Can EPC rules regarding insulation be a retrograde step?
3 years ago | 6 comments
External insulation for EPC rating?
12:03 AM, 13th July 2023, 3 years ago
16
Hello, to help raise my BTL EPC rating I had external insulation put on my 2-bed Victorian terrace house. The system consisted of pipework alterations followed by expanded polystyrene sheets (EPS) mechanically fixed to the walls. This was then encased in a cement-based render with a top coat of self-coloured render.
I duly informed my insurance broker of this change and was sent a form to fill in with details of the system. This included a question on EU fire reaction class. Having noted details of the EPS I, perhaps foolishly, noted their class as E. The broker came back to tell me my insurance would no longer cover me and that specialist insurance would be £1500 p.a.
The installer was as gobsmacked as I was and sent me the BBA sheet for the system which shows the system is class B. This was passed to my broker who advised that this made no difference as the system contains EPS.
Has anyone else had any experience of this? Or any suggestions as to what I can do now (other than having the whole thing removed)
Thanks,
Sam
Tags:
expanded polystyrene sheets, external insulation for BTL property, external insulation insurance, external insulation to improve EPC rating
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Member Since September 2014 - Comments: 166
10:23 AM, 13th July 2023, About 3 years ago
I can’t comment on the EPS – on reading this my first thought was ventilation. Cement mortar replaced the earlier lime during the Victorian period so a property can be either. When a lime mortar property can’t breathe the moisture is trapped inside, and in the walls. It’s not clear if your installer checked this before recommending this solution – you may want to check.
Member Since February 2023 - Comments: 39
10:42 AM, 13th July 2023, About 3 years ago
Would go back to your installer and check if the system really meets Class B. Not completely certain but think EPS boards are now mostly/all in the Class D – E (combustible). It’s conceivable that necessary fire stops, sheeting, etc have been installed to make safe however with the current situation maybe you’re insurer wants simple cases and won’t bother trying check this and quote. That’s probably why the broker is suggesting a different option. Bit of guesswork here from me, i’m interested to hear how this is resolved. We all need to think of these insulation works.
Member Since April 2014 - Comments: 163
10:47 AM, 13th July 2023, About 3 years ago
Reply to the comment left by Simon M at 13/07/2023 – 10:23
The installer has extended all air bricks through the cladding so ventilation should not be a problem. We also have a PIV in the property and an extractor fan with humidistat ion the kitchen.
Member Since April 2014 - Comments: 163
10:57 AM, 13th July 2023, About 3 years ago
Reply to the comment left by N N at 13/07/2023 – 10:42
BBA cert shows the system as class B but the EPS is class E. EPS is totally enclosed in render so on a two storey building I would not expect a need for additional firestops.
Member Since November 2020 - Comments: 4
11:20 AM, 13th July 2023, About 3 years ago
THIS WILL AND HAS LEAD TO HUGH DAMP PROBLEMS GOUNG FORWARD ALSO AESTHETICALLY DESTORYING BRICK ELEVATION EXTERIORS..
BASICALLY IN SIMPLE TERMS THE SAME AS PUTTING SEVERAL JACKETS ON YOURSELF AND UNABLE TO TAKE OFF….
VENTILATION AND AIR IS SO IMPORTANT MANY FORGET TO REALISE
ABSOLUTELY FOOLISH TO COMPLETE
Member Since January 2015 - Comments: 1435 - Articles: 1
11:31 AM, 13th July 2023, About 3 years ago
£1500 isn’t bad. Just up the rent, or use to reduce your tax liability.
But what will be bad is the likelihood of massive damp problems.
All this making buildings air tight is a complete nonsense, especially rental properties where not all tenants open windows, use the extractors in bathrooms and kitchens , and may not adequately heat the property.
Buildings need to breath
Member Since April 2021 - Comments: 189
11:50 AM, 13th July 2023, About 3 years ago
Polystyrene gives off toxic fumes in the case of fire. Surprised it is used anywhere in buildings nowadays
Member Since June 2022 - Comments: 111
12:39 PM, 13th July 2023, About 3 years ago
Why are landlords carrying out work ahead of any possible up and coming Government announcement on EPC legislation?
Member Since September 2021 - Comments: 17
4:20 PM, 13th July 2023, About 3 years ago
We’ve got similar on our home – the house has just passed a C on EPC inspection. The work was done in 1990s by council before we bought the house. Our house was build with solid walls in C1930 Under the council work they had 25mm celotex with rendar over top as above with a few air grills. We’ve had no damp or other problems and to my mind insulates as well as cavity fill.
I’ve noticed locally quite a few houses been done using very similar method to above, although think they used celotex.
Member Since March 2023 - Comments: 1506
6:04 PM, 13th July 2023, About 3 years ago
Reply to the comment left by David Smith at 13/07/2023 – 12:39
David, couldn’t agree more. Apart from cheap upgrades like loft insulation I am waiting for the bill to pass as it is possible the C rating will change to D or the improvement cap may change from £10,000 (might even go up if labour have their way)