Epc f flat... Dealbreaker?

barginboyrob · 4 September 2015 at 7:59AM

I'm in the middle of of purchasing a first floor 2 bed tiny flat in a grade ii listed building in zone 2 to live in myself.

When I saw the original leaflet it didn't have an epc attached and said grade ii listed buildings are exempt.

When I originally went to view there were two offers on it that on that day and we were informed that we had to make a bid during the viewing or lose the flat. Anyway, we bid the asking price and then went to best and final and 'won'.

However, I've seen the epc rating from 2010 is an F and the potential is also an F. The reason must be because the side of the flat with Windows is single glazed and the windows are double height. I've read in the newspaper that from April 2018 it will be illegal to let out properties with such a low rating and therefore this is likely to impact my flat price in the future,

I'm looking for any advice on what people would do!

barginboyrob · 4 September 2015 at 8:01AM

Also.. It has no central heating..

silvercar · 4 September 2015 at 8:09AM

So putting in central heating and changing a few light bulbs for low energy ones will move it up the ratings.

barginboyrob · 4 September 2015 at 8:15AM

Yes in theory, except it's a grade ii listed building with no gas I think so I can't make any drastic changes like putting in central heating

AdrianC · 4 September 2015 at 8:31AM

It's a listed building. Of course there are compromises that you have to make as a result.

davidmcn · 4 September 2015 at 8:42AM

barginboyrob wrote: »

Yes in theory, except it's a grade ii listed building with no gas I think so I can't make any drastic changes like putting in central heating

It depends what aspects of it exactly are listed, but generally it's the external appearance which matters, the only thing you might need consent for is sticking a boiler flue somewhere.

If no gas then storage heaters would be more efficient than the alternatives. If original windows need to be kept, they can be draught-proofed, or (possibly needing consent) secondary glazing put in.

barginboyrob · 4 September 2015 at 8:52AM

Thanks for the replies, my only worry is that the epc said that the 'current' and 'potential' is also an f, meaning any available improvements won't have an impact on the score and I'll still have a flat unable to rent in the future (and fewer potential buyers)

silvercar · 4 September 2015 at 9:20AM

barginboyrob wrote: »

Thanks for the replies, my only worry is that the epc said that the 'current' and 'potential' is also an f, meaning any available improvements won't have an impact on the score and I'll still have a flat unable to rent in the future (and fewer potential buyers)

I think you are over stating the demand for rental properties impact on house prices.

Also these EPCs are produced to the lowest cost level.

You can find websites that tell you the effect of making certain changes. Some cost little and have big impact, some cost a lot and have little impact. I know one of the cheapest is changing light bulbs.

t0rt0ise · 4 September 2015 at 9:33AM

I live in a grade II listed building with tall windows and in my experience secondary glazing is fantastic. It shuts out noise and keeps in the heat. The EPC here done since the secondary glazing and new gas boiler was fitted in January is a B. I'd suggest that if you can't afford to install a decent heating system and secondary glazing then don't buy, otherwise it'd be fine.

KRB2725 · 4 September 2015 at 9:41AM

It may not need an epc, but that doesn't mean you couldn't have one done. I'd be surprised if there wasn't something you could do to improve the rating.

jbainbridge · 4 September 2015 at 11:32AM

Before everything else the lack of gas would put me off. If it was a new heavily insulated flat you might consider it ... sounds more like it will leak heat like I don't know what. If you do go with it prepare yourself for mega electricity bills!