Floor Plan from vendor way out to EPC

Storyboard

AdrianC said:

Storyboard said:

we now feel it isn't as much house as led to believe by a significant amount.

It's the same size as it was when you viewed it. No rooms have gone missing.

Yes but they are not as big as led to believe before and after the viewing looking at the brochure. Its a sizeable difference and if not a builder etc its an easy miss.  Not everyone turns up with tape measures in reality

getmore4less

Unless an unusual shape most can be closely approximated from room sizes to rectangles.

50% difference is a lot.


What does the floor plan work out at from room size.

AdrianC

Storyboard said:

AdrianC said:

Storyboard said:

we now feel it isn't as much house as led to believe by a significant amount.

It's the same size as it was when you viewed it. No rooms have gone missing.

Yes but they are not as big as led to believe before and after the viewing looking at the brochure. Its a sizeable difference and if not a builder etc its an easy miss.  Not everyone turns up with tape measures in reality

The ad is an invitation to view.
You liked what you saw in the ad.
You viewed.
You liked what you saw in person.
You placed on offer on the basis of your viewing.

Yes, it's a bloody big difference.
Would you be so kind as to post the image of the floorplan from the listing?
If the floorplan isn't dimensioned, did the listing have room sizes given?

yksi

I think a lot of people are missing the point. I might be wrong but it seems to me that the buyer is concerned that the EPC is incorrect - not the house's physical size itself. Getting the floor area and wall lengths wrong by such an enormous amount will render the EPC completely inaccurate, meaning that the cost of maintaining the home is way off what you would expect. Think £200 heating bills instead of £120, and you get the idea. But the worst consequence imo is that you can end up with a home that you agree to buy which is rated "E", and when you next renew the EPC to rent it out or sell it, it comes back as a "G". This means it can't be legally let out and the value of your home is tanked.

Slithery

EPC's are always completely inaccurate.....

yksi

True. But hopefully when your EPC is ridiculous, it's an error that doesn't mislead you into a purchase. Mine is the reverse, I think mine is wrong in a way that will benefit me when it's redone. But I don't lose out if it comes back as being correct.

Pepod

It may not be the 'correct' answer, but honestly just ignore the EPC. I live in a development of a couple of dozen identical houses. The EPC's range from 90m2 to 200m2 for the exact same, literally the EXACT same houses.

AdrianC

EPCs are about as believable as political manifestos.

HampshireH

yksi said:

I think a lot of people are missing the point. I might be wrong but it seems to me that the buyer is concerned that the EPC is incorrect - not the house's physical size itself. Getting the floor area and wall lengths wrong by such an enormous amount will render the EPC completely inaccurate, meaning that the cost of maintaining the home is way off what you would expect. Think £200 heating bills instead of £120, and you get the idea. But the worst consequence imo is that you can end up with a home that you agree to buy which is rated "E", and when you next renew the EPC to rent it out or sell it, it comes back as a "G". This means it can't be legally let out and the value of your home is tanked.

Definately not how I read the OPs post read it as the advert was wrong as it had claimed the propert was almost double the size it is as stated on the EPC (give or take 15%)

Checked the EPC and it has it down as 177 sq metres. Done some research on here and other places and can see there is often disparities. Contacted the helpful chap who did the EPC though and he explained a few things and basically said whilst he has a margin of error, it is only 15% and it is clear it is not even remotely close to 265 sq metres.

AdrianC

265 is not "almost double" 177. It's 50% more.

We don't yet know how big it actually is.