EPC vs Environmental Health?

EPC vs Environmental Health?

10:54 AM, 2nd March 2020, About 4 years ago 8

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I had an EPC RATED”E”issued November 19 (valid for 10 years), but Environmental health are trying to enforce MEES on lovely small 2 bed flat above shop.

I’ve had the same “HAPPY” tenant for last 8 years and showed the Licensing officer the EPC rated “E”. The property was passed for “licensing” however the Licensing officer stated that they’d be referring to Environmental Health because they think the property is not warm enough, because of electric heating throughout, despite myself furnishing them with my up to date EPC “E” rated certificate.

Environmental Health officer appointment is 4 weeks from now.

I thought the whole idea of an EPC was to reflect the overall energy efficiency of a building and thus at an “E” is compliant with current MEES legislation or what’s the point of the EPC”?

Any comments very much appreciated.

Ideal Landlord

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James Barnes

11:24 AM, 2nd March 2020, About 4 years ago

If the property has an E rated EPC certificate then it is (for the time being) compliant with the Minimum Energy Efficiency Standards. The minimum requirement, E, is still low however so it's conceivable that there would be an Excess Cold Hazard when assessed using the Housing Health and Safety Rating System.

The point of an EPC certificate is, as you say to show how energy efficient a dwelling is. It doesn't do anything else apart from that. You'll have to deal with EHOs visit as separate matter.

Michael Bond

10:03 AM, 5th March 2020, About 4 years ago

I have two flats with central heating installed but the boiler is operated by electricity rather than, say, gas. The system is very like a gas fired system in the level of heat it gives. Yet EPC inspectors always mark this down. I have heard rumour that this is because the tenant's heating bill may be greater. Yet we are being told that gas heating is to be phased out in favour of electricity. Perhaps no one has told the EPC inspectors?

James Barnes

10:27 AM, 5th March 2020, About 4 years ago

Anecdotally I've heard that electric central heating systems can be much more expensive to run than systems running on mains gas. The higher the cost to heat the dwelling, the lower the EPC score.


10:44 AM, 5th March 2020, About 4 years ago

There is obviously a link between energy efficiency and an assessment of the HHSRS hazard of ‘excess cold’. However, having a valid EPC certificate will meet the licensing requirement but will not necessarily mean your tenant can reasonably heat the property particularly if the heating is by means of electrical heating. For example storage heaters in particular are extremely expensive to run unless using an off peak tariff. The EHO will assess whether there is a category 1 or 2 hazard and what if any enforcement action is required. I’d make a point of being at the inspection to hear his/her views and to discuss the outcome at the time.

terry sullivan

11:50 AM, 5th March 2020, About 4 years ago

Reply to the comment left by Michael Bond at 05/03/2020 - 10:03
do not expect competence from public sector

Reluctant Landlord

14:11 PM, 5th March 2020, About 4 years ago

Reply to the comment left by at 05/03/2020 - 10:44
I agree. If you are there in person at the time it gives you a chance to discuss on the day. If anything comes from this then you have time to put in place (if necessary).

Larry Sweeney

20:44 PM, 5th March 2020, About 4 years ago

If the Tenant is happy, perhaps they might give the Council bod the boot and refuse entry .

Ideal Landlord

12:51 PM, 6th March 2020, About 4 years ago

Reply to the comment left by Larry Sweeney at 05/03/2020 - 20:44
Hi Larry,amazingly the Environmental health officer was also the Licensing officer 4 months ago? How does that happen?
Maybe it's because this city council haven't been able to renew there licence and this 'EHO' was creating/justifying work
for themselves for future knowing the non renewal of the licensing was in the air? The tenant has been there for 8 years
doesn't even want to let them into his homely flat,at all.He knew he had to let them in for licensing.As I've stated,that surely the 'E' rating complies with current rules
and I thought the EPC(like a gas and electric cert were effectively the "HOLY GRAIL" of energy efficiency??)

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