Are all "EPCs" equal.

kBHX

Depending on when your property was last brought / sold you may already have a valid EPC in place. I believe they're valid for 10 years.

https://www.epcregister.com/

Prices do vary a lot. EA seem to charge the most. I assume to make profit on it.

Better_Days

roddydogs wrote: »

But a "Floorplan" will be on the EAs website/leaflets., wont it.?

Not necessarily. Any browse of RM will identify properties listed without a floorplan. Some EA's charge extra for a floor plan and the vendor decides not to get one done. A false economy in my view, for the reasons I mentioned above.

Furts

vectistim wrote: »

As it's a non-invasive inspection there are many standard assumptions made, largely dependent on age. eg: IIRC it will assume that a 1980s cavity wall is partially filled and will base the calculations on that.
In contrast if injection holes are visible and identifiable as such the assessor will tell the software the wall has been retro-fitted with insulation.

Just to clarify, 1980-1990 houses complying with the Building Regulations were not built with any cavity insulation.

Coming on to EPC when they cost £50 or even £100 this cannot reflect a proper analysis, hence the superficial nature. This means the concept is flawed.

My instinct is purchasers may be interested in the rating letter but otherwise EPC are filed and never looked at again.

DRP

Furts wrote: »

Just to clarify, 1980-1990 houses complying with the Building Regulations were not built with any cavity insulation.

Coming on to EPC when they cost £50 or even £100 this cannot reflect a proper analysis, hence the superficial nature. This means the concept is flawed.

My instinct is purchasers may be interested in the rating letter but otherwise EPC are filed and never looked at again.

Yes and the category generally ought to be exactly what you expect from just looking at the outside of the house - Is it an old house? Is there double glazing? Is there loft for insulation? What type of boiler?

That's about all that matters....

Oh and my victorian terrace dropped a grade because not 100% of our lightbulbs were eco ones (about 75% were), yet the fact that we'd totally insulated the groundfloor under the floorboards with 100mm celotex boards made no difference to the EPC

Fizzymartini

Better_Days wrote: »

Not necessarily. Any browse of RM will identify properties listed without a floorplan. Some EA's charge extra for a floor plan and the vendor decides not to get one done. A false economy in my view, for the reasons I mentioned above.

As an active FTB, I can say that having a floorplan done definitely makes a difference; it helps tremendously when imagining how to use the available living space and does impact the final decision.

That said, I'm finding most floorplans really inaccurate. I'm actually rather worried about the property I'm proceeding with - the floorplan says its a flat over 51 sq.m (and priced as such), but I now severely doubt this. There's nothing on the market to compare directly to, but I dug in historical listings and found a similar conversion on the same street laid out so there's more living space, but over 5 sq.m less: a lot in a 1-bed flat! Yet obviously I've no leg to stand on, as there's the standard disclaimer saying it's all approximate... :mad:

Furts

Fizzymartini wrote: »

As an active FTB, I can say that having a floorplan done definitely makes a difference; it helps tremendously when imagining how to use the available living space and does impact the final decision.

That said, I'm finding most floorplans really inaccurate. I'm actually rather worried about the property I'm proceeding with - the floorplan says its a flat over 51 sq.m (and priced as such), but I now severely doubt this. There's nothing on the market to compare directly to, but I dug in historical listings and found a similar conversion on the same street laid out so there's more living space, but over 5 sq.m less: a lot in a 1-bed flat! Yet obviously I've no leg to stand on, as there's the standard disclaimer saying it's all approximate... :mad:

Any property purchase is "buyer beware", so one does not trust any details provided by the vendor or the estate agent. This would apply to EPC and floor areas. When considering how little one pays for EPC, this adds logic to this argument.

To counter this it is not difficult to measure a floor area - just elemental mathematics that would be within the grasp of anyone who wishes to do so.

bylromarha

The top end agents pay extra for a proper floor plan which measures every nook and cranny to within 1 inch and gives accurate sq.ft

Most EAs these days though just go for the bog standard metropix stuff which is general and not measured with detail - largest length and breadth is used for room dimensions to make the house sound bigger.

As for EPCs - go for the cheapest. When the difference between ratings is dependent on something as choice of light bulbs, then spend as little as possible.

Fizzymartini

During my search, I have offered on two top floor flats. Both times, I was provided with recent EPCs that "assumed a flat above" in place of roof insulation. This only further fuels the feeling that they're not worth the digital paper they're PDFed on...

megadishu

EPCs are a governmental prescribed measurement and assumption report on double glazing, insulation, boilers, heating systems type of lighting. The EPC is generally paid for by the vendor and there should be the EPC graph and report sent to them by the agent or EPC provider. The report lists estimated bills - but the buyer can ask (not demand) to see actual bills to see if reflective.

Most items are easily seen I.e. double glazing, type and age of boiler ...

An EPC can be purchased on the Internet or maybe offered as a service to provide at a cost or by the agent. Any arrangement may attract an add on fee. A good agent will have a trusted contractor that they know, trust, can give access to their vendor's property with prior notification to the vendor, can provide the assessment and report in a timely fashion so the commissioning meets pre marketing legislation.

The agent has legislative requirements to meet. It is valid for 10 years so can be re-used, but check if new boiler etc. to ensure reflects the property. It can be used for selling and letting and if paid for by the property owner is then owned by the property owner. The agent can source an existing EPC via the internet plus the supporting report.

If a good EPC then it is worth checking that this information is utilised in the marketing as it can be a selling feature. I think in years to come it will become more relevant. But at least cheaper than the home information pack!!!!