EPC – contact your MP?

EPC – contact your MP?

10:57 AM, 3rd April 2023, About A year ago 36

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Hello, I’m a landlord with 4 flats that turnover less than £5k per annum each. They will never reach an EPC C. I can apply for exemptions once I have spent up to the £10k (more than 2 years turnover, not profit) on each flat.

I’m so annoyed with the stupidity of this legislation. It is based on an EPC that isn’t seen as fit for purpose by the climate change committee. The consultation that closed in January 2021 hasn’t been commented on.

There is a lot of really intelligent sensible stuff written on this site about this BUT who is listening?

Because I feel so powerless in this and want our voices heard I have been in touch with my local MP and I think any landlord in my situation should do the same.

Explain to them the situation about these regulations driving landlords from the PRS and ask them to speak on your behalf when these new regulations eventually get to be debated in Parliament.

Because of the housing crisis in the UK, every MP has a duty to protect the availability of cheap housing in their area or allow the increase of homelessness. Most of us in my situation have “substandard” homes that are warm, dry and affordable.

Say to him or her to highlight the detrimental effect a blanket £10k cap on spending (no matter what the income generated) could have on the PRS in in their constituency.

Ask him or her if they could suggest in such a debate that short notice to put in improvements when there is a shortage of skilled labour in the country is not enough time? The finalised regulations are 2 years off and yet there has still been no response to the January consultation.

If these regulations are not debated and finalised soon the wait for works will be enormous. At present, if I want a new window from a reputable firm the wait is 10 months and all the insulation contractors are doing lucrative grant paid for works and are not interested in small jobs like mine.

Ask your MP to point out that the EPC as it stands is not seen as fit for purpose by Lord Deben, the chair of the climate change committee, and as these measures are about making our housing stock more energy efficient then perhaps addressing the shortcomings of the EPC should come first? Perhaps it is possible to delay these new regulations and concentrate on that instead.

I actually think that last point about EPCs is really the most important … surely we should have a measure of energy efficiency that is fit for purpose?

So keep complaining on these pages but take your voice to where it might be heard please….and I know you’ll think what’s the point!

But if every MP in every constituency heard us maybe some sense could prevail …. You know, in the time you read this you could have rung your MP and made an appointment at their surgery.

Thank you,


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Richard Phillips

13:44 PM, 3rd April 2023, About A year ago

Reply to the comment left by Chris Bradley at 03/04/2023 - 13:41
...to cash only buyers as lenders become less likely to lend on "sub-standard" properties.

Under Commercial MEES ( I assume the same for domestic) there is a requirement or expections that a landlord with less than 99 years left on the lease would be liable for improvements. So you may be able to go back to the head lessee and apply pressure

Richard Phillips

13:46 PM, 3rd April 2023, About A year ago

Reply to the comment left by andy adewale at 03/04/2023 - 13:42
Energy Efficient windows and doors will only make a few points difference to an already poor EPC. The low hanging fruit is insulation and efficient heating.

Duncan Horncastle

13:47 PM, 3rd April 2023, About A year ago

Reply to the comment left by Richard Phillips at 03/04/2023 - 13:20
The new EPC rules will only affect the PRS and not social housing as an assessor and landlord I would have thought you would know that.

Chris Bradley

13:58 PM, 3rd April 2023, About A year ago

Reply to the comment left by Richard Phillips at 03/04/2023 - 13:44
The landlord makes improvements by billing each leaseholder for the share of the cost.
Seen a lot of media coverage of ex council blocks billing leaseholders for £20k and more because they haven't been building a pot of money for repairs over the decades since they started selling of their stock


16:02 PM, 3rd April 2023, About A year ago

Can someone please enlighten me?

Why are owner-occupied properties (by far the most numerous ) exempt from EPC legislation? Surely these properties are the most energy inefficient !!


16:49 PM, 3rd April 2023, About A year ago

Reply to the comment left by TJP at 03/04/2023 - 16:02
Because the Government is anti-private Landlord! And because they can.

Richard Phillips

16:58 PM, 3rd April 2023, About A year ago

Reply to the comment left by TJP at 03/04/2023 - 16:02
The trigger point for providing an EPC is upon sale or lease. (or some eco grant application activities) . If you're an owner occupier then there is no legal requirement to have an EPC issued.

Jireh Homes

17:45 PM, 3rd April 2023, About A year ago

Reply to the comment left by TJP at 03/04/2023 - 16:02
In Scotland, the plan is for owner-occupied homes required to achieve Band C, although no proposed implemtation date has been published.


23:29 PM, 3rd April 2023, About A year ago

Reply to the comment left by Richard Phillips at 03/04/2023 - 11:46
As an owner occupier, and an Agent for landlords, i am very confused re the whole EPC assessments. i do accept it is difficult but not impossible to get the assessment to be more consistent, given the importance of the results , both in quality for the occupier and the owner re the financial implications.

my understanding is: the basic information that assessors compare their findings to are possibly out of as some new energy technology is not considered as not in the COMPUTER. i believe, but i am not certain, the use of INFRA RED electric wall and ceiling heaters do not get any positive score . whereas an old big boxed night storage heater on Eco 7 has a higher score .
i do struggle to understand why this might be the case? the vendors of the IR heater tell me it is cheaper to use, more adaptable to when its on or off, can have timing and heat setting controls, and be motion sensitive if accidentally left on when no body in the room . i also recall being told it can havea minimum temperature room setting. i bought these for some of my tenants 6 months ago, and they love them and have proved to themselves that they save money - by using their smart meters. i have not double checked their tests.
i also struggle with comparing inconsistencies between a new EPC and a previous EPC assessment. i have examples of variances, eg the same flat i bought in sept 2021 which came with an old EPC, the EPC dated feb 2013 had total floor area at 49 sq mtrs. but the EPC dated nov 2017, had total floor area at 45 sq mtrs. i do believe the property is exactly the same. if i am correct that's a 8% difference, which i assume will have some impact on the overall report. the score in 2013 was current 49 and potential 68 and with no improvements in 2017 the current 42 and potential 74.
this flat is the basement flat and there is a 2 bedroom flat above in the same detached freehold property, which was probably built about 100 years ago. the upper flat does not have an earlier EPC than 9 days earlier in nov 2017, by the SAME ASSESSOR. this upper flat has the wall construction as COB as built with an average rating, yet the other flat has construction as Granite or whinstone ,as built, no insulation assumed, but a rating as POOR. in 2013 the report suggested the walls of this flat were Cob as built.

in some ways it is good assessors do not just copy the facts from previous certificate, but if there is a difference (significant or not) it should be questioned internally?
a computer could highlight any significant difference.

in which case, surely there should be some written explanation on these variations. if not why should owners have to potentially invest a large amount of money to achieve a C rating or higher, when the certificate might be incorrect on the face of it's findings . we could loose the ability to rent a flat, or be unable to get a mortgage or possibly pay more for a mortgage, due to a deviation in some ones professional opinion against another professional opinion. i have to say unless someone can explain to me in layman's english how these variances occur, and they are all correct at time of inspection, i am sitting in the camp, 'EPC's are not robust enough for the knock on effects they have not only for landlords but anyone selling a property. please do not misunderstand me the idea is great to save energy, the world and make houses more energy efficient, but any really old house with 23 inch thick walls and the best construction in the day, 100 years ago is never going to compete with modern houses. if there wasn't a massive housing shortage issue then maybe they should be all demolished, but we all know we cant do that as many provide good homes for millions of people every day. prices and rentals are lower as the energy costs are more. i do not know the correct recommendation but in my opinion, EPC loose credibility not only for these variances but also because the benchmark is not updated to allow for progress in this the UK that is aiming to be a world leader in technology!!

Richard Phillips

8:26 AM, 4th April 2023, About A year ago

Reply to the comment left by Duncan Horncastle at 03/04/2023 - 13:47
Yes quite correct. As I said I primarily do commercial properties where MEES applies across the board

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