Canberra Building Inspections and Lake Burley Griffin.

The Energy Efficiency Rating

My Canberra Building Inspections ACT


Small EER Logo from the software

Energy Efficiency Rating Reports are Mandatory


The Building Inspection in ACT and Canberra has it mandatory that an inspection package includes an Energy Efficiency Rating of the home when it is sold.  However, this is just another building inspection.  For this, we simply measure the efficiency of the home to stay warm in winter or cool in summer.

First Rate 4

There are multiple Energy Efficiency Rating software packages that do this. So, when you get a house built you use modern software, known as fifth generation. However, for used houses of any age the energy rating is worked out on a computer using software that originated in Melbourne, known as First Rate, many years ago.

Today, there is First Rate 4 and First Rate 5 that are permitted in Canberra today. But, First Rate 4 (pictured above) is for used homes.

Contact Our Accessor Direct

For more information, please contact Mark Devries on: 0419 249 643. Mark is a Building Accessor, and always does the EERs for My Canberra Building Inspections ACT. So, if you just need an EER, for any reason, contact Mark direct and he will organize it.

Example of How the Energy Efficiency Rating Works

An example of the computer algorithm is how it considers wall types, and if those walls retain insulation or allow thermal passage outside. This will always include what insulation is in the wall cavity.

For example, there may be aluminium foil-backed blankets. Plus, in ceilings there may also be 125 mm batts. Or, on the other hand, the ceiling may have blown-in insulation, which has reduced in thickness over the years.

How is the Insulation Laid?

The batts may have been thrown about by trades people. This obviously leaves bare ceiling patches exposed in the roof.  n the other hand, insulation sarking under the tiles may be torn.  Indeed, all these have to be checked and put into the computer.  And that is to say nothing of the insulation under the floor.

What Else it Looks For

Windows sizes will be taken into account.  Are they single glazed?  Much less, what are the frames made from? Plus, are they treated, or double glazed? Also included, is there a wall protecting the window from the sun?

What are the eave sizes and how far above the windows are the eave linings? Additionally, what are the external walls made from? Plus, how big are the bathrooms, toilets and laundry?


This blown-in insulation has shrunk over time.

Curtains and Blinds

Are there curtains, and if so, what type? Plus, does the curtain have a lining?  Or, are there blinds, and again, what type?  Not to mention, are there pelmets? In addition to this, is there an overshadow of the building next door?  And, does the existing building overshadow itself?

How it Works?

All this counts to stop warm air leaving the house.  It should also be noted that the same EER report is needed for apartments and townhouses regardless of if they need a building inspection.

Are there shutters outside?  Is the sun obstructed in the winter but exposed in the summer?  What is the floor area compared to the wall area?   The ratio makes a difference. What about the floor coverings? Carpet is more thermal resistant than ceramic tiles, and what are the area sizes of each?

What Else is Considered?

Are there ceiling vents? And, are there skylights? Additionally, are gaps in the windows, walls? Or, are the external doors weather stripped? Plus, is there internal brickwork acting as thermal mass? If so, how much? As expected, it goes on. And of course, there is a lot more.

The Building Accessor

The licensed Building Accessor, puts all this in the program. Fortunately, he does not have a choice, or a way to evaluate what he sees.  Simply put, what is there goes into the program, and your figures comes out at the end.

The purpose of all this is relevant.  That is because it leads to a bettering of building standards and a higher awareness of the need not to waste energy.  Plus, our inspector, Nick, is happy to explain how to change your energy rating.  So, when it is below zero outside, yes, you can be warm inside, without extravagant cost and environmental damage.  And the report shows how.

The Law on This

All homes need a new Energy Efficiency Rating inspection. However, that law on this was revised in 2019. Download that new law by clicking here: Civil Law (Sale of Residential Property) ACT 2003. Pages 31 to 34 apply. Also, please also check with your conveyancer.

Every ACT home MUST have an Energy Efficiency Rating before it goes on the market. It also accompanies the Building Inspection, Termite and Timber Pest Inspection, and the Compliance reports.

Class A Residences

A house, and most town houses are what we call Class B residences in ACT. They always need all the house inspection reports. However, what is termed a Class A residence, would be a flat, and they only need the Energy Efficiency Rating.

So, if you have a flat that you want to get onto the market, then you just need the EER. As mentioned before, the person to call in this case is Mark Devries, on 0419 249 643. Tell him what you need. And, he will arrange it for you.


Garbage bags of beer cans. A new insulation?

Sample of the EER

Sample copy of an EER report style: 

Written by Nick Broadhurst, our inspector.  For more information on Nick, his background and experience: See here

For more information on EERs please see the Access Canberra website page here.

Call us today for your ACT Building Inspection package.

We will answer your questions.

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