Floor area

benjus

I'm in the process of buying a flat at the moment, and have just got the documentation through from the solicitor.

The Estate Agent's particulars didn't include a floor plan and didn't show the full EPC with the floor area, so we didn't know what the area was. We like the flat and it's big enough for us, so it's not a problem.

I'm just curious though - now that I have the full EPC, it states 139 sq m. I don't think it's anywhere near that figure - I've made a rough calculation based on the plans supplied as part of the lease and I estimate 98 sq m.

I know the figures are only supposed to be approximate, but how can they be so far removed from reality? Could they be including the garage (in a separate block)? (doesn't make much sense for an EPC though)

Similarly, my parents are also looking for somewhere to move to, and the total floor area listed on the floor plan doesn't seem to match the dimensions of the building (which is a simple rectangular bungalow, so easy to calculate).

dgtazzman

I have noticed more than a few properties on rightmove where the agents have been sneaky and included garages, balconies and the like in the total floor space, so you never know, it might be the garage doing it...

Johnandabby

The EPC won't include garages. The EPC assessor should have taken internal measurements, and 'should' be reasonably accurate - that's not to say the assessor did it properly... The area will be total internal area, including the thickness of internal walls, rather than the sum of all of the internal room dimensions.

Lease plans should be more accurate, provided that you're using the right scale to measure by.

139m2 would be a big flat!

dominoman

EPCs are usually measurements taken externally, not internally.

I take all floorplans with a pinch of salt. In particular if its a house marketed by KFH I automatically reduce the floor area by 20% in my head, and even then you may be disappointed.

KFH are the new Foxtons...

ging84

100sqm would be a big flat
100sqm would be an ok sized 3 bedroom house

Johnandabby

dominoman wrote: »

EPCs are usually measurements taken externally, not internally.

Not true.

Assessors can take external measurements, but the EPC software then adjusts this for wall thicknesses to give an internal floor area measurement on the EPC.

googler

Even if the EPC has an incorrect floor area, do you care? Does anyone (whose opinion matters) care about the detail of the figures in the EPC?

captainhindsight_2

googler wrote: »

Even if the EPC has an incorrect floor area, do you care? Does anyone (whose opinion matters) care about the detail of the figures in the EPC?[/QUOTE

I think people do care about the energy efficiency of their potential homes, and although the accuracy is subject to the individual assessor (like anything) they are the only reliable way and readily available way to compare occupation costs of different homes.

There is also evidence here that the EPC rating has an affect on house prices

With the exception of detached houses, a pattern of increasing price premiums with increasing energy performance is found for all the dwelling types.

And I believe that more informed individuals who are conserned about saving money will take this into account more and more in their decisions. (I am a btl landlord and it is a big part of my buying decisions. if the rating is below a C I don't even consider it, as it makes my property more attractive to potential tenants)

Johnandabby

googler wrote: »

Even if the EPC has an incorrect floor area, do you care? Does anyone (whose opinion matters) care about the detail of the figures in the EPC?

As someone who can gather a lot of info from the EPC I absolutely do care. Certainly played a key part in my initial house buying decisions - not just the overall rating but the descriptions of insulation and heating/hot water systems within the full report.

benjus

ging84 wrote: »

100sqm would be a big flat
100sqm would be an ok sized 3 bedroom house

Houses aren't necessarily bigger than flats. It is certainly a spacious flat - 2 double bedrooms, decent size living room, 2 bathrooms, separate dining room, separate kitchen , small utility area - but to be honest I wouldn't want to consider somewhere much smaller than that for a 2-bed flat.

Having viewed the flat I don't really need to know the floor area; but the reason I've raised this point is that I've been using the floor area as a pretty strong filter when looking at properties online - we are currently renting a 1-bed flat of about 65 sq m; I've seen plenty of 2-bed places with that kind of floor area (or less) online, which would simply be too small. I was aware that floor area measurements should be taken with a pinch of salt, but I didn't realise they could be as much as 40% wrong, as seems to be the case with this flat. I suppose that no agent is going to underestimate the floor area, so I probably haven't missed out on anything by rejecting those which are too small.

Another gripe about this EPC - it's 5 years old, and was produced before the flat's windows were replaced with double glazing - so seems a bit pointless.

benjus

dominoman wrote: »

In particular if its a house marketed by KFH I automatically reduce the floor area by 20% in my head, and even then you may be disappointed.

KFH are the new Foxtons...

Agree with that! I've viewed a few places marketed by them...