Trying to raise my EPC rating as tenants moving out?

by Readers Question

10:44 AM, 27th March 2019
About 3 months ago

Trying to raise my EPC rating as tenants moving out?

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Trying to raise my EPC rating as tenants moving out?

I’m a small landlord with 2 properties, one of which has a very low EPC (it was an F last time). It has storage heaters and I’ve been told even replacing them with more modern ones, may not change this.

It’s a 2 bed, spacious, airy and light 1st floor flat, above a pizza restaurant. I have a long lease, but not the freehold. It doesn’t have gas, and I have standard storage heaters, but now I have to try and raise my EPC as the tenants are moving out, and I need to attract new ones.

There are conflicting articles on Google; some say the newer storage heaters and controls will raise the EPC, others say it won’t make any difference, and that Economy 7 is being fazed out with coal stations, so not worth the outlay?

It would be too expensive to try and bring in gas, and probably complicated as I don’t own the freehold?

Does anyone have any advice as to improve my place please.

Marisa Mann



Comments

Neil Patterson

10:48 AM, 27th March 2019
About 3 months ago

Article >> https://www.property118.com/minimum-energy-efficiency-standards-epc-rating-e-april-2018/

From April 2018 under the Minimum Energy Efficiency Standards (MEES) it will be unlawful in England and Wales to grant a new tennacy on a property with an Energy Performance Certificate (EPC) of less than E.

The Department for Business, Energy and Industrial Strategy have issued guidance for landlords and local authorities, because it is believed up to 1 in 20 properties would not achieve and EPC rating of E.

Click Here to see the full guidance.

The Energy Efficiency Regulations 2015 are designed to tackle the least energy efficient properties in
England and Wales – those rated F or G on their EPC. The Regulations establish a minimum standard for both domestic and non-domestic privately rented property, effecting new tenancies from 1 April 2018.

From the 1st April 2018, landlords of relevant domestic private rented properties may not grant a tenancy to new or existing tenants if their property has an EPC rating of band F or G.
From the 1st April 2020, landlords must not continue letting a relevant domestic property which is already let if that property has an EPC rating of band F or G
It will be local authorities that are tasked with enforcing the new minimum energy efficiency ratings.

An EPC lodged with the EPC register will be valid for 10 years so there will be no need for a new EPC for each new tenancy.

The current domestic regulations are based on a principle of ‘no cost to the landlord’, this means that landlords of F or G rated homes will only be required to make improvements to these properties where they can do so entirely using third party finance from one or more sources.

The Green Deal, is one of the ‘financial arrangements’ that landlords of domestic properties can use to fund improvements under the Regulations. Where available, Green Deal finance will enable landlords to cover some or all of the costs of compliance through the Pay As You Save mechanism.

Where funding is not available to fully cover the cost of making a recommended improvement then the landlord will not be required to make that improvement to the property. However, where a property cannot be improved to EPC E because recommended measures cannot be installed without cost, the landlord will still need to take steps to register an exemption on the national PRS Exemptions Register.

mary

11:20 AM, 27th March 2019
About 3 months ago

Reply to the comment left by Neil Patterson at 27/03/2019 - 10:48
Hi,
Thanks for your reply, I had understood I can't rent out again if I have an F EPC? It is owned by a property company so can't put up solar panels, so I thought do I change the storage heaters as there is no gas? But then I've read 2 conflicting replies that they won't make any difference to the EPC, and that also the eNergy 7 nightime low rate will end with power stations being phased out from coal? I will ask the council if they have any schemes to help me , as I rely on this flat's income, but tenants are leaving and weren't DSS

RebeccaH

12:09 PM, 27th March 2019
About 3 months ago

I would suggest looking on your current EPC and seeing what recommendations were made and how many points each would add. Failing that, have a new EPC done to get up-to-date recommendations and then work with the inspector so they can give you tailored advice. You’d then need to get a further EPC done but I’ve found most inspectors will do a deal on carrying out before and after certification. Even if not, this route will mean you don’t waste money on things that don’t add points.

landlord andrew

12:27 PM, 27th March 2019
About 3 months ago

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 ?

mary

15:42 PM, 27th March 2019
About 3 months ago

Hi,
It's a 2 bed flat in a development about 100 years old, with a pizza restaurant downstairs, and another flat above mine. I have a long lease, but not the freehold. I have read that economy 7 is going to be phased out as we lose coal fired stations that provide it's electricity. I'm no expert and just trying to learn about all this. I rang one energy local company and they said it wouldn't change my EPC to change them to the new Quantum ones, as it's the actual use of any storage heater that gives the low reading. I've tried to ask my local council, but they just send me links to irrelevant sites! I was supposed to have an EPC done today to give an idea of what could be done, but was unable to access flat. There's not anything i can do to the fabric of the flat as I don't own the freehold. Bought this to rent out to give income so don't have a lot to spend and have read can only get grant if Ihad DSS tenants.

mary

15:48 PM, 27th March 2019
About 3 months ago

Reply to the comment left by RebeccaH at 27/03/2019 - 12:09
Hi,
That's very helpful advice, many thanks
Marisa

SimonR

16:40 PM, 27th March 2019
About 3 months ago

landlord andrew

17:30 PM, 27th March 2019
About 3 months ago

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.

mary

17:49 PM, 27th March 2019
About 3 months ago

Reply to the comment left by SimonR at 27/03/2019 - 16:40
Thanks, that's also very helpful

mary

17:59 PM, 27th March 2019
About 3 months ago

Reply to the comment left by at 27/03/2019 - 17:30
Hi,
Yes that's what I thought, but when i phoned a local company doing these new rads, they told me it wouldn't raise my EPC, which threw me into this q and A? Also I don't know if I can afford it, lost my healthy osteopath husband to cancer and my art not selling, so have to have a look at EPC, as suggested and see with the new one, what could be done.

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