EPC ok to use online sites?

suestew

Where is best to obtain a new EPC? LA is quoting £90 which is way over priced but are these online companies any good? Any recommendations please

Retired_Mortgage_Adviser

An EPC is valid for 10 years and can be used multiple times during this period. Are you sure your property doesn't already have an EPC you can use? That can be checked on this website here https://www.epcregister.com/reportSearchAddressByPostcode.html

Apologies if it appears like I'm stating the obvious, but I'm only saying this because I've known many clients who've been wrongly told by their EA/LA that they need a fresh EPC to sell/let their property.

G_M

What are an "online companies"? All EPC reports require the inspector to visit/survey the property.

How/where they advertise is irelevant provided they are registered inspectors, which can be checked here:
https://www.epcregister.com/searchAssessor.html

Since they are pretty meaingless bits ofpaper (other than to satisfy the law), just use the cheapest you can find.

eddddy

suestew wrote: »

Where is best to obtain a new EPC? LA is quoting £90 which is way over priced but are these online companies any good? Any recommendations please

G_M wrote: »

Since they are pretty meaingless bits ofpaper (other than to satisfy the law), just use the cheapest you can find.

If it's a rental property, one thing to be wary of is if it's near the E/F rating boundary.

If it's rated F (or G) you won't be able to rent it out. Making sure all the bulbs are LED (and making sure you tell the assessor all the bulbs are LED) might help.


Just to demonstrate the potential meaninglessness of EPCs, an anecdote from an LL:

A top floor conversion flat with no access to the loft. The EPC assessor asked if there was loft insulation - the LL said he didn't know. The EPC assessor assumed not and gave it an F rating. So the flat couldn't be rented out.

The LL got another EPC assessor in to the same flat, and told them he thought there was probably 200mm of loft insulation. The EPC assessor took the LL's word for it, and gave the flat an E rating. So the flat could be rented out.

G_M

Yes - the number of 'assumptions' the assesors make is incredible.

* cavity wall or not? take a guess!
* cavity wall insulated? take a guess!
* single or double skin? Take a guess!

* attic insulated? take a guess!
* boiler condensing? take a guess!
etc

But yes, an F rating is a major issue for a landlord. My sister inherited a rental with great tenants, happy, reliable, long-term, family with kids at local school, but it was an F, so when the fixed term came up for renewal she thought she'd have to evict and sell. I suggested she get a new inspection done and we briefed the tenants who were only too happy to change a few lightbulbs and make sure the assessor made the right 'assumptions'. EPC is now an E rating so eeryone is happy.

suestew

Retired_Mortgage_Adviser wrote: »

An EPC is valid for 10 years and can be used multiple times during this period. Are you sure your property doesn't already have an EPC you can use? That can be checked on this website here https://www.epcregister.com/reportSearchAddressByPostcode.html

Apologies if it appears like I'm stating the obvious, but I'm only saying this because I've known many clients who've been wrongly told by their EA/LA that they need a fresh EPC to sell/let their property.

Hi, yes I am sure, we completely renovated the property so it needs a new one for me to rent the property

suestew

G_M wrote: »

What are an "online companies"? All EPC reports require the inspector to visit/survey the property.

How/where they advertise is irelevant provided they are registered inspectors, which can be checked here:
https://www.epcregister.com/searchAssessor.html

Since they are pretty meaingless bits ofpaper (other than to satisfy the law), just use the cheapest you can find.

OK thanks. I just did a quick google search and some come up for £35-40, I am trying to find companies in my area so thanks for that link, I can check if they are registered

Smodlet

G_M wrote: »

Yes - the number of 'assumptions' the assesors make is incredible.

* cavity wall or not? take a guess!
* cavity wall insulated? take a guess!
* single or double skin? Take a guess!

* attic insulated? take a guess!
* boiler condensing? take a guess!
etc

But yes, an F rating is a major issue for a landlord. My sister inherited a rental with great tenants, happy, reliable, long-term, family with kids at local school, but it was an F, so when the fixed term came up for renewal she thought she'd have to evict and sell. I suggested she get a new inspection done and we briefed the tenants who were only too happy to change a few lightbulbs and make sure the assessor made the right 'assumptions'. EPC is now an E rating so eeryone is happy.

Yet the tenants are still spending a fortune on energy because your sister is unwilling to spend money to improve the property.

I know that has no bearing on how unreliable EPCs are but it does not seem right that LLs should be allowed to play the system this way to me. Then again, they play it every other way, don't they?

csgohan4

Smodlet wrote: »

Yet the tenants are still spending a fortune on energy because your sister is unwilling to spend money to improve the property.

I know that has no bearing on how unreliable EPCs are but it does not seem right that LLs should be allowed to play the system this way to me. Then again, they play it every other way, don't they?

Or the tenant is unwilling to move because they rent the place because it suits their needs.


EPC is not on the top of the list for everyone.


A good EPC rating takes investment and who benefits the most?


Nothing personal but business, if a LL does the what is minimally legal required, nothing wrong with that is it? LL doesn't need to provide an expensive walk in shower or Miele appliances and marble worktops do they?

Smodlet

csgohan4 wrote: »

Or the tenant is unwilling to move because they rent the place because it suits their needs.


EPC is not on the top of the list for everyone.


A good EPC rating takes investment and who benefits the most?


Nothing personal but business, if a LL does the what is minimally legal required, nothing wrong with that is it? LL doesn't need to provide an expensive walk in shower or Miele appliances and marble worktops do they?

If the tenant is paying, say 40% more for their energy than they need to while the LL is charging 40% less than the market rate for a comparable, insulated and well-maintained place... The LL is still renting out a property they know to be sub-standard and probably would not live in themselves.

G_M

Smodlet wrote: »

Yet the tenants are still spending a fortune on energy because your sister is unwilling to spend money to improve the property.

I know that has no bearing on how unreliable EPCs are but it does not seem right that LLs should be allowed to play the system this way to me. Then again, they play it every other way, don't they?

It's a valid point, though the tenants are perfectly happy and don't want to move - yes, the rent is competitive and she's not putting it up


There are also limited improvements that can be done to the property though solar panels is always an option....