It's no secret that Australian houses are very poorly built in regards to energy efficiency.
If you've spent a winter in the average house, you'll know just how much you need to crank the heat to stop shivering. Purchasing an inefficient house could cost you hundreds of dollars more on energy each year, but this crucial information isn't made available when buying (unless you live in the ACT).
In this guide, we'll walk you through determining your own house's energy star rating and what it means, as well as what you can do to improve it.
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In Australia, houses get a star rating out of 10 for efficiency, defined by the Nationwide House Energy Rating Scheme (NatHERS). Here are a few examples on the scale:
A 0-star home may as well be open to the elements.
A 6-star home does a decent job of blocking out hot or cold weather, but probably needs a fan in summer or heater in winter.
A 10-star home will likely keep you comfy all year round by itself.To give you an idea of how this might impact your bills, a 5-star house uses between 20–25% more energy in heating than a 6-star one.
Ideally, you want the highest star rating possible, since it will save you the most on heating and cooling costs.
New houses in Australia are required to meet a 6-star rating minimum, although this doesn't always happen.
According to Sorn Vimonsatit, Associate Professor at the School of Engineering in Macquarie University, the incentive isn't there for houses.
"For office buildings, the developer relies on rental income," she says. "They will put much more focus into how to make it appealing. If the developer builds to sell, the incentive to see long-term energy costs isn't there."
A CSIRO study from 2019 identified 7.5 stars as an optimal star rating, balancing out extra upfront construction costs with lifetime savings on energy.
Currently, the average Victorian home is rated a measly 3 stars, far from even Australia's minimum standard. Globally, we're even worse, with Australia's building standards already 2 stars behind similar developed countries back in 2008.
| Response | |
|---|---|
| No | 41.46% |
| Yes - but that wasn't the primary reason I upgraded | 37.37% |
| Yes | 21.17% |
With efficiency ratings being so important – heating and cooling costs make up about 40% of your energy bill – they're surprisingly inaccessible.
A 2020 research project showed that 91% of real estate agents don't know the rating for properties they're selling, and 68% of them couldn't even say if the house had insulation. And this information matters – Europe has made it compulsory to disclose ratings for over 10 years.
"[Transparency] is very beneficial," says Professor Vimonsatit. "By making people more aware of these requirements… they use it as a selling point, they find out more about it.
"It creates competition among developers to perform."
In Australia, the burden of determining the rating is left to you, the occupant (and the one suffering from the cold). There are 2 real options to work out your home's efficiency after purchase:
It's important to get as detailed information as possible about the house's design, and not settle for the basic assurances offered by real estate agents.
"People are told 'this is well-insulated', and they're happy," says Professor Vimonsatit. "But it's not enough."
"In an old house, you'll see… double brick cavity walls. But between the wall and the roof... you'll see a big gap here and there, so it doesn't serve the purpose of having proper insulation."
Once you've had your house audited or done it yourself, you can split up improvements into a couple of categories.
Unfortunately, according to Professor Vimonsatit, most efficiency measures are implemented during the design process.
"If you buy a house that's already built," she says, "the only thing you can do is get insulation, or some sort of solar energy. There's not much you can do in terms of ventilation [which] is about the direction of windows and doors."
If you're really invested in fixing up your current house and not simply moving, there are more dramatic improvements available. These will likely require extensive renovations and thousands of dollars to implement in existing houses, and are easier when designing a house.
* This is a fictional, but realistic, example.
Boosting your house's star rating can take a lot of work and money, but there are a number of long-term benefits.
And remember, full renovations may cost a lot, but cheaper measures like improving seals around doors and windows could cost as little as $15 per square metre.
Increasing your star rating has huge impacts on energy costs in the long term. A jump from 5 stars to 6 stars should cut your heating costs by around 25%, and aiming higher could be a smart financial decision.
A 2018 study by the University of Melbourne found that a full energy retrofit of houses in Melbourne's Bayside area to a 6-star standard would take 14 years to pay itself back. A 5-star renovation would need 15 years, meaning cheaper isn't necessarily better.
Even if you're not planning to stay in your house forever, more stars means a higher resale price. In Australia, the University of Wollongong found that a higher star rating is typically associated with around a 5–10% premium on the sale price.
When compared to a 3-star home in the ACT, for example, a 6-star house attracted a 2.4% premium and a 7-star house a 9.4% premium.
Buildings produce around 25% of Australia's carbon emissions, and houses are a big part of that. Improving your house's energy rating will reduce your personal carbon footprint far into the future.
Short answer, the ACT and Tasmania.
While the 6-star minimum applies around Australia, some states are doing better than others when it comes to building new houses. Here are the average NatHERS star ratings for new houses built in various states between 2016 and 2018.
| State | 2016 | 2017 | 2018 |
|---|---|---|---|
| Victoria | 6.2 | 6.2 | 6.2 |
| South Australia | 6.2 | 6.2 | 6.2 |
| Western Australia | 6.3 | 6.1 | 6.0 |
| Tasmania | 6.4 | 6.5 | 6.5 |
| ACT | 6.5 | 6.6 | 6.9 |
Source: The Conversation. NSW and NT have been excluded due to different building standards schemes.
As you can see, colder climates come with slightly better-built houses. If you're looking for an efficient new home, you'll have the best luck in the ACT or Tasmania.
Interestingly, the ACT showed the most improvement from 2016, which could be due to transparency in its property market. It's the only Australian region where real estate agents have to reveal the property's energy rating on sale or lease, letting buyers potentially demand a higher standard.
Buyers in other states simply don't have the information.
Minimum house efficiency standards are dictated by the National Construction Code (NCC), which is published by the Australian Building Codes Board. Each state and territory has its own regulatory bodies to enforce the NCC.
NatHERS is the system that rates houses out of 10, based on the efficiency of their design. A NatHERS assessment evaluates a new home prior to construction, and makes sure they adhere to a minimum of 6 stars.
NABERS is a tool used to compare water and energy consumption of an existing house against other average households, unlike other schemes that apply during the design phase only.
It uses 12 months of water and energy bills to come up with an efficiency rating between 1 and 6 stars, with 3 stars corresponding to average performance.
The Green Star rating is awarded to buildings after construction is completed, and is managed by the Green Building Council of Australia.
The building's sustainability is assessed and awarded a star rating out of 6, assuming it meets minimum sustainability standards. A 1-star rating indicates bare minimum practice, while 6 stars indicates world leadership in sustainable design.
BASIX is an online tool that applies to all new developments in New South Wales, as well as renovations and extensions that cost $50,000 or more. It sets minimum water and energy consumption targets when houses are being designed, taking into account heating and cooling appliances, hot water and more.
A program implemented by the Victorian government that provides star ratings for your home. Government-approved energy assessors will inspect your house and give you a report for a certain price.
The report judges your house on building quality, hot water and more, and recommends cost-effective improvements to raise your house's rating and lower energy costs.
The National Construction Code allows several methods of verifying the efficiency of a new home, outside of the NatHERS star rating system. These are:
The VURB method awards a simple pass or fail instead of a star rating, which can lead to substandard houses.
"The requirements from the building code are more in terms of… energy consumption," says Professor Vimonsatit. "They talk about ventilation and all that, but it's still not very measurable."
Buildings verified by VURB may lack efficiency features like slab insulation or glazing on windows, and have an equivalent star rating below the NCC's minimum.
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