Seller hasn't updated EPC after major renovations - why?

currantbun2

We are very keen on buying a house which has had extensive renovations. Looking at the old EPC it was only an F. However the estate agents have not provided an updated EPC.  Why wouldn't the seller get a new one done to show off improvements? 

We asked the estate agent about it, and she said that the existing EPC was still valid although obvs the renovations should have improved it. They haven't even mentioned the epc rating on their marketing material for the house and I thought that was a legal requirement?

It just seems odd and is making me suspicious. The seller obviously thinks it will still be an F or an E or something, so he hasn't got a new one done. There are big glass doors round the back of the house so maybe that's an issue?

user1977

Is it "obvs" that the works would have improved the EPC? What were the works?

currantbun2

Maybe not! It has new plumbing, and rewiring, and a solar thermal panel on roof. Some internal walls have been removed to make it open plan. The heating system uses oil due to not being on the gas grid. I have no idea about the external walls.
I was assuming he would have insulated the loft but who knows.... It has been used as a holiday let so perhaps he hasn't bothered too much about energy efficiency.
For the amount of money he is asking for I would at least expect an up to date EPC!

MultiFuelBurner

The thing is not many buyers until recently  added about the EPC rating with energy being so cheap.

Now, this does become a selling point and for the sake of £60 yes probably worth getting done.

For your own peace of mind if you really want the property would you consider arranging an EPC at your own cost to ease your mind before exchange? I probably would if it was the house for me.

currantbun2

Maybe. Trouble is, for the asking price you would assume no work needs to be done. If we assume its still an  F rating (or an E)  it means money will have to be spent on wall insulation etc. so I took that into account when making an offer. Someone else has now put in an offer which is higher than ours, so it's unlikely we'll get the chance to find out!

 

RHemmings

If the property is getting offers, then that sort of shows the EPC still isn't a major factor. I personally would expect it to be, personally, but the evidence on the property you were interested in seems to be in. 

I've noted that refurbished properties bought, refurbished, and put on sale again tend to have lots of visual stuff done to them like kitchens and bathrooms, and not much on the energy efficiency side as well. Then there are all those people who don't have energy efficient lighting in all the sockets, despite it being about the easiest thing to do ever. 

It seems that a lot of people just don't care about the EPC. 

currantbun2

Yes I think you're right and I have to say it wouldn't normally bother me except for the fact that he is asking twice what he paid for it 2 years ago!

ProDave

Probably because the EPC system is "broken"

I know someone that did lots of updates, in particular he vastly improved the insulation and air tightness of his property which showed in much reduced heating bills.

When he was getting ready to sell, he showed the assessor details of the upgrades he had done, including full specification and photographs of much of the work in progress.

The assessor ignored it all and made all the standard assumptions for the age of the property.

It made no difference to his sale as few people take any notice of the EPC, but this just showed to me what a farce the present system is on an "old" house.

A new build is about the only time the assessor does take notice of the build specification but that is a full SAP not an RDSAP.

badmemory

I wouldn't trust an EPC rating as far as I could throw the person doing it.  The person doing my mothers said it was solid floors, you only had to stamp your foot to know that wasn't true.  He also refused to correct it.  I made a point of telling the buyers it wasn't true but fortunately they had realised for themselves.

currantbun2

I hear you - thanks. Just seems odd that I have to go and dig it out myself on the government website...  

chanz4

Typical example my new build was an A, did the new one was a C.  I asked why and was told they do it different for new builds... Zero had changed