EPC score is a moving target and a joke?

EPC score is a moving target and a joke?

15:02 PM, 25th February 2021, About 3 years ago 13

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One of my property EPC scored 76 as C, 5 points away from band B, the EPC report listed the things to do to improve in order to gain certain points towards the EPC score. For example, in my case, a condensing boiler 4 points, LED lighting 1 point, etc.

I redid the EPC assessment after I installed a new condensing boiler and replaced with LED lightings, interestingly, the score remains 76 the same as before, remained at C, not a single point increase.

I understand while my EPC at C isn’t too much to worry about, at least for now, there’d be plenty of properties at critical score and band.

For whoever wants to improve their EPC score, it seems a total joke that the score is a moving target that is almost impossible to shoot.

The error or margin between those “professional” can easily invalid thousands of pounds of genuine improvement. You can get one assessor giving you extra points without doing anything, another giving you nothing for improvements the last assessor asked for.

Does anyone have any advice for landlords to manage such a mess?


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Laura Delow

9:36 AM, 26th February 2021, About 3 years ago

Did you ask the assessor why the score of 76 didn't improve post installation of the new condensing boiler & LED lighting?


9:46 AM, 26th February 2021, About 3 years ago

"any advive"? use the same assessor?


10:04 AM, 26th February 2021, About 3 years ago

The whole system is a farce. The EPC’s are full of assumptions virtually nothing is based on fact. If your property was already rated C why did you bother trying to improve its EPC score by carrying out the improvements?

Stephen P

10:35 AM, 26th February 2021, About 3 years ago

EPCs are a joke - you are not alone. I had an EPC which came back with recommendations - so I asked what would the score be if I did a few of the recommendations - he ran it again - came out worse! Apparently they are at the mercy of the software.

Paul landlord

19:08 PM, 26th February 2021, About 3 years ago

One of my responses to a very similar thread on this site 3 days ago on the epc joke:-

A problem i have seen over a large portfolio for many years. The SAP system used is highly flawed in the first place and (apologies to all you good DEA's out there) but I have found massive inconsistencies and approaches from them. Some are done in 10 minutes or so and are highly inaccurate- gas heating, gas water and good controls in an electric only block of flats?

I used to laugh about this years ago when all we had to worry about was not being in G and then F- it was no issue just a bad joke and who cared?

But now this is a majorly serious situation and for me runs into multi £100,000s if the system allowed to continue as is.

I have a lot of old stock- moving a D to a C is going to require major measures.

I have a 1996 built 3 bed semi and that comes out as an E. All insulated, double glazed etc. Ok the boiler is SE rather than HE and this might just scrape a D.

But whats the point as the gas boiler as we all rely on is to be outlawed by the government soon anyway.

No joined up thinking in place its all 'hotch potch' with flawed systems and a large amount of incompetent inspectors

Paul landlord

19:16 PM, 26th February 2021, About 3 years ago

And my 2nd post on the last epc thread previously mentioned:-

Again part of the flawed system. I am in the trades and over the years built in myself when refurbing the sort of things that you mention but because they cant see it they wont acknowledge it.

Fair point you first think. But I offer to use a holesaw so things like internal wall insulation,or floor insulation (when I have a cellar below) etc can be easily and clearly viewed, measured and photographed which i can easily patch up afterwards. But I get that echoing sound keep coming back "we're not allowed to be invasive". I reply that 'they aren't being I am and its my house so surely Ican do what I want?" Makes no odds the same echo comes back. I dont blame them their rules are their rules. Its the rules that are at fault here.

Useless flawed system not fit for purpose. Even the DEAs I have used for many years tell me this at great length

Liz Buckland

20:04 PM, 26th February 2021, About 3 years ago

There is a petition which a landlord has raised to 'Overhaul current, flawed EPCs so that they are fair, accurate & relevant.' Please sign it asap as they are at ridiculous and totally innacurate at the moment
Here is the link:

Jireh Homes

10:19 AM, 27th February 2021, About 3 years ago

Reply to the comment left by Paul landlord at 26/02/2021 - 19:16
Hi Paul - a DEA should be able to accept "invasive evidence" provided by the owner, so long as can prove relates to the property being assessed, which can be the challenge with just photos. Seen similar issues with insulation under attic flooring as depends if the DEA probes the edges and makes a reasoned judgement as the extent of full coverage.

Jireh Homes

10:31 AM, 27th February 2021, About 3 years ago

Hi Mike - in relation to your query on no change in SAP Rating, the underlying assumptions in RdSAP and conventions which are used to compute the EPC Rating have changed in the intervening years and thus not unusual for the same exact property and DEA to drop a few points. My key advice would be to request the DEA to produce a draft version and then have a discussion on low cost improvements where borderline on a Band rating.

Paul landlord

10:43 AM, 27th February 2021, About 3 years ago

Reply to the comment left by Jireh Homes at 27/02/2021 - 10:19
Hi Jireh and thank you for your reply.
I would agree with you whole heartedly and see your reply as further justification for my comments.

I had earlier mentioned many incompetent DEAs as was the experience of many others on last week's thread.

The joke of the SAP rating system combined with incompetent (or lazy) DEAs with little accountability seemingly is highly alarming and is about to bring us some serious issues very shortly unless the system is overhauled.

As I had said before my im not tarring everyone with same brush so any DEAs reading that do a quality job please do not take offence!

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