What happens on an EPC survey and what you need to know - Learn here

All EPCs are given a rating from A to G, with a numerical figure from 0-upwards used to refine the rating further. It can seem a little mysterious how one building can get a C rating or another can get an E rating, when on the face of it the buildings might not look that different. In this blog, we want to try and give you a better idea of what actually goes towards the rating, and what is not considered at all.

What affects the EPC and what doesn’t

There are several things that clients often think are part of the EPC process, but in fact are not considered at all. Let’s take you through some of the common ones and dispel a few myths along the way:

• Meter Readings – The energy assessor will want to see your gas and electric meters during the course of the visit, but this is simply to get a photo which can be requested during any subsequent audit. The photos will be used to confirm that the property has a gas and electric supply, and what type of meter you have. Readings are not taken or used in any way.

• Energy Bills – Your gas and electric usage is not considered in any way. The EPC is purely interested in the building itself, not how you use the property. You may pay as little as £10 a month or as much as £500 a month but this will not have any impact on the rating at all.

• Portable/Unfixed Heaters – If you use portable electric or gas heaters, particularly as a source of secondary heating then these are entered into the EPC but they have very little, if any, impact on the final rating. This is because they can be easily removed from the property and don’t form a permanent part of the dwelling. However, if these are your only and therefore main source of heating then they are used and would have a significant bearing on the final rating.

• Furnishings, curtains, carpets and other decorations – There are some furnishings that can have energy saving properties; for example door draught excluders, carpets and curtains. These are not considered as part of the survey and will have no bearing on the final rating.

• Boilers – The only thing the energy assessor is looking for when viewing the boiler is the model number and make. The assessor is not a qualified gas engineer and so won’t do anything to the boiler itself apart from take a few photos and check the boiler plate for the details. Which leads on to our next point…

• Invasive measurements or testing – The EPC is defined as a non-invasive survey, and that means that anything which cannot be seen from a visual inspection can not be included in the EPC unless documentary evidence is available. The assessor will not drill any holes or otherwise disturb the building. This is of particular importance with areas such floor insualtion and insulation in lofts where we aren’t able to gain access. A lot of times the owner will tell us insulation is there but unless we can see and measure it or are given documented evidence about its existence and installation then we are not able to use it. At this point the rating would be based on the building regulations at the time the property was constructed and the EPC for that item would show ‘as built’.

Away from the actual visit, there are also some other misconceptions surrounding the EPC itself, lets cover some of those as well:

• A common misconception for landlords is that an electrical safety inspection is sufficient and that an EPC is not required. This is incorrect – an EPC is always required if you are letting out your property, or if you are selling it.

• EPCs are required at each sale – An EPC is valid for 10 years however many times you sell or let the property. There may be certain situations where the EPC becomes invalid, usually due to modifications to the property or changes to the areas that are being let, but generally if a property has an EPC dated within the last 10 years you will not need a new one for sales and lettings. If you are getting the EPC for feed in tariff or RHI payments, or for other funding measures, then there are different criteria and you may need a new EPC.

• You can get an EPC for £30 – You see some ads online for cheap EPCs at a rate of £30 or less in some places. These are usually misleading or inaccurate. To get an EPC at this low price, many corners need to be cut to make it viable, and that means the end rating is going to be a poor reflection of the building, and you could end up with an EPC that doesn’t meet the standard you need. We recommend getting a quality EPC assessor who’s charges a fair price reflective of the time spent at the property.