Student property EPC downgraded moving C rating further away?

Student property EPC downgraded moving C rating further away?

9:55 AM, 13th February 2023, About A year ago 17

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We recently had a new EPC done on our 5-bed student rental, which initially downgraded it from a D (65 points) on the previous EPC to an E (53 points) although nothing has changed.

After complaining, the assessor agreed that he hadn’t looked in the roof (he said it was inaccessible) and after I climbed in and sent photos, he agreed there was roof insulation and increased it to a D (57 points). All well and good but it is now extremely difficult for us to get it up to a C.

We are planning to overhaul the roof and put in room-in-roof insulation (another 7 points) but this will only take it to 64 points, well short of the 69 needed for a C, but if we had the previous rating, then another 7 points would take us comfortably into band C (72 points).

The only thing I can see on his form that has changed is that he’s rated the ‘Partial Double Glazing’ as Poor whereas the previous one was ‘Average’ (all the upper floor is double glazed). In any event, if we double-glaze it all, that’s only 1 extra point, according to the form.

There are no buildings with EPCs in this postcode about a D at the moment – they are large semi-detached Victorian houses.
Is there anything we can do about this rating?

What sort of expert do we need to let us know what improvements we need to make to get it to a C?

The roof works are going to be extremely costly (upwards of £20K) so maybe we should just throw in the towel and sell up.

Opinions/advice needed please

Caroline


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Comments

Beaver

11:37 AM, 13th February 2023, About A year ago

If it's a Victorian property, are you able to apply for an exemption?

Chris Bradley

11:37 AM, 13th February 2023, About A year ago

The problem I see is that an A rated boiler- 10years ago may only be a c rated now.(although my old c rated boiler- warmed my house up lovely and my new A rated boiler- can't get the house warmer than 18degrees) sorry I degress.
Double glazed windows installed 10years ago are now seen as old and need replacing, with A rated glass needed. What a waste of plastic and money, when the new windows will inevitably not be fully insulated and the gap between windows and walls simply covered with a plastic trim to hide the fact.
The conditions and rules for EPC are ever changing and a c rated property might be an E rated by the next decade, it just a way to keep landlords modernising and improving housing stock, but rental profits with raising interest rates are so tight, it's an impossible demand

Mark C

11:37 AM, 13th February 2023, About A year ago

Get another EPC. I am buying a flat for myself and I looked at the EPC before I went to look. The EPC stated that it has gas, which it doesn't. I am not even sure if someone actually went to the property. A lot of EPC's have "assumed" in them, which doesn't help.
I would get another company to do the EPC and send them the D with photos of the roof, because they will "assume" again.

Neilt

11:41 AM, 13th February 2023, About A year ago

Reply to the comment left by Mark C at 13/02/2023 - 11:37I suggest that it may be prudent to stop the existing surveyor from registering it with the council first.

Josie Hawes - Guest Author

11:58 AM, 13th February 2023, About A year ago

If I was you I would go back to the assessor or another assessor and ask what you can do to achieve a C but I would potentially hold off doing anything at the minute. When/if laws come in saying that properties need to be a C or above there may be expeditions, for example if you've spent £10k and still can't achieve a C then it may be exempt, the problem with this and doing work now is you don't know how far back they will take into consideration, they may only consider work in the last 6 months or the last 2 years to count towards to exemption so I would wait for the new legislation to come in, if it ever does.

Beaver

12:16 PM, 13th February 2023, About A year ago

I believe there is guidance on exemptions here:

https://www.gov.uk/government/publications/private-rented-sector-minimum-energy-efficiency-standard-exemptions/guidance-on-prs-exemptions-and-exemptions-register-evidence-requirements

I've not had to do it yet. So if you learn something from applying for an exemption do share. 🙂

Josie Hawes - Guest Author

13:49 PM, 13th February 2023, About A year ago

Reply to the comment left by Beaver at 13/02/2023 - 12:16
I was under the impression she wouldn't need to apply for an exemption, I thought you only need to do that if the property is an F or G, is that wrong?

Luke P

14:25 PM, 13th February 2023, About A year ago

Also, the methodology changed for EPCs a few years back. A 'C' under of old is likely to be a D under the current system. I don't know if it was part of the same or a separate alteration to the calculations, but floor area inclusions/exclusions were adjusted in the recent-ish past.

EPCs are going to be goalposts that forever move.

Luke P

14:27 PM, 13th February 2023, About A year ago

Reply to the comment left by Josie at 13/02/2023 - 13:49
Correct...for the time being. The anticipation is that band-C will become the new expected minimum standard.

I'm kinda hoping the Govt. has in fact U-turned on the matter (because of the ridiculous cost implications and potential for loss of property from various markets) and are just too embarrassed to declare such.

Freda Blogs

14:35 PM, 13th February 2023, About A year ago

"The roof works are going to be extremely costly (upwards of £20K) so maybe we should just throw in the towel and sell up."

The EPC proposals are just soundbites for the Govt to promote its approach to 'Net Zero', but its plans, the methodology, the current EPC algorithm etc are deeply flawed and as yet uncertain - which is another obstacle towards achieving EPC C.

Why pay £20k plus so the Tenants can save a derisory amount of £ a year?

My thoughts? Throw in the towel and sell up. Have a nice holiday instead.

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