user_17376

Registered with Property118.com
Wednesday 12th September 2018


Latest Comments

Total Number of Property118 Comments: 5

landlord andrew

17:30 PM, 27th March 2019
About 8 months ago

Trying to raise my EPC rating as tenants moving out?

Hi Mary
The more modern storage heaters have automatic charge and temperature control ( that adjust to changing weather/temperature ) through use of thermostats and clever control circuit , this what increases efficiency and epc value. So if you have warm spell in winter , it doesn't charge up so much night and saves electric .

Best speak to epc professional , not energy company. Don't expect the council to know anything either. When you manage to get access for epc , meet the assessor and I am sure he will be most helpful in how to get minimum required value.

Just had look at some of my old epc s before i upgraded properties and you might struggle to get required rating just by upgrading heaters and fitting LED lights, but epc assessor will have better idea. Having double glazing ( or secondary glazing ) or insulating your solid brick walls will definitely get you E or better.

Remember there is talk of moving goal posts to D by 2025 (not sure if this is confirmed yet).
To avoid doing the job twice , I have upgraded to epc value of C each time I have renovated a property.... Read More

landlord andrew

12:27 PM, 27th March 2019
About 8 months ago

Trying to raise my EPC rating as tenants moving out?

Reply to the comment left by mary at 27/03/2019 - 11:20
Hi Mary
Not heard anything about economy 7 being phased out . I would have thought whatever fuel source they use , they would like to even out high demand during the day and low demand at night.

My epc man says modern storage heaters will improve epc values. I have dimplex duo in some properties ( latest thing 10 years ago ) , but you get better epc value with dimplex quantum.

Can you tell us more about the property so I can better advise easiest and cheapest improvements to make ? Is it solid or cavity wall ? Is it double or single glazed ? Is water heated in a tank on economy 7 ? What lighting do you have, LED would help epc ? Is there another flat above yours , or flat roof or loft ? If it is a loft , is it insulated ?... Read More

landlord andrew

22:25 PM, 1st October 2018
About A year ago

landlord andrew

20:52 PM, 13th September 2018
About A year ago

HMO Licence - self contained flats

Hi Sharron
I forgot to mention you will also need a fixed wiring electrical test certificate for the communal area electrics.

I had a further thought about you problem finding someone who can give a definite answer to what spec you require.

To get exemption OR to meet licensing conditions , you will need a fire risk assessment. If you get fire risk assessment done by a reputable fire alarm company , then it is a very comprehensive document and will have a detailed list of all required actions . You can give this list to your contractor(s).

The shop beneath the flat might have a particular fire risk that needs addressing that wouldn't occur in flats without a shop and is not in my list above.

The councils aim is to improve fire safety upto modern standards , so by following requirements on fire risk assessment you will meet councils requirement.... Read More

landlord andrew

23:45 PM, 12th September 2018
About A year ago

HMO Licence - self contained flats

You have section 257 hmo ( google it ).

It is a block of flats built to pre 1991 building regs where at least 2/3 of the flats are rented , not owner occupied.

2 choices , upgrade it to post 1991 buildings regs ( if not already done ) and register an exemption from licensing OR don't upgrade it , pay for license , council will force you to upgrade and then continue to pay license in future.

I work in property maintenance and could not quote you 1991 building regs , just ask builder to upgrade to current building regs and you will be fine .

At my section 257 hmo I was granted exemption. What my council looked for was :-
-double boarded and skimmed ceilings
-boarded and skimmed cellar
-cellar hatch fireproof to 30 minutes
-flats must have 30minute fire doors with max of 3mm gap between door and frame and intumescent strip
- top mounting door closer , not the old perco chain type
-must be able to exit flats without keys in case of fire so any deadlocks must have internal thumb turn
-kitchen door must be fire door with closer to give protection between source of fire and hallway ,which is escape route and as such must be protected
-block fire alarm system with heat sensors in each flat and smoke/heat dual sensors in hallway stairs. Call points on each level. Weekly testing (recorded in fire test log book) and 6 monthly check & certificate by contractor.
-emergency lighting in escape route , tested monthly (recorded in fire test log book) and annual check & certificate by contractor.
-Fire risk assessment
-No letter box in main front door of block as this is arson risk , use external metal letter boxes.
-secure main front door
-electric meter cupboard in hallway must be fireproof and have fire doors
-smoke alarms in each flat , interlinked between different rooms in that flat ,so if lounge is activated it wakes you in bedroom.
-All walls and plasterwork between flats in good condition with all holes filled to maintain fire break between flats.

Hope that helps
Andrew
-... Read More