EPC outdated but not expired

LMS123

Hi. I'm in the process of buying a house. The EPC is from 2017 and so hasn't expired but, since then, the house has been altered drastically (new electrics, new boiler, dormers added). I have seen all the energy safety certificates and building regs etc so know that it's been done right. The EPC hasn't been updated to reflect all the alterations and so isn't a reflection of its present energy efficiency.
Should my solicitor/their estate agent not be requesting an updated EPC ? Considering they're mandatory when selling a house then what's the point of one that's totally outdated? Can I request the owners to provide an up-to-date EPC and do they have to provide one?

Falafels

You know what the situation is, regarding the reality on the ground, and presumably you’re happy to go ahead. They’re mandatory, and that’s the point of them. If I were the vendor, I wouldn’t be paying for a new one either!

AdrianC

You can request one, absolutely. They don't have to agree - the requirement to have a <10yo one has been met.

What sanction can you take against them if they refuse? Ultimately, vote with your feet and wallet.

davidmcn

EPCs weren't introduced primarily as a tool for house buyers but just as a way of implementing an EU requirement to monitor the energy efficiency of buildings in general, there's no requirement to update them just because something in the building has changed.

If you're aware of what's been done to the house, why do you want the sellers to get an updated EPC? They're hardly as scientific or accurate as they appear. You can probably make just as good a job yourself of the calculations.

eddddy

Is there a particular reason why you want an updated EPC?

An EPC assessment is very cursory, it will probably tell you less than you already know.

As others have said, there is no legal requirement for the seller to get a new EPC following changes to a property. But you can ask the seller to arrange a new one if you want.  But many people think they're a waste of time, so if it's going to delay the purchase, it might annoy people.  It might be better to focus on other more important info.

LMS123

Thanks everyone. I was looking to see if cavity wall had been put in since the last EPC but I suppose I can always find out from the vendor. It's not mentioned at all on the property info from the solicitor. What a waste of time these EPCs are! 

eddddy

LMS123 said:

Thanks everyone. I was looking to see if cavity wall had been put in since the last EPC but I suppose I can always find out from the vendor. It's not mentioned at all on the property info from the solicitor. What a waste of time these EPCs are! 

Do you mean cavity wall insulation?

Or do you mean the property had solid walls with no cavity? You cannot turn solid walls into cavity walls, although you can add insulation to solid walls.

An EPC assessor wouldn't do any kind of investigation to see if there was cavity wall insulation or solid wall insulation, they'd most likely just ask the home owner. So you can do that. And if you have any doubts, ask a surveyor to take a look, investigate the building regs, and/or ask some pre-contract enquiries via your solicitor.

(I'm not sure I'd rely on an EPC assessors opinion on that kind of stuff anyway.)

FreeBear

Does an EPC reflect the true energy usage of a property ?

Based on what I've seen to date, they are a joke. For example, one local property has (it is claimed) low energy bulbs fitted in 17% of fixed lights. Energy cost over three years is given as £381. If low energy bulbs were fitted throughout, one could save £50 per year bringing the three year total down to £207... Aside from the arithmetic, the actual running cost of using LED bulbs would be less than £10 per year.

Heating costs are also wildly over inflated at £1077 per year - £300-400 would be a far more realistic figure.

If you want to know how much a property will cost to heat, ask the vendor to show you the gas/electricity bills for the last three years. Real data is of greater value than figures pulled from an orifice by a SAP assessor.

greatcrested

Pointless. The seller has complied with the law.

So much of EPCs are in any case done by the assessor making 'assumptions'. They are not surveyors, have very basic training so just complete their laptop tick-list with ad hoc answers.

You have a pretty good idea (probably better than any new assessor!) or the state of the property, and any outstanding issues (eg cavity wall insulation) ask the seller and/or your surveyor.

AdrianC

Agreed on a waste of space.

A few years back, we sold our house, rented a house short-term, and bought a house.
All three came within 1 point of each other on the EPC.
The energy efficiency of the three in practice is/was wildly different...

BIGDAVE125

have been in our bungalow over 20 yrs  never had  an epc rating  listed on our bungalow   and none listed on our address with government  do we need one