751,827

257,475

399,419

75°C

294,515

197,868

645,503

179,580

754,120

258,921

399,419

80°C

294,515

198,036

645,503

179,580

755,251

258,972

399,419

85°C

294,515

198,432

645,503

179,580

755,251

262,795

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

November average – Lower cost retrofit scenario (reduced radiators)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

556

35°C

17,237

664

6,127

1,007

40°C

2,370

103,816

4,167

13,449

12,299

49,933

45°C

40,879

14,815

298,689

43,596

177,161

73,365

195,602

50°C

173,946

63,963

484,267

105,530

470,477

190,966

329,467

55°C

242,251

118,811

575,934

136,028

617,415

213,816

378,780

60°C

282,120

155,995

611,550

157,415

714,411

241,242

393,466

65°C

283,309

180,168

617,706

169,398

724,262

247,343

399,419

70°C

294,515

186,097

639,442

173,231

731,429

247,343

399,419

75°C

294,515

187,396

645,503

177,378

739,587

247,343

399,419

80°C

294,515

188,201

645,503

177,651

745,384

247,343

399,419

85°C

294,515

189,582

645,503

179,580

750,957

247,389

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

November average – Higher cost retrofit scenario (reduced radiators)

Number of dwellings suitable at each flow temperature, by archetype

 

Pre-1919 flat

Pre-1919 house

1919-2002 flat

1919-1949 house

1950-1983 house

1984-2002 house

Post-2002

30°C

384

35°C

19,069

87

5,312

6,143

971

40°C

18,216

14,694

151,171

12,497

58,928

21,050

56,091

45°C

81,548

65,841

388,607

64,348

268,811

106,725

191,927

50°C

208,301

118,870

532,422

117,153

546,140

205,234

367,444

55°C

268,302

158,015

593,498

146,045

671,635

228,642

385,410

60°C

284,142

173,340

612,043

163,855

719,503

242,036

399,419

65°C

284,284

185,993

639,265

172,880

728,556

247,343

399,419

70°C

294,515

191,020

645,503

175,165

736,537

247,431

399,419

75°C

294,515

193,045

645,503

177,637

746,875

248,877

399,419

80°C

294,515

193,213

645,503

179,580

751,960

248,928

399,419

85°C

294,515

195,337

645,503

179,580

755,251

249,955

399,419

90°C

294,515

202,925

645,503

179,580

755,251

269,874

399,419

Detailed results – fuel bill modelling

Winter average – suitability now

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

28.40

64.99

96.41

220.68

29.79

68.19

101.16

231.55

Pre-1919 house

6.14

14.07

30.28

69.31

6.57

15.04

32.38

74.12

1919-2002 flat

58.97

134.97

91.35

209.09

76.92

176.07

119.17

272.76

1919-1949 house

11.40

26.10

63.49

145.33

13.07

29.91

72.76

166.53

1950-1983 house

45.28

103.63

59.95

137.22

52.06

119.16

68.93

157.78

1984-2002 house

24.95

57.11

92.46

211.63

29.26

66.98

108.43

248.19

Post-2002

21.44

49.07

53.68

122.87

26.94

61.66

67.45

154.38

Total/Average (archetype/dwelling)

196.58

449.95

71.56

163.79

234.62

537.02

85.41

195.49

Winter average – Lower cost retrofit scenario

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

36.34

123.38

83.17

282.39

49.42

113.11

167.79

384.05

Pre-1919 house

8.29

40.83

18.96

93.45

9.20

21.06

45.34

103.77

1919-2002 flat

68.95

106.82

157.82

244.49

99.40

227.51

153.98

352.45

1919-1949 house

13.60

75.73

31.13

173.34

17.85

40.86

99.40

227.51

1950-1983 house

55.31

73.24

126.60

167.63

74.15

169.73

98.18

224.73

1984-2002 house

27.12

100.51

62.08

230.05

35.85

82.06

132.84

304.06

Post-2002

23.80

59.58

54.47

136.38

32.39

74.13

81.09

185.61

Total/Average (archetype/dwelling)

233.41

580.09

98.26

194.48

318.26

728.45

115.85

265.17

Winter average – Higher cost retrofit scenario

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

38.19

129.66

87.40

296.77

55.19

126.33

187.40

428.93

Pre-1919 house

12.00

59.14

27.47

135.37

16.31

37.33

80.36

183.94

1919-2002 flat

68.88

106.71

157.66

244.24

99.75

228.31

154.53

353.69

1919-1949 house

15.21

84.71

34.82

193.90

21.48

49.16

119.59

273.73

1950-1983 house

56.94

75.40

130.33

172.57

80.16

183.47

106.13

242.93

1984-2002 house

29.15

108.00

66.71

247.20

41.78

95.62

154.80

354.32

Post-2002

24.23

60.67

55.47

138.88

35.80

81.95

89.64

205.18

Total/Average (archetype/dwelling)

244.60

624.29

101.17

203.81

350.46

802.16

127.58

292.01

Winter peak – suitability now

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

9.17

20.98

31.12

71.23

9.17

20.98

31.12

71.23

Pre-1919 house

1.47

3.36

7.23

16.55

1.47

3.36

7.23

16.55

1919-2002 flat

35.59

81.46

55.13

126.19

40.09

91.75

62.10

142.14

1919-1949 house

4.85

11.11

27.03

61.87

4.97

11.38

27.69

63.37

1950-1983 house

18.92

43.30

25.05

57.34

19.58

44.81

25.92

59.33

1984-2002 house

12.07

27.62

44.72

102.35

12.42

28.43

46.03

105.35

Post-2002

12.42

28.42

31.08

71.15

13.53

30.96

33.87

77.52

Total/Average (archetype/dwelling)

94.49

216.25

34.39

78.82

101.23

231.67

36.85

84.33

Winter peak – Lower cost retrofit scenario

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

26.40

60.42

89.63

205.14

31.96

73.16

108.52

248.40

Pre-1919 house

3.03

6.94

14.95

34.21

3.09

7.08

15.23

34.87

1919-2002 flat

62.18

142.32

96.32

220.48

82.75

189.40

128.19

293.41

1919-1949 house

9.13

20.89

50.83

116.35

10.78

24.68

60.04

137.43

1950-1983 house

40.79

93.35

54.00

123.61

49.81

114.01

65.95

150.95

1984-2002 house

20.38

46.65

75.53

172.87

24.57

56.25

91.06

208.42

Post-2002

19.13

43.80

47.91

109.65

23.77

54.41

59.51

136.21

Total/Average (archetype/dwelling)

181.04

414.37

65.90

150.84

226.73

518.99

82.53

188.91

Winter Peak – Higher cost retrofit scenario

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

34.58

79.16

117.43

268.78

44.00

100.70

149.38

341.92

Pre-1919 house

9.19

21.03

45.27

103.62

10.64

24.36

52.44

120.03

1919-2002 flat

64.40

147.40

99.76

228.35

89.73

205.37

139.00

318.16

1919-1949 house

12.95

29.63

72.09

165.00

16.78

38.40

93.42

213.82

1950-1983 house

47.85

109.52

63.35

145.01

61.24

140.18

81.09

185.61

1984-2002 house

26.01

59.54

96.39

220.63

34.40

78.73

127.46

291.74

Post-2002

23.92

54.75

59.89

137.08

34.14

78.15

85.48

195.65

Total/Average (archetype/dwelling)

218.9

501.03

79.68

182.39

290.93

665.89

105.90

242.40

Winter peak – Lower cost retrofit scenario (reduced radiators)

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

10.91

24.98

37.06

84.83

11.06

25.32

37.56

85.98

Pre-1919 house

2.36

5.40

11.63

26.63

2.36

5.40

11.63

26.63

1919-2002 flat

38.55

88.23

59.71

136.68

43.97

100.65

68.12

155.92

1919-1949 house

6.29

14.39

35.01

80.14

6.46

14.78

35.97

82.33

1950-1983 house

23.11

52.89

30.60

70.03

24.08

55.12

31.88

72.98

1984-2002 house

14.72

33.70

54.56

124.88

15.32

35.07

56.77

129.93

Post-2002

14.97

34.27

37.49

85.81

16.43

37.61

41.13

94.15

Total/Average (archetype/dwelling)

110.91

253.87

40.38

92.41

119.69

273.95

43.57

99.72

Winter peak – Higher cost retrofit scenario (reduced radiators)

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

15.91

36.43

54.04

123.68

16.95

38.80

57.56

131.74

Pre-1919 house

5.74

13.13

28.27

64.72

6.30

14.41

31.03

71.03

1919-2002 flat

44.71

102.34

69.26

158.54

52.73

120.69

81.68

186.96

1919-1949 house

7.63

17.46

42.47

97.20

8.21

18.78

45.69

104.59

1950-1983 house

30.66

70.18

40.60

92.93

33.16

75.91

43.91

100.51

1984-2002 house

17.59

40.25

65.16

149.15

18.91

43.29

70.08

160.40

Post-2002

15.52

35.53

38.86

88.95

17.17

39.29

42.98

98.37

Total/Average (archetype/dwelling)

137.76

315.31

50.15

114.78

153.42

351.17

55.85

127.83

20-year peak – suitability now (all 20-year peak scenarios)

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

2.84

6.49

9.63

22.04

2.84

6.49

9.63

22.04

Pre-1919 house

4.42

10.11

21.76

49.81

4.42

10.11

21.76

49.81

1919-2002 flat

26.03

59.57

40.32

92.29

28.86

66.06

44.71

102.34

1919-1949 house

2.82

6.45

15.69

35.90

2.82

6.45

15.69

35.90

1950-1983 house

10.51

24.05

13.91

31.84

10.70

24.50

14.17

32.43

1984-2002 house

6.51

14.91

24.13

55.24

6.87

15.72

25.45

58.24

Post-2002

8.62

19.72

21.58

49.38

8.86

20.29

22.19

50.79

Total/Average (archetype/dwelling)

61.73

141.30

22.47

51.44

65.36

149.61

23.79

54.46

20-year peak – Lower cost retrofit scenario

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

21.45

49.09

72.83

166.69

23.06

52.78

78.30

179.22

Pre-1919 house

1.59

3.63

7.82

17.90

1.65

3.77

8.11

18.56

1919-2002 flat

56.76

129.92

87.94

201.28

73.49

168.21

113.85

260.58

1919-1949 house

6.88

15.75

38.32

87.71

7.89

18.05

43.91

100.50

1950-1983 house

33.02

75.58

43.72

100.07

38.02

87.03

50.35

115.24

1984-2002 house

15.24

34.87

56.45

129.22

17.19

39.34

63.68

145.76

Post-2002

15.87

36.32

39.73

90.93

19.48

44.59

48.77

111.64

Total/Average (archetype/dwelling)

150.80

345.17

54.90

125.65

180.77

413.76

65.81

150.62

20-year peak – Higher cost retrofit scenario

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

30.40

69.59

103.23

236.28

36.12

82.67

122.64

280.70

Pre-1919 house

7.16

16.39

35.29

80.78

7.98

18.26

39.31

89.98

1919-2002 flat

60.70

138.94

94.04

215.24

80.47

184.19

124.66

285.34

1919-1949 house

11.38

26.04

63.35

145.00

14.06

32.19

78.31

179.23

1950-1983 house

41.44

94.85

54.87

125.59

50.47

115.52

66.82

152.95

1984-2002 house

23.62

54.06

87.52

200.31

30.63

70.10

113.49

259.76

Post-2002

23.48

53.75

58.79

134.57

31.47

72.04

78.80

180.36

Total/Average (archetype/dwelling)

198.18

453.62

72.14

165.13

251.20

574.96

91.44

209.30

20-year peak – Lower cost retrofit scenario (reduced radiators)

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

5.23

11.96

17.75

40.62

5.23

11.96

17.75

40.62

Pre-1919 house

1.16

2.65

5.71

13.07

1.16

2.65

5.71

13.07

1919-2002 flat

28.86

66.06

44.71

102.34

32.30

73.93

50.04

114.53

1919-1949 house

3.83

8.77

21.34

48.85

3.86

8.83

21.48

49.17

1950-1983 house

13.88

31.76

18.37

42.05

14.17

32.44

18.76

42.95

1984-2002 house

8.46

19.37

31.36

71.79

8.82

20.19

32.68

74.80

Post-2002

9.97

22.81

24.95

57.11

10.56

24.16

26.43

60.49

Total/Average (archetype/dwelling)

71.39

163.39

25.99

59.48

76.09

174.16

27.70

63.40

20-year peak – Higher cost retrofit scenario (reduced radiators)

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

9.85

22.55

33.45

76.56

10.09

23.10

34.27

78.44

Pre-1919 house

3.90

8.92

19.20

43.94

4.21

9.63

20.74

47.47

1919-2002 flat

34.57

79.12

53.55

122.56

38.98

89.23

60.39

138.23

1919-1949 house

5.07

11.61

28.24

64.63

5.26

12.03

29.28

67.02

1950-1983 house

20.48

46.88

27.12

62.08

21.60

49.44

28.60

65.46

1984-2002 house

12.16

27.84

45.07

103.17

12.84

29.39

47.58

108.90

Post-2002

11.36

26.01

28.45

65.12

12.27

28.10

30.73

70.34

Total/Average (archetype/dwelling)

97.39

222.92

35.45

81.15

105.26

240.92

38.32

87.70

November average – suitability now

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

34.45

78.85

116.97

267.74

43.87

100.41

148.95

340.94

Pre-1919 house

8.94

20.47

44.08

100.89

10.06

23.02

49.55

113.42

1919-2002 flat

65.06

148.91

100.79

230.69

89.41

204.64

138.51

317.03

1919-1949 house

13.34

30.53

74.28

170.02

17.12

39.19

95.34

218.21

1950-1983 house

53.36

122.13

70.65

161.70

68.90

157.70

91.23

208.81

1984-2002 house

27.59

63.16

102.25

234.04

38.16

87.35

141.41

323.67

Post-2002

23.65

54.14

59.22

135.54

31.12

71.22

77.91

178.32

Total/Average (archetype/dwelling)

226.40

518.20

82.41

188.64

298.63

683.54

108.71

248.82

November average – Lower cost retrofit scenario

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

37.70

86.30

128.02

293.01

53.99

123.57

183.32

419.59

Pre-1919 house

10.61

24.29

52.30

119.70

13.07

29.91

64.39

147.38

1919-2002 flat

69.46

159.00

107.61

246.31

101.66

232.70

157.49

360.49

1919-1949 house

14.88

34.05

82.84

189.60

20.58

47.12

114.63

262.37

1950-1983 house

58.07

132.92

76.89

176.00

81.63

186.84

108.08

247.39

1984-2002 house

28.76

65.82

106.55

243.89

40.87

93.55

151.45

346.64

Post-2002

24.10

55.16

60.34

138.11

35.31

80.83

88.41

202.36

Total/Average (archetype/dwelling)

243.58

557.54

88.67

202.96

347.12

794.51

126.36

289.22

November average – Higher cost retrofit scenario

Savings, by archetype (£million) and by dwelling (£)

Reduction to 55°C

Reduction to 50°C

Archetype (£m)

Dwelling (£)

Archetype (£m)

Dwelling (£)

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Lower fuel price

Higher fuel price

Pre-1919 flat

38.33

87.72

130.13

297.86

56.50

129.33

191.85

439.12

Pre-1919 house

12.46

28.52

61.40

140.55

17.84

40.84

87.92

201.24

1919-2002 flat

69.46

158.99

107.61

246.30

102.09

233.67

158.16

362.00

1919-1949 house

15.68

35.89

87.32

199.86

22.58

51.68

125.73

287.78

1950-1983 house

58.72

134.40

77.75

177.96

84.57

193.57

111.97

256.30

1984-2002 house

30.12

68.95

111.62

255.50

43.76

100.16

162.14

371.13

Post-2002

24.25

55.50

60.70

138.94

35.88

82.13

89.84

205.63

Total/Average (archetype/dwelling)

249.02

569.98

90.65

207.49

363.22

831.38

132.22

302.64

Detailed results – emissions modelling

Winter average – suitability now

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.16

3.94

1.22

4.14

Pre-1919 house

0.25

1.24

0.27

1.32

1919-2002 flat

2.41

3.74

3.15

4.87

1919-1949 house

0.47

2.60

0.53

2.97

1950-1983 house

1.85

2.45

2.13

2.82

1984-2002 house

1.02

3.78

1.20

4.43

Post-2002

0.88

2.19

1.10

2.76

Total/Average (archetype/dwelling)

8.04

2.93

9.59

3.49

Winter average – Lower cost retrofit scenario

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.49

5.04

2.02

6.86

Pre-1919 house

0.34

1.67

0.38

1.85

1919-2002 flat

2.82

4.37

4.06

6.30

1919-1949 house

0.56

3.10

0.73

4.06

1950-1983 house

2.26

2.99

3.03

4.01

1984-2002 house

1.11

4.11

1.47

5.43

Post-2002

0.97

2.44

1.32

3.32

Total/Average (archetype/dwelling)

9.54

3.47

13.01

4.74

Winter average – Higher cost retrofit scenario

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.56

5.30

2.26

7.66

Pre-1919 house

0.49

2.42

0.67

3.29

1919-2002 flat

2.82

4.36

4.08

6.32

1919-1949 house

0.62

3.46

0.88

4.89

1950-1983 house

2.33

3.08

3.28

4.34

1984-2002 house

1.19

4.42

1.71

6.33

Post-2002

0.99

2.48

1.46

3.67

Total/Average (archetype/dwelling)

10.00

3.64

14.33

5.22

Winter peak – suitability now

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

0.37

1.27

0.37

1.27

Pre-1919 house

0.06

0.30

0.06

0.30

1919-2002 flat

1.46

2.25

1.64

2.54

1919-1949 house

0.20

1.11

0.20

1.13

1950-1983 house

0.77

1.02

0.80

1.06

1984-2002 house

0.49

1.83

0.51

1.88

Post-2002

0.51

1.27

0.55

1.38

Total/Average (archetype/dwelling)

3.86

1.41

4.14

1.51

Winter peak – Lower cost retrofit scenario

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.08

3.66

1.31

4.44

Pre-1919 house

0.12

0.61

0.13

0.62

1919-2002 flat

2.54

3.94

3.38

5.24

1919-1949 house

0.37

2.08

0.44

2.46

1950-1983 house

1.67

2.21

2.04

2.70

1984-2002 house

0.83

3.09

1.00

3.72

Post-2002

0.78

1.96

0.97

2.43

Total/Average (archetype/dwelling)

7.40

2.69

9.27

3.37

Winter peak – Higher cost retrofit scenario

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.41

4.80

1.80

6.11

Pre-1919 house

0.38

1.85

0.38

2.14

1919-2002 flat

2.63

4.08

3.67

5.68

1919-1949 house

0.53

2.95

0.69

3.82

1950-1983 house

1.96

2.59

2.50

3.32

1984-2002 house

1.06

3.94

1.41

5.21

Post-2002

0.98

2.45

1.40

3.50

Total/Average (archetype/dwelling)

8.95

3.26

11.85

4.33

Winter peak – Lower cost retrofit scenario (reduced radiators)

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

0.45

1.52

0.45

1.54

Pre-1919 house

0.10

0.48

0.10

0.48

1919-2002 flat

1.58

2.44

1.80

2.79

1919-1949 house

0.26

1.43

0.26

1.47

1950-1983 house

0.94

1.25

0.98

1.30

1984-2002 house

0.60

2.23

0.63

2.32

Post-2002

0.61

1.53

0.67

1.68

Total/Average (archetype/dwelling)

4.54

1.65

4.89

1.78

Winter peak – Higher cost retrofit scenario (reduced radiators)

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

0.65

2.21

0.69

2.35

Pre-1919 house

0.23

1.16

0.26

1.27

1919-2002 flat

1.83

2.83

2.16

3.34

1919-1949 house

0.31

1.74

0.34

1.87

1950-1983 house

1.25

1.66

1.36

1.80

1984-2002 house

0.72

2.66

0.77

2.87

Post-2002

0.63

1.59

0.70

1.76

Total/Average (archetype/dwelling)

5.63

2.05

6.27

2.28

20-year peak – suitability now (all 20-year peak scenarios)

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

0.12

0.39

0.12

0.39

Pre-1919 house

0.18

0.89

0.18

0.89

1919-2002 flat

1.06

1.65

1.18

1.83

1919-1949 house

0.12

0.64

0.12

0.64

1950-1983 house

0.43

0.57

0.44

0.58

1984-2002 house

0.27

0.99

0.28

1.04

Post-2002

0.35

0.88

0.36

0.91

Total/Average (archetype/dwelling)

2.52

0.92

2.67

0.97

20-year peak – Lower cost retrofit scenario

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

0.88

2.98

0.94

3.20

Pre-1919 house

0.06

0.32

0.07

0.33

1919-2002 flat

2.32

3.60

3.00

4.66

1919-1949 house

0.28

1.57

0.32

1.80

1950-1983 house

1.35

1.79

1.55

2.06

1984-2002 house

0.62

2.31

0.70

2.60

Post-2002

0.65

1.62

0.80

1.99

Total/Average (archetype/dwelling)

6.17

2.24

7.39

2.69

20-year peak – Higher cost retrofit scenario

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.24

4.22

1.48

5.01

Pre-1919 house

0.29

1.44

0.33

1.61

1919-2002 flat

2.48

3.85

3.29

5.10

1919-1949 house

0.47

2.59

0.57

3.20

1950-1983 house

1.69

2.24

2.06

2.73

1984-2002 house

0.97

3.58

1.25

4.64

Post-2002

0.96

2.40

1.29

3.22

Total/Average (archetype/dwelling)

8.10

2.95

10.27

3.74

20-year peak – Lower cost retrofit scenario (reduced radiators)

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

0.21

0.73

0.21

0.73

Pre-1919 house

0.05

0.23

0.05

0.23

1919-2002 flat

1.18

1.83

1.32

2.05

1919-1949 house

0.16

0.87

0.16

0.88

1950-1983 house

0.57

0.75

0.58

0.77

1984-2002 house

0.35

1.28

0.36

1.34

Post-2002

0.41

1.02

0.43

1.08

Total/Average (archetype/dwelling)

2.92

1.06

3.11

1.13

20-year peak – Higher cost retrofit scenario (reduced radiators)

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

0.40

1.37

0.41

1.40

Pre-1919 house

0.16

0.78

0.17

0.85

1919-2002 flat

1.41

2.19

1.59

2.47

1919-1949 house

0.21

1.15

0.21

1.20

1950-1983 house

0.84

1.11

0.88

1.17

1984-2002 house

0.50

1.84

0.53

1.95

Post-2002

0.46

1.16

0.50

1.26

Total/Average (archetype/dwelling)

3.98

1.45

4.30

1.57

November average – suitability now

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.41

4.78

1.79

6.09

Pre-1919 house

0.37

1.80

0.41

2.03

1919-2002 flat

2.66

4.12

3.66

5.66

1919-1949 house

0.55

3.04

0.70

3.90

1950-1983 house

2.18

2.89

2.82

3.73

1984-2002 house

1.13

4.18

1.56

5.78

Post-2002

0.97

2.42

1.27

3.19

Total/Average (archetype/dwelling)

9.26

3.37

12.21

4.45

November average – Lower cost retrofit scenario

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.54

5.23

2.21

7.50

Pre-1919 house

0.43

2.14

0.53

2.63

1919-2002 flat

2.84

4.40

4.16

6.44

1919-1949 house

0.61

3.39

0.84

4.69

1950-1983 house

2.37

3.14

3.34

4.42

1984-2002 house

1.18

4.36

1.67

6.19

Post-2002

0.99

2.47

1.44

3.62

Total/Average (archetype/dwelling)

9.96

3.63

14.19

5.17

November average – Higher cost retrofit scenario

Savings, by archetype (MtCO2/yr) and by dwelling (tCO2/yr)

Reduction to 55°C

Reduction to 50°C

Archetype

Dwelling

Archetype

Dwelling

Pre-1919 flat

1.57

5.32

2.31

7.84

Pre-1919 house

0.51

2.51

0.73

3.59

1919-2002 flat

2.84

4.40

4.17

6.47

1919-1949 house

0.64

3.57

0.92

5.14

1950-1983 house

2.40

3.18

3.46

4.58

1984-2002 house

1.23

4.56

1.79

6.63

Post-2002

0.99

2.48

1.47

3.67

Total/Average (archetype/dwelling)

10.18

3.71

14.85

5.41

References

British Gas (2022) What’s the ideal home temperature? Available at: https://www.britishgas.co.uk/the-source/no-place-like-home/whats-the-ideal-home-temperature.html#:~:text=And%20The%20World%20Health%20Organisation,the%20ideal%20temperature%20for%20sleeping

BEIS (2022) National Energy Efficiency Data-Framework (NEED). Available at: https://www.gov.uk/government/collections/national-energy-efficiency-data-need-framework

Climate Change Committee (CCC, 2022) Reducing energy demand in buildings in response to the energy price crisis. Climate Change Committee: London

Element Energy (2020a) Development of scenarios and trajectories to decarbonise residential homes, with a view to informing the UK’s long term targets: A study for the Committee on Climate Change

Element Energy (2020b) Technical Feasibility of Low Carbon Heating in Domestic Buildings. Scottish Government’s Directorate for Energy & Climate Change: Edinburgh

Element Energy (2021) Domestic heat distribution systems: evidence gathering, Department for Business, Energy & Industrial Strategy: London

Health and Safety Executive (HSE) Legionnaires’ disease: the control of legionella bacteria in water systems. London

Home Analytics Scotland (2022) Data services and tools – Home analytics. Available at: https://energysavingtrust.org.uk/service/home-analytics/

Microgeneration Certification Scheme (2019) Requirements for MCS contractors undertaking the supply, design, installation, set to work, commissioning and handover of microgeneration heat pump systems – Issue 5.0. Available at: https://mcscertified.com/wp-content/uploads/2019/08/MIS-3005.pdf

Nesta & Cambridge Architectural Research (2022) Money saving boiler challenge: supporting evidence. Nesta: London

Nesta & University of Salford (2022) Salford Energy House Boiler Flow Temperature Testing: Initial Report

Scottish Government (2021) Scottish House Condition Survey. Available at: https://www.gov.scot/collections/scottish-house-condition-survey/

Veissmann (2016) Control technology: Weather compensated controls. Viessmann: Telford

Watson, Lomas and Buswell (2019) Decarbonising domestic heating: What is the peak GB demand?. Energy Policy. 126. (pp. 533 – 544). Available at: https://doi.org/10.1016/j.enpol.2018.11.001

How to cite this publication:

Martin, M; Foster, S; Dias, J; Benjamin, S. (2023) Reductions in maximum flow temperatures in Scottish domestic heating, ClimateXChange. http://dx.doi.org/10.7488/era/3385

© The University of Edinburgh, 2025
Prepared by Element Energy (ERM Group) on behalf of ClimateXChange, The University of Edinburgh. All rights reserved.

While every effort is made to ensure the information in this report is accurate, no legal responsibility is accepted for any errors, omissions or misleading statements. The views expressed represent those of the author(s), and do not necessarily represent those of the host institutions or funders.

This work was supported by the Rural and Environment Science and Analytical Services Division of the Scottish Government (CoE – CXC).

ClimateXChange

Edinburgh Climate Change Institute

High School Yards

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+44 (0) 131 651 4783

info@climatexchange.org.uk

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If you require the report in an alternative format such as a Word document, please contact info@climatexchange.org.uk or 0131 651 4783.


  1. Note “Standard efficiency measure” includes draughtproofing, reduced infiltration and hot water tank insulation. All packages except radiator upgrades in the Lower cost retrofit case include standard efficiency measures.


The buildings sector in Scotland accounted for approximately 20% of the country’s greenhouse gas emissions in 2020. To help meet Scotland’s climate change emission reduction targets measures to decarbonise heating and deployment of energy efficiency measures will be required.

This study investigates potential impacts of the proposed Heat in Buildings Bill by considering four different scenarios against a policy-free baseline.

Findings

While implementing the proposals consulted on in the Heat in Buildings Bill ensures earlier compliance with the regulation, it may also result in a slowdown in activity of the Scottish housing market. In the rental market, tenants are likely to bear some of the upfront costs of energy efficiency retrofits in the form of higher rents. Following the introduction of the proposed Bill, landlords may decide to exit the market if they do not want to comply with the regulations.

Extending the grace periods following purchase to five years is not expected to affect compliance rates, compared to a two-year grace period. However, it could delay clean heating installation timings, as homeowners often defer action until the deadline.

If there were no early-action trigger points, compliance with the regulatory framework may be postponed, leading to delayed action in achieving emissions savings. This could result in a significant increase in demand for energy-efficient homes specifically around the backstop dates, potentially causing a shortage of energy efficient properties.

The market slowdown where an exemption for first-time buyers is introduced is relatively modest compared to having no exemptions.

Policy implications

The potential introduction of heating decarbonisation and energy efficiency regulation could decrease purchasing activity in the Scottish housing market. Deferring or setting varied deadlines for vulnerable segments of the market (i.e., first-time buyers, low-income households, small-scale private landlords etc.) could partially mitigate this downturn. Extending the grace periods could partially mitigate the adverse market effects induced by the proposed early action trigger points.

Pairing the regulatory framework with targeted financial support programmes could help lessen these impacts, particularly where they are designed to safeguard vulnerable individuals and help ensure they are able to adhere to the regulations.

First-time buyers might still encounter difficulties with the additional costs required to meet minimum energy efficiency standards when purchasing properties that are not energy efficient. Extending the deadlines for first-time buyers to meet energy efficiency standards, even when they are exempt from trigger points, could be explored as an option. Integrating these exemptions with support from help-to-buy schemes could maximise market activity.

If you require the report in an alternative format, such as a Word document, please contact info@climatexchange.org.uk or 0131 651 4783.

Research completed July 2024

DOI: http://dx.doi.org/10.7488/era/4863

Executive summary

Aims

The buildings sector in Scotland accounted for approximately 20% (8.6 MtCO2e) of the country’s greenhouse gas emissions (GHG) in 2020. To help meet Scotland’s climate change emission reduction targets measures to decarbonise heating and deployment of energy efficiency measures will be required. The Scottish Government has consulted on proposals for a Heat in Buildings Bill, setting out how Scotland plans to use its regulatory and policy levers to incentivise deployment of clean heating technologies and energy efficiency measures. The proposals would enforce minimum energy efficiency standards for Scottish homes and, after 2045, prohibit the use of polluting heating systems.

This study investigates potential impacts of the Bill on the housing market, through a literature review, interviews with stakeholders and a qualitative assessment. We considered potential impacts on a range of metrics, including property and rental prices, length of time properties spend on the market, the number of properties sold or privately let, geographical or archetypical distributional effects and the impact on the mortgage market. We assessed the following four different scenarios against a policy-free baseline:

  • Heat in Building Bill (S1-A): assumes the implementation of all proposals consulted on to form a Heat in Buildings Bill, which sets minimum energy efficiency standards for owner-occupiers and private landlords by the end of 2033 and 2028 respectively and prohibits polluting heating systems after 2045. It also assumes inclusion of the proposed early action trigger points including a requirement that properties replace polluting heating systems within a grace period of two years from the point of purchase, and that properties within a Heat Network Zone end their use of polluting heating systems by a certain date and with a minimum notice period.
  • Heat in Building Bill with a five-year grace period (S1-B): assumes the same regulatory measures as in S1-A, but includes a longer, five-year grace period following both early action trigger points.
  • No-trigger points (S2): assumes the same regulatory measures as in S1-A, but with the removal of early action trigger points.
  • First-time buyers’ exemption (S3): assumes the same backstop dates and early action trigger points as in S1-A, but with an exemption for first-time buyers from compliance with early action trigger points.

Findings

While the Heat in Buildings Bill scenario ensures earlier compliance with the regulation, it may also result in a slowdown in activity of the Scottish housing market.

In the rental market, tenants are likely to bear some of the upfront costs of energy efficiency retrofits in the form of higher rents. Following the introduction of the proposed Bill, landlords may decide to exit the market if they do not want to comply with the regulations.

Extending the grace periods to five years is not expected to affect compliance rates, compared to a two-year grace period. However, it could delay clean heating installation timings, as homeowners often defer action until the deadline.

If there were no early-action trigger points, compliance with the regulatory framework may be postponed, leading to delayed action in achieving emissions savings. This could result in a significant increase in demand for energy-efficient homes specifically around the backstop dates, potentially causing a shortage of energy efficient properties.

The market slowdown where an exemption for first-time buyers is introduced is relatively modest compared to the Heat in Buildings Bill scenario where there are no exemptions.

Policy implications

The potential introduction of heating decarbonisation and energy efficiency regulation could decrease purchasing activity in the Scottish housing market, particularly in the Heat in Building Bill scenario (S1-A). Deferring or setting varied deadlines for vulnerable segments of the market (i.e., first-time buyers, low-income households, small-scale private landlords etc.) could partially mitigate this downturn.

Additionally, extending the grace periods could partially mitigate the adverse market effects induced by the proposed early action trigger points.

Pairing the regulatory framework with targeted financial support programmes could help lessen these impacts, particularly where they are designed to safeguard vulnerable individuals and help ensure they are able to adhere to the regulations.

First-time buyers might still encounter difficulties with the additional costs required to meet minimum energy efficiency standards when purchasing properties that are not energy efficient. Extending the deadlines for first-time buyers to meet energy efficiency standards, even when they are exempt from trigger points, could be explored as an option. Additionally, integrating these exemptions with support from help-to-buy schemes could maximise market activity.

Glossary

Backstop date

Backstop dates in the context of Scottish consultation on proposals for a Heat in Buildings Bill are proposed deadlines before which owners of properties are obliged to undertake any work required to meet the Heat in Buildings Standard.

Clean heating system

Clean heating systems do not produce emissions directly when used. The most common types include heat pumps, solar PVs and district heating.

Early action trigger point

Early action trigger points in the context of the Scottish Consultation on proposals for a Heat in Buildings Bill are obligations placed (a) on purchasers of properties to undertake any work required to meet the clean heating element of the proposed Heat in Buildings Standard after the purchase, within a reasonable timeframe, the so-called ‘grace period’ and (b) on homeowners to join a heat network or install an alternative clean heating system after a notice period when a heat network is available.

EPC rating

The Energy Performance Certificate (EPC) rating is a standardised, qualitative assessment of a building’s energy efficiency. It typically ranges from A (most efficient) to G (less efficient).

Green mortgage

In this report the term refers to loans intended to finance the purchase energy efficient properties and/or the installation of clean heating systems, as well as to finance energy efficiency retrofits and upgrading to a cleaner heating system. These mortgages often come with incentives such as lower interest rates, cashbacks or additional borrowing capacity to fund eco-friendly upgrades. The market for green mortgages has been growing rapidly in the UK, having grown from 4 such products in 2019 to over 60 in 2024, nevertheless there continue to exist cheaper non-green mortgages available in the UK that may be perceived as more attractive options.

Green premium/Brown discount

In this report green premium and brown discount refer to the price difference between comparable energy efficient (equivalent to EPC band A-C) and energy inefficient properties (equivalent to EPC band D-G), and the price difference between comparable clean heating system and polluting heating system properties.

Homeowner

Someone who owns a property. This includes both owner-occupiers and landlords.

Owner-occupier

Someone who has purchased the home that they live in.

Polluting heating system

Polluting heating systems produce emissions directly when used. These include technologies such as oil and gas boilers.

Introduction

Background

Through the Climate Change Act 2019, Scotland has committed to reach net zero greenhouse gas (GHG) emissions by 2045, across all sectors of the economy.

The buildings sector in Scotland accounts for approximately 20% of the country’s total GHG emissions (Scottish Government, 2024a), hence representing a major source of emissions. GHG emissions in the residential sector are caused mostly by polluting heating systems, such as gas and oil boilers, which produce emissions when used to heat buildings or produce hot water. Decarbonising the residential building stock by 2045 is therefore key to reducing Scotland’s contribution to climate change and achieving net zero targets.[1] However, the current installation rate of clean heating systems falls short of what is needed for Scotland to reach net zero. Taking no action to accelerate the transition to clean heating technologies is expected to lead to missing the 2045 net zero target.

In this context, effective regulation is expected to accelerate actions towards achieving desired climate and energy efficiency goals, by encouraging property owners to carry out necessary improvements to decarbonise homes. In November 2023, the Scottish Government published a consultation on proposals to make new laws around the energy efficiency of residential buildings and how they are heated (Scottish Government, 2023a). The proposals include homes across Scotland being required to meet a new Heat in Buildings Standard, encompassing both a minimum energy efficiency standard and a prohibition on the use of polluting heating systems. Specifically, the Consultation on proposals for a Heat in Buildings Bill includes the following proposals:

  • Use of polluting heating systems to be prohibited after 2045.
  • An early action trigger point to ease the transition to 2045, whereby those purchasing a home are required to end use of polluting heating systems within a grace period of 2-5 years following completion of the sale.
  • A further trigger point requiring properties within a Heat Network Zone to end use of polluting heating systems (by a certain date, and with a minimum notice period).
  • A minimum energy efficiency standard to be met by owner-occupiers by the end of 2033 and by the end of 2028 for private landlords.

Objectives of this study

This study aims to investigate the potential impacts of the Consultation proposals for a Heat in Buildings Bill on the Scottish housing market with a particular focus on the following key indicators:

  • Sales and rental prices;
  • Length of time properties spend on the market;
  • Number of properties sold or privately let;
  • Geographical or archetypical distributional effects;
  • Impacts on the mortgage market, particularly focusing on changes in supply and demand for green mortgages.

Specifically, it explores the implications for the housing market associated with four different scenarios of potential regulatory measures. These include the introduction of heating and energy efficiency regulations at proposed backstop dates and trigger points (S1-A), extension of the grace period for trigger points (S1-B), removal of point of purchase trigger points from regulatory proposals (S2), and potential exemptions for first-time buyers from trigger points (S3).

Data limitations hinder quantitative assessment, so the study included a systematic desk-based review to capture a wide body of evidence, followed by stakeholder engagement and an extensive qualitative assessment. These were used to infer potential housing market implications associated with the introduction of heat and energy efficiency regulatory measures. We consulted with a wide range of housing market actors, including Scottish Property Federation, Property Mark, Scottish Association of Landlords, Charted Institute of Housing, ESPC, Zoopla, Rightmove, Rettie, RICS, UK Finance, Lloyds Banking Group, Nationwide, and Savills (see Section 8.1).

A review of linkages between heating and energy efficiency regulations and the housing market

This section presents the evidence on the linkages between heating and energy efficiency regulations and the housing market. We carried out a literature review, examining both academic and grey literature sources to inform our work[2]. The key findings of this research are presented below. However, a more detailed summary of the literature review can be found in Section 8.3.

The literature review focused on the impact of domestic energy efficiency on house sale and rental prices and other elements of housing market dynamics, more specifically on whether and to what extent heating and energy efficiency regulations affect the housing market. We considered several different housing market impacts, including price premiums or discounts, and the time it takes to sell or let a property depending on its energy efficiency and the type of heating system (i.e., clean or polluting). The variation in these indicators was considered based on geography and property archetypes. Additionally, we carried out research on the potential impact of different grace period lengths on the housing market and on homeowners’ behaviours.

Only a very limited number of studies were found to assess the impact of the installation of clean heating systems on property prices. Also, the number of homes sold and the number of properties available for short-term let were found to be largely understudied in the reviewed literature. While we found no evidence of the impact of energy efficiency and the installation of heating systems on the Scottish housing market specifically, there is a body of relevant academic and grey literature that contains important findings:

  • Energy efficiency matters when purchasing or renting a home. Properties are sold or let at a higher price if they are more energy efficient. However, the green premium and brown discount (see Glossary) are less pronounced in the rental market than in the sales market. Also, it is difficult to decouple the green premium and brown discount from other property characteristics (i.e., style, quality, newness, decoration).
  • Limited information is available on the price impact of installing clean heating systems. While clean heating systems tend to increase property prices, studies have assessed this impact in climatic and market conditions that differ from Scotland. Some factors can significantly influence the existence and magnitude of green premiums and brown discounts. These include the region, climate conditions, urban-rural differences, local property prices and dwelling archetypes.
  • Longer grace periods associated with clean heating system installation trigger points reduce the perceived costs of installation.
  • There is a convincing business case for green mortgages and green retrofit mortgages, yet market availability in Scotland is currently quite low.

How different heating and energy efficiency regulation scenarios could affect the Scottish housing market

In order to assess the impact of different policy options for heating and energy efficiency regulations, we developed a policy-free baseline, which assumes that no proposed policies consulted in the Heat in Buildings Bill are introduced. Four regulatory scenarios were considered:

  • Heat in Buildings Bill scenario (S1-A), assuming all proposals included in the consultation on a Heat in Buildings Bill are implemented.
  • Heat in Buildings Bill scenario with a longer grace period for the proposed early action trigger points (S1-B).
  • Heat in Buildings Bill scenario with the removal of the proposed early action trigger points (S2).
  • Heat in Buildings Bill scenario with first-time buyer exemption from proposed early action trigger points (S3).

These are illustrated in Figure 1 and assessed in detail in the following sections.

We conducted a qualitative scenario analysis to compare each regulatory scenario against the policy-free scenario. The assessment draws upon important findings from the literature review (discussed in Section 4 and further explored in Section 8.3) with further insights from the stakeholder consultation process (see Section 8.1). The qualitative assessment reveals the relationship between different proposed regulatory measures and their expected impacts (e.g., the direction of the impact and potential consequences), but does not quantify them due to the scope of the research and limitations around data availability. As the scenarios differ only in their policy assumptions and assume the same evolution of other factors, only the impact of the policy is assessed.

We use the terms “(green) premium” and “(brown) discount” to refer to the price difference between comparable energy efficient (equivalent to EPC band A-C) and energy inefficient properties (equivalent to EPC band D-G), and the price difference between comparable clean heating system and polluting heating system properties (see Glossary).

Figure 1: Summary of regulatory scenarios considered in this study

Notes: The Heat in Buildings Bill scenario (S1-A) assumes the implementation of the proposals outlined in the Scottish Government’s consultation on a Heat in Buildings Bill. Trigger points refer to early actions requiring (a) property purchasers to install a clean heating system within a grace period after purchasing a property (property purchase trigger point) and (b) homeowners to join a heat network or install an alternative clean heating system after a notice period when a heat network is available.

Policy-free baseline

The policy-free baseline has been designed to capture the key underlying trends against which the other scenarios are compared.

Our policy-free baseline assumes that no further Scottish or UK-wide policies are introduced up to 2045 to regulate the installation of clean heating or energy efficiency in the residential buildings sector. However, this does not imply that decarbonisation of the residential building stock will stop. Several market drivers and behavioural changes are expected to continue driving energy efficiency and clean heating uptake without policy intervention. These drivers refer to regulations already in force, including changes to Building Regulations which require that all new build properties meet strict energy efficiency requirements from 2023, and the New Build Heat Standard (NBHS) which prohibits the installation of polluting heating systems in new buildings applying for a building warrant from 1 April 2024[3] (Scottish Government, 2024b). Drivers also include increasing climate awareness, greater awareness of the comfort enjoyed in energy efficient buildings and the expected reduction in the installation costs of clean heating systems.

Other key drivers including electricity and gas prices or general macroeconomic conditions (e.g., GDP growth rate, inflation) also affect the decarbonisation rate of domestic buildings. However, it was not within the scope of this project to make assumptions about the future evolution of these drivers.

Heat in Buildings Bill (S1-A)

The Heat in Buildings Bill scenario (hereafter S1-A) includes the proposed policies in the consultation on a Heat in Buildings Bill (hereafter: policies) (Scottish Government, 2023a), and assumes that all proposals as consulted on are introduced. It includes the following measures:

  • All domestic buildings achieve a minimum energy efficiency standard, which is broadly equivalent to EPC band C, before the end of 2033 for owner-occupied homes and before the end of 2028 for privately let properties.
  • Polluting heating systems are phased out by 2045, with trigger points ahead of this date in the following circumstances:
    • Point of purchase trigger point: all sold dwellings must end the use of any polluting heating systems within 2 years of purchase[4].
    • Heat network zones trigger point: properties within a Heat Network Zone end their use of polluting heating systems with a 3-year specified notice period[5].

This section first describes the expected impact of this scenario on the property market (for owner occupiers), followed by the rental market. Finally, the intra-market effects between the property and rental market are discussed.

Owner-occupied homes

The expected impacts of the policies are illustrated in Figure 8 (see Section 0) which separates owner-occupied homes into two categories: homes which do not meet the requirements of the policies (referred to as energy-inefficient properties, with EPC rating of D to G, without clean heating systems); and energy-efficient homes with an EPC rating of A-C (with or without a clean heating system)[6]. While several housing market impacts are described in this section, an in-depth analysis about the price premium of installing energy-efficiency retrofits and clean heating systems is included in Section 5.6.

The proposed property purchase trigger point, which requires clean heating systems to be installed within a set grace period following the purchase of a property (assumed to be 2 years in this scenario), is expected to place an additional financial burden on purchasers. This may substantially influence the decisions of individuals considering moving, as they will face an additional cost when moving to a new property without a clean heating system installed. The proposed property purchase trigger point affects both individuals living in energy-inefficient and energy-efficient homes. However, the proposed regulation is likely to particularly impact owner-occupiers currently living in energy-efficient properties. These owner-occupiers are not required to retrofit their homes under the proposed policies, which may result in them being discouraged from moving elsewhere (however, they are still required to install a clean heating system by 2045). A study by Zalejska-Jonsson (2014) indicates that people living in green properties are less likely to move to a non-green property[7]. As a result, the regulation could result in a reduction of the number of energy-efficient homes put up for sale.

Alternatively, trigger points may shift the demand towards properties where clean heating systems are already installed. Therefore, the prices of properties that have already had a clean heating system installed are expected to rise, reflecting the costs of installation in the property’s value[8],[9].

As a result, future homebuyers are likely to postpone or abandon their plans for moving, leading to a lower number of properties sold in the market. In other words, by raising the overall cost of moving for all potential buyers, early action trigger points may behave akin to a tax on a house purchase, reducing the number of transactions. As the housing market slows down, the time properties take to sell is also expected to increase. The housing market impacts of trigger points can be likened to the UK Stamp Duty Land Tax, which the literature deems to be an excessively distortive tax (Scanlon et al., 2021), causing market slowdown and ensuing housing inefficiencies (people do not move as expected when there is a change in their living circumstances, e.g., when children move away).

From a policy point of view, when people move from an energy-inefficient home to a new property, they face three options:

  1. Moving to an energy-efficient property with clean heating system. When people move from an energy-inefficient property to an energy-efficient home with a clean heating system, they will not be required to carry out any further retrofitting after moving in. As a result, energy-efficient properties with a clean heating system can become more attractive when people are looking to buy. Retrofitting a home (either due to energy efficiency backstop dates or the property purchase trigger point) involves additional financial and non-financial costs. These include the time and effort spent making arrangements with professionals to carry out the retrofitting and installation works, as well as the general disruption the work causes. In fact, backstop dates in general may incentivise some people to move to an energy-efficient home with a clean heating system instead of retrofitting their own property to avoid these non-monetary burdens[10]. As a result, backstop dates may increase the number of homes sold [11].
    Theoretically, regulation may also lead to a shift in the demand from houses to flats as they are typically more energy efficient than other building archetypes[12]. Some stakeholders could also imagine a shift towards different archetypes. However, they emphasised the high uncertainty behind this and the fact that energy efficiency is not a key driver when people buy (or rent) a property. Therefore, the proposed policies are expected to have only a marginal impact on demand for different building archetypes. As a result of the regulation, more people are expected to search for an energy-efficient property with a clean heating system when considering moving. This may lead to an increased demand for energy-efficient properties, while the supply of energy-inefficient properties may also increase. Ultimately, this may lead to greater brown discounts for energy-inefficient properties or properties without a clean heating system. Over time, however, energy-efficient properties with clean heating systems are expected to represent a higher proportion of the residential building stock due to the policies. This may lead to greater supply of these properties[13], counterbalancing the increased demand to some extent. For more discussion of the evolution of the price premium due to energy efficiency and clean heating system see Section 5.6.
  2. Moving to an energy efficient property without a clean heating system. People moving into these types of properties are required to install a clean heating system within a defined grace period. This purchase trigger point will place both financial (i.e., the cost of installing a clean heating system) and non-financial (i.e., finding the optimal solution) costs on purchasers. This can lead to a higher brown discount for properties without a clean heating system. Purchasers comparing similar homes with or without a clean heating system may demand a discount for properties with a polluting heating system. This is because they are required to install a clean heating system within 2 years of the purchase, which is in addition to the purchase price.
  3. Moving to an energy inefficient property without clean heating system. Moving to an energy-inefficient property without a clean heating system will activate the purchase trigger point and requires the owner to install a clean heating system within the grace period and meet energy efficiency requirements by the backstop date[14]. However, people are likely to factor in the upfront costs of retrofitting as an additional burden on the top of the purchase price. This is particularly important close to the energy efficiency backstop date. Higher additional costs due to the energy inefficiency of the property could lead to a harder negotiation when purchasing these kinds of properties, since people depreciate the value of the property to some extent. As a result, the brown discount could increase. This is broadly consistent with one of the key findings of the stakeholder interviews highlighting that closer to the backstop dates, fewer people will be willing to move to an energy-inefficient property, resulting in the brown discount increasing over time (see Section 8.1).

When people decide not to move, they will not be affected by the proposed property purchase trigger points and will only have to meet the policy requirements by the backstop dates. Others, who would not move anyway, will also be unaffected by the purchase trigger point but required to meet requirements by backstop dates.

However, properties that are not sold or purchased between the introduction of the regulations and 2045 may be affected by the proposed heat network zones trigger point and are still required to comply with the minimum energy efficiency standards by the end of 2033. If the owner of a property is notified (e.g. by the local government) that a heat network is available for connection, they need to stop using a polluting heating system within a specified period of time, such as 2 or 3 years. It is proposed that owner-occupiers would have a choice of either joining the heat network or installing alternative clean heating solutions within the same grace period. While this trigger point is important in accelerating the decarbonisation of the residential building stock, it is challenging to assess its impact. The First National Assessment of Potential Heat Network Zones study (Scottish Government, 2022) assessed the potential geographical areas for heat networks based on different criteria, but no decision has been made on the final area. Some stakeholders also mentioned that there is uncertainty about the extent of heat network zones. They also reported that current and potential future homeowners have a poor understanding and awareness of heat network technology and its potential zones. Therefore, in this study we assume that homeowners do not consider a heat network as an opportunity when looking for a new property or as a potential future cost if they decide not to move from their current home. This assumption significantly diminishes the potential housing market impacts of the heat network zones trigger point, but it may still affect it to some extent.

Due to the uncertainty around the future extension of the heat network zones, the heat network zone trigger point may interact with the housing market in three cases:

  • People may decide to purchase a property without a clean heating system installed in an area where connection to the heat network is not possible at the time of purchase. In this case, they will be required to install a clean heating system within the grace period, and they are likely to negotiate the price similarly to any other property without a clean heating system. If the heat network becomes available for connection within the grace period, the purchasers can decide to join it (or install a different type of clean heating system), but this is not expected to have an impact on the housing market as it was not known at the time of purchase. It is important to note that the proposed policies do not require a home located in a future heat network zone to join it if that home already has a clean heating system installed.
  • Alternatively, people may decide to move into a home which is located in an announced heat network zone but has not joined it. In this case, purchasers are free to install the most appropriate clean heating system option, such as joining the heat network or installing a different type of clean heating system[15]. If connecting to the heat network is cheaper than installing another type of clean heating system, the seller and the purchaser may agree on a higher price compared to a similar home not located in a heat network zone: the purchaser could offer a higher price because of the expected lower financial burden of connecting to a heat network.
  • For owner-occupiers who have not moved since the policy was introduced, the heat network trigger point could accelerate the phase-out of polluting heating systems. Notified owner-occupiers are required to connect to the heat network or install a clean heating system within a grace period which could be earlier than the backstop date. This requirement could increase the supply of homes with clean heating systems. However, most heat network zones won’t be available for connection until after 2035. Most owner-occupiers would therefore be phasing out their polluting heating system (due to the backstop dates) when most heat network connections become available (around 2040). The overall impacts of the heat network trigger point for existing owner-occupied homes are therefore likely to be minimal.

The proposed policies are also expected to increase the demand for green mortgages. The increase is expected due to the additional burden of covering the upfront costs of retrofitting (due to the trigger points or backstop dates). When people cannot fully finance the retrofit, they may apply for a loan[16]. If the supply of green mortgages is sufficient and the product is competitively priced, it is expected that the regulation could lead to the growth of the green mortgage market. Stakeholders involved in green mortgages also expect an increase in the total value of green mortgages over time.

One caveat is that, without further measures, the policies included in this scenario can have a disproportionally high cost on people in lower income groups. Due to their lower incomes, they are less likely to be able to afford the upfront costs of retrofitting and to get a green mortgage at a competitive price. In addition, the increase in the brown discount could have a negative impact on them as they may need to sell their homes at a lower price if they want to move.

Rental market

The proposed policies in the consultation on a Heat in Buildings Bill (hereafter: policies) also require private landlords to carry out energy efficiency retrofits (equivalent to EPC band C) before the end of 2028 and to install a clean heating system by 2045. The property purchase trigger would also be required to be met by landlords wishing to enter the market or expand their portfolio.

Three main factors can drive the impacts on the private rental market as a result of the policies, which are illustrated in Figure 9 (see Section 0):

  • Retrofitting due to the policies. The policies require landlords to retrofit their properties. A key issue is whether and to what extent landlords and tenants bear the upfront costs (in the form of higher rents). Stakeholders reported that there is a significant housing shortage in the Scottish rental market, particularly in larger cities. Therefore, an increase in rents is expected to have a low impact on the demand for rented properties. In other words, renters would have little or no opportunity to move to another property if they do not want to or cannot afford to pay a higher rent. This implies that tenants are expected to bear the costs of retrofitting, at least to some extent, in the form of higher rents.
    It is important to note that at the time of writing there were temporary modifications in place to the way in which applications for a review of a rent increase are determined by Rent Service Scotland, which limit rental increases to some extent where a review is sought. These measures are intended to support the transition away from the rent cap under the Cost of Living (Tenant Protection) (Scotland) Act 2022 which ended on the 31 March 2024. (Scottish Government, 2024c).
    Also, due to the shortage of rental properties, landlords may not be concerned about losing their tenants while carrying out refurbishments (i.e., tenants need to bear some non-financial costs, such as the general disruption installation work causes)[17],[18] as they expect new tenants to move into the property following completion of the works.
  • Exiting the market. Landlords who do not want to carry out or cannot afford the cost of retrofitting have the option of selling their properties. Stakeholders agreed that this option may be considered by many. According to interviewed representatives in the Scottish rental market, many landlords plan to reduce the size of their portfolios, as a result of market interventions during the pandemic and the energy crisis[19]. The heat and energy efficiency regulation might lead to a similar effect, particularly if the housing shortage in the sales market is taken into account (i.e., a high price in the property market can be achieved). According to a recent Rightmove report (2023), 33% of all landlords in Great Britain who own a property with an EPC rating below C would choose to sell rather than retrofit. If some landlords do decide to leave the rental market, this could exacerbate the rental housing shortage and lead to higher rental prices.
  • New dwellings can enter the market. Properties which meet the requirements of the policies may enter the rental market. These are likely to be new builds or already retrofitted homes which were owner-occupied or unoccupied prior to entering the rental market[20]. High rental prices can create an incentive (among other considerations[21]) for new landlords to enter the market and for the landlords already holding buy-to-let properties to expand their portfolio. As a result, these properties can reduce the shortage in the rental market (increase the supply) and, therefore, reduce rental prices.

Interactions between the sales and rental market

The policies proposed in the consultation on a Heat in Buildings Bill (hereafter: policies) are expected to have an impact on the number of homes sold and let. There are two main interacting impacts, partly outlined already in Sections 5.2.1 and in 5.2.2 and depicted in Figure 11 (Section 0):

  1. Landlords may sell their properties due to the implementation of the regulation. This can have a negative impact on the rental market since it can reduce the supply of properties for letting and, therefore, rents may increase. Conversely, these properties can appear on the sales market. They therefore can increase the supply of properties for sale and may reduce sales prices.
  2. New buy-to-let properties may enter the rental market. Properties that meet the policy requirements are more likely to enter the rental market, particularly when local rental prices are high. In this case, they can increase the supply in the rental market and, therefore, rent prices may be reduced. Conversely, these properties would not enter the sales market (e.g., new builds would not be sold for owner-occupation but used as buy-to-let properties). This can lead to a reduction in the housing supply and therefore can lead to higher sales prices.

The number of properties on the rental and sales markets is not affected by decisions made by owner-occupiers and landlords to retrofit their homes (while retrofitting is likely to affect the rental prices and/or the value of the property).

In conclusion, the rental and sales markets are strongly linked to each other. Policy-induced actions (e.g., exit or entry to the rental market) can have a converse effect on the other market (e.g., increase or decrease in the number of homes sold). However, determining the relative magnitude of these impacts is challenging and therefore the overall impact on the rental and housing market cannot be concluded at this point.

Heat in Buildings Bill with 5-year grace period (S1-B)

The Heat in Buildings Bill with 5-year grace period (hereafter: S1-B) includes the same policies as the S1-A scenario, but the grace periods for the property purchase and heat network trigger points are set to 5 years (compared to 2 and 3 years, respectively) (see Figure 1). The reason for exploring S1-B is to consider the impact of a longer grace period for both early action trigger points on the housing market. For this reason, the outcomes of S1-B are compared against the outcomes of S1-A, and not against a policy-free baseline.

While key housing market impacts of the S1-B scenario are presented below, a more in-depth analysis about the price impact of installing energy-efficiency retrofits and clean heating systems are included in Section 5.6.

Sales market

We based findings from the literature presented in Section 8.3, which draws heavily on the findings of behavioural economics, and on the stakeholder interviews (see Section 8.1). Implications of a longer grace period for the heat network zone trigger point are discussed later in this section. Three key housing market drivers in the sales market associated with a longer grace period of the proposed property purchase trigger points have been identified (see also Figure 10 in Section 0).

  • Lower average cost per year. In the case of a longer grace period, the average cost per year of installing a clean heating system (the salient cost of compliance) is lower compared to a 2-year grace period (in the case of the purchase trigger point) as owner occupiers are expected to spread out the perceived costs over the longer 5-year period. This may result in a lower perceived financial burden for purchasers. In addition, some homeowners may expect further innovation in clean heating solutions (in particular a reduction in price) in future, which may lead to lower real cost of installation.
  • More time to plan and install the optimal solution. A longer grace period allows people to better plan their finances. Stakeholders agreed that a two-year grace period may rush people into decisions, and they may not properly consider their options in this period. This could lead them to install a clean heating system which is more expensive or less efficient than another solution.
  • Poorer understanding and/or appreciation of future costs and opportunities. Based on the findings of behavioural economics, supported by the views of stakeholders, it is realistic to assume that a longer grace period may lead to a poorer understanding of costs. This means, for example, that purchasers are more likely to see the installation of a clean heating system as a future problem. Purchasers would be more biased about how much the installation would cost and would have less incentive to track these future costs. This contrasts with the previous point, i.e., that people would plan more carefully if the grace period were longer. Instead of rational planning, many people may rush to install a clean heating system at the end of the grace period. Stakeholders mentioned that most purchasers are often unaware of the available clean heating system solutions and their financial and non-financial costs. Also, the type of the heating system in a property is not the primary focus of the purchasers and they may not be aware of or realistically consider the requirements of the policy.

These three drivers all lead to a lower perceived cost of installing a clean heating system in a newly purchased home and to a lower perceived value of an installed clean heating system. As a result, a longer grace period may reduce the green premium for properties with a clean heating system installed compared to a shorter grace period from the proposed property purchase trigger point. In addition, the purchase of a new home can be perceived to be relatively cheaper in the case of a longer grace period, compared to S1-A, due to the lower average cost per year and to the lower perception of future costs. Therefore, more properties are expected to be sold when the grace period is longer. In other words, the 2-year grace period for the property purchase trigger point can be a stronger disincentive to move than a 5-year grace period, as highlighted by stakeholders when interviewed[22].

It is also important to note that a 5-year grace period can make it more likely that people move into a different property before the end of the grace period. As highlighted by the interviewed stakeholders, this is especially the case for first-time buyers, who are the most likely to move multiple times in a shorter period of time compared to others, due better financial circumstances or a growing family. Those individuals who purchased a property after the introduction of the policy and are required to install a clean heating system within the grace period are more likely to resell their property prior to the installation of a clean heating system at the end of the grace period. This can lead to less intense negotiation when they buy a property without a clean heating system: they may consider moving again in a 5-year period, so they would not fully assess the cost of installing a clean heating system[23]. This can result in a smaller brown discount (i.e., a smaller difference in price between similar homes with and without a clean heating system). However, stakeholders mentioned that owner-occupiers are more likely to use this opportunity than landlords. This is due to the relatively high tax on purchase (which significantly diminishes the return on the property investment in the short term) and the general view that landlords purchase properties as a form of long-term investment.

The S1-B scenario also includes a longer grace period for the proposed heat network trigger point (i.e., 5 years compared to 3 years in the S1-A scenario). However, the extension of this grace period is expected to have little impact on the housing market under the assumption made in Section 5.2. As people are not aware of the future geographic extent of the heat network and the potential time when connection will be available, they cannot consider the potential costs and benefits of connection. This uncertainty is independent of the length of the grace period. However, when a home is purchased in an area where the connection to the heat network is possible, but not yet carried out, the purchasers have a longer period to comply with the regulation. Similar to the property purchase trigger point, this longer grace period can lead to a lower average cost per year, more time to plan and a poorer understanding of the benefits of connecting to the heat network[24]. This may result in a lower green premium for these homes compared to the S1-A scenario. As a key finding, the overall impact of the 5-year grace period on the heat network trigger point may lead to a smaller green premium compared to a 3-year grace period.

Rental market

The length of the grace period does not directly affect most rental market participants. Landlords who already own a property at the time of the introduction of the policy and those landlords who decide to leave the rental market (for any reason) are not affected by the property purchase trigger point and are therefore not affected by the length of the grace period (see Figure 12 in Section 0). However, a clean heating system needs to be installed by 2045.

The length of the grace period could affect the potential for new entrants to the rental market and therefore can have a direct impact on the supply of homes let. Potential new landlords (or landlords expanding their portfolio) considering buying a property to let, would face similar market drivers to owner-occupiers. These could include, in a case of a longer grace period, more time for financial and non-financial planning[25]; finding the optimal clean heating system without rushing to install one and a poorer understanding and lower perception of actual costs. In addition, some landlords may delay the installation due the expectation of lower future costs, driven by innovation (price reduction) or, if they manage a portfolio, through learning-by-doing effects (i.e., they can gain experience in installing a clean heating system in one property and apply it later in another property). As a result, a 5-year grace period could reduce the disincentive for landlords to purchase a property compared to a 2-year grace period, resulting in a relatively higher supply of rental properties. However, most stakeholders highlighted that the property purchase trigger point is likely to discourage landlords from entering the market in the first place, irrespective of the length of the grace period.

The aforementioned housing market impacts can also affect rental prices. Stakeholders agreed that most purchasers do not perceive a value in having a clean heating system installed in their rental property, and therefore landlords cannot fully pass on the cost to the tenants through higher rents (although there will of course be value-driven tenants in some cases). In other words, when comparing two similar properties with and without a clean heating system, landlords cannot fully differentiate through rents based on the type of clean heating system installed. However, the type of local housing market is also relevant here: if it is supply-driven (there is a shortage of rental properties), landlords have more power to pass on the upfront costs to the tenants in the form of higher rents. Conversely, in a demand-driven local market, where tenants have more power and choice, less differentiation in rents is possible. Ultimately, this means that in a supply-driven housing market, landlords can pass on the upfront cost of installing a clean heating system to the tenants, which can be higher if the grace period is shorter. Alternatively, a 5-year grace period may reduce the disincentive for new landlords to enter the market, resulting in a relatively higher supply of rental properties, ultimately leading to reduced rental prices.

No-trigger points (S2)

The ‘No-trigger points’ scenario (hereafter: S2) includes the same policies as the S1-A scenario but excludes both early action trigger points (see Figure 1). While key housing market impacts of the S2 scenario are presented below, a more in-depth analysis about the price impact of installing energy-efficiency retrofits and clean heating systems are included in Section 5.6. Figure 13 in Section 0 illustrates the main changes in the S2 scenario.

As discussed in Section 5.2, early action trigger points can raise the total cost of moving. This could be through the cost of installing a clean heating system where it had not been installed yet, or through the costs being included in the price where the installation had already been carried out. In the S2 scenario, this increase in costs is not present, so the sales market is not expected to slow down, and the time it takes to sell a property on the market is also expected to remain unaffected.

As buying and selling properties does not trigger any further actions from the buyers’ side, the main question owners of energy inefficient homes face is how they want to meet the energy efficiency requirements before the end of 2033 and later the clean heating system requirement by 2045. The closer in time a given backstop date is, the more it is expected to matter to buyers. Since the backstop date for clean heating systems is likely perceived to be far into the future, initially only a small fraction of buyers may take this into consideration and with a relatively small weight compared to a policy-free baseline. However, as the backstop dates approach, a growing fraction of market players could account for them, and the ensuing market dynamics impact everyone who participates in the housing market or is considering participation.

Owner-occupiers of energy-inefficient homes without a clean heating system face the choice of carrying out the retrofitting works and/or installing a clean heating system in their own homes, but they also have the option to move to another home in which the required works have already been carried out. This latter option can be attractive as not only have the financial costs of retrofitting been covered, but owner-occupiers can also avoid the non-financial costs associated with retrofitting (such as the time and effort spent on searching for and arranging professionals to carry out the installation, and the stress and disruption the work can cause). If owner-occupiers choose to move, the demand for energy-efficient homes with clean heating system and the supply for energy-inefficient homes can increase, while the demand for energy-inefficient homes would tend to decrease. This would bring about an increased brown discount. Although the backstop dates only directly concern owner-occupiers of energy inefficient properties, owners of energy-efficient properties moving for other reasons might also be increasingly inclined to look for energy-efficient properties. This could reinforce the increase of the brown discount.

If owner-occupiers choose to stay and carry out energy efficiency retrofitting in their homes as the relevant 2033 backstop date approaches, it is arguable that there are efficiencies to exploit if they also decide to install a clean heating system. Should they not do so, by the end of 2045 they will have to undergo further work to replace their heating system with a clean technology or move to a home with a clean heating system.

First-time buyer exemption (S3)

The final scenario (hereafter: S3) includes the same policies and trigger points as the S1-A scenario, but with an exemption from the property purchase trigger point for first-time buyers. In other words, first-time buyers would not need to replace polluting heating systems within the grace period (assumed to be 2 years in this scenario)[26]. Figure 14 in Section 0 illustrates the main changes in the S3 scenario.

Since the removal of help-to-buy schemes, first-time buyers cease to be financially supported by the government in buying a property. As their relative purchasing power is likely to be lower compared to those that have already owned a home, potential first-time buyers either have to remain in their current living arrangements (on the rental market or with family) or settle for more affordable, likely energy-inefficient properties (without a clean heating system).

Especially in the early years of the policy, a first-time buyer exemption from the proposed property purchase trigger point is similar to the 2017 Stamp Duty Land Tax First-time Buyers’ Relief in England and Northern Ireland. This amounted to a reduction of up to £10,000 of overall costs of moving. A report published by the UK Government (2023) suggests that the relief resulted in an 11% and 18% increase in transactions over and above the volume of the transactions of first-time buyers that would have taken place in absence of the policy for the two relevant discrete mortgage value bands studied. Although first-time buyers are subject to the clean heating system backstop date of 2045, the exemption from the proposed property purchase trigger point is likely to enhance their purchasing power in the housing market compared to S1-A and S1-B scenarios. It follows that exempting first-time buyers from the trigger point could make homes with a polluting heating systems more attractive to first-time buyers as it postpones the burden of having to upgrade to a clean heating system. Moreover, the brown discount for polluting heating system homes could still be present on the market, as the additional cost of the heating system upgrade would still remain for the majority of buyers. As a consequence, properties with polluting heating systems could be cheaper on the market. However, as first-time buyers are only obliged to install a clean heating system by the backstop date (the end of 2045), they do not bear the cost of installing a clean heating system in the near future. As a result, they would face a lower effective price for properties without a clean heating system. Although the costs of installation are expected to continue to affect first-time buyers in the long run, they could receive some short-term financial relief from their liquidity limitations.

Property price premium associated with energy efficiency and clean heating systems

In this section, the price premium associated with energy efficiency retrofitting and the installation of clean heating systems is analysed in greater detail.

Property price premium associated with installing a clean heating system

The expected property price premium associated with installing a clean heating system over time by scenario is visualised in Figure 2 below. Figure 2 is illustrative only, as no quantitative assessment has been carried out to estimate values. The blue line in the chart shows the main trend in the evolution of the price premium. The shaded area represents the degree of uncertainty: the larger the area is in a given year, the greater the expected uncertainty.

Stakeholders interviewed agree that there is currently no price premium for properties with clean heating systems in the Scottish housing market (see Section 8.1). This is due to several factors, including the fact that clean heating technologies are not yet widely used in Scotland, which leads to a lack of understanding about and confidence in these technologies. The most valued heating system is gas central heating as it is perceived to be easy to use and households are familiar with it. For these reasons, the price premium in Figure 2 starts at zero in all scenarios.

In the policy-free baseline, we expect a slow increase in the price premium for properties with clean heating systems. The main drivers include the expected decrease in installation costs due to forthcoming innovation, increased supply of trained installers and the lower running cost due to the greater efficiency of clean heating systems (subject to the relative price of electricity to gas at any point in time). Additionally, the increasing climate consciousness and the increased confidence in new technologies (due to higher installation rates and awareness) could contribute to a slowly increasing price premium. These are supported by a study carried out in Finland, where heat pumps are already widely understood and used. Vimpari (2023) reported a significant price premium for homes with ground-source heat pumps compared to other heating technologies in Finland[27]. Also, properties with an air-source heat pump tend to have a higher price premium in those US regions where climate consciousness is higher (Shen et al., 2021).

In S1-A and S1-B, there are two main drivers of the premium:

  1. Time effect: As the backstop date of the prohibition on polluting heating systems (2045) approaches, more people are expected to realise that they need to comply with the clean heating regulations. As shown earlier, this could lead to harder negotiations on price for properties without clean heating systems and higher demand for properties where they are already installed. As a result, the premium for properties with clean heating systems may increase over time.
  2. Impact of trigger points: If the proposed property purchase trigger point is introduced, buyers are required to retrofit their heating system within a proposed grace period after a house purchase. However, close to the introduction of this proposed regulation, only a limited number of properties are expected to be equipped with clean heating systems. Those people who want to avoid retrofitting their home after moving will likely need to pay a higher premium for these homes as the supply is constrained. However, in time, the number of homes with clean heating systems will increase (e.g., due to the trigger points and due to the New Build Heat Standard (Scottish Government, 2024b) enforcing the installation of clean heating systems in new builds from 1 April 2024). This could lead to a jump in the green premium at the introduction of the policies, but it is expected to decrease over time.

The effects of time and trigger points are expected to work in the opposite direction over the regulatory period (i.e., from the introduction of the proposed regulations to 2045). This could lead to a ‘U’ shape over time, as visualised in Figure 2 below. However, it is important to note that there is a high degree of uncertainty in the magnitude of the different impacts. This uncertainty is particularly pronounced in the case of the impact of the trigger points (introduced in the second point above) as the housing shortage on the property market is a key driver. In addition, while buyers do consider the heating technology when purchasing a property, many stakeholders emphasised that other factors, such as characteristics of the neighbourhood, property archetype, size, etc. can be more important to buyers.

In S2, only time has an impact on the price premium. Therefore, a constant increase is expected in the price premium. As people become aware of the approaching backstop dates, the installation of clean heating systems cannot be postponed any longer. This is why the shaded area below the main trend in Figure 2 is shrinking: a relatively higher premium is expected for properties with clean heating systems, with less uncertainty. It is also important to note that the installation rate of clean heating systems (see Figure 4 in Section 8.2) is also a key driver of the premium. If only a limited number of properties have clean heating systems installed, and the backstop date for the prohibition on polluting heating systems is close (2045), potential purchasers are likely to pay more for a property with a clean heating system – otherwise, they will have to install it themselves. In S2, we expect the installation rate of clean heating systems to be relatively lower than S1-A due to the lack of trigger points resulting in the majority of installations taking place around the backstop date. This may inflate the price of properties with a clean heating system, as their supply is expected to be limited.

Finally, in S3, we expect the price premium to be a mix of the S1-A and S2 scenarios. This means that we expect first-time buyers to behave as in the S2 scenario, i.e. to postpone the installation of clean heating systems to some extent. Other buyers would (and are required to) behave similarly as in the S1-A scenario. As first-time buyers represent around 25% of the market (calculated from Scottish Government, 2023c and Bank of Scotland, 2024), the premium is expected to be closer to the premium observed in the S1-A scenario.

Figure 2: Price premium of properties with a clean heating system over time in all scenarios, compared to properties without a clean heating system.

Note: Price premium on the y-axis refers to the premium compared to the value of the property; blue line and shaded area indicate the mean estimate of the price premium, and the degree of uncertainty around it. The figures are illustrative only, as no quantitative assessment has been carried out to estimate their values.

Property price premiums associated with energy efficiency

In the case of the energy efficiency price premium, there are no differences between the S1-A&B, S2 and S3 scenarios (there are no relevant trigger points for energy efficiency, and the backstop dates are universal). As a result, these three scenarios are referred to in this section as the ‘Heat in Buildings Bill scenarios’ (S1-S3).

In the case of the policy-free baseline scenario, we expect a constant, and relatively low price premium for more energy-efficient homes. This is supported by the majority of academic sources and some of the stakeholders we consulted. However, many stakeholders were in disagreement that there is currently a green premium in the Scottish housing market (e.g., due to the housing shortage or because levels of energy efficiency are less important to buyers and renters). The lower band of the shaded area of Figure 3 is therefore zero[28]. Stakeholders also reported that energy efficiency (usually measured by EPC rating) is a good proxy for the quality of a property (e.g., having a high quality interior). It is therefore difficult, if not impossible, to disentangle the price impact of energy efficiency from the impact of quality.

In the case of the S1-S3 scenarios, the proposed backstop dates to achieve a minimum energy efficiency standard (i.e., before the end of 2028 for rented homes and before the end of 2033 for owner-occupied homes) can drive an increase in the price premium for energy-efficient homes. Investors of buy-to-let properties could have a higher interest in energy-efficient dwellings as they will have to install energy-efficiency retrofits before the end of 2028. Therefore, they would include these costs when investing in an energy-inefficient property.

However, as the majority (62%) of the residential building stock is owner-occupied (Scottish Government, 2023a), a steeper increase is expected close to 2033. Stakeholders mainly agreed that the proposed regulatory policy will create a green premium in future, even if they do not think that a green premium currently exists. However, the size of the potential price premium is uncertain, and stakeholders rather reported a discount for energy inefficient properties. This is explained by the fact that fewer people are expected to be willing to move into an energy-inefficient property as the backstop dates approach.

Additionally, we expect the price premium to decrease after the backstop dates. Some properties in the owner-occupied market are expected to remain energy inefficient (e.g. some people will not be able to afford to retrofit their home and may have been considered as temporarily exempt from the regulations). However, these properties will slowly be taken off the market (e.g., sold or retrofitted after the backstop date) and only a very limited number of them could remain. As the majority of homes are expected to meet the minimum energy efficiency standards, the price premium is expected to fall sharply after 2033. A few years after the policy comes into force, it is expected that there could be no price premium on the market as most homes will comply with the policy requirements[29],[30].

Figure : Price premium of energy efficiency over time in different scenarios, compared to properties which does not meet minimum energy efficiency standards.

Note: Price premium on the y-axis refers to the premium compared to the value of the property; blue line and shaded area indicate the mean estimate of the price premium, and the degree of uncertainty around it. The figures are illustrative only, as no quantitative assessment has been carried out to estimate their values.

Key takeaways

We created four scenarios to be compared against a policy-free baseline to analyse the potential housing market impacts of the proposed regulations in the consultation on a Heat in Buildings Bill. The main findings are as follows:

  • In the sales market, an increase in the brown discount for energy-inefficient homes without a clean heating system is expected as the energy efficiency and clean heating backstop dates approach under the Heat in Buildings Bill scenario. The proposed property purchase trigger point may lead to a jump in the green premium after the introduction of the proposed regulation. A longer grace period for trigger points is expected to lead to a smaller difference in the price of similar homes with and without a clean heating system. Without trigger points, a steadily increasing premium is expected, which is ultimately higher than in the Heat in Buildings Bill scenario.
  • In the rental market, tenants are likely to bear some of the upfront costs of energy efficiency retrofits in the form of higher rents (particularly in supply-driven local rental markets). Some landlords may decide to exit the market to avoid complying with the regulations. This would lead to further housing shortages and higher rents. However, high rental prices could also incentivise investors to enter the rental market, mainly purchasing new builds and already retrofitted properties, leading to an increase in the supply of rental properties and subsequently lower rents. A longer grace period for early action trigger points may be less of a disincentive to enter the rental market and increase supply compared to a scenario with shorter grace period. However, according to the interviewed stakeholders, the proposed minimum energy efficiency standard requirement and the proposed property purchase trigger point can be a significant disincentive for landlords to enter the market and an incentive to exit. The overall effect on the rental market depends on the strength of each impact.
  • The time properties take to sell is increased by the introduction of the proposed property purchase trigger point, as the increase in the overall costs of moving slows the market down.
  • We found that several factors may affect the number of homes sold as a result of the proposed policies. On the one hand, some factors could disincentivise purchasing a property. For example, the additional costs of installing a clean heating system required by the proposed trigger points mean an additional burden on purchasers. This burden is expected to decrease if the associated grace periods were set longer. On the other hand, other factors would increase the demand for energy-efficient properties and the supply of energy-inefficient properties (e.g., those who would rather prepare for the backstop dates by moving to an energy-efficient property from an energy-inefficient one). Due to these opposing impacts, the joint impact on the total number of sales is unclear.
  • The proposed policies are also likely to affect the number of homes let. On the one hand, proposed policy interventions (i.e., policy requirements) may cause some landlords to sell their properties. The proposed property purchase trigger point could be a significant disincentive to landlords entering the market or expanding their portfolio, but a longer grace period may partially mitigate its negative impact. On the other hand, new properties (particularly energy-efficient ones) may enter the rental market if rental prices are a good incentive to enter. Again, the joint impact on the number of homes let is ambiguous.
  • When considering geographical differences, we found that larger cities are more likely to face housing shortages. This shortage may override the potential positive price impact of energy efficiency as purchasers have limited options to select a home. Therefore, we expect a smaller difference in the price of energy efficient and inefficient homes and/or between homes with and without a clean heating system in urban areas, where the local market is more supply-driven (i.e., the supply of available homes for rent is more limited).
  • In considering the impacts of the policy we could not identify clear differences in the housing market impacts by dwelling archetype. While there may be a moderate shift from houses to flats (i.e. more people would prefer to choose a flat instead of a house when moving, as flats are in general more energy-efficient), this impact remains uncertain.
  • Regulation is expected to stimulate the green mortgage market if appropriate products are offered at a competitive price.
  • A first-time buyer exemption from the proposed property purchase trigger points is expected to give this group of buyers an advantage on the housing market by lowering potential financial pressures associated with the purchase of properties without a clean heating system installed.

Conclusions

  • The presence of strict backstop dates for energy efficiency standards is expected to ensure that actions to comply with the proposed Heat in Buildings Bill regulations are taken early on. This could lead to a green premium in the value of energy-efficient properties occurring gradually after the introduction of the regulatory frameworks, and then accelerating as the backstop dates approach in both sales and rental markets. However, the green premium attributed to efficient properties can be expected to diminish over time, as the market adjusts to a higher availability of such properties.
  • The introduction of the proposed early action trigger points can be expected to result in an additional financial burden for property purchasers. By raising the overall cost of moving for all potential buyers, trigger points behave akin to a tax on property purchases, reducing the number of transactions in the housing market. The inclusion of trigger points may ultimately reduce the number of owner-occupiers deciding to move as well as the number of landlords purchasing buy-to-let properties, likely leading to decreased activity in the Scottish residential housing market. Deferring or setting varied deadlines for more vulnerable segments of the market (i.e., first-time buyers, low-income households, small-scale landlords etc.) would mitigate this. The regulatory framework could be adjusted to extend the grace periods, thereby partially mitigating the adverse market effects induced by the property purchase trigger points.
  • In the rental market, tenants are likely to bear some of the upfront costs of energy efficiency retrofits in the form of higher rents. Following the introduction of the proposed Heat in Buildings Bill, landlords may decide to exit the market if they do not want to comply with the regulations. This could lead to potential housing shortages and higher rents. It then follows that high rental prices could also incentivise investors to enter the rental market, mainly purchasing new builds and already retrofitted properties, leading to an expected increase in the supply of rental properties and subsequently lower rents, which partially offsets the adverse effect of landlords exiting the market.
  • Although homeowners may postpone the installation of clean heating systems until the deadline looms, extending the grace period for trigger points from two to five years could alleviate their immediate financial strain and partially mitigate a potential slowdown of the housing market. However, in this context, the market slowdown is relatively modest compared to a scenario with a two-year grace period. A longer grace period can ease the financial burden on homeowners by providing more time for planning and by spreading compliance and cost over a longer period.
  • Not introducing early action trigger points could lead to delayed actions in complying with the proposed regulatory framework, resulting in a more gradual adoption of clean heating technologies. The absence of trigger points leads to both owner-occupiers and landlords postponing necessary actions until closer to the backstop dates. This causes the demand for properties with a clean heating system to surge significantly around the backstop dates, potentially leading to supply shortages, and a peak in the green premium for properties with a clean heating system during the same period, reaching higher levels than if trigger points were used.
  • The absence of trigger points prevents any distortion in property purchasing decisions. This contributes to keeping the Scottish housing market broadly as active as it would be in a scenario without any regulatory interventions.
  • An exemption for first-time buyer could assist individuals with lower purchasing power within the housing market, and who are more likely to be long-term renters, by lowering barriers to enter the property sales market. In the absence of targeted help-to-buy schemes, exempting first-time buyers from the property purchase trigger point is still expected to result in a slowdown in transactions in the Scottish residential housing market. However, this effect is less pronounced compared to scenarios where the property purchase trigger point applies to all homeowners, as it eases the financial burden on first-time buyers by granting exemptions from the proposed property purchase trigger point. Although the first-time buyer exemption aims to support these buyers, they might still encounter difficulties with the additional costs required to meet minimum energy efficiency standards when purchasing properties that are not energy efficient. Combining trigger points exemptions with extended deadlines for meeting energy efficiency standards could mitigate this.
  • While green mortgages only represent a niche segment of the Scottish mortgage market, the introduction of proposed heating decarbonisation and energy efficiency regulations and the need to comply with them, is expected to lead to a substantial increase in the demand for efficient properties and clean heating solutions, ultimately boosting the green mortgage market in Scotland. It may also boost demand for other financial products, including unsecure personal loans, where these are available. Targeted products and financial support schemes for first-time buyers and lower-income individuals could help these groups comply with the regulation, reducing the potential disproportionate impacts.
  • In the absence of additional financial assistance programs, the proposed implementation of heating decarbonisation and energy efficiency regulations could disproportionately impact those with lower incomes as well as the ‘late adopters’ of energy efficiency measures and clean heating systems. Targeted financial support could help lessen these impacts, particularly where they are designed to safeguard vulnerable individuals and help ensure they are able to adhere to the regulations. This can be achieved by offering a range of financial incentives to owner-occupiers, such as grants, subsidies, low-interest loans, favourable financing options, and tax credits. These incentives could be provided both by the UK Government, with the aim of leveraging additional private investment, or by private sector entities, particularly in the case of loans and financing options. Additionally, the Scottish Government could work in close collaboration with the clean heating and energy efficiency industries to identify and implement solutions that could help reduce costs for owner-occupiers.
  • The design of an effective regulatory framework requires consideration of various, and sometimes conflicting, priorities, including timely installation of clean heating systems, ensuring all homeowners can bear the costs of compliance and mitigating adverse effects on the housing market.

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Appendices

Appendix A: Stakeholder consultations

Stakeholder interviews were carried out to gain an in-depth understanding of the Scottish housing market dynamics, to obtain views of different stakeholders on the impact of the proposed policies and to validate the findings of the literature review, specifically when the eviudence review was not Scotland-specific. The participants of the stakeholder interviews are listed in Table 1. As the S1-B scenario was decided to be added to the study later (to analyse the potential housing market impact of a longer grace period), it involved a second round of stakeholder interviews – the participants of the second round is noted in the last column.

Organisation

Number of interview stakeholders

Sector

Second interview about length of grace period

ESPC

2

Real estate agent

Yes

Houseful

2

Real estate agent

No

Lloyds

2

Banking institution

No

Nationwide

4

Banking institution

Yes

Property Mark

1

Real estate associations

Yes

Rettie

1

Real estate agent

No

RICS

2

Real estate agent

Yes

Rightmove

1

Real estate agent

No

River Clyde

1

Real estate associations

No

Savills

2

Real estate agent

No

Scottish Association of Landlords

1

Real estate associations

Yes

UK Finance

1

Banking institution

No

Table : List of interviewed stakeholders

The main topics covered in the stakeholder interviews included:

  • The assessment of the impact of energy efficiency and clean heating systems on the sales and rental market. The expected impact of the proposed regulation was also considered;
  • Any new, emerging trends due to the pandemic, energy crisis, climate change or any other factors;
  • The time it take to sell or let a property depending on its energy efficiency or on type of heating system;
  • Geographical differences, such as climatic conditions, local property prices in the neighbourhood, and urban-rural differences;
  • Differences between archetypes, potential shift to some types of properties due to the regulation;
  • Differences between the Scottish and English housing markets;
  • The current state of the green mortgage market, credit risks by EPC rating and the expected growth of the green mortgage market (e.g., key products, increase in the supply of them);
  • Discussion of fuel poverty and the expected impact of the proposed policies on it;
  • How first-time buyers behave in the housing market and the key challenges they face.

The second round of the interviews focused on the potential housing maket impact of a 5-year grace period of the purchase and heat network zone trigger points. This included more detailed questions on the difference between a shorter and longer grace period:

  • Perceptions of the financial and non-financial costs of installing a clean heating system (including differences between owner-occupiers and landlords).
  • The timing and compliance rate of installing a clean heating system (including differences between owner-occupiers and landlords)
  • The impact on financial planning
  • The potential impact of moving or reselling a home within the grace period
  • Impact on the green premium of properties with clean heating systems
  • Impact on rental prices and the number of homes let
  • Impact on the mortgage market

While most of the points were discussed with all stakeholders, the depth of their insights depended on their expertise and background. For instance, we had a closer look at the rental markets with the Scottish Association of Landlords, while stakeholders from financial institutions, such as Lloyds or UK Finance were able to provide more detailed information on the state of the green mortgage market in Scotland. Real estate agents could better assess the impact of energy efficiency and clean heating systems on property prices and provide further insights into customer decision making processes.

 

Appendix B: Installation rate of clean heating systems and rate of energy efficiency retrofit

Figure 4 illustrates the installation rate of clean heating systems by scenario from the current rate to 2045. The main factors driving the trends are summarised below:

  • In the case of the policy-free baseline scenario, a steady but small increase is expected in the installation rate of clean heating systems, as described in section 5.6.1. The main drivers are the prohibition on polluting heating systems in new builds from 2024 (Scottish Government, 2024b), the expected decrease in the installation costs, the lower running costs due to the high energy efficiency of heat pumps and other clean heating systems (subject to the relative price of electricity to gas at any point in time), the increasing climate consciousness and the increased confidence in new technologies due to higher installation rates and awareness.
  • The highest adaptation rate over time occurs in the Heat in Buildings Bill scenario (S1-A). This is due to the proposed property purchase and heat network zone trigger points, which increase the installation rate of clean heating systems.
  • In the case of the no-trigger point scenario (S2), only a very moderate increase is expected in the installation rate of clean heating systems prior to a few years of the backstop date (2045). It is only expected to be slightly higher than in the policy-free baseline, as some people will realise earlier that they eventually need to comply with the clean heating regulation. However, there is expected to be a greater increase close to the proposed backstop date, as all homes are expected to face the prohibition on polluting heating systems by 2045.
  • In the first-time buyer exemption scenario (S3), the installation rate is the mix of the S1-A and S2 scenarios. First-time buyers are expected to behave as in the S2 scenario. Conversely, other buyers are expected to behave as in the S1-A scenario. As first-time buyers represent a smaller share of the purchasers, the joint impact is closer to the S1-A scenario.
  • It is important to note that we assume that all homes that are not exempted from the regulations will be fully adapted to clean heating by 2045. Failure to meet this target is likely to mean that Scotland would not fully meet its net zero target in the buildings sector.
Figure 4: Installation rate of clean heating systems by scenario

Figure 5 illustrates the installation rate of clean heating systems under different grace periods in the Heat in Buildings Bill scenario from the current rate to 2045. If there is a grace period of five years (S1-B) as opposed to two (S1-A), the installation rate could be impacted by the following factors:

  • The longer grace period would allow for later installation of clean heating systems or joining a heat network zone, so effectively adaptation is shifted to three years later in time (see Appendix 8.3.3 on procrastination).
  • A grace period of five years means more homeowners are expected to move again within the grace period without having installed a clean heating system or joining a heat network zone, further slowing adaptation.
  • As described in Section 5.3.1, more properties are expected to be sold under a longer grace period due to the lower perceived costs. Therefore, take-up is expected to be somewhat accelerated by those that do not move again within the grace period.

All in all, the first impact is expected to dominate the emerging installation dynamics, so a significantly slower take-up is expected in scenario S1-B, bringing about a steeper increase in take-up at the years right before the clean heating system installation backstop date at the end of 2045.

Figure 5: Installation rate of clean heating systems under different grace period lengths, S1-A and S1-B scenarios

Figure 6 illustrates the expected share of properties meeting the minimum energy efficiency standards. The policy-free baseline is driven by similar factors as in the case of clean heating systems: higher comfort of homes, lower running costs and increasing climate consciousness. The other scenarios, which do not differ in the case of the energy efficiency regulations, are visualised as the Heat in Buildings Bill scenario. As the private rented sector is required to meet energy efficiency standards by the end of 2028, an increase in the retrofits is expected in the following years. However, the majority (62%) of the residential building stock is owner-occupied and does not need to be retrofitted by the end of 2033. Therefore, we expect a sharper increase in the retrofits between 2028 and 2033 than between today and 2028.

Unlike the case of the clean heating system regulation, we do not expect that all homes which are not exempted from the policy will meet the policy requirements by the backstop date. This is due to the relatively short time to the backstop date (less than 10 years): fewer properties are expected to be sold in that time, and fewer people are likely to afford to retrofit. The consultation on proposals for a Heat in Buildings Bill also mentions that no ban on the sale of energy inefficient homes will be introduced to avoid people being unwillingly left in energy inefficient properties.

 

Figure 6: Rate of homes meeting minimum energy efficiency standards by scenario

Appendix C: Additional findings from the literature review

Property and rental prices

When analysing the impact of the installation of energy efficiency and clean heating systems in residential buildings on the housing market, we are interested in the existence of a green premium and/or brown discount. The main body of the literature defines a green premium (brown discount) as a term indicating the price premium (discount) of properties with high (low) energy-efficiency compared to their counterparts of EPC band D. The country or region where the impact is assessed is also important. While the focus of this study is solely the Scottish housing market, we found no Scotland-specific analysis available. However, the evidence gathered across the UK and in other countries in the northern hemisphere (e.g., Ireland, Finland, the US) is also relevant and is therefore used to inform our study. Indeed, it is reasonable to assume that energy efficiency has a similar impact on housing markets across various developed markets, particularly if the climate and the cost of energy is similar to those in Scotland.

Property sales prices

In the case of property sales prices, most UK-specific academic and grey literature sources report the existence of a green premium and brown discount based on the level of energy efficiency of properties (in England: Fuerst et al., 2015, 2020; in Wales: Fuerst et al., 2016; grey literature using more recent data: Lloyds Banking Group, 2021; Rightmove, 2023). Academic sources in other European countries also agree with the existence of green premiums and brown discounts (e.g., Brounen & Kok, 2011 in the Netherlands, and Jensen et al., 2016 in Denmark).

However, grey literature sources do not always agree with the existence of the green premium and brown discount. For example, most property agents surveyed by Propertymark (2023) reported that they do not think higher energy efficiency leads to a price premium. For example, 66% of them said that the property price does not increase more than the cost of the retrofitting. The controversy between the academic and grey literature sources can partly be explained by the fact that studies cannot fully control for the quality (i.e., overall condition, presentability) of a property[31]. Energy efficiency is usually correlated with the quality of a property: more energy-efficient homes tend to have other desirable characteristics, such as a high-quality interiors and design. This bias is difficult, if not impossible, to disentangle in a quantitative assessment.

A summary of the magnitude of the green premium and brown discount, based on different sources, is shown in Table 2. The different columns show the price difference due to energy efficiency compared to EPC band D by source. For example, a property with an EPC band ‘A’ or ‘B’ is sold at a premium of 5-11% compared to a property with an EPC band ‘D’, assuming all other factors equal (e.g., age, location). Conversely, less energy-efficient homes (in bands F or G) are priced 1-11% lower than comparable properties with an EPC band ‘D’.

EPC band

Fuerst et al. 2015

Fuerst et al. 2020

Fuerst et al. 2016

Lloyds Banking Group 2021

Rightmove 2023

A/B

5.0%

 No data

11.3%

8.0%

No data

B/C

 

6.0%

 

4.0%

No data

C

1.8%

 

2.0%

2.0%

3%

D

Base of comparison

E

-0.7%

No impact

-2.0%

-2.4%

-4%

F/G

  -0.9-6.8%

-10-11%

 -5.0-7.0%

 -5.2-8.8%

-10%

Geography

England

England

Wales

England and Wales

Great Britain

Sample time

1995-2012

1995-2013

1995-2013

2015-2019

Ca. 2008-2022[32]

Table 2: Price impact of energy efficiency on property prices

Note: Some sources only report results for merged categories (e.g., for F and G combined). Positive values indicate a green premium, while negative values indicate a brown discount compared to EPC band D. If the results are not significant, ‘no impact’ is reported.

A Swedish report used surveys and found that people who live in energy-efficient homes are willing to pay a higher green premium when buying or renting a new home (Zalejska-Jonsson, 2014). This indicates that people are less likely to move from an energy efficient home to an inefficient one.

Not only do energy efficiency measures impact property prices, but the type of heating system used also can affect the value of homes. While no Scottish or UK-specific evidence were found on this, some studies have assessed this impact in other developed countries, albeit, under different conditions. In Finland, where, unlike in Scotland, heat pumps are already widely used and gas heating is not common, ground-source heat pumps and district heating have a positive impact on property prices, particularly in the largest city, Helsinki (Vimpari, 2023). In addition, under different climatic conditions, air-source heat pumps (ASHPs) are associated with positive impacts on US sales prices, particularly in warmer regions (where cooling is more important, as ASHPs can provide cooling as well as heating) and where climate consciousness is higher (Shen et al., 2021).

Rental prices

In the rental market, price impacts follow a similar pattern to that of sales prices, although their magnitude differs. While both buyers and renters attribute a monetary value to the energy efficiency of homes, buyers place a higher value on it. Therefore, the green premium in rental markets (in a form of higher rents for more energy efficient properties) is smaller (Hyland et al., 2013).

While the premium for energy-efficient rental properties with EPC band A-C can range from 3% to 18%, the discount for energy-inefficient properties is often insignificant in various parts of the UK (Wales: Fuerst et al., 2016; England: Fuerst et al., 2020). In other words, energy efficiency is a factor in determining rental prices for properties in EPC band A-C, but rarely for those in bands E-G. This may be explained by sharper competition for the most energy-efficient properties between owner-occupiers and buy-to-let landlords (Fuerst et al., 2016). In Ireland, Hyland et al. (2013) found a significant brown discount (2-3). Table 3 summarises the key findings of the impact of energy on the rental market by source, similar to Table 2.

 

 EPC band

Fuerst et al. 2020

Fuerst et al. 2016

Hyland et al. 2013

Impact

Impact

Impact

A/B or B

3-4%

18.5%

2-4%

C

3-5%

4%

No impact

D

Base of comparison

E

No impact

No impact

-2%

F/G

-4-5%

No impact

-3%

Geography

England

Wales

Ireland

Sample time

1995-2013

1995-2013

Jan/2008 – March/2012

Table 3: The impact of energy efficiency on rental prices

Note: Some sources only report results for merged categories (e.g., for F and G combined). Positive values indicate a green premium, while negative values indicate a brown discount compared to EPC band D. If the results are not significant, ‘no impact’ is reported.

Time to sell

The length of time a property spends on the market is a key factor to consider when evaluating its value. Properties that sell quickly are generally considered more liquid assets.

Academic sources usually report a reduction in the length of time properties spend on the rental market, if characterised by higher levels of energy efficiency. In other words, higher energy efficiency reduces the time taken to secure a tenant. For example, in England more energy efficient properties are let up to 35% faster compared to those with F or G ratings (Fuerst et al., 2020)[33]. In the rental market of the seven largest German cities, less efficient homes were found to spend 17% more time on the market, controlling for rent, living area, property age as well as hedonic, spatial and socioeconomic variables (Cajias et al., 2019, pp. 188-189).

On the sales market, a Santander study (2022) had a similar conclusion, reporting that 75% of agents in the UK think that properties with a higher EPC band rating can be sold two to four months quicker.

Regarding the installation of clean heating systems, no sources have been found which report its impact on the time to sell or let a property given the early stage of policy and the availability of technologies.

Geographical and archetypical considerations

Section 4.1. focused on the impact of the installation of energy efficiency and heating systems on property and rental prices in general. However, these price impacts may vary depending on other factors such as location (regional and urban-rural differences) and housing archetypes.

Our desk-based research did not discover any Scotland-specific evidence. Nevertheless, Irish, English and Welsh studies and findings from other developed countries in Europe describe impact mechanisms which can be applied to Scotland.

Geographical distribution

There is substantial variability in the impact of energy efficiency on property sales prices in England (Fuerst et al., 2015 and UK Government, 2013). Typically, the green premium is higher in the northern part of the country (see Figure 7). The evidence suggests that this variation can be attributed to the following drivers of regional differences:

  • Variation in climatic conditions: It can be expected that energy efficiency is valued more highly in regions where the average temperature is colder.
  • Variation in property prices: In areas where house prices are above average, a fixed amount of annual energy saving accounts for a smaller proportion of total property price. Therefore, the impact of higher energy efficiency is smaller in relative terms.
  • Variation in housing supply: In the south, where housing supply is more severely constrained, energy efficiency may be pushed down the list of pricing determinants. As there are relatively fewer housing options of given size and location in these areas, the cost savings due to energy efficiency are reflected less in prices.

In Germany, the rental price impact of energy efficiency was found to be less pronounced in more densely populated cities compared to other cities. This is likely driven by more severe housing shortages in big cities (Cajias et al., 2019). Although in a different climatic setting, evidence available from Spain shows that regions with more weather instability have a higher green premium for energy efficiency (La Paz et al., 2019). In the US, the price impact of air source heat pumps, which provide cooling as well as heating, was higher in regions with a warmer climate (Shen et al., 2021).

Urban-rural differences also have an impact on the magnitude of the green premium and brown discount. In Ireland, lower energy efficiency ratings have a significant negative impact on sales prices. This impact is smaller in urban areas than in rural areas. Also, green premiums and brown discounts are smaller in the rental market (Hyland et al., 2013). Urban-rural differences can be explained by stronger demand for houses in urban areas, for example due to increasing demand for living in the agglomeration of larger cities, and the increasing number of new job opportunities in larger cities[34]. Therefore, energy efficiency has a higher impact on sales prices where the supply of properties is higher (in rural markets) and a smaller impact where demand for properties is stronger (in urban areas) (Hyland et al., 2013).

Figure 7: Variations of green premium by UK regions. Source: UK Government, 2013

Archetypal distribution

It is also important to examine whether there are significant green premiums and brown discounts for different types of dwelling. In Scotland, the usual archetypal categories include detached, semi-detached, terraced houses, tenements and other flats (Scottish Government, 2024d). To our knowledge, no Scottish study has yet been carried out on the price impact of energy efficiency by different archetypes. Also, due to the early stage of clean heating systems adoption, we encountered a lack of literature on the property price impact of installing clean heating systems by different archetypes. Therefore, this section focuses solely on evidence related to the impact of energy efficiency.

Table 4 presents the key findings on whether the price impact of energy efficiency (i.e., the green premium and brown discount) was found to be significant for different archetypes. In general, studies using property sales data in England (Fuerst et al., 2015) and in Wales (Fuerst et al., 2016) report a significant brown discount for less energy efficient properties (EPC band E-G) for almost all archetypes. However, there is greater variability in green premiums. In England, there is a significant green premium for flats, terraced and semi-detached houses with EPC rating A-C. In Wales, only terraced houses and A or B rated semi-detached houses have a green premium – there is no green premium for detached houses and for flats. The variation in the price premium for different archetypes may be explained by other factors, as for example the local housing shortage[35]. If the supply of properties is severely constrained, purchasers may place less value on energy efficiency.

 

Detached- rural

Detached- urban

Semi-detached

Terraced

Flats

England

Green premium

Negative

No impact

Positive

Positive

Positive

Brown discount

No impact

Negative

Negative

Negative

Negative

Wales

Green premium

No impact

No impact

Positive or no impact

Positive

No impact

Brown discount

Negative

Negative

Negative

Negative

No impact

Table : The impact of energy efficiency on sales prices by different types of dwellings in England and Wales

Notes: In the case of a green premium, ‘Positive’ and ‘Negative‘ indicate that there is positive or negative price impact of energy efficiency in EPC band A-C, compared to D. In the case of brown discount, ‘Negative‘ indicates that there is a negative price impact of lower energy efficiency in EPC band E-G, compared to D.
When there is ‘Negative‘ or ‘Positive’ sign and ‘no impact’ is also added to a cell, it means that results depend on the model specification
Source: England – Fuerst et al., 2015 (Table 4); Wales – Fuerst et al., 2016 (Table 2)

Due to the large variety in the stock of detached houses, they are often divided into two categories, depending on whether they are located in urban or rural areas. In the case of rural detached houses, energy efficiency has a less pronounced or counterintuitive impact (i.e., in England there is a price discount for more energy efficient detached houses). The explanation might be that buyers are willing to pay more for inefficient rural detached houses due to their aesthetic characteristics and emotional values this fosters, without evaluating their energy performance (Fuerst et al., 2016). For example, a Georgian house is likely to be less energy-efficient than a modern home, but the buyers do not consider it as key barrier due to its historic charm.

In the case of rental markets, there is less evidence on differences across archetypes available. Fuerst et al. (2020) report that energy-efficiency has a higher premium for semi-detached and terraced houses, as well as for flats, compared to detached houses[36].

In summary, the price impact of energy efficiency varies for different types of dwellings. However, a brown discount for reduced energy efficiency is usually reported for almost all dwelling types, while a green premium is not significant in many cases. Emotional and aesthetic characteristics of properties can override the valuation of energy efficiency standards, especially in the case of detached houses. This impact is stronger in the case of rural detached houses, therefore urban-rural differences are relevant.

Grace period length

Our desk-based research covered a substantial range of academic and non-academic literature on policies encouraging the take-up of clean heating systems but have found no inquiry into the marginal effect of differing grace periods. Despite widening our scope to learn from the analysis of other policies which included grace periods, we still did not find any reliable policy-focused study. Therefore, we have directed our attention to theoretical and empirical studies of behavioural economics in the context of timing decisions and cost.

In standard economic thinking (including the so-called neoclassical models of mainstream economics), the timing of cost incurrence is mostly relevant because of liquidity constraints: not having enough available money to meet all consumption needs temporarily. A grace period is an instrument driving the timing of cost incurrence, as it defines the latest point in time when the cost of installing a new heating system after purchasing a new property will be incurred. The so-called ‘life cycle hypothesis,’ widely accepted in economics, would predict that consumers even out consumption throughout their lifetime. In other words, this means that spending behaviour is not affected specifically when costs are incurred, as people will optimise their borrowing and saving decisions to smooth consumption over time. However, as borrowing and saving is not possible for everyone and can be costly, the timing of costs would indeed become a relevant factor to consider.

Consequently, the prediction of the standard economic thinking is that a longer grace period alleviates some of the burden on liquidity-constrained consumers. In the context of the proposed Heat in Buildings Bill regulations, this would mean that buyers could save more money due to the longer grace period either to purchase a clean heating systems or to save enough for a down payment for a retrofit remortgage.

However, as Carter et al. (2022) show in the context of payday loan repayment, contrary to standard economic theory, consumers do not really benefit from a longer grace period. Borrowers who are granted an extended grace period exhibit repayment behaviours that are largely comparable to those who are not, with the primary distinction being the extension provided by the longer grace period. One driver they attribute this result to is “naïve present bias” as described by O’Donoghue and Rabin (1999): overweighting present costs and benefits, even slightly, leads to a procrastination of payments. Regardless of the length of the grace period, the necessary reduction in consumption would take place immediately before the end of the grace period. So, although this reduction in consumption could be spread out over a longer period, alleviating the liquidity burden, present biased consumers would not make use of it. In the context of the Heat in Buildings Bill, this means such present biased consumers would not benefit from a longer grace period.

Akerlof (1991) characterized present bias as occurring when “present costs are unduly salient in comparison with future costs, leading individuals to postpone tasks until tomorrow without foreseeing that when tomorrow comes, the required action will be delayed yet again” (p. 1). The lack of attention to the future costs of postponed tasks is very relevant in the context of our study, as for many people longer grace periods would indeed cause inattention to the costs of clean heating system installation. As these costs are to be incurred further in the future, many people will not fully account for the cost of installation of the clean heating system. Therefore, the price premium for properties with clean heating systems will be significantly smaller. Altmann et al. (2019) provide evidence that reminders increase the probability of timely compliance.

Another important behavioural phenomenon that could be relevant is described by uncertainty in the cost of retrofitting, in which case an individual may wait and delay incurring the cost in the hopes of lower costs in future. However, separating this driver (usually dubbed ’the option value of waiting’) from simple naïve present bias is very challenging (see Heidhues and Strack, 2021).

In summary, standard economic thinking (i.e., neoclassical theory) and behavioural economics both suggest that a longer grace period is less of a disincentive to purchase a property. As the costs of clean heating system installation is less salient and can be spread out over a longer period of time, potential buyers perceive a lower effective price. According to behavioural economics theories, installation can be expected to be carried out close to the end of the grace period due to present bias and the option value of waiting.

Mortgage market

In the US (Kaza et al., 2014) and Dutch (Billio et al., 2022) mortgage markets, higher energy efficiency of homes leads to lower energy bills, which in turn reduces the risk of default. Therefore, taking energy efficiency into account in the mortgage underwriting process has clear benefits for lenders via reduced financial risk. Moreover, in the Netherlands, three plausible impact mechanisms underlying the relationship between energy efficiency and the probability of mortgage default have been identified (Billio et al., 2022), namely:

  • personal borrower characteristics captured by the choice of an energy-efficient properties;
  • improvements in building performance that could help to free-up the borrower’s discretionary income;
  • improvements in dwelling value that lower the loan-to-value ratio.

Energy efficient mortgages or green mortgages that exploit this exact relationship have been on the market for decades (The New York Times, 2006). Recently however, they have become more available in the EU, gathering attention from policymakers (Euractiv, 2021, EEML, 2024)[37].

A high-level review of the current UK green mortgage market shows that some mortgage lenders offer better deals for borrowers that buy energy-efficient homes in the form of green mortgages. Green mortgages to finance retrofitting, so called ‘retrofit mortgages’, are also offered at the point of purchase and as a remortgage. Nevertheless, as green mortgages are still scarce, there continue to exist cheaper non-green mortgages available in the UK that can be more attractive options (Green Finance Institute, 2023; Money Saving Expert, 2024).

Fuel poverty

The Scottish Government has pledged to lift people out of fuel poverty[38]. The Fuel Poverty Act (2019) set out interim targets for 2030 and 2035, as well as final targets for 2040 to reduce the proportion of households in fuel poverty and extreme fuel poverty[39] to 5% and 1% respectively. In this study it is therefore useful to also touch on the fuel poverty implications of energy efficiency regulation.

According to the 2019 Scottish house condition survey, fuel poverty is most prevalent among households living in energy-inefficient homes and remote rural locations.

  • 40% of households living in dwellings rated EPC band F or G are fuel poor
  • 38% of households living in dwellings rated EPC band F or G are extremely fuel poor
  • Remote rural areas have the highest rates of fuel poverty and extreme fuel poverty:
    • 43% of remote rural households are fuel poor
    • 33% of remote rural households are extremely fuel poor

Appendix D: Theory of change – figures

The following pages includes the key theory of change charts. These are fully explained in the appropriate sections of the main report.

Figure 8: Expected impacts of proposed policies in Heat in Buildings Bill consultation on housing market, S1-A scenario
Colour code: light blue – owner-occupier type; dark blue – actions available; turquoise – market impact; grey – mechanism driver

A diagram of a flowchart

Description automatically generated
Figure 9: Expected impacts of proposed policies in the consultation on a Heat in Buildings Bill on rental market, core scenario
Colour code: dark blue – actions available; turquoise – market impact; grey – mechanism driver

A diagram of a system

Description automatically generated with medium confidence
Figure 10: Expected impact of a longer grace period on housing market, S1-B scenario
Colour code: dark blue – actions available; turquoise – market impact; grey – mechanism driver

 

A diagram of a graph

Description automatically generated with medium confidence
Figure 11: Expected interactions between the sales and rental market under the proposed policies in Heat in Buildings Bill consultation, S1-A scenario

Figure 12: Expected impact of a longer grace period in rental market, S1-B scenario
Colour code: dark blue – actions available; turquoise – market impact; grey – mechanism driver
Figure 13: Expected impacts of proposed policies in S2 scenario on housing market
Figure 14: Expected impacts of first-time buyer exemption on housing and rental market, compared to S1
Colour code: turquoise – market impact

 

How to cite this publication:

Benyak, B; Heilmann, I; Dicks, J and Dellaccio, O (2024) Housing market impacts from heating and energy efficiency regulations in Scotland, ClimateXChange. http://dx.doi.org/10.7488/era/4863

© The University of Edinburgh, 2025
Prepared by Cambridge Econometrics on behalf of ClimateXChange, The University of Edinburgh. All rights reserved.

While every effort is made to ensure the information in this report is accurate as at the date of the report, no legal responsibility is accepted for any errors, omissions or misleading statements. The views expressed represent those of the author(s), and do not necessarily represent those of the host institutions or funders.

This work was supported by the Rural and Environment Science and Analytical Services Division of the Scottish Government (CoE – CXC).

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  1. The scope of this report is to provide evidence on the impact of heating and energy efficiency regulations on the residential housing market, while excluding considerations of the non-residential sector.

  2. Grey literature refers to non-academic publications and documents, usually published by various types of organisations, such as agencies, government bodies or experts. Examples include reports, studies, technical papers or conference proceedings (e.g. slides).

  3. The New Build Heat Standard (NBHS) is currently being reviewed, as announced by the Scottish Government on 28 May 2024.

  4. The Scottish Government consulted on a grace period of 2-5 years for installation of clean heat systems following the purchase of a property. For the purpose of this study, we have assumed a grace period of 2 years, in all scenarios except for S1-B which assumes 5 years.

  5. The Scottish Government did not specify a grace period for the proposed heat network trigger point in the consultation on a Heat in Buildings Bill, but for the purpose of this study, this scenario assumes a grace period of three years.

  6. Based on the consultation on proposals for a Heat in Buildings Bill, owner-occupied homes are not required to carry out energy efficiency improvements if they have clean heating systems installed (as they have no direct emissions). This can potentially create a loophole where owner-occupiers can avoid making energy efficiency improvements.

  7. The paper defines green properties as energy-efficient properties with low environmental impact.

  8. Hence, while people living in clean heating system homes are more likely to sell them at a competitive price, they would face more competition when searching for another clean heating system home.

  9. A few homeowners may install a clean heating system before they sell their property in order to increase its value. However, based on the stakeholder interviews, this effect is expected to be marginal.

  10. It is important to note that people are unlikely to move just to avoid carrying out energy efficiency retrofits as the financial (e.g., stamp duty, solicitors fee) and non-financial (e.g., the burden of moving or the emotional cost of leaving a familiar environment) costs can be high. However, those considering a move may advance their plans due to the backstop dates. It is also likely that most owner-occupiers will choose to stay and bear the costs of retrofitting, especially if the financial and non-financial costs of moving outweigh the costs of retrofitting.

  11. This also means that there are two opposing impacts (i.e., a driver increasing and a driver decreasing the market activity), but the slowdown due to the purchase trigger point is expected to be stronger.

  12. Based on the 2022 edition of the Scottish House Condition Survey (Scottish Government, 2024d), tenements and other flats had an average energy efficiency rating by 3-7 percentage points higher (on a scale of 100) and 67-68% of them were in EPC bands A-C, compared to 40-48% for other archetypes (detached, semi-detached, and terraced houses).

  13. As shown earlier, the proposed regulation could discourage people from moving out of energy-efficient properties with clean heating systems, resulting in a lower number of these types of properties being put up for sale. However, as the share of energy-efficient properties with clean heating systems in the residential building stock is expected to increase (also due to the policies), the supply of these homes is still expected to increase.

  14. If owner-occupiers install a clean heating system (e.g., due to the purchase trigger point), they are not required to meet the minimum energy efficiency standards. Therefore, the purchase trigger point can reduce the installation rate of energy efficiency retrofits. However, it is not expected that a large number of owner-occupiers will choose to install only a clean heating system without energy efficiency retrofits.

  15. A recent CCC study (2021) found that the low carbon heat network technology has the lowest average investment cost per home across the clean heating system options in the UK, both in 2020 and in 2035. Therefore, it is likely that most homeowners will choose this option if available. If the purchasers are aware of this cost difference, the price discount on these polluting heating system properties may be lower compared to properties which are not located in a heat network zone (as the upfront cost of installing a clean heating system is lower).

  16. This may be in addition to the mortgage they would have taken out anyway for a new home, or a green mortgage customised for green retrofitting. Some stakeholders mentioned that they already offer products for green retrofitting.

  17. However, landlords might face other non-financial costs, such as time spent finding workers to carry out the retrofitting work.

  18. Some types of retrofitting works do not cause major disruption to the lives of tenants, e.g., changing light bulbs, glazing windows.

  19. These interventions included the increase of eviction time (removed from April 2024) and a 3% temporary rent cap which is replaced by a new rent adjudication mechanism from April 2024 (Scottish Government, 2024c).

  20. For example, based on a Rightmove report (2023), 61% of landlords in Great Britain would not buy a rental property below an EPC rating of C, which is a significant increase from 47% in 2022.

  21. Potential new landlords may have to consider several other factors when deciding whether to enter the rental market. These may include financial (in particular, second home tax) and non-financial considerations (for example, potential issues with new tenants).

  22. Stakeholders emphasised that the purchase trigger point is expected to slow down the market in general. However, a shorter grace period can have a higher negative impact.

  23. Moreover, individuals who would typically move after a period slightly longer than the grace period (e.g., in 6 years) may advance their relocation plans (e.g., to 5 years) due to the purchase trigger point, thereby further stimulating the housing market.

  24. If the heat network zone trigger point has a longer, 5-year notice period, purchasers in areas where connection to the heat network is possible but not yet carried out, are more likely to postpone the decision whether they want to connect to the heat network or to install an alternative type of clean heating system as perceiving it as a future problem. Similar to a longer grace period after a purchase of property, this can lead to a delayed planning and to a poorer understanding of costs and benefits of alternatives.

  25. Landlords need to consider that tenants might need to be relocated elsewhere for the period of time when a new heating system is installed, particularly in colder periods.

  26. First-time buyers are not assumed to be exempted from the Heat Network Zone trigger point for the purpose of this scenario.

  27. Gas heating is not widely used in Finland.

  28. In the case of some specific properties, such as Georgian and Victorian houses, stakeholders agree that despite their low energy efficiency, there is a price premium for them due to their historic charm and aesthetic value. This could lead to a price premium for inefficient homes in some sub-groups of properties.

  29. We do not consider those properties which will be exempt from the policy.

  30. While all properties are required to meet a minimum energy efficiency standard, some variations in the extent of energy efficiency could remain. This may still lead to some price premium for more energy-efficient homes (e.g., an EPC rating of A compared to C).

  31. Also, grey literature sources usually rely on the qualitative assessment of market participants (e.g. agents), while academic sources are based on quantitative methods.

  32. A more precise sample period is not mentioned in the study.

  33. The impact is only significant in the case of B and E rated properties, but insignificant for C and D. The authors explain it with statistical bias (e.g., missing variables, such as the number of listed properties or tenant mobility), and with individual over- and under-pricing.

  34. The study assessed price impacts around the time of the 2008 financial crisis (i.e. between 2008 and 2012).

  35. Local, as housing supply is strongly linked to settlements – a housing shortage in one city does not necessarily mean a shortage in another one.

  36. The study compares the price premium of different archetypes to detached houses and reports significantly higher rental price for higher EPC ratings on a scale of 0-100.

  37. Policies that facilitate green mortgage products include the Energy Efficient Mortgage Label. This was developed by the Energy Efficient Mortgages Initiative to drive the upgrade of the housing energy efficiency profile of lending institution portfolios and to act as a global benchmark for energy efficient mortgages (EEML, 2024).

  38. Defined by the Scottish Fuel Poverty Act 2019: “A household is in fuel poverty if the fuel costs necessary for the home in which members of the household live to meet reasonable fuel needs and requisite temperatures are more than 10% of the household’s adjusted net income, and if after deducting such fuel costs, benefits received for a care need or disability (if any) and the household’s childcare costs (if any), the household’s remaining adjusted net income is insufficient to maintain an acceptable standard of living for members of the household.

  39. Defined as costs of reasonable fuel needs (e.g. adequate heating; detailed definition at paragraph 4 and 3 of the Fuel Poverty Act 2019) exceeding 20% of the household’s adjusted net income.


Event date: 10 December 2024

DOI: http://dx.doi.org/10.7488/era/5651

Key points

  • The forum brought together experts from academia, policymakers and a range of stakeholders to discuss the design of the electricity market and its role in enabling a least cost and equitable transition to a net zero power sector in Scotland.
  • Participants discussed locational pricing in wholesale electricity markets. A proposal to split the integrated GB market into separate pricing zones has been put forward by the UK Government in its recent Review of Electricity Market Arrangements (REMA).
  • The measure is designed to improve the operational efficiency of the electricity system and to reduce the costs to consumers of curtailing renewables.
  • A fundamental change to the current market design and the introduction of locational pricing would likely have large impact on Scottish consumers and investors.
  • The forum discussed key opportunities and challenges of electricity market reform for Scotland, drawing on the best available evidence and international expertise.
  • There were over 40 participants from across a range of stakeholder groups, including consumer bodies, the energy industry, the Scottish and UK Governments, the National Energy System Operator (NESO) and representatives from Highlands and Islands communities.

Executive summary

The main topic addressed at the ‘Scottish forum on future electricity markets’ in December 2024 was locational pricing in wholesale electricity markets. This is a particularly complex and contentious area that forms a key part of the UK Government’s ongoing Review of Electricity Market Arrangements (REMA) programme.

Locational pricing would involve separation of the GB power market into multiple pricing zones, which are defined around the most significant constraints on the transmission grid. This would contrast with the current national pricing model where the revenues electricity generators earn from selling into the wholesale power market do not reflect their impact on the transmission system.

The argument for locational pricing is that it would reduce constraints on the network and therefore also reduce payments to generators to adjust their output due to network congestion, thus benefiting consumers. Incorporating scarce transmission network capacity into the wholesale electricity price would also improve overall system efficiency as market participants would be incentivised to locate assets and operate them more in line with the physical realities of the power system.

A fundamental change to the current market design and the introduction of locational pricing would likely have a significant impact on Scottish consumers and investors. The high level of renewables located in Scotland relative to its electricity demand means that locational pricing could see Scottish consumers benefit from significantly lower bills. This could help accelerate the electrification of heating and transport. Meanwhile, the availability of cheap, reliable and clean power could attract substantial inward investment by energy intensive industries and data centre operators.

However, fundamental market reform brings risks. If these cannot be managed by investors, the cost of financing large scale wind projects will increase, putting in jeopardy a key pillar of Scotland’s energy and economic strategy. On this basis, some argue instead for a ‘reformed national market’, which would involve NESO – the National Energy System Operator – making substantial improvements to its current approach to balancing and redispatch.

Scottish and UK Government representatives opened the forum by setting out policy priorities and the latest developments in the REMA programme. Participants then heard from Scottish and invited international experts who outlined the operation of locational pricing in European and US markets. The forum discussed what lessons have been learned, what relevance these market designs may have for the specific Scotland/GB context and the challenges faced in meeting net zero.

In the final part of the day participants were divided into thematic discussion groups, which addressed different questions and challenges relating to the implementation of electricity market reforms from a Scottish perspective. During the discussions, participants identified several key questions and issues pertaining to the Scottish Government’s net zero, just transition and economic strategy, which need to be addressed:

  • Aligning market reform and the clean power mission: Stakeholders expressed concern that the multiple and highly complex reform processes ongoing at the UK level may not be complementary and could conflict with one another, thus exacerbating investment risk and putting Scotland’s net zero target in jeopardy.
  • Impacts on the cost of capital: The modelled socio-economic benefits of locational pricing are highly sensitive to changes in the cost of capital. The evidence base on the extent to which locational pricing could increase the cost of financing large renewables projects in Scotland and for how long this premium may endure is not sufficient.
  • The relationship between locational pricing and industrial policy: There are conflicting claims in the debate about the extent to which lower wholesale electricity prices influence investment decisions in electricity intensive industry. For some, this could be a key advantage of locational pricing, whereas others argue that power prices are only one, relatively minor, factor in industrial siting decisions. The economic impacts of different electricity pricing scenarios should be analysed and modelled to inform the Scottish Government’s industrial and foreign direct investment policy.
  • Delivering large transmission projects: The benefits of locational pricing diminish as more capacity is added to the transmission system, in a way which alleviates constraints. More work could be done examining recent experiences of delivering large transmission projects on time and budget, exploring key challenges such as supply chain coordination, public acceptability and optimism bias.
  • Updating the counterfactual: The next phase of REMA and the decision about a zonal or reformed national market will require an updated counterfactual to locational pricing. There is a need to investigate how a package of reforms to the current market, including transmission network charging reforms and better management of interconnector flows, can be delivered and implemented.
  • Understanding zonal markets: Zonal markets have been in operation across the EU/EEA, in the US and Australia for more than three decades. More and better evidence could be gathered on these international experiences, particularly recent cases of creating zonal markets and the legacy/transitional arrangements introduced.
  • Open access and transparent modelling: Much of the electricity market modelling expertise is within economic consultancies, only accessible by governments and large energy companies. The need for open access and more transparent modelling tools was cited in the discussions, along with the need to build electricity market modelling capabilities within Scotland.
  • Socio-economic welfare impacts: Socio-economic welfare impacts of different market design options need to be studied from a Scottish perspective, requiring a detailed analysis of impacts on consumer groups and regions.
  • Ongoing dialogue: Finally, REMA should not be seen as a one-off reform. Regardless of the preferred option – zonal pricing or a reformed national market – there will need to be an ongoing dialogue between the Scottish Government, the UK Government and the wider stakeholder community regarding implementation and future reforms as the electricity system evolves over the coming decades.

Abbreviations

BETTA

British Electricity Trading and Transmission Arrangements

CfD

Contracts for Difference

DESNZ

Department for Energy Security and Net Zero

EEA

European Economic Area

EV

Electric Vehicle

FERC

Federal Energy Regulatory Commission

GB

Great Britain

NESO

National Energy System Operator

PJM

Pennsylvania-New Jersey-Maryland Interconnection

REMA

Review of Electricity Market Arrangements

SG

Scottish Government

TCA

Trade and Cooperation Agreement

TNUoS

Transmission Network Use of System

TSO

Transmission System Operator

Background

This report was written by University of Edinburgh academics and is based on discussions at the forum along with their own background research. The forum was held under the Chatham House Rule.

Scotland and the British electricity market

Although electricity markets policy is a reserved policy area, under direct control of the UK Government, Scotland is at the heart of the clean power transition as it has an abundant wind resource and a significant energy industrial base.

Since 2005 Scotland has been part of an integrated power market known as the British Electricity Trading and Transmission Arrangements (BETTA). BETTA, in essence, is a set of technical rules and codes governing the relationship between the physical transmission grid and commercial transactions in the wholesale power market. Its function is to ensure that the operation of the market through which power is transacted respects the physical limitations of the grid and that the electricity system remains in continual balance.

Participation in BETTA has largely been beneficial for Scottish electricity generators and consumers. It has created an effective route to market for the growing renewables industry in Scotland, while the diversity provided by a wider market has improved competition and trading liquidity, thus providing a benefit for Scottish consumers. It’s a generally accepted principle that larger and more diversified markets improve the efficiency of electricity systems and help deliver security of supply.

BETTA is a decentralised market, meaning that buyers and sellers of power are free to enter commercial transactions, as would be the case in any commodity market. Across timeframes, from years ahead to just before physical delivery, market participants can adjust their positions as more information about supply and demand is revealed. Trading can take place via bilateral contracts, brokerages and auctions organised by power exchanges. Across these markets, contract durations can range from short increments of 30 minutes to an entire year.

A decentralised power market based on ‘self-dispatch’ is not unique to Britain and is the standard model across the EU. The philosophy underpinning these markets is that to as great an extend as possible, risks are manged through the operation of the free market and the role of central coordination is minimised.

Even in such a model however there is still a requirement for a central system operator who takes actions to ensure that generation output and demand across the integrated market stays in balance. In Britain, the National Energy System Operator (NESO), a public body, has recently taken over this role from the National Grid Group. NESO’s primary means of ensuring an alignment of market trading and the physical constraints of the system is the balancing mechanism. This is a centrally coordinated real-time market operating close to delivery for each half hourly trading period through which bids and offers to adjust generation and demand are accepted.

Market participants wishing to participate in the balancing mechanism – the Balancing Market Units – are required to notify NESO of their contractual positions in advance and any deviations between their physical and contractual positions are subsequently charged at energy imbalance prices. These prices relate to the costs incurred by NESO in adjusting generation and demand in the balancing mechanism and, depending on the tightness of the market, they can provide strong incentives on market participants to operate in line with the needs of the system.

However, while imbalance pricing provides an incentive on generators to operate in line with system needs, it is not a cost recovery mechanism. Under the current ‘connect and manage’ transmission regime, generators on the system receive financially firm access rights, and thus need to be compensated for any lost revenue resulting from NESO’s balancing actions. As a result, the costs of NESO’s redispatch through its balancing actions need to be recovered through network tariffs; they are effectively socialised across all electricity consumers.

The costs of the balancing market have increased substantially in recent years, as has the volume of traded energy in the balancing mechanism. NESO estimates that redispatch costs could be c.£3bn annually by the end of this decade and stress that operating the system under the current market arrangements is proving increasingly difficult.

The case for change

In recent years, several factors have coalesced to create momentum behind reforming Britain’s electricity market. The Scottish and the UK Government have committed to reach net zero by mid-century, requiring significant new investments in low carbon generation, networks and storage capacity. Meanwhile, the 2021-2023 energy crisis exposed an over-reliance on volatile gas markets which have a direct impact on electricity prices. The current electricity market design was introduced in the early 2000s when these challenges were not as acute and there is now a consensus that fundamental reform is required. A key case for changing the current market arrangement is that the role of the balancing mechanism has had to expand greatly in recent years.

When the balancing mechanism was first introduced in the early 2000s, it was intended to play relatively a minor residual balancing role, focusing on the general supply-demand balance across the GB market. However, the technological composition of the electricity system has changed, with a rapid increase in renewables and interconnector capacity. This requires the system operator to address locational constraints (locational balancing) in instances when power flows exceed the physical capacity of parts of the transmission network.

Given the rapid penetration of wind power in Scotland, much of the congestion problem has been concentrated at the Scottish-English border.[1] The geographic concentration of renewables, combined with the historic underdevelopment of the transmission network, often results in wind plants in Scotland being paid to turn down at times when there are constraints on the system.[2] At the same time, generators south of the border are paid to increase their output to compensate for the lost wind power. This has obvious negative cost impacts on consumers, but also damaging environmental impacts as generation capacity in the south is more carbon intensive due to the concentration of gas-fired generation in England. Previous work (Barnes & Brauer F, 2024) showed that the high level of renewables located in Scotland relative to its electricity demand means that locational pricing could see Scottish consumers benefit from significantly lower bills.

Central to this debate is whether NESO continues to take responsibility for managing congestion through the balancing mechanism and passes the costs of this redispatch onto consumers. If locational pricing is introduced, these system costs would be incorporated into the wholesale electricity price and market players would be incentivised to operate their assets in line with the physical realities of the system.[3]

Within these two broad options there is much to discuss and evidence before a final decision can be made. The key question rests on whether the benefits of lower redispatch costs and increased transparency about network congestion delivered through locational pricing outweighs the potential costs of fundamental market reform. A transition to locational pricing would introduce new risks and potentially lead to an increase in the cost of financing the net zero transition.

REMA – The next phase

The UK Government published a first consultation on the Review of Electricity Market Arrangements in October 2022. This set out a wide range of options, including a switch to a qualitatively different market model based on centralised dispatch and nodal pricing. A second consultation in March 2024 narrowed down the options to two – zonal pricing and reformed national pricing:

  • Zonal pricing: This would involve the separation of the GB power market into multiple pricing areas which are defined around the most significant transmission constraints. Zonal pricing would contrast with the current national market model where generator revenues from the wholesale market do not reflect their impact on the transmission system. On average, the north of England and Scotland would see lower wholesale prices relative to other regions.
  • Reformed National Market: This option would involve NESO making substantial improvements to its current approach to balancing and redispatch. Key elements of a reformed national market would include managing interconnector flows more efficiently and transparently, improving dispatch software and processes such that battery storage participates more effectively in balancing, and taking actions outside the balancing mechanism to manage constraints.

The Labour Government has committed to achieving ‘clean power’ by 2030, requiring an accelerated delivery of low carbon investments, most significantly in wind, solar and large transmission projects. While electricity market reform is a longer-term programme, and fundamental changes to the market would not be implemented until the end of the decade at the earliest, the interactions between these two policy processes – REMA and Clean Power 2030 – will be an important factor in the UK Government’s final decision which is due in mid-2025. Key considerations will be the impacts of different reform options on investor confidence and how the economic benefits of lower electricity prices arising from less gas-fired generation can be exploited.

Discussion 1: Zonal or national pricing?

The forum involved an in-depth discussion of the two main options for electricity market reform – zonal and reformed national pricing. In evaluating these options, the importance of understanding trade-offs between investor and consumer interests was stressed by many of the participants. Also, there was a widely held view that decisions around wholesale power market design – whether zonal or national – cannot be considered in isolation. Interactions between the wholesale market, existing and future contracts for difference and transmission charging, along with a range of other market design parameters, need to be considered as part of an overall reform package.

Zonal market design options discussed at the forum included the degree to which different consumer groups would be shielded from locational prices variations, the methodology for setting and revising zonal boundaries, and the design of trading and dispatch arrangements. Although a reformed national market may be less disruptive, it was stressed that there would still be substantial changes required to NESO’s processes and software systems to improve its approach to redispatch and operation of the balancing mechanism, along with the potential expansion of constraint management measures and improved management of interconnector flows. Across both options there will need to be further consideration of transmission access and pricing rules, particularly transmission network (TNUoS) charging.

Unpacking zonal pricing

Participants heard from international experts on the design of locational markets in Norway, Germany and the US. Professor Mette Bjørndal of the Norwegian School of Economics outlined the operation of the Nord Pool zonal power market which has been in place since the mid-1990s. It was outlined that zonal pricing has a long history. However, it’s a complex market arrangement, requiring continual monitoring and updating. For example, the procedure through which cross-zonal capacity is allocated by transmission system operators has recently been updated with the introduction of a ‘flow-based’ methodology. While this improves the overall efficiency of the system as the use network capacity is optimised, its introduction has been difficult and characterised coordination challenges between the participating TSOs and market operators.

A particular issue in the Nordic context is the definition and revision of zonal boundaries. There is a trade-off between liquidity and efficiency in this respect. Dividing the market into many small zones may be efficient from a technical point of view as the resulting zonal prices are more reflective of transmission constraints, thus reducing the need for redispatch. However, this fragmentation can negatively impact market liquidity, resulting in a lack of opportunities for generators and suppliers to hedge against volatile spot prices.

Another issue recently experienced in the Nordic region was the impact of price shocks and the exposure of retail consumers to increasingly volatile prices, particularly during the 2021-2023 energy crisis. A feature of the Norwegian electricity market is the high proportion of domestic consumers on spot market-linked retail contracts. While this has encouraged flexibility and played a role in Norway’s successful roll out of EVs, it does expose consumers to price shocks. During the energy crisis, politicians in Norway came under strong pressure to reduce electricity exports and to halt the development of new interconnectors. Politicisation of the market was exacerbated by increasing divergence in prices across the various zones, with those in the southern regions more exposed to gas price volatility. This cross-zonal divergence then put Nord Pool’s risk management systems under stress. There is an ongoing discussion in the Nordic context about the need to improve risk management and hedging opportunities such that consumers can be offered long-term contracts which can – at least partially – insulate them from extreme price volatility.

The forum also heard from Professor Karsten Neuhoff, head of the Climate Policy Department at the German Institute for Economic Research. Professor Neuhoff outlined the German picture with respect to locational pricing. Within Germany there has been a similar debate about how to address congestion arising from power flows between northern Germany, where the wind resource is abundant, and demand centres in the south. Germany, like Britain, has become over-reliant on expensive redispatch measures. Professor Neuhoff was sceptical about the extent to which proposed zonal configurations, for example dividing Germany into two or three bidding zones, would fundamentally address the problem. He argued instead for a local pricing approach, more akin to the US model of nodal pricing. A feature of his proposal is the high level of importance attached to consumer engagement with their respective local marketplaces to maximise flexibility potential. Such a model, he argued, could be introduced across the EU on a gradual basis, following successful trials and pilots.

Scepticism about zonal pricing was also expressed by Dr Richard O’Neill, former Chief Economic Advisor at the US Federal Energy Regulatory Commission (FERC). Dr O’Neill outlined that prior to the introduction of nodal pricing the Pennsylvania-New Jersey-Maryland (PJM) and California market regions had introduced zonal markets, but it was found that this led to market power problems and inefficiencies as transmission scarcity within each zone was not accounted for in the model. Many US jurisdictions have now adopted a standard market model based on centralised dispatch and more refined nodal pricing, a market design which was initially considered as part of REMA but since ruled out.

Dr O’Neill stressed that, despite the demonstrated benefits of the US model, the question of long-term investment signals has recently come to the fore. While locational markets have a track record of delivering significant operational efficiencies, Dr O’Neill argued that further revisions to pricing methodologies are required to ensure that the full value of investments in new generation capacity can be captured by investors. It was also stressed that long-term transmission planning has been neglected in the US, requiring FERC to step in and require states to standardise their approaches to transmission planning and cost allocation.

Based on the contributions of the international speakers at the forum, we can see that there are different variations on locational market designs. The Nordic approach of small zones and spot-price linked retail contracts seemed to work well until the energy crisis, which exposed consumers to extreme price volatility and resulted in pressure being put on politicians to intervene. The experience has raised questions about the need for new measures to support liquidity and expand hedging opportunities as a means of reducing exposure to short-term price swings. This will be an issue in a British zonal market given the continued reliance on gas-fired generation and the likely high levels of price volatility as weather-dependent renewables form the backbone of the electricity system.

Larger price zones, along the lines of the German and continental European model, would deliver higher levels of market liquidity, but the trade-off would be a continued reliance on expensive redispatch measures. There is a view amongst some EU electricity market analysis that, given the limitations of centralised redispatch, in the long-term zonal pricing will prove inadequate for accessing the flexibility opportunities emerging at the demand-side of electricity systems, particularly in relation to heat and transport loads. As the system becomes more decentralised, with the electrification of heating and transport, many of the assets capable of providing flexibility to the system will not be participating in the balancing mechanism. Redispatch can only go so far and generally is only applicable to large assets and aggregated loads. However, as decentralised generation, storage, EVs and heat pumps become more common, the potential to tap into this decentralised flexibility may be substantial and may only be achieved through locational pricing.

The forum also discussed the complexity of zonal markets. They are evolving constructs that need periodic adjustments to address issues such as zonal boundary definition, capacity allocation between zones, how to manage inter-zonal price variability and the design of financial markets for risk hedging. If a zonal market was to be introduced in Britain, there would need to be robust procedures and supporting institutions to ensure that the market could evolve in line with the changing dynamics of the electricity system. While much of the REMA debate has been centred around the modelled benefits of zonal pricing, there needs to be a much more sophisticated and evidence-based discussion of the practicalities of implementing a zonal pricing model in the British market context. There are lessons to be learned from the Nord Pool and EU markets. Lessons can also be learned from the negative experience of zonal pricing in California and PJM. Mistakes were made; for example poor design of auction software, capacity markets not functioning well, and federal-state regulation that was unclear and problematic.

Finally, a common challenge across all locational markets is incentives for long-term capital investment and coordinated transmission planning. These market models were designed in the 1990s and 2000s when the main priority was operational efficiency. However, delivering net zero is in large part a capital investment challenge. Accompanying reforms to the contracts for difference (CfD) scheme and integrated network planning will be required to ensure that the consumer and efficiency benefits from locational pricing do not come at the expense of achieving net zero. Britain should not make the same mistakes as the US regarding the expansion of the transmission grid and putting too much faith in short-term markets to deliver a wide range of energy system needs.

Reformed national pricing: Updating the counterfactual

Dr Simon Gill of the Energy Landscape presented his work on proposals to reform the existing national market as an alternative to zonal pricing. The early modelling studies underpinning Ofgem’s and DESNZ’s analysis of the benefits of locational pricing were based on a comparison with the status quo – essentially the BETTA model that has been in operation for almost 20 years. However, proponents of a ‘reformed national market’ argue that there is scope to significantly improve aspects of the current market design. As part of the next phase of REMA, modelling studies need to compare locational pricing against a realistic model of the national market. This would include incremental reforms such as improvements to NESO’s current approach to redispatch, the design of the balancing mechanism, how interconnector flows are managed and revising the methodology underpinning the TNUoS regime.

During the forum discussions the topic of interconnector redispatch was raised by several participants. Under the current national pricing model, it can be the case that interconnectors exacerbate congestion within the GB system. An example cited is flows on the system from the Norwegian interconnector – the North Sea Link. Flows based on wholesale price differentials will often see exports from the low-price Norwegian hydropower system to Britain, but as the link comes into the north of England, at times of high wind this interconnector can exacerbate locational constraints within GB. If zonal pricing was in place, price differentials between Norway and Britain would be more reflective of scarce capacity on the grid, likely resulting in more exports to Norway during high wind periods and reduced north-south flows within GB.

Under the current market arrangements interconnectors do not participate in the balancing mechanism. To alter flows NESO must either hold separate intraday auctions or enter direct agreements with neighbouring system operators during the balancing timeframe. These interventions can be costly and there is a lack of transparency on the extent and cost of these short-term trades. The practicalities of changing interconnector flows have been made more difficult by the fact that Britain no longer participates in the EU single market for electricity and has thus far failed to implement a long-term trading arrangement which was agreed under the Trading and Cooperation Agreement (TCA). An important question is whether, given the high transaction costs involved in redispatching interconnectors, flows can be altered sufficiently in the absence of the clear signal that would be provided by locational pricing.

The UK Government has recently concluded (Department for Energy Security and Net Zero, 2004) that there is limited scope to improve how interconnector flows are managed as unilateral action by NESO would conflict with the UK’s agreements regarding electricity trading with the EU and Norway. This is problematic for proponents of a reformed national market as modelling has shown that improved management of flows across the interconnectors could significantly diminish the benefits of a transition to zonal pricing. A failure to improve this aspect of the national market would see a continued reliance on expensive redispatch measures, at least until the UK can implement a more efficient trading regime with the EU and Norway.

A reform of the current TNUoS regime was also identified as a key component of a reformed national market. Under the existing market arrangement, investors are exposed to TNUoS charges on a locational basis; they are thus a key driver of siting decisions for generators and other large assets. However, several participants outlined that TNUoS charges are increasingly volatile and unreliable, and unrepresentative of the future electricity network configuration. While under a zonal market, TNUoS will still be required to recover the capital costs of network reinforcement, these charges would play a less significant role in locational investment decisions. Under a reformed national market they would remain a key driver of siting decisions; there would therefore be a need to redesign the methodology by which TNUoS charges are calculated. Ofgem recently advised that a cap and floor be introduced as the difficulty of estimating the long-term trend of TNUoS charges has become a barrier to investment (Ofgem, 2024).

Alongside reforms to TNUoS, developments in long-term transmission planning were cited by proponents as a key argument in favour of a reformed national market. Scenarios which see a significant expansion of capacity on the transmission system, particularly between Scotland and England, have been shown to reduce the benefits of zonal pricing (LCP Delta, 2024). A key question which needs to be addressed in this argument is the extent to which NESO’s ambitious network plans – the Holistic Network Design subsequent updates – can be delivered. Large scale transmission projects are challenging to deliver, with multiple regulatory, planning, financial and supply chain constraints. If ambition does not match reality, the case for a reformed national market would diminish. Several participants cited the need for a better understanding of the realistic timeframes for reinforcing the transmission system as this forms a key part of the argument for a reformed national market.

Participants also pointed out that improved dispatching of assets in the balancing mechanism would enhance the current national market. Although this is based on the logic that the least cost mix of bids (to turn down) and offers (to turn up) are selected by NESO, there are often cases when certain technologies are not selected, or ‘skipped’. This is a particular issue for battery storage, a technology which will play a crucial role in optimising a largely renewables-based system. It was outlined at the forum that improving storage and skip rates has been a priority for NESO and this will require updated dispatch software and processes.

Discussion 2: Key challenges and opportunities for Scotland

Forum participants formed smaller discussion groups to identify opportunities and challenges from a Scottish perspective. The context for this discussion was the high-level principles for market reform, as previously set out by the Scottish Government in its response to the second REMA consultation: “Achieving a transition to net zero and ensuring a fair and just transition.”

Investor certainty

A theme which emerged from the group discussions was the need for investor certainty for achieving these aims. A key question which emerged was the extent to which locational pricing would significantly increase the cost of financing the net zero transition, a cost which would ultimately be borne by electricity consumers and wider society. Modelling results show that the benefits of locational pricing are highly sensitive to changes in the cost of capital (Ofgem, 2023), (LCP Delta & Grant Thornton, 2023). One argument is that transferring locational risk to generators – away from consumers – will increase uncertainty and make it more difficult to convince investors to deploy capital in Scotland. While applying to all technologies, this is a particular issue for offshore wind in Scotland which is highly capital intensive and reliant on a broad, international investor base. An issue with the current modelling is that there is a wide range in estimates of possible cost of capital increases resulting from an introduction of locational pricing.

The evidence base on investors is limited, with little work investigating the views of the international investment community. Zonal pricing may not be a concern for some investors who are significantly diversified across geographies and technologies. As one respondent outlined, we are currently treating investors as a black box. International investors who supply most of the capital into UK infrastructure is a diverse actor group, with different considerations, levels of willingness to accept risk, and different capabilities for risk management and diversification. The key concern for these actors may not be the fact of zonal pricing, rather how it’s introduced – over what timeframe, with what legacy and transition arrangements in place and with what potential for risks to be diversified through trading and hedging mechanisms?

An issue raised in this discussion was that the current system is overly complex from an investor point of view and suffers from a lack of transparency. Investors need to operate across multiple markets, imposing high transaction costs, leading to a loss of efficiency and a potential misallocation of capital. Therefore, whether the preferred option is zonal or reformed national pricing, an overall simplification of the system from an investor point of view should be a priority.

Managing the transition

Participants pointed out that a key challenge for the UK Government is to manage its clean power mission and REMA project in a complementary way. With multiple overlapping and interdependent reforms taking place (TNuoS, CfD and capacity market reform, planning and connection reform, constraints collaboration, the development of spatial and centralised network plans), it’s crucial that investors do not get conflicting messages and that the timeframes for these reforms are aligned with the overall objective of accelerating investment.

A particular concern raised was the interaction between the upcoming Allocation Round (AR) 7 and the expected REMA white paper. The UK Government has since clarified that all CfDs awarded in the AR 7 auction will be on the same terms as existing agreements and that any substantial changes to CfD design would not take effect until subsequent rounds. It has also been announced that financially firm access rights will remain in place, that self-dispatch would continue under a zonal or reformed national market, and that CfD generators’ reference price will be their zonal price, continuing to shield them from price risk. This will likely reduce the incentive under locational pricing but it will likely see more offshore wind located in Scotland under zonal pricing as siting decisions would be based on achieving the highest load factors. However, depending on the design of the future CfDs, risk related to the output of plant which can be sold – or volume risk – will remain, and it will likely be exacerbated under either option as the number of negative pricing hours increases. Addressing this volume risk will be a crucial component of the overall REMA package.

Communicating and capturing the benefits of electricity market reform

While there are challenges associated with investment certainty, locational pricing could position Scotland as a low-cost hub for clean electricity. The benefits of locational pricing in terms of lower electricity prices can be modelled, but for Scottish society to fully benefit, industry and consumers would need to make the right decisions about investments and electricity consumption.

Participants discussed what communication may be needed before, during and after a rollout of zonal pricing. Important questions identified were: What information may be needed for the different types of stakeholders? How can the specific needs of regions and communities across Scotland, particularly vulnerable consumers in cities and rural areas, be addressed?

It was stressed that if consumers aren’t on side – and they haven’t been considered at the outset – there is potential for bad press which undermines the market reform project. It was highlighted that lessons can be learned from other significant reforms, e.g. the mistakes made in the smart meter rollout which suffered from poor communication and coordination across industry.

Several forum participants stressed the need to understand how demand can help optimise the system and where it can help to most efficiently utilise renewables. Zonal prices, if passed through to all consumers, could have a significant impact on investment decisions in heating, transport and industrial energy systems. If that demand is to become a driver for the future energy system and deliver on flexibility potential, the need to build capabilities for this and open consumer access to innovative products and services should be prioritised. This should align with future reforms of the retail market associated with the introduction of market-wide half-hourly settlement.

The potential economic benefits of this in terms of lower bills and economic competitiveness ought to be fore-fronted. The Norwegian case was cited in this context. Here people closely watch the power price and change their behaviour as a result. This is a culture of engaging with and understanding the electricity system and the dynamics of the market.

At a broader level, it was discussed how transitioning away from fossil fuels will change the macroeconomic picture for Scotland. All parts of government need to understand the electricity market in terms of their connections into it. The combination of low carbon power, efficient market design, certainty and reliability should be fore-fronted by the Scottish Government in its wider macroeconomic and FDI strategy. If this was prioritised, it was felt that Scotland could gain a competitive advantage.

Improving the evidence base

A key challenge identified for Scottish stakeholders at the forum was understanding the evidence base for market reform and accessing analytical tools to evaluate the impacts of REMA on Scottish consumer groups, industry, and regions. Regardless of which reform option is taken, the electricity market is becoming more complex and it’s crucial that Scottish stakeholders – both public and private – can evaluate these changes and develop appropriate strategies. During the discussions, several specific aspects of the locational pricing debate were highlighted as requiring more evidence:

Aligning market reform and the clean power mission: Stakeholders expressed concern that the multiple and highly complex reform processes ongoing at the UK level may not be complementary and could conflict with one another, thus exacerbating investment risk and putting Scotland’s net zero target in jeopardy. There is a need for a high-level risk assessment framework for market reform, looking across the entire landscape of electricity and net zero policy. It was suggested to identify and categorise key risks in a hierarchy which could be communicated to investors. Developing such a framework would require a close alignment of workstreams across DESNZ, Ofgem and NESO.

Impacts on the cost of capital: The modelled socio-economic benefits of locational pricing are highly sensitive to changes in the cost of capital. The current evidence base on the extent to which locational pricing could increase the cost of financing large renewables projects in Scotland and for how long this premium may endure is not sufficient. Whilst the expressed views of large energy companies are well known to policy makers, there is a need to also understand the full ecosystem of international and domestic investors. It’s these actors, together with energy companies and developers, who will ultimately finance the net zero transition. It should be recognised that, given the stakes involved, the internal strategies and policies of the relevant companies and investors cannot be known externally with certainty.

The relationship between locational pricing and industrial policy: There are conflicting claims in the debate about the extent to which lower wholesale electricity prices influence investment decisions in electricity intensive industry. For some, this could be a key advantage of locational pricing, whereas others argue that power prices are only one, relatively minor, factor in industrial siting decisions. More work is needed to examine specific regional cases, for example, northern Sweden where zonal pricing has been in operation and there has been success in attracting green steel production, battery manufacturing and data centres. The macroeconomic impacts of different electricity pricing futures should be modelled to inform the Scottish Government’s industrial and foreign direct investment policy.

Delivering large transmission projects: The benefits of locational pricing diminish as more capacity is added to the transmission system, in a way which alleviates constraints. NESO has made impressive progress in developing and updating its Networks Options Assessment and Holistic Network Design processes, while Ofgem has introduced flexible mechanisms to approve strategic investments. However, a dose of realism is required in understanding the practical challenges of financing and delivering a highly ambitious programme of transmission investment. More work could be done examining recent experiences of large transmission projects in Britain and internationally, exploring key challenges such as supply chain coordination, public acceptability and optimism bias. Also, the potential for reduced network investment required under a zonal approach needs to be quantified and incorporated into the overall socio-economic appraisal.

Updating the counterfactual: The next phase of REMA and the decision about a zonal or reformed national market will require an updated counterfactual to locational pricing. As many participants have stressed, the status quo is not an option. Therefore, work is required to investigate how a package of reforms to the current market – TNUoS reforms, more efficient redispatch, better management of interconnector flows and operation of the balancing mechanism – can be delivered and implemented. Along with the overall design of a reformed national market, there needs to be further analysis of how the costs of the various interventions associated with this option are allocated across the consumer base. This will require careful consideration to balance the policy priorities of efficiency and equity.

Understanding zonal markets: Zonal markets have been in operation across the EU/EEA, in the US and Australia for more than three decades. Better evidence could be gathered on these international experiences, particularly recent cases of creating zonal markets and the legacy/transitional arrangements introduced, e.g. the split of Sweden into separate bidding zones in 2011 and the separation of the former German-Austrian single bidding zone in 2018.

Open access and transparent modelling: Currently, much of the electricity market modelling expertise is within economic consultancies, and this can only be accessed by governments and large energy companies. The need for open access and more transparent modelling tools was cited in the discussions, along with the need to build electricity market modelling capabilities within Scotland. While there are large sums being spent on model development, not enough of is being spent on the transparency of modelling. Open sourcing can be expensive as it involves paying the developers enough to make IP open. Another point referenced was whether it’s better to have one good study or multiple studies in which there may be less confidence individually.

Impacts on electricity demand: An area highlighted in these discussions on market modelling was the need for a more demand-led approach to the modelling. Currently, only very high level and aggregate assumptions about future demand are being included in the modelling studies. Participants discussed the need to more fully investigate the impacts of different market reform options on demand-side transitions, particularly how the roll-out of heat pumps and EVs across regions of Scotland might be impacted under different market design options.

Socio-economic welfare impacts: As part of its Locational Pricing Review, Ofgem has produced an analysis of consumer impacts of locational pricing which concludes that zonal pricing would benefit most electricity consumers. The main driver of this is the reduced payments currently being made to generators located behind transmission grid constraints. If locational pricing is to be pursued, this work will need to be updated as the REMA team in the UK Government provides more details on zonal configurations, transition arrangements and any measures to shield consumer groups from zonal price variations. Socio-economic welfare impacts also need to be studied from a Scottish perspective, requiring a more detailed and refined analysis of impacts on consumer groups and regions.

Getting the balance right

The decision of whether to reform the existing national market or transition to a zonal design can be informed by further technical and modelling studies but it is, in essence, a political judgement about the distribution of costs and risks across society. The argument in favour of a zonal market hinges on a judgement that the consumer and efficiency benefits of more accurate pricing in the wholesale market would outweigh the risks of transitioning. Given the diversity of the investor community and uncertainty around the extent to which market participants would adapt to the new regime, evidence around this issue will not be definitive in advance of a final decision.

There are also uncertainties on the side of the reformed national market. While this option will likely involve higher redispatch costs, the transitional risks and impacts on the cost of capital will likely be lower. However, given the vested interests and inherent uncertainties, it’s impossible to verify the claims of proponents of this option in advance. The impacts of reforms to the transmission charging regime (TNUoS), and NESO’s efforts to improve its approach to redispatch and the management of interconnector flows would only be demonstrated in practice, with the latter likely requiring deeper collaboration with neighbouring TSOs in the EU/EEA.

REMA should not be seen as a one-off reform; regardless of the preferred option – zonal pricing or a reformed national market – there will need to be an ongoing dialogue between the Scottish and UK governments, and the wider industry and stakeholder community, regarding implementation and future reforms as the electricity system evolves over the coming decades. There are no perfect answers in electricity market reform; it’s about balancing multiple and sometimes conflicting objectives in the real-world context.

References

Barnes, F. & Brauer F, a. T. F., 2024. GB wholesale electricity market reform: impacts and opportunities for Scotland, Edinburgh: ClimateXChange.

Department for Energy Security and Net Zero, 2004. Review of electricity market arrangements (REMA): Autumn Update, 2024. [Online]
Available at: https://www.gov.uk/government/publications/review-of-electricity-market-arrangements-rema-autumn-update-2024

LCP Delta & Grant Thornton, 2023. System Benefits from Efficient Locational Signals: A study on moving the electricity market to a locational pricing model for the Department of Energy Security and Net Zero. [Online]
Available at: https://assets.publishing.service.gov.uk/media/65e3a3dc3f69450263035fc3/9-system-benefits-from-efficient-locational-signals.pdf

LCP Delta, 2024. Zonal Pricing in Great Britain: Assessing the Impacts of the ‘Beyond 2030’ Network Plans. [Online]
Available at: https://insights.lcp.com/rs/032-PAO-331/images/LCP-Delta-SSE-Impacts-of-Beyond-2030-network-plans-on-zonal-pricing-October-2024.pdf

Ofgem, 2023. Assessment of Locational Wholesale Pricing for GB. [Online]
Available at: https://www.ofgem.gov.uk/sites/default/files/2023-10/Ofgem%20Report%20-%20Assessment%20of%20Locational%20Pricing%20in%20GB%20%28final%29.pdf

Ofgem, 2024. Open Letter: Seeking industry action to develop a temporary intervention to protect the interests of consumers by reducing the uncertainty associated with projected future TNUoS charges. [Online]
Available at: https://www.ofgem.gov.uk/publications/seeking-industry-action-mitigate-investment-impacts-very-high-projected-tnuos-charges

Dr Ronan Bolton is a Reader in Science, Technology and Innovation Studies at the University of Edinburgh. Email: ronan.bolton@ed.ac.uk

Professor Chris Dent holds a Personal Chair in Industrial Mathematics at the University of Edinburgh

Dr Lars Schewe is Reader in Operational Research at the School of Mathematics, University of Edinburgh

How to cite this publication:

Bolton, R., Dent, C, Schewe, L. (2025) Report on the First Scottish Forum on Future Electricity Markets. RSE/ClimateXChange. Edinburgh http://dx.doi.org/10.7488/era/5651

© The University of Edinburgh and Royal Society of Edinburgh, 2025
Prepared by University of Edinburgh on behalf of ClimateXChange, The University of Edinburgh and the Royal Society of Edinburgh. All rights reserved.

While every effort is made to ensure the information in this report is accurate, no legal responsibility is accepted for any errors, omissions or misleading statements. The views expressed represent those of the author(s), and do not necessarily represent those of the host institutions or funders.

This work was supported by the Royal Society of Edinburgh, University of Edinburgh and the Rural and Environment Science and Analytical Services Division of the Scottish Government (CoE – CXC).

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  1. The B6 boundary separates Scotland and England. In summer 2024, B5 – further north – was the most problematic because of outages due to maintenance.



  2. Although generators lose their support payments when they are curtailed (either their ROC or CfD top up payment) this is generally outweighed by the need to compensate them (based on their bid prices and volumes) in the balancing mechanism along with the payments required to compensate generators south of the border for increasing their output (based on their offer prices and volumes in the balancing mechanism).



  3. It should be noted that even fully nodal pricing does not completely remove the need for balancing actions, but it reduces them to the extent that the revenues involved are not significant.


Heat loss from domestic buildings has been identified as a major source of carbon emissions. Energy Performance Certificates (EPCs) present energy efficiency ratings for buildings. They will become an increasingly important tool in quantifying energy loss for individual properties in Scotland, as outlined in the proposed Heat in Buildings Bill.

This study reviews the approaches taken in European Union (EU) member states on operational governance of EPCs, through a literature review, expert interviews and in-depth case studies of three countries of interest.

The study has identified opportunities for Scotland to learn from examples of best practice in other countries. It also presents a series of options that could be implemented as part of a potential reform of the operational framework for EPC governance in Scotland.

Key findings

  • Governance models: Member states allocate responsibility for EPC implementation and quality assurance of their EPC regimes in different ways. Some member states utilise a central government body, and others use a publicly funded arms-length body. A few member states use an external private organisation or allocate this responsibility at a regional level.
  • Minimum qualifications, training and accreditation for EPC assessors: Member states must ensure that EPC assessors are suitably qualified and certified. They do this by setting requirements for assessors, such as a higher education degree and/or professional experience in a related field. Most member states also have approved training courses and/or examinations, which might be voluntary or mandatory. Some countries also require mandatory recertification or retraining after a set period of time or require programmes of continuous professional development.
  • Auditing and quality assurance in the production of EPCs: Member states must ensure that quality standards are upheld in the production of EPCs. They are required to carry out random sampling of EPCs. While some member states conduct random sampling of total EPCs issues, others sample a percentage of EPCs per assessor. Some member states also choose to conduct additional targeted audits, which can be desk-based or on-site and are triggered by specific risk factors. Some member states also use digital screening systems, which automatically screen input data to identify incorrect or inconsistent data. All member states implement some sort of penalty system for assessor errors to uphold quality standards. These usually depend on the severity of the infraction, but include reissuing the EPC, additional targeted training, or monetary fines. For severe or repeat offences, assessors in some member states can also have their assessor license suspended or withdrawn.
  • Enforcement mechanisms: Most member states can issue fines for failing to present a valid EPC at the point of sale or rental. However, many do not enforce this requirement or issue fines in practice and there are data gaps in how well the requirement is enforced. Analysis by the European Commission found that only a small number of member states have a robust system for enforcing the requirement to present an EPCs at the point of sale. Those that do require legal professionals to check that an EPC is present as part of the sale. However, rental agreements often do not involve a legal professional in the process, so they cannot be targeted in the same way as sales are more difficult to enforce.

Case studies

For further information, including on suggested options for Scotland, please read the report.

If you require the report in an alternative format, such as a Word document, please contact info@climatexchange.org.uk or 0131 651 4783.