Buying an unconventional passive house

ProDave

So it looks like it has had a "standard" EPC done.  Why was that?

As someone nearing finishing the build of a house built to passive standard (not certified as such) mine has a full and accurate Design SAP. I thought all new builds had this now?  It would have given a much more accurate figure.

mbugsy18

The properties I have seen in Wanstead don’t come close to the quality and finish of this house. In fact they are smaller terraced 1930s and have EPCs ratings in E, F, G bands for £750-800k+. 

mbugsy18

@Prodave, I didn’t know there were other kinds of EPCs.

jimbo6977

mbugsy18 said:

Jimbo6977- thanks for the advice. how much do you spend on utility bills?
I was told the MVHR system would need filters changed which the owner can do. And a 4 yearly maintenance of the system by the manufacturer. 

Ours is a 4 bed detached approx 1200sqft with 3 occupants. When we were mostly commuting we were spending about £60pm on leccy and gas. Due to wfh and homeschooling this has risen to about £75pm. 

The original MVHR was Dutch as I said previously and while the mfr theoretically had a service network in the UK, in reality they didn't. Local electricians, who were recommended to us, had no real experience of MVHRs or of the mfr in question so were of limited help. 

We now have a MVHR from a different, more recognised brand, installed by a local installer who can also service it when required, which should be every 3-4 years depending on usage. The filters for this new unit are readily available from online filter specialists or the mfr and cost about £15 every 18mths (12mths in urban setting, 24mths rural). They are easy to change - best to check the access to do this also!

mbugsy18

jimbo6977 said:

mbugsy18 said:

Jimbo6977- thanks for the advice. how much do you spend on utility bills?
I was told the MVHR system would need filters changed which the owner can do. And a 4 yearly maintenance of the system by the manufacturer. 

Ours is a 4 bed detached approx 1200sqft with 3 occupants. When we were mostly commuting we were spending about £60pm on leccy and gas. Due to wfh and homeschooling this has risen to about £75pm. 

The original MVHR was Dutch as I said previously and while the mfr theoretically had a service network in the UK, in reality they didn't. Local electricians, who were recommended to us, had no real experience of MVHRs or of the mfr in question so were of limited help. 

We now have a MVHR from a different, more recognised brand, installed by a local installer who can also service it when required, which should be every 3-4 years depending on usage. The filters for this new unit are readily available from online filter specialists or the mfr and cost about £15 every 18mths (12mths in urban setting, 24mths rural). They are easy to change - best to check the access to do this also!

Yes, on the 2nd viewing the owner showed me how to remove the filter. I can’t remember what make it was but it may have been a Zehdner MVHR.

ProDave

mbugsy18 said:

@Prodave, I didn’t know there were other kinds of EPCs.

Yes, most existing houses are assessed using RDSAP which basically takes a best guess at how the building is constructed and taking a best guess an insulation levels based on what was standard practice at the time of build.

A full SAP assesment takes the actual known construction method and makes more accurate assesments.  I thought this was normal now for new build houses and would apply to this one.

the other significant thing is an air tightness test.  Without an air tightness test it makes an assumed air tightness at a pretty average level.  Our current "design" SAP gives us an EPC B with the assumed pretty average air tightness level.  I fully expect when we have had the air tightness test done and a few other design changes that our house will get an EPC rating of A.

Ours also scores "renewable" points for having an air source heat pump to heat it with a wood burning stove as secondary heating, and solar PV which is already proven over 2 years use to generate more electricity each year than it takes to heat the house.

sammyjammy

Passive house or not Kevin McCloud would have a fit, I'm sorry but thats one of the ugliest houses I've seen in a long time.

jimbo6977

https://www.zehnder.co.uk/zehnder-service-partners

Seems to have a decent service network at present, as long as the main UK importer/distributor sticks with the brand. 

macman

mbugsy18 said:

The properties I have seen in Wanstead don’t come close to the quality and finish of this house. In fact they are smaller terraced 1930s and have EPCs ratings in E, F, G bands for £750-800k+. 

Yes, because in Wanstead there is a premium of probably £150K over Ilford due to the area. You have to decide which is your priority, because there is not a lot of new-build going on in E11.

ComicGeek

It is a full on construction EPC as the average fabric U-values are quoted - they aren't for RdSAP EPCs for existing dwellings.

The EPC rating is purely based on running costs, so the electric heating is really pulling down the result - even if there is a much smaller heat loss with the Passivhaus standard, it still costs more to heat than with a gas boiler.

It's very, very difficult to get an A rating without PV panels.