EPC recommendations

Seems so. Worth asking the assessor.

They rarely get the details perfectly accurate, so generally a waste of money, but then it's our money, not the authorities.

I do class them as a waste of money, I've heard of them claiming "no access" to loft to measure insulation depth, or not being able to see evidence of cavity insulation fill-holes and assuming none, therefore I had already provided evidence of both to him before the visit.

As it happens, he did take a portable ladder with him.

As Robin suggested, I have contacted him to see why the cheaper, more practical, shorter payback option of extra loft insulation wasn't recommended ... many for interest as I don't really put much store in having an EPC anyway ... someone's either going to buy it, or they're not!

I take them with a huge pinch of salt, but find they're useful for matters of fact (eg what the construction is, if not 'assumed') and the annual energy consumption numbers that came out of the model. The banding and the suggested remedial work are much less useful (for one thing, the quotes can be wildly out).

The trouble is they were originally designed as a quick'n'dirty guide to help homeowners and purchasers, and now they're being used as a stick (landlords can't let properties falling below band <whatever>). So the assessor making things up then has more serious consequences.

I'd be curious to know what homebuyers think of them - I'm sure old hacks know how they work, but what does the naive buyer make of them?

Theo

I think Rishi dropped the EPC rental requirement, at the same time as pushing back the 2030 EV date.

I had one done and the surveyor calculated the percentage of lightbulbs that were low energy. I kept telling him they are all low energy (ie 100%) but he would not accept this. I assume he does not regard LED spotlights as low energy.

When I noticed they were much the same as the average for Scotland, I decided to IGNORE.

I think if you get above two thirds they count it the same as 100%, so it doesn't actually matter.

(this is because they know that some bulbs aren't used very much, and upgrading them doesn't make much difference the overall energy consumption)

Theo

I always assumed you lived in Scotland due to your surname :-)

Au contraire, he insisted on quoting 82% of fixed outlets.

Yes, but the EPC score doesn't change when you go above 66%.

Theo

I promise you the EPC says 82% (not 100%). This might influence some purchasers if not you or me. He wouldn't / couldn't tell me which bulbs were not energy efficient. They were all either LED or CFL.

I think that is the key point - an EPC result is going to be way down the decision tree after all the other factors like do you like the property, the garden, the area, the neighbours, are you in the right catchment for the local school, how far from the station and the shops, what is the car parking like, local authority etc.

Perhaps if you get right down to two almost identical properties that you like equally, then the EPC might get a consideration!

The figure they give for total floor area they give can be an interesting cross-check on the estate agent's (so-called) measurements.

Not in this case, the EPC assessor also did the floor plans.

No, I can't trace the family any further North than my great grandad coming from Barnsley

Even in the rental market too many people chasing half decent properties to care too much about a epc.

I think it's potentially offputting if it gets a particularly bad score, like an F or G. It suggests a lot of work will be required. I've seen that on rural properties which seem to have not had much upgrading done to them.

That said, the house two doors down from me got an F - we're a D and the houses are identical. The only difference is their heating is LPG and ours at the time was oil, and maybe some loft conversion insulation (they have 'limited insulation, assumed', although their loft itself has 300mm which is more than we have)

I tend to view the figure as how much of a project it's going to be, which all feeds into the decision making.

Theo

The fact that these are recommendations would make me feel that its all pointless. any buyer seriously interested would surely come and look at the place in any case. I won't care when I'm gone, but this house has solid walls anloft insulation and I do not much care about the lighting its aloft or Fluorescent and there is no gas. A real-estate novelist would no doubt say it is a terraced property with many possibilities.

Brian