EPC clearly wrong so can Assessor be made to change it once issued?

EPC clearly wrong so can Assessor be made to change it once issued?

14:29 PM, 15th October 2020, About 2 years ago 45

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Just had an EPC done on a flat. Last EPC rating was a D now its an F – so essentially now unrentable!

The Assessor for the latest report has deemed it 2 mtsq bigger than the last report yet there has been no structural change and also listed it as a Ground floor flat when the last report stated it was a top floor flat. (A qwerky building I grant you as it’s built on a slope with the existing half being above the underneath flat, and the (newer) other half of the flat being built further up the slope on the ground itself.

The floor was N/A in the first report as there is a flat below (correct) and no further recommendations, yet the latest report states Floor is suspended, no insulation (assumed) yet suggests insulation as a recommendation. Clearly, the flooring is not the same throughout the flat yet the latest assessor has used the total floor space to assess this.

The first report showed Timber frame, as built, insulated (assumed)
Cavity wall, as built, insulated (assumed), yet the most recent assessor stated Timber frame, as built, partial insulation (assumed) Cavity wall, as built, no insulation (assumed) and therefore gave it a poor rating.

Is it possible to argue your case to the Assessor and have them amend and re-issue the certificate in light of this clear confusion? I have plans of the building to show the flooring situation. Surely they have to go on what the previous assessment says and any updates you have done to the property as a baseline??

I have tried to call the latest assessor to discuss after already emailing him previously to ask for clarity, but he’s not come back to me. Do I go to his company direct now?

Many Thanks

Reluctant Landlord

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Craig B

11:10 AM, 17th October 2020, About 2 years ago

Reply to the comment left by Craig B at 17/10/2020 - 11:08
I'm not saying I agree with it by the way. I don't, it causes all sorts of confusion and doesn't read right to me. That's just how it has to be done though


14:36 PM, 20th October 2020, About 2 years ago

Reply to the comment left by gachilleos at 16/10/2020 - 17:30
Thanks, I have sent and email to the company stating I have not even had a reply from the Assessor regarding my questions/concerns and stated I'm not happy! This issue is unless it is reviewed and E rated I can't get the contractors in to do the works which will be done under the grant system. After these works then another EPC will be done to make note of the changes and better EPC rating.

Even if the current Assessor comes back and says he's not changing the EPC issues, the delay in doing this means I then have to apply for an exemption as it is an old building where there are not many things I can do to make the rating any better. Without a definite end to this I'm in limbo.


14:42 PM, 20th October 2020, About 2 years ago

is the best thing to do to contact another assessor and start again? I haven't got time to sort this out now but can take it off line if the next EPC shows its above and E - just so I can get the grant funding work booked in?


14:48 PM, 20th October 2020, About 2 years ago

Get an assessor who has given good ratings to adjacent properties, from the public register, do some searches of nearby streets and look at a few ratings, then scroll down and see who the assessors were pick one that seems reasonable, you get their names and contact numbers published on each report.


15:16 PM, 20th October 2020, About 2 years ago

Following on from this... new EPC's are being sent to me by email with a link to open them. There is no ability to download them so ...
1. Do I have to print out a full copy to send to existing tenant or can I just forward them the link also?
OR do I only have to make sure next tenant gets a copy?

I am sure I read somewhere as long as the incoming tenant gets a valid in date EPC before they move in so they are aware of the ratings then you don't have to have to issue another EPC until such time as you re-let (even if the current EPC date expires within the existing tenants tenancy) Is this right?

Craig B

16:30 PM, 20th October 2020, About 2 years ago

Reply to the comment left by WP at 20/10/2020 - 14:42
I'm not sure where in the country this is but I'd be happy to have a proper chat about it and give you some impartial advice.
I am an accredited DEA myself and work with ECO funding so am aware of the limitations for certain measures depending on EPC ratings and occupant status.
My number is 07988 008699 if you'd like to give me a call.
The problem with asking a different surveyor to carry out another assessment is that if the correct information has been collated it will produce the same result. When it gets input into the software, it is the software that gives the rating. Without physical evidence of things such as insulation, the Assessor has to go with the worst case scenario (as built), which assumes things were done to regulation at the time.
If you give me a call though I can look at online for you and give advice on the best way to get where you need it to be.


0:12 AM, 21st October 2020, About 2 years ago

Reply to the comment left by WP at 20/10/2020 - 15:16
Hi WP,

The EPC system has changed from 22nd Sept and everything is now digitalised. You will need to direct tenants to the link rather than provide a printed copy.
If you want to save it as a pdf you can do so by clicking the print this certificate and choose the option of save as pdf.

Kind regards,



16:26 PM, 28th October 2020, About 2 years ago


Complained to the Assessor body and as a result Assessor 'reviewed' the report in light of the facts. New EPC issued with a rating of E. 🙂 Now I can go forth and try and get some grants to assist in getting this higher. Thanks for replies from everyone 🙂

Ian Cognito

16:31 PM, 28th October 2020, About 2 years ago

Reply to the comment left by WP at 28/10/2020 - 16:26Good for you!
Comparing the original and revised assessment, what changes were made in his report?


17:39 PM, 28th October 2020, About 2 years ago

Reply to the comment left by Ian Cognito at 28/10/2020 - 16:31
Amended status of Ground floor flat to top floor flat, revised sq m footing from 60 to 58 sq m. Went from F 34 to E43 rating.

Cavity wall from assumed - poor, to as built insulated - good.
Roof Pitched, limited insulation (assumed) Very poor
Roof Pitched, insulated (assumed) Average

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