Frequently Asked
Questions

During a BER assessment, a registered assessor visits your property and carries out a structured survey of the building fabric. This includes measuring wall, floor, and roof dimensions, recording the type and thickness of insulation, inspecting windows and doors, and examining the heating system, hot water cylinder, and ventilation. The assessor also checks for draught-proofing measures and any renewable energy systems such as solar panels. All collected data is then entered into DEAP (Dwelling Energy Assessment Procedure), Ireland's official energy rating software, to generate your BER rating.

A typical BER assessment takes between one and two hours on-site, depending on the size and complexity of the property. A standard semi-detached house generally takes around 60 to 90 minutes. Larger detached homes or properties with more complex heating and ventilation systems may take closer to two hours. The assessor will need access to all rooms, the attic, and the boiler or heating unit, so it helps to have these accessible in advance.

To make the assessment as accurate and efficient as possible, it helps to have the following ready: access to all rooms including the attic and hot press, any documentation for the heating system such as boiler make and model, records of insulation upgrades or retrofits carried out on the property, and details of any renewable energy systems installed. If you have an existing BER certificate, having it to hand helps the assessor verify previous data. You do not need to be present for the entire survey, but access to the property must be provided.

Your BER rating is calculated using DEAP (Dwelling Energy Assessment Procedure), the SEAI-approved methodology for residential buildings in Ireland. The software models your home's annual energy consumption for space heating, water heating, ventilation, and lighting, based on the physical data gathered during the site survey. The result is expressed in kilowatt-hours of primary energy per square metre per year (kWh/m²/yr), which is then mapped to a letter grade from A1 (most efficient) to G (least efficient). The rating reflects the energy performance of the building itself rather than the habits of the occupants.

At SpyEng, BER certificates are typically issued within 48 hours of the site assessment. Once the data has been processed through DEAP and quality-checked, the certificate is registered on the SEAI national BER database and sent directly to you. The certificate carries a unique registration number that can be verified online by estate agents, solicitors, and prospective buyers or tenants. Alongside the certificate, SpyEng also provides an advisory report outlining recommended upgrades and their projected impact on your rating.