faqs

“The EPC guidance states that listed buildings are exempt if the recommendations alter the characteristics of the building. The main issue is that the recommendations of an EPC aren't mandatory so how can recommendations alter the characteristics.

Secondly, you need to do an EPC before you know what the said recommendations are. Thirdly, there are recommendations that do not alter the characteristics of the building, such as loft insulation or lighting changes.

The guidance we now provide is that listed buildings are not exempt from having an EPC. The next question is are listed buildings exempt from requiring an E rating if privately rented. Listed buildings can be exempted from MEES for 5 years if they get written confirmation from the local authority conservation officer stating the recommendations produced by the EPC would alter the characteristics of the building. We are also finding that the banks or anyone providing finance for the transaction are asking for an EPC asset rating to be able to judge the level of risk for the loan on it ”

Page 20 of the MEES document states this and the common misunderstanding. I have also attached the PEPA advice document which is an easy read and it explains it in context.

As we stand in December 2022.The domestic EPC calculations are based on the cost of fuel.However the Non Domestic EPCs are based on the carbon footprint.

This means is that gas boilers in a domestic property will produce a much higher rating than an electric heating system. This may change in the foreseeable future.

As Commercial or Non Domestic EPCs are based on the carbon footprint this means that electric heating produces a higher rated EPC.

Can you fail an EPC? An EPC is a survey which ranks your property on a scale of A to G – there is no pass or fail. However, if you are renting out your home, the law requires the EPC to show a minimum rating of E for all new tenancies and – as from April 2020 – all existing tenancies.

Properties with higher EPC ratings are generally more attractive to potential home buyers or renters; the more energy efficient a home is, the less it will cost to heat and light.

If you have some money to invest in improving the energy efficiency of your home, the best place to start is by looking at the recommendations on its Energy Performance Certificate. Even if you rent, you could still implement some improvements noted on the EPC, such as switching to more energy efficient light bulbs.

• Internal or external wall insulation
• Floor insulation
• Loft insulation
• Low energy lighting
• Increase hot water cylinder insulation
• Heating controls. ...TRVS / Programmers and stats
• Replace boiler with new condensing boiler
• Replace your single glazed windows with double glazed windows
• Solar or PV panels

If the building is being offered for sale, it is the responsibility of the seller to provide the EPC to the potential buyer. If it is being rented, then it is the responsibility of the landlord to provide the EPC to the potential tenant

A valid EPC will last for 10 years and can be used for multiple tenancies within that period so long as the rating is not F or G. A valid EPC is a legal obligation when a property is sold leased or rented.

If you want the benefit of the improvements, be shown in your EPC then yes, you will need to commission a new EPC, including a survey. it is not possible to update or amend an existing EPC – a brand new certificate will be needed. Only changes that impact the thermal qualities of the property will improve the rating. I.e changing the kitchen or bathroom, or painting and decorating will have no impact. On the other hand, increasing the insulation in the loft or a new boiler may make a large difference.

Please ensure the correct address is provided when instructing the surveyor. An address cannot be simply amended once lodged. We would need to cancel the report,amend the address and relodge the report. For this the lodgement fee will be payable again. This can be between £8.50 and £40.00 depending on whether it is a commercial or residential EPC.

The higher the rating, the less it costs to heat and power the property. A poor EPC rating implies poor efficiency, which means the property may be more expensive to run and have more of a detrimental impact on the environment compared to a property with a good EPC rating

If separated i.e the upper parts have its own a separate entrance a commercial EPC is required for the ground floor and a residential EPC is required for the upper parts. If the residential is only accessible through the commercial unit then one commercial EPC can cover the whole building.

If the whole building is for sale, then one EPC can cover the whole building. However, if the four commercial units are leased separately and are independent including there own HVAC or heating systems, each commercial unit will require a separate EPC.

Please note that although electricians are very skilled at what they do, unless they trained or qualified DEAs they do not have the knowledge to advise you on best practice for EPCs. If the DEA has asked you for a particular type of heater there is often a reason for this.

Sometimes when a residential property has a very low EPC rating, the DEA will advise on a high retention storage heater which can significantly improve the EPC rating especially where the property has no gas available. High heat retention storage heaters offer an extra level of insulation that keeps it cooler when not in use. This in turn, saves more heat for when you do want to heat your home compared to a standard storage heater. As with all storage heaters they can only be fitted when you have a dual rate electric meter.

Only heaters on the list below are classed as HRSH and can be included within the EPCs. Please check with the assessor if you are in doubt before you install.

High retention storage heaters:

• Dimplex Quantam QM50, 70, 100, 125, 150
• Creda Quantam CQH 70, 100, 125, 150
• Heatstore Quantam HSDQ 70, 100, 125, 150
• Elnur Ecombi ECoHHr20, 30, 40

Unfortunately, we are government by our accreditation bodies and can only include what we can see unless suitable evidence is provided. Convention 9.02 explains the acceptable documentary evidence.

Documentary Evidence - Convention 9.02

Acceptable documentary evidence includes, but is not limited to, official letters from the applicable Registered Social Landlord (RSL) or certificates, warranties, guarantees. The assessor must be confident, and able to demonstrate, that any documentation relates to the actual property being assessed and that there is no physical evidence to the contrary. Evidence of intent to install does not qualify as acceptable documentary evidence.