EPC Can't be Right When it's Wrong

Murphybear

sourpuss2021 said:

HampshireH said:

I'm confused by this post.

As a tenant surely you wouldn't be able to get any help with these things anyway as you aren't the homeowner. There would be no expectation for you to do the works either.

The landlord would be the one who would claim (if Inclined to do so)

But if you are a tenant why did you live without heating for so long 

Or are you a leaseholder with a property needing modernisation internally with a freeholder who is responsible for the building (leaving you responsible for your demised premises including the loft)?

Tenants can indeed apply for the help, so long as they are on means assessed benefits.  

We rented a property that had an ancient back boiler.  We got a brand new boiler installed free.  

Alderbank

It sounds like you have exercised your Right to Buy your flat in a block owned by a Housing Association (probably built by the Council)?
Is that correct?
The HA can't prevent you buying but they would have warned you that henceforth you would have to pay for maintenance repairs which were previously included in your rent.

HAs do not like to lose properties to Right-to-Buy because ultimately it reduces the pool of properties available for social housing. It also makes estate maintenance difficult when renovations are needed because RtB occupants dotted around are often unwilling or unable to take part in scheme-wide remediation programs. You sound like one of those occupants.

Because HAs do not like to lose RtB properties they will often consider buy back, especially in cases of hardship.

Talk to your HA about buy back. It will benefit both of you.

HampshireH

Murphybear said:

sourpuss2021 said:

HampshireH said:

I'm confused by this post.

As a tenant surely you wouldn't be able to get any help with these things anyway as you aren't the homeowner. There would be no expectation for you to do the works either.

The landlord would be the one who would claim (if Inclined to do so)

But if you are a tenant why did you live without heating for so long 

Or are you a leaseholder with a property needing modernisation internally with a freeholder who is responsible for the building (leaving you responsible for your demised premises including the loft)?

Tenants can indeed apply for the help, so long as they are on means assessed benefits.  

We rented a property that had an ancient back boiler.  We got a brand new boiler installed free.  

Genuinely interested in this presumably you needed the landlord consent to upgrade the heating?

bteetotal

Was subject to Right to Buy directly from the Council.  They are interested in taking the property from me at lower than 40percent of the market value which would be ontop of the lack of repairs they have failed to do.  I originally bought it as a security as I had a mini stroke and the. council refused to do any repairs at the beginning. It was my first home. I had to leave the first three months because it was so cold. So undertook repairs myself and have continued to do so. Had boiler fitted and new pipework following four major sewage leaks and burst pipe under the floor to the property.  Was getting well and due to this relapsed.  Been trying to recover before being hit with more leaks, the n more sewage leaks then more leaks. Each time feel getting somewhere find Council /neighbour leaks. So in getting back to EPC I have to disclose all issues to the property on sellers form but the government's EPC states how warm,  energy effient property is.  Only need to change heat controls when property not heated by central heating as don't have any.   That floor ok but solid concrete not insulated and the boroughs pipes run underneath property. That windows are double glazed but full of mould because wasn't sealed by manufacturer.. that walls insulated when council know was damp and continually put in holes and leave open to elements that you can pull out the insulation.  

Alderbank

The buyback price is lower than market value of a similar property because (a) you got a significant discount from market value when you bought it and (b) it doesn't sound like you have maintained it very well.

What do you mean by 'the lack of repairs they have failed to do'? They don't do any repairs when you are the owner. That's the difference between owning and renting.  In fact they are prevented by law from paying public money out on improving property they don't own.

I'm not sure what you mean by 'Had boiler fitted and new pipework ' followed by 'property not heated by central heating as don't have any'?

I'll say again, please talk to your HA about buy back. I'm more sure than ever that it will benefit both of you.

...getting back to EPC I have to disclose all issues to the property on sellers form but the government's EPC states how warm, energy efficient property is.

Yes, that's true. EPCs are rubbish really. Just a snapshot at a moment in time. The EPC done by Council is valid for 10 years regardless of what has changed since the day it was done.

user1977

The market value is what you could actually sell it for to somebody else. Presumably that isn't 2.5 times what the HA have offered?

anselld

bteetotal said:

 So in getting back to EPC ...

I'll say it again...  your problems have nothing to do with your EPC.  EPC is perfectly valid and you are not expected to elaborate on it in any way whatsoever when it comes to selling.   All the other issues are for a buyer to discover through survey or other testing if not already obvious to the naked eye.  You would need to answer any specific questions on the property information form but again, only answer what is asked, don't volunteer all your tales of woe.

EssexHebridean

OP- can I ask, when did you buy the property?

bteetotal

Thanks for advice. I'm not with a HA  but a Local Authority.  I've tried to maintain my property and updated areas. But the increasing amount of leaks from other parties have caused damage. Rather than the LA assisting or doing the repairs under my lease they have thwarted all attempts for me to get repairs done including  refusing to send my claim to the Insurer and getting others closed and prevented emergency access to track and trace leaks to resolve matters.  The reason for the EPC is to show the energy efficiency of the home but when the information totally contradicts what has happened you leave yourself open to a legal challenge if you attempt to sell it.   I did get a discount but I have more than paid for this not only in service charge, major works and doing repairs that the Landlord should have done before hand . The landlord carried out no repairs when I was a tenant and so when I was well enough to go back to work I saved as much as I could yo buy it, repair it, update it  and maintain it.    I have been informed that under my building insurance the leaks can only be tracked within my home and it for everyone else to contact the Council if they find a leak on their property.  Today I was told that no leak has been reported therefore I cannot pursue action to force entry into properties they claimed  caused the leak .  Now not all leaks came from neighbours, some came from the landlords area but I was prevented although emergencies from gaining access to certain areas again.   All this had left me with bills, no heating, no hot water, limited water, restricted electricity, no gas plenty of mould, damp. I have to be thankful for bleach and strength because without the two the place would be full of bacterial coliforms

ComicGeek

bteetotal said:

The reason for the EPC is to show the energy efficiency of the home but when the information totally contradicts what has happened you leave yourself open to a legal challenge if you attempt to sell it.   

There won't be any legal challenge from this. The EPC is produced by a third party, not you personally. If there are any errors/issues with the EPC then this is directed to the assessor, not you personally. However, doesn't sound like there are any issues with the EPC, just that the narrow remit of the EPC can never reflect the specific situation that you are in.

Forget the EPC, that is only a distraction from the real issues. Speak to your local councillors or MP, they can be useful at unblocking issues like this at councils.