Flat with EPC rating G - to buy or not?

Jacinta

Dear all,!

I'm a first time buyer who is interested in a spacious 1 bed ground floor garden flat which has a basement for extra storage. It has Economy 7 storage heating and a single glazed door to the garden, both of which the agent tells me contribute to the low EPC rating. It has a G Rating, with potential for F. From 2018 I wouldn't be able to rent out a property with such a low EPC rating, so even though I'm intending to live in it I want to improve the rating to at least a D or E.

Is it possible to improve the rating? I'm thinking that switching to gas central heating would be a start, anyone have an idea of cost? It's a house conversion, can I just convert the ground floor to gas heating?

Or is this one of those 'run a mile' scenarios?

Any advice would be greatly appreciated.!

Jacinta

G_M

EPCs are a waste of money.

You know yourself where the heat-loss is coming from. Improve insulation, double-glaze, etc and you'll reduce heat-loss. It's common sense and does not need an EPC to tell you.

Also obvious is that if you install solar panels you'll reduce future energy bills.

How many of these, and other self-evident, imprvements you decide to do is up to you!

jjlandlord

If you want to improve the EPC rating then you need to understand what counts for EPCs, what would have the biggest impact, and what would have the biggest rating improvement/cost ratio.

It's really the same as studying to ace an exam v. gaining real, in depth knowledge.

Double glazing looks like a must have, though.

vectistim

Look at the full EPC and look at the list of suggested improvements and what they increase its rating to.

silvercar

Changing a few light bulbs could well be the cheapest way of getting more points!

Jacinta

Thanks, I'll see if I can get a copy of the full report. My main concern is that whether or not they are a waste of time and inaccurate, a low EPC will determine whether I can rent it out if I need to, and I'm still not clear how far it can be improved in a G grade property.

Johnandabby

You can download it from https://www.epcregister.com using the property address assuming its in England.

Another relatively simple thing to do is change the storage heaters for modern units with better controls, thst would improve the epc and cheaper than installing gas central heating.

Would be worth checking the full epc to see whether they have incorrectly ticked direct electric heating instead of storage heaters, as I'm surprised that it's getting a G even with poor insulation.

You can always PM me the full address if you want me to take a look at the epc, I'm an epc assessor.

Sarahspangles

Sample size of one, but the EPC energy cost estimates for the property I am in now were correct to the nearest £10.

I do look at EPCs - The difference between an E and a C for me is £50 a month in energy bills. Of course they have to be taken with a pinch of salt as they are based on rules of thumb, but they are better than having nothing to go on.

propertyman

The biggest source of heat loss is in fact your basement.:eek:

It will suck heat out of the flat very quickly.

You might therefore look at new gas CH and HW and adding a couple of small rads in the basement on a low setting, and spray on insulation to the ceiling eg http://www.permasealuk.co.uk/

Cheaper than that, and very DIY, is normal roof insulation fitted up into the joists and held in place with heavy grade polythene, a few battons and tuck tape:rotfl:

Do check though that the lease actually says
a- allows you alter the door or window and if you need consent, and
b- that the basement is actually yours to use or alter

:money:Never assume or trust the vendor and if you say share of freehold then furniture will be thrown at you !
https://forums.moneysavingexpert.com/discussion/4754355

theartfullodger

Jacinta wrote: »

.... It has a G Rating, with potential for F. From 2018 I wouldn't be able to rent out a property with such a low EPC rating, ...

..

This is a myth put about by government, EPC companies & insulation companies: Whilst the legislation permits the introduction of such, AFAIK no such regulations have yet been introduced. £25 to an agreed housing charity if you can show me the enacted law/regulation saying I''m wrong.

I cannot see any government of any colour taking probably 100's of thousands, certainly 10's of thousands, of rented properties off the market & having their tenants evicted: 'taint gonna happen - well, not short term anyway.

So you might get a bargain...

PasturesNew

You will also need to check the lease of the flat to see if you're allowed to rent it out. While most would be OK, you need to be aware that some don't allow it.