Buying a house - no EPC

gym11

Looking for some advice.

We've sold our house to a cash buyer at full asking price.

Went to view some properties as we're obviously keen to get moving. One property seems a good option - it was an absolute pain to get hold of the agents though to arrange a viewing - took 5 attempts and in the end  it was only confirmed less than 24 hours in advance (despite requesting the viewing 5 days in advance).

Viewing was fine, all seemed very professional.

Afterwards looking through the listing etc realise there is no EPC shown. Checked the online register and no EPC exists for the property. Rang the agents and got a story about the computers being down (it was half an hour before closing time).

Rang back this morning and said I'd like to make an offer but there doesn't seem to be an EPC. Agent confirmed there isn't one but they have put the vendors in touch with a company to get one done.

The property was listed in November, it's then been reduced. There's no EPC. 

What would you do? Are the agents just really rubbish or should there be alarm bells ringing?

ComicGeek

The agent should have organised it months ago. They've obviously dropped the ball there.

Agents must use "all reasonable efforts" to obtain an EPC. If sellers use all reasonable efforts to apply for an EPC within the 1st 7 day period (ie they have appointed an EPC assessor to proceed) they have a further 21 days to obtain the certificate. Therefore all sellers must have an EPC in their possession within 28 days of the start of marketing.

Agents acting on behalf of sellers must satisfy themselves that an EPC has been commissioned by their clients before marketing the property or be at risk of being liable for a fine under the Regulations.

Don't make an offer until you see the EPC, and can check against what you've seen that it's sensible.

Tiglet2

Listed properties don't need an EPC.  However, the majority of properties will need to have one done as it is a legal requirement, so the vendor will have to obtain one at some point during the transaction.   No alarm bells ringing to me, particularly if the property hasn't been sold in the last 10 years.

How important is it that you wait for the EPC to be available?  Before you offer, or during the transaction once solicitors are instructed? 

Most people don't put too much emphasis on the information the EPC gives.  Even changing standard light bulbs to long-life/LED light bulbs can change the rating.  It's easy enough to improve the rating if you are intending to upgrade appliances, such as the boiler, windows, etc.

EPCs last 10 years, so an EPC which is already 8 years old may not be accurate in any case.

gazfocus

In all fairness it could be the vendors that have dropped the ball. Our house was listed for sale a month ago and we accepted an offer 7 days later. We are having the EPC done this week. If it were me, I’d make an offer on the basis an EPC is done within a set period but I can’t see it being anything worth being alarmed at. 

propertyrental

Personally I think they are so unreliable anynway that i wouldn't care. A survey (or your own detailed viewing) will tell you as much and probably much more.

However you could report them: 

https://www.epcforyou.co.uk/2020/02/25/penalties-for-not-having-an-epc/

Failure to provide a valid EPC on sale or rent
For complaints regarding the availability and validity of an EPC for marketed sales, an authorised officer of the local weights and measures authority (usually a trading standards officer). The authorised officers have the power to act on your complaint.

https://www.gov.uk/government/publications/energy-performance-certificates-for-the-construction-sale-and-let-of-non-dwellings--2/a-guide-to-energy-performance-certificates-for-the-construction-sale-and-let-of-non-dwellings#consumer-protection-and-enforcement

ComicGeek

It would be madness to purchase a property at the moment with a really poor EPC rating.  Not only is it going to be uncomfortable to live in and have high energy bills, it may become much less desirable to sell in years to come, or you might become dependant on higher mortgage rates from lenders who rightly see poor EPC ratings as a greater risk. 

While not every EPC is accurate most are, and provide a really useful overview for those people who don't have the skills or knowledge to investigate for themselves.

Don't discount the importance of it.

ComicGeek

Tiglet2 said:

Listed properties don't need an EPC.

Not true - they may be exempt from minimum EPC ratings for rental purposes, but under very strict guidelines and still require a completed EPC.

This gets repeated alot on this site, but the 'summary' on the gov.uk website which notes this is incorrect.

youth_leader

I sold my listed grade II without an EPC.  I would have loved to have been able to have double glazed windows to conserve energy.