Grade 2 listed – EPC new rating exempt?

Grade 2 listed – EPC new rating exempt?

15:41 PM, 10th August 2021, About 3 years ago 10

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There is still no clarity from the government about the proposed ‘upgrade’ to C rating for all PRS lets as yet…but…

Are Grade 2 listed properties completely exempt from having to go through the ‘wrap first’ initiatives? My Local Authority does not have a conservation officer/Dept just to simply double-check, so any request for advice has to be paid for first and forwarded to Planning. No one else has clearly asked, as a quick call to Planning confirmed this, so do I bother now or later?

If the cap is raised for Landlords to put towards initiatives (talk of up to £10k instead of current £3.5k), do I assume this means that any costs involved in trying to determine even the if possible exemption, can come under this category?

I am wondering if I can also claim costs if I get an expert out to assess that (as external insulation not viable because of listing) that equally internal insulation is not viable (how is house supposed to breathe?) so these can be taken into account?

I am struggling to see how on earth it is going to be possible to make my properties a C when both are buildings are listed, in addition to being in a conservation area, terraced with no external/outside space, restrictions on any window changes from sash’s and three stories high. No chance of solar panels, wind turbines or ground source heat pumps. They don’t have gas supplies either.

Are there any details on exemptions anywhere???


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Howard Reuben Cert CII (MP) CeRER

17:27 PM, 10th August 2021, About 3 years ago

"Are Grade 2 listed properties completely exempt" ... for mortgages, yes.

I bought a G2 listed 1640 part thatched cottage this year, as a holiday let, and my lender did not require an EPC for it because of it's Grade II listed status.

All you need is a good Broker 🙂

Reluctant Landlord

9:13 AM, 11th August 2021, About 3 years ago

Reply to the comment left by Howard Reuben CeMap CeRER at 10/08/2021 - 17:27
ahhhh so perhaps I don't need a EPC to start with, then out of requirement to achieve a C status when that hits law?
But it already has an EPC so does that mean I HAVE to keep one valid to be able to carry on letting?

Monty Bodkin

11:24 AM, 11th August 2021, About 3 years ago

You'll need to apply for exemption as per the current requirement for properties that don't meet an 'E' rating.

Whether it is mortgageable or not is irrelevant for those purposes.

Reluctant Landlord

12:42 PM, 11th August 2021, About 3 years ago

Reply to the comment left by Monty Bodkin at 11/08/2021 - 11:24
it meets the E standard - just wondering abut the C standard that's on its way....


15:07 PM, 11th August 2021, About 3 years ago

As usual the poor old tenant who rents from the PRS will be paying for EPC improvements in higher rents

Michael Bond

17:14 PM, 11th August 2021, About 3 years ago

I have a large proportion of Listed Grade 2 buildings in my partly inherited portfolio. The criteria for assessing an EPC are mysterious and irrational and seem to depend on the whim of the assessor. On one recent occasion I had trouble persuading an assessor to stand on a step ladder to look through a hatch to view insulation in the roof space. Eventually she did so when I produced a step ladder and steadied her. Here we have to have an assessment done and then apply for an exemption certificate for a listed building. I think this applies to all Listed Buildings, grades 2, 2*,1.
Holiday Lets do not require an EPC unless you charge the occupant for energy eg with a coin meter; so charge "what the market will bear".

Jack Craven

12:54 PM, 12th August 2021, About 3 years ago

My EPC assessor carries a collapsible step ladder with her for such occasions. But still won't give me a 'C'


9:36 AM, 22nd August 2021, About 3 years ago

I had this question as well. Why is everything so vague when it comes to regs these days? From EWS1 to fire safety to epcs.
If you have a grade 2 listed that the previous owner has done (stupidly) an epc for, what do you do? All the suggestions on the epc are a) stupid and b) not doable. whether they are windmills or solar panels or ground source heatpumps.
The EPC form needs to be overhauled to come up with some more realistic suggestions. It seems to be an algorhytm exercise where the assessor puts in the details and the computer spews out the result. and that is the problem. All done for the climate change lobby and the we have to save the planet or we all die brigade. I agree we have to do something, but this stupid epc form is not helpful.
I think insulating old properties outside or inside is a mistake as they need to breathe, it would create condensation and mould problems.
I have actually had an assessor in an old brick built factory conversion stating on the epc that it is a timber frame. when I pulled him up on it he insisted he was right and was not going to change the epc. this is the calibre of people you have to deal with. its just another job with no regard to the consequences.


17:07 PM, 24th September 2021, About 3 years ago

Check out Universal Law Community Trust then you won't need an EPC

Nick Pope

10:06 AM, 25th September 2021, About 3 years ago

Reply to the comment left by JB at 11/08/2021 - 15:07
But the "poor old tenant" will be benefitting from lower energy bills as a result.

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