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 A year ago 37

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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


by Simon Holloway

12:34 PM, 12th November 2020, About 11 months ago

Reply to the comment left by WP at 28/10/2020 - 17:39
From that result, It looks as though the assessor had the age band of the extension wrong on the EPC.

by Gunga Din

13:47 PM, 3rd December 2020, About 11 months ago

Question for an EPC assessor (for commercial - shops).

I need a couple of EPCs doing for shops with flats above. My question is, is there simply a box to be ticked for "flat above", or is the quality of the insulation in the shop's ceiling/flat's floor taken into account?

They're Victorian terraces and will likely be marginal score-wise, and I'm wondering whether I'll have to chop into the ceiling or rip up laminate floor, sound-attenuating floorboards to show the assessor the insulation bales, which are now of course totally inaccessible.

Many Thanks

by Simon Holloway

16:12 PM, 3rd December 2020, About 11 months ago

I can only speak for from the point of view of the dwellings. The EPC only needs limited information when there is an inhabited area below - either "Another dwelling below" (eg another flat) or "Above a partially heated space" (eg shops or offices). There is no provision for entering the insulation thickness etc into the EPC in these particular cases. I only do domestic EPC's so I don't know how the EPC's for the shops would be entered. Hope that helps.

by gachilleos

16:31 PM, 3rd December 2020, About 11 months ago

Reply to the comment left by Gunga Din at 03/12/2020 - 13:47
Hi Gunga,

When we conduct a commercial EPC we look at the structure as a whole. So if part of the ceiling is, for example, a flat roof, that is calculated into the parameters. Saying that, the SBEM software we use, have preset cursors that are selected based on classification and age of the property. If this info cannot be obtained the worst case scenario is assumed.

If there is a flat above, we can choose to input the parameters of a separating floor, whether concrete or timber and if it is suspended tiles found is some office buildings.

There is a parameter that we can enter the u-values for that section, but these need to be provided/calculated prior to the inspection with the evidence to back the figures such as photos of the insulation and the receipts etc.

If there is a building regulations certificate to state it was done to current building regs, this can be entered for the ceiling showing it complies, but again evidence is required.

Hope this helps?

by Gunga Din

16:35 PM, 3rd December 2020, About 11 months ago

Thanks for those replies gachilleos and Simon Holloway. I'll gather the evidence and speak to the assessor.

Gunga Din

by Jeff Wouters

20:30 PM, 13th October 2021, About 4 days ago

For me the EPC rating turned out to be a handicap in the sale of my property.
I installed 32 mm double glazing, consisting of an 8 mm toughened and an 8mm laminated sheet. The outside walls are 28 cm thick cavity walls, with the result that my flat stays at around 22 degrees all year round and exceptionally needs heating when the temperature goes around 19 degrees inside, outside under 6 degrees for an extended period.
I kept my old indirect geyser system because that provides warm water even if water, gas or electric supplies fail and that system can be fed by a heat pump if necessary, while a heat pump can not provide warm water for a shower directly.
Because the ECP rating calculation does only notice double glazing without making allowance for quality and because it gives me a lower rating for using an old boiler... which I hardly use, I now get a lower rating for very efficient condition.
Can I not get a real energy efficiency valuation somewhere?

by Jireh Homes

15:53 PM, 15th October 2021, About 2 days ago

Hi Jeff, recommend you talk with your assessor. It is allowed to overwrite the default U value for the glazing if you have the manufacturer's U data sheet. If the geyser is a secondary heating source for the water, then this should not even be considered. Trust the assessor gave credit for the cavity wall insulation, but please check as may have omitted if not evident.

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