Understanding EPC recommendations

VodkaSorbet

Sorry for the long post and apologies if this belongs in Energy rather than here, but it is also to do with house selling.

I own a maisonette on the first floor of a converted house. It was built in the 1920s. It's EPC rating is G (20, 1 point below F). I'm trying to understand the recommendations to make the most useful improvement to the rating.

Firstly, the downstairs flat has a rating of E, and has no double glazing. Mine is completely double-glazed. Other than this there is no difference in the structure of the 2 properties, which suggests to me (possibly wrongly) that heat loss through the roof is a major factor in my low rating. The Roof section of the report has 1 star, and says 'no insulation (assumed)'. Apparently this is because the inspector could not see if there was insulation as the loft is boarded, so had to make the assumption based on the age of the property (he said nothing at the time, I only found this out after getting the report). In practise it is a warm flat which is cheap to heat, so I wonder if the rating is artificially low because of this issue.

So question 1: when I have the EPC redone, would it be enough to take up a board to show the inspector there is insulation to get a better rating for this element?

Next, there are 2 main recommendations to improve the rating (roof is not part of these as they cannot make a recommendation on this due to the assumption). The first listed is wall insulation, which would give a rating improvement of 10 points, taking it to 30. The 2nd is to change to a condensing boiler (currently GCH but not condensing). This would take the rating up to 60.

Question 2: are these potential rating improvements independent or cumulative, i.e. if I just do the boiler, will I still go up 30 points, or do I only get that much benefit by doing the insulation as well?

I think it will be very hard to get my freeholder to allow insulation, so I'd rather avoid going down that route if possible, especially since the flat is already perfectly warm. I'm keen to replace the boiler anyway as it's 15 years old, so doing that is not an issue.

Thanks for any advice!

dc197

Don't spend serious money, I.e new boiler money, just to get a better EPC rating.
The ratings vary by inspector and people don't take them too seriously.
I'd tell to your agent that there is indeed insulation so that he can impart this info to anyone who queries the low rating.

VodkaSorbet

I should have said, I would really like to have an E rating as the property is prime investment-buyer territory (downstairs was bought to let) and having a G rating would probably put off a lot of such buyers as it will not be possible to rent a property out with a rating lower than E from 2018.

G_M

The ratings are prety irrelevant and few (sensible) people take any notice of them.

The inspections are done fast, with many 'assumptions' made, and a computer calculates ratings based on cr*p info entered by barely-trained 'inspectors'.

If you are selling, just get the quickest and cheapest EPC you can, and move to the next stage in the selling process.

VodkaSorbet

Ratings aren't irrelevant to landlords, and a BTL purchaser has to take notice.

jimpix12

I'd disagree with the advice here. For the sake of opening up a few boards and having a peek in the attic, your rating may move up substantially if you can prove it's been done.

Others might not look at EPC ratings, but I remember seeing very low (F-G) ratings and being slightly put off, knowing that even the basics hadn't been done. If they haven't then what else has been neglected? It costs sod all to get insulation in the attic nowadays, it saves you money, and just sounds like laziness imo. It won't be a dealbreaker but it can take the shine off.

G_M

spunko2010 wrote: »

Others might not look at EPC ratings, but I remember seeing very low (F-G) ratings and being slightly put off, knowing that even the basics hadn't been done. If they haven't then what else has been neglected? It costs sod all to get insulation in the attic nowadays, it saves you money, and just sounds like laziness imo. It won't be a dealbreaker but it can take the shine off.

If as a buyer you are concerned about a property's level of insulation, or how green or efficient the heating is, the EPC is not the best way to tell. Indeed, it may well mislead.

Far better to

* use common sense while viewing the property
* get a survey done
* ask to see historic utility bills
* check the boiler out
etc

A random number allocated by a computer after a brief look by a poorly trained 'inspector', using 'assumptions', helps very little.

As for being told on the EPC that if you add solar panels you can reduce your utility bills, well, who'd have guessed!!

:rotfl: