Latest Landlord EPC Regulations (2024) – Exposing The Misinformation

Landlord EPC Rating

Holy déjà vu!

I have no idea why, but landlord media seems to love overdosing on misinformation when reporting on EPC regulations for the Private Rental Sector.

My attempt in dismembering fact from fiction on this very issue feels like very familiar territory. Oh right, because it is.

Apparently there’s a new EPC regulation. Again! That’s news to me. Again!

Spoiler alert: there isn’t!

I genuinely don’t know if it’s due to rotund, couch-potato journalists commenting on issues they haven’t properly researched, or if we’re intentionally being tortured with click-bait hogwash.

But what’s really starting to crawl up my nose this time round are the endless surveys that are being published, many of which are based on untruths. My news feeds are riddled with them. Apparently we need 20,000 surveys conducted to confirm that landlords are concerned about an obviously concerning issue.

  • “New survey reveals that 80% of landlords are facing bankruptcy and moving back in with their parents due to new EPC regulations.”
  • “The Royal Academy of EPC’s data reveals that 90% of landlords are considering getting a real job because of new EPC regulations.”
  • “New survey by the Institute of EPC shows that 8 out of 10 Landlords are considering selling their Grandmothers dentures to fund eco-friendly improvements to meet new EPC regulations.”

Christ on a bike, stop with the surveys already.

The bar is low. And ridiculous.

So I’m going to go over what I believe to be the current status of EPCs today. No noise, no God forsaken surveys, just the facts.

Landlord EPC regulations have NOT changed – the minimum rating required is still ‘E’

First and foremost, know that nothing changed during the closing stages of the Tory government, and nothing has changed since Labour gained power. Absolutely diddly-squat.

The 2018 ‘Minimum Level of Energy Efficiency’ standard is still in play, meaning that all private rentals in England and Wales must meet a minimum grade of ‘E’, unless they qualify for an exemption.

End of.

“Okay, but what about…”

SHHHHHH, CUPCAKE!! I said end of.

What about the new EPC regulations requiring landlords to ensure their properties meet a minimum ‘C’ rating?

Yeah, it doesn’t exist.

Yup, I’m being serious.

During the shit-show of a Tory administration, a pig’s ear of an idea to set the EPC minimum rating to band C was introduced, with the lofty goal of rolling it out by 2025.

Even back then, I was throwing hissy-fits over the same issue – prominent media outlets were telling us that the proposal was the same as a fully fledged regulation. Neanderthals. Hence the crippling case of déjà vu.

Sadly, the Tories got escorted off the premises before they had a chance to execute any changes to the EPC regulations. Unlucky.

Obviously the current Labour administration was inspired by said pig’s ear. Why wouldn’t they be? So, as it stands, they recently confirmed they have similar ambitions and have consequently proposed that they are determined in changing the minimum EPC rating to C by 2030 (exemptions will still very likely be available for certain properties).

However, once again, it is not regulation. There is no new EPC regulation! Nothing has changed, despite what you may have heard.

Exhibit A:

EPC Survey

  • Reference stupid meaningless survey
  • Reference “new EPC regulations” that doesn’t exist

Brilliant.

Remarkably, I managed to find everything we need to know about the latest and non-fictional EPC regulations on the Gov website in this nifty EPC guide for landlords. Given the state of the commentary, you’d think it’s locked behind a magical portal in a wardrobe, guarded by a talking lion and a witch.

Hey, look at that, it even shuts down what many other publications are trying to convince us is real:

Government has committed to look at a long term trajectory to improve the energy performance standards of privately rented homes in England and Wales, with the aim for as many of them as possible to be upgraded to EPC Band C by 2030, where practical, cost-effective and affordable.

We are exploring policy design options with a view to consultation in due course. We ran a series of regional stakeholder workshops in England and Wales this summer to discuss options.

I know that might come as a shock to some, and now you might be wondering, “how can this be? I’ve been told it’s a done deal! What about all the surveys?”

Darling, I understand, and believe you me, it’s not your fault. This be because we’re victims of dog-turd information being relentlessly forced down our gullets. For reasons unbeknown to me, these sickos are adamant on telling us that a new minimum C rating is regulation when it’s not. They’ve been doing it for years. It’s super weird. And as for all those looney surveys, they’ve done irreparable damage to my mental health, too.

Will Labour eventually enforce a new regulation, requiring a minimum C rating? Probably. But they haven’t. I’ll let you know if they do.

Should Landlords prepare for a minimum C requirement (this part is important)?

While it’s entirely possible for Labour to unleash the Tories pet project into the wild sooner rather than later, I also believe there’s a good possibility the final version will differ from what we know today. That’s why I always think it’s risky making big pivots off the back of ideas alone, and the more sensible approach is to plan.

At the very least, it would probably be wise to consider booking an assessment if your current EPC report is over four years old. The way ratings were calculated was updated back then, so older ratings may differ from post-update ones, for better or worse. This way, you’ll know exactly where you stand today – and how many of your relatives’ kidneys you’ll potentially need to flog to fund a C rating if you currently fall short.

Over the past few months I’ve personally been getting my rentals assessed for that reason. However, it *might* actually be beneficial for you to sit back and wait a little before you start frantically booking your assessments (assuming you can wait without breaching your current Landlord EPC obligations), for reasons I was unaware of at the time of my arranging my assessments…

The way EPC scores are calculated will change in 2025

Plot twist!

The government is on the verge of releasing an update for the Standard Assessment Procedure (SAP), the methodology used to estimate the energy performance of homes.

The current version is RdSAP 2012, and the update they’re working on is RdSAP 10, which is expected to be rolled out in early 2025.

So what does that mean? The way EPCs are calculated will change again, meaning the pre and post update rating for a property might be different.

This post on PropertyTribes forum, by an EPC assessor, stated the following:

The changes are specifically designed to improve the accuracy of EPCs with Assessors less reliant on the use of “default” values.

We believe the more accurate EPCs will translate into higher ratings on properties that have been assessed under the previous EPC software.

Well, that sounds like a lifeline! Maybe there’s hope for those of us that have old newspapers and baking paper stuffed in the wall cavities for insulation *fingers crossed*

However, I personally wouldn’t pin all my hopes and dreams on the prospect of getting a better rating post RdSAP 10 off the back of a forum post by one assessor.

No offence to that chap – I’m sure he’s beautiful in all the right places – and he could be dead right, and that would be incredible. However, I’m getting that familiar itch in my briefs, which is usually a reliable indicator to rein in my excitement and keep a level head. My guess is, we won’t really know what’s what until we have real data to work with. And even then, I’m sure the shiny new algorithm will contain nuance rules that won’t work in everyone’s favour.

I know, I know, waiting for the fat lady to sing is terribly old fashioned. I should jump the gun and be more optimistic.

To be honest, had I known about RdSAP 10 before booking my EPC assessments a couple of months ago, I still would have gone ahead and booked them. Hypothetically, if any of them were rated below C, I would have evaluated how much cheese it would take to meet the grade and then considered whether to wait for RdSAP 10 before booking another assessment. My thought is, burning through multiple assessments could be significantly cheaper than upgrading a D (or lower) rated property to a C.

Of course, there’s always a chance that the new methodology works against me, despite RdSAP 10 allegedly being more forgiving, but that’s a risk I’m willing to take. YOLO!

Now that you know the facts, you can choose the path you want to take and hedge your bets in the way that best suits your situation.

FYI, all my rentals were rated C. Not bragging, just sayin’

EPC assessments today are a lottery pick – so is it worth trying your luck more than once?

This is purely anecdotal, but based on my own experiences and what I’ve heard from other landlords, I believe it to be true.

I’m not sure why or how this happens, or if it will change with RdSAP 10, but there seems to be obvious inconsistencies in how assessors grade properties. So much so that your fate can often depend on which assessor shows up on the day, how hospitable you are, and how much cleavage you’re willing to expose during their visit.

EPC-Rating-Lottery

In other words, Assessor A might give your property a grade ‘C’, while Assessor B could rate it a ‘D’. On top of that, Assessor A might offer entirely different advice on how to improve your rating compared to Assessor B. I’ve heard some crazy stories that make absolutely no sense.

I won’t speculate on why there are inconsistencies, but I’m confident it’s a real thing – and I don’t believe it’s a small-scale issue.

My homie, The Secret Landlord, spent a small fortune making eco-friendly upgrades to a property, only to be told that the property is 1 point off a C rating. The assessor suggested – prepare for it – lowering the ceilings by 400mm to earn that extra point.

EPC Landlord

What in the actual fuck?

Lower the ceilings by 400mm?

Because there’s a short fall of 1 measly point [from being C rated]?

HAHHAHA.

That’s mental! That Sasquatch assessor must be out of his damn mind.

If that’s the case, may as well rebuild the entire house with Bamboo and solar panels, and aim for the mythical ‘A’ rating.

Obviously, now the question begging to be asked is, should we splash out on a second assessment if the first one seems daft and/or unsatisfactory?

All I’ll say is that it’s an option that could, remarkably, work in your favour, even though it absolutely shouldn’t. Let’s hope that, the second time around, someone totally deflated and uninspired by their job – prone to cutting corners and being carelessly generous – shows up at your door.

But again, bear in mind, double-dipping could equally work against you, especially if Lieutenant Jobsworth makes an appearance.

If I was in The Secret Landlord’s situation, my initial thought would have been to question whether this is actually happening or if I’m having vivid nightmares after eating too many Babybels. If confirmed to be reality, I would without hesitation talk to a different assessor and schedule another assessment. It really wouldn’t be unheard of for someone else to recommend something as simple as changing a lightbulb to move the needle.

Booking EPCs

I booked my EPCs through my affiliate partner energyperformancecertificates.co.uk. It was a pretty seamless process, I must say. I don’t get any special discounts or treatment, I merely practice what I preach.

Their website says prices start from £34, but the cheapest quote I could get is £59. I tried various different postcodes just out of curiosity, but could never get offered that enticing £34 fee.

Still, pretty reasonable, I thought.

Skip EPC Fees – get up to 10 FREE EPCs!

I’d be remiss if I didn’t mention Skipton Building Society’s FREE EPCs offer (I’ve mentioned it a few times already in previous newsletters, so you may already be in the loop).

It was a letting agent on Twitter/X who first brought their offer to my attention, mentioning that many of his landlords have taken full advantage.

Skipton Building Society savings account holders are eligible for up to 10 free EPCs (limited to one per property), which is incredible. Yes, 10 EPCs!

Interestingly, since I became enlightened, quite a few landlords have also directly told me they’ve taken advantage of the offer, saving hundreds on EPC fees.

So if you have a savings account with them (or want to sign up to benefit from the freebie, which could result in big savings for landlords with multiple properties), here is more details on how to bag FREE EPCs (I’m not affiliated with Skipton Building Society whatsoever).

Right, I’m done.

Knowing my luck, Labour will confirm new EPC regulations on the day I publish this, rendering this post an absolute calamity. I might genuinely lose my mind if that happens. Only joking. I already lost it after enduring all the soul-destroying fucking surveys. According to my anal-passage, 74% of landlords agree with me.

Landlord out xo

32 Join the Conversation...

Guest Avatar
Accidental 24th October, 2024 @ 10:32

Great article, thank you. And for your blog generally, a nice dose of reality in a world of bullshit.

Whilst, as you make very clear, it's never been actual law, for someone with an old Victorian E property, it has been a nagging worry for years. And it was all for nothing when Sunak just dropped it before the election!

In my case getting a C would be virtually impossible. I expect I would need to put in internal wall insulation, which is not a minor job, and which could damage the property; leaving it to the last minute when the legislation was certain would've been a very bad idea.

It was never clear to me whether not being able to get a C would make the property unrentable. The new proposals mention a mininum spend of £10,000 for compliance, which wouldn't be that terrible, but I'm not clear on the detail, and still unsure whether exceptions would be allowed for properties that cannot achieve a C.

Anyway, I've very recently gotten out, for other reasons, and I'm very happy it's something I'll never have to worry about again.

At no point did I ever consider getting another one done. Knowing my luck, it would've come up an F!

1
Guest Avatar
Andy Wright 24th October, 2024 @ 10:39

I have a plan. Avoid Capital Gains and Inheritance tax by not selling and not dying. Simples.

2
The Landlord Avatar
The Landlord 24th October, 2024 @ 10:43

Hi @Accidental,

Many thanks, appreciate it.

Absolutely with you; I'm not disputing the very real concerns of the proposal becoming an actual regulation, I just wanted to make it clear it is not regulation like it's being reported, and the details are not finalised (like you clearly implied).

I know there are thousands of landlords with Victorian houses that share the same concerns as you, and rightfully so.

Obviously I don't know what's going to happen, but I think Labour know that imposing this regulation could very likely cut the BTL supply by a significant amount. Many people believe Labour are out to eradicate small landlords from operating, but I'm not entirely convinced.

While I think a new regulation is likely, I also believe there's a good chance there will be aid available to help Landlords remain in the game, whether it be via grants or something else.

Time will tell.

Ha, I hear you. Nothing like shaking a monkey off your back. Congrats!

3
The Landlord Avatar
The Landlord 24th October, 2024 @ 10:43

@Andy Wright

Bullet-proof! :)

4
Guest Avatar
Brian Baxter 24th October, 2024 @ 11:06

It seems to me that as a general rule ( in Scotland anyway ) the vast-vast majority of C ratings I’ve seen, have Gas Condensation Combi Boilers in the properties. What rating would we be expecting from an honest Inspector if Gas Boilers and Radiators are ripped out and replaced with Heat Pumps ? . . it would definitely have to be a rating after, say E . . maybe something like O . . H F . . U . . K

5
The Landlord Avatar
The Landlord 24th October, 2024 @ 11:14

Hi @Brian,

Great point, and I believe that's the case everywhere, in that, boilers make a huge difference to the EPC rating (which makes sense).

All my properties have energy efficient Worcester Bosch combi boilers fitted, and I think that helped massively towards getting the C ratings.

Often, that's all it requires to move the needle - a good boiler. In the grand scheme of things, that isn't an end of the world scenario (especially because I think that's one area where landlords should skimp, heating systems).

But yeah, based on what you said, that's why I think it's important to talk to an assessor sooner rather than later, so there's ample time to plan accordingly. I have no idea how heat pumps will be assessed.

6
Guest Avatar
Jimbo 24th October, 2024 @ 11:16

Many people are confusing COMMERCIAL regulations with residential. Broadly speaking a commercial letting will need a C by 2028 and a B by 2030 under the current timetable.

Aside from regulations, in the commercial sector we have begun to find cheaper finance is available for better rated properties, so something to bear in mind.

7
The Landlord Avatar
The Landlord 24th October, 2024 @ 11:24

Hi @Jimbo

That could definitely be one of the contribution factors for the confusion. But either way, there's a huge case of misreporting going on, presumably by lack of understanding and research from the journalists.

I've looked into commercial properties, and I've always been unsure of the future viability of them. With more and more businesses moving online and with more people working from home, I only see real long-term demand for warehouse/storage units, everything else seems high-risk at this point of time. Plus, business rates for an unoccupied commercial property can be crippling.

But maybe I'm missing something?

Although, I do appreciate the huge advantages of commercial properties; leases are a lot less hassle, and once you have a reliable and profitable occupant, it can it be super easy and passive!

8
Guest Avatar
Annie smythe 24th October, 2024 @ 11:46

I own half of a building (2 flats).. an old almshouse built in 1648 grade two listed. We are not allowed to do anything to structure or windows.
I have wood burners and worcester lpg gas boilers.
No one will give an EPC for all of the above.
The other two flats/landlords in same building have same problem.
The flats are in excellent condition as is the building, the tenants are warm and cared for and pay v cheap rents compared to others! I really don’t know what to do. Annie

9
Guest Avatar
Nige 24th October, 2024 @ 11:54

The reason the EPC is changing is to promote electricity as the more efficient and cheaper form of energy to warm your house and heat your water. (Remember the government telling us to buy diesel cars?)
I'm an EPC assessor. Electric run houses always score lower than gas!
E.G. last week I surveyed a 1986 2 bed semi detached. It was all electric, with an array of 12 solar panels on the roof. It scored E43. I inputed the energy supply to gas, the house then scored C79! The householder was not impressed when I delivered him the results.
It might have scored slightly higher than E43 if it had a heat pump! However even in my limited experience, a house with a ASHP scores lower than one with a natural gas boiler.
We are being played by Millieband to change to electric for his all important net zero nonsense!

10
Guest Avatar
Richard Sargant 24th October, 2024 @ 11:56

Yet again the press and the keyboard bandits spreading rubbish but with a trace of truth in the background! What ever eventually happens and what ever rating is chosen I for one know I have no chance of ever meeting it! Our 450 year old solid cob walls (mud, sticks, horse hair, shit and anything else they dug out of the ground) and thatch roof have zero possible improvement options. The walls are solid mud, there is no DPC and must not be installed as cob walls have to remain slightly damp otherwise they crumble and disintegrate. The upstairs bedrooms have sloped roof's with the thatch directly above the ceiling lathe and lime mortar plaster so has no loft and can not be insulated. The suggestion to improve would cost £30K - £40K and would be even more of a nightmare with Grade 2 listing regulations! My only hope is that we would qualify for an exemption or sell up for a family chocolate box home.

11
Guest Avatar
Yashamatoto 24th October, 2024 @ 12:43

Yo Landlord

I also fairly recently needed to renew an EPC on a flat that was previously listed/(future condemned) as an 'E'. This is one of eight identical flats in x2 blocks of four, over two storeys, the other flats all had a higher grade incl one that expired.

Without making any new improvements but sent the new assessor, pre their assessment my explanation why I thought either my current certificate was wrong or all the others had to be - remember we're talkling x8 identical flats (except for left & right handing) with x4 on ground floor and x4 on the 1st floor all under one pitched roof.

When the new EPC report arrived it threw up a load of anomalies in the report itself but I won't bore you with that saga otherwise I'm sure you'll nod off (if you haven't already) bottom line...... my unchanged flat previously listed as an 'E'(45) was now a 'C'(73) !!!

Besides all the anomalies between the flats, the x4 upstairs flats all on the same level are listed as either 'mid-floor flat' or '1st floor flat' and one of them as even as a .... 'semi-detached house'!!! When I queried this, I was told this was because it had a roof! Despite the fact all the x4 upstairs flats shared the same roof.

Interestingly because it was classed as a semi-detached property instead of a flat, it's potential energy rating was much higher than any of the other flats.

Just more grist to the mill (as if we didn't already know), EPC/Assessors are just not fit for purpose. So all this rubbish written about raising let properties to a 'C' energy rating, seems to ignore that the EPC system of assessment needs a complete overhaul first.

12
Guest Avatar
Noel 24th October, 2024 @ 13:15

Do your homework, check old EPC and any suggested upgrades. Look on the gov.uk website at other EPCs nearby, next door, across the road that should be very similar. Identical, estate properties have a funny habit of getting different Sq Metres and EPC Ratings. Speak to other owners if necessary, see what they have had done. At the risk of annoying the EPC Assessor, feed them with any paperwork you have on upgrades, windows, insulation, cavity wall certs etc. Make sure they are in no doubt about anything that can make a difference. Mention nearby properties if you think they are scoring higher than your property. At least find out why. Look out for the word 'Assumed' casually chucked in on your EPC - It means they couldn't be bothered to find out. Leave a few old light bulbs around ( a bit like a worn wiper blade at an MOT ), they need something to pick on. Oh, and last of all, look out for those 'Really Cheap' EPCs £34 was it ? Often ( In My Humble Opinion ) researched online by a keyboard warrior assessor, from the gov.uk site, by looking at 'Similar' properties nearby, without a visit or even so much as a 'Drive by Survey'. You get what you pay for and I have made friends with a fair assessor, whilst not expecting any special treatment...

13
Guest Avatar
Bryan 24th October, 2024 @ 13:51

I have some BTL in Bedford & a householder near me decided to do his bit to save the planet. He opted for a ground-source heat pump, probably around £17,000 plus. The first bore holes picked up gas in the ground,believed to be naturally occurring from an underground source, not from a gas pipe network. Contractors believed they had resolved the issue but on Saturday the house blew up. I believe the householder died & his wife is in critical condition. The explosion was devastating & whole area was evacuated.

https://www.itv.com/news/anglia/2024-10-21/fatal-house-explosion-brewing-for-months-say-residents

14
Guest Avatar
John 24th October, 2024 @ 13:55

I took up the offer from the Skipton about a year ago. I got them to do EPCs on 5 properties which worked well but they promised to price and help with any future improvements. I was interested in solar gor at least one property and insulation on others but after a year they have not helped.

15
Guest Avatar
Yashamatoto 24th October, 2024 @ 15:00

Hi @Annie

Personally if I was you and wanted to continue to let those properties and you want to get the properties registered now, then register as exempt. How were these properties EPC listed when you let to your current tenants, you/your agent had to show the properties EPC registration? In which case they may already be exempted (check on the EPC register https://www.gov.uk/find-energy-certificate).

If only concerned for the future, once you have the EPC exempt registration, I would sit tight, there has to be a significant number of properties countrywide that fall outside the 'norm'. After all until we know what changes we have to make and what future exemptions there may be and when all this will come into play (if ever) any money spent on 'improvements' now may well be premature and ill-advised.

16
Guest Avatar
Paul Barrett 24th October, 2024 @ 23:49

There are reckoned to be about 2.9 million letting properties that aren't currently EPC C status.

Some of them will be exempt.

The remaining ones should be sold.

They tend to be the cheaper properties and payback would be decades.

Just not worth the hassle.

Let a FTB warm the planet by not having to bother.

Just imagine 2.9 million properties not being C status.

Will ve Luke the Sahara in the UK.......not!

17
Guest Avatar
JoC 25th October, 2024 @ 01:17

Thanks for the article clearing up some rumours. I’m a landlord and conveyancer so 2 hats. I came across a Special Condition in a mortgage offer from a high street lender a couple of weeks ago requiring an EPC rating of A or B? Whats that all about!!? Never seen this before.

18
Guest Avatar
Jubajubz 25th October, 2024 @ 07:54

I did the EPC assessor course this year to learn how it worked and was calculated. There's a few points which you seem to have missed. If your property is listed then it's EPC exempt so nothing needs to be done. If your property is within a conservation area then quite a few things can be removed off the recommendations like solar panels, wind turbines etc. The assessor should do this if they are properly qualified. This means that the property can only have a limited EPC score and can apply for an exemption as all adjustments have been done. There seems nothing listed on the whole slew of exemptions that can be applied for so the property is below the relevant EPC grade and isn't a headache. If you're not happy with the grade given speak to your assessor first, then if you're still not happy you can speak to the assessing body. The assessor has to keep a record of why things were input into the assessing system and their EPC is audited by the assessing body. I'd suggest for anyone to go on an EPC assessor course and learn how these things work and how you can work them!

19
Guest Avatar
Simon 25th October, 2024 @ 09:55

Good article (as always). Back in the dim days of (I think) 2007 when EPCs were first muted, it was obvious where it would go so every refurb has included 32mm of polystyrene backed plasterboard on the external faces. Roll round to re-assessment time, I have no credit for my work and investment as the assessor cannot see the insulation and did not fancy sticking her fingers in an electric socket hole to feel it. "You may have just put it round the socket".

So.....

I became a DEA (mention that in polite company and it really is a hit with the chicks.) Come the next review or come the Starmer moment of enlightenment I will ensure my properties reflect this investment even if it means a video of me core drilling a wall.

Also....

Elmhurst (my provider) cannot replicate the BRE RdSAP 10 results in their calculation engine. Elmhurst blames the BRE.

My personal view is that the algorithm will get progressively more lenient and the problem will go away. Being a Welsh landlord, some 70% of Welsh homes overall are currently D or below so probably about 80% of rental houses.

20
The Landlord Avatar
The Landlord 25th October, 2024 @ 20:35

Hi @Annie.,

Similarly to what Yashamatoto said (comment #16), can't you apply for an exemption? You most likely qualify for the ‘High cost’ exemption:

Register this exemption if no improvement can be made because the cost of installing even the cheapest recommended measure would exceed £3,500 (including VAT).

And how have you been letting those apartments without an EPC to date?

21
The Landlord Avatar
The Landlord 25th October, 2024 @ 20:38

@Nige

Oh wow, he must have been pee'd. Imagine investing in 12 solar panels and still scoring an E.

Thanks for the insight, Nige!

22
The Landlord Avatar
The Landlord 25th October, 2024 @ 20:46

Hi @Richard,

Yup, the whole coverage has been shocking to say the least. It's mostly been about fearmongering and generating clicks.

In my opinion, you'll likely qualify for an exemption, and that's based on the current exemptions available.

Similar to what I said to Annie (comment #21), it sounds like you'd qualify for 'High cost' exemption

Register this exemption if no improvement can be made because the cost of installing even the cheapest recommended measure would exceed £3,500 (including VAT).

This exemption lasts 5 years. After that it will expire and you must try again to improve the property’s EPC rating to E. If it is still not possible, you may register a further exemption.

If this new proposal becomes regulation, I believe they may actually become more lenient with the exemption criteria, which is why I think there's a good chance you'll qualify.

23
The Landlord Avatar
The Landlord 25th October, 2024 @ 20:55

Yo @Yashamatoto,

Incredible!!

I literally can't wrap my ahead around the logic, but incredible, hah.

Thanks for sharing, because your situation confirmed exactly what I said in my post, and what so many other landlords have told me in regards to the discrepancies of EPC assessments.

The moral of the story: if the first EPC sucks, get another! Never give up on the broken system!

In any case, I'm happy for you. Congrats! You must have been over the moon that the system is so incredibly unfit for purpose!

Out of curiosity, how long was the gap between the first and second assessment?

24
Guest Avatar
Annie smythe 25th October, 2024 @ 20:55

Just want to say thankyou to everyone who has given advice and replied to my post. It seems the best thing to do is apply for exemption. Fingers crossef! Thankyou all do much… annie

25
The Landlord Avatar
The Landlord 25th October, 2024 @ 21:02

@Noel,

Great tips!

Although, at the same time, your comment kind of proves how broken the EPC system is in regards to quality control.

A property EPC rating should be what it is, so every assessor should give it the same rating. "You get what you pay for" shouldn't apply here, in my opinion.

26
The Landlord Avatar
The Landlord 25th October, 2024 @ 21:03

@Bryan

Bloody hell, that's absolutely horrendous.

Yeah, I think I'll pass on a heat pump.

27
The Landlord Avatar
The Landlord 25th October, 2024 @ 21:05

@John

At least you got 5 free EPCs out of it, still seems worth it to me! That's a nice saving.

28
The Landlord Avatar
The Landlord 25th October, 2024 @ 21:16

@Paul

Oh come on, do you really have to be so gloomy and pessimistic in every comment? Some times I just want to hug you and tell you everything is going to be okay.

From what I'm aware, most houses are rated D, so I think it's a bit OTT to say every landlord should sell unless they're exempt.

In many cases it will be relatively easy to get a C from D (and even E). Like I said, some times just getting a second assessment from a different assessor will do it :)

Funny enough, changing light bulbs alone can do it also (that's how silly this all is). I know having an energy efficient boiler can move the needle a lot. Yes, that can be expensive, but not exactly world-ending.

And as mentioned, the methodology is changing, so if there's truth in what the assessor said about it becoming easier, then there's hope there.

COME ON PAUL BARRETT! Just remember, the world is not ending every day. *hug*

29
The Landlord Avatar
The Landlord 25th October, 2024 @ 21:18

@JoC

Thanks, appreciate it.

Literally never seen a mortgage condition demanding A or B either. That seems way too stringent. I'll look into it, because now I'm curious what's going on there :)

30
The Landlord Avatar
The Landlord 25th October, 2024 @ 22:06

@Simon

Many thanks, appreciate it.

Haha, blimey, you really took matters into your own hands.

An assessor once told me that unless you're willing to punch a hole in your walls or provide proof that you have insulation in the walls (e.g. pictures, invoices for the work etc), they won't reward points for it. But also, I know for a fact, some assessors will just take the landlords word for it if they say it's been done. Which leads me back to my point, the rating can often depend on who turns up on the day and what kind of mood they're in!

I remember seeing a similar statistic for houses in England - most of them have a D rating.

I hope you’re right, and that the criteria become progressively more lenient. I'm actually inclined to agree with you. But if that’s the case, then this whole situation would feel like a bit of a farce by Labour to show they’re addressing environmental issues: they lower the minimum required grade but make it easier to achieve.

31
Guest Avatar
Yashamatoto 28th October, 2024 @ 11:17

@The Landlord
Previous EPC's expiry dates:

30th July 2024 - E46 (potential D64)
8th Feb 2025 - E45 (potential D64)
28th July 2034 - C73 (potential C76)

The identical flat above, classed as a "Semi-detached House" is C78 with potential B89
Has x2 entries for roof, one says "150mm insulation", the other states "insulation(assumed)" and both rated as "Good". Apart from the 'roof' (being mentioned & scoring twice) all the other features are almost identical but no other flat in the block can reach the same potential.

Moral of this story is , if you have a top floor FLAT with a pitched roof above, get your assessor to rate it as a "SEMI detached HOUSE" property not a 'FLAT'.

@Annie
You still haven't said what your current EPC's are registered as, you must have these if your already letting them?

Cheers

32
Nobody

Nobody

Landlord

Landlord

Tenant

Tenant

Agent

Agent

Legal

Legal

Buyer

Buyer

Developer

Developer

Enthusiast

Enthusiast

Your personal information will *never* be sold or shared to a 3rd party. By submitting your details, you agree to our Privacy Policy.


I want more info on...

Tweet
Share