Energy Performance Certificate (EPC) Guide For Landlords

Landlord Energy Performance Certificate (EPC)

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What is an Energy Performance Certificate?

An EPC shows the energy efficiency levels of a property, so a prospective tenant is able to help determine and compare the relative financial running costs of renting your property. The certificate will give each building a SAP (Standard Assessment Procedure) rating, graded from A to G (A is very efficient and G is very inefficient), similar to those already seen on white goods.

The certificate will include the following information:

  • An estimation of the energy the property potentially uses
  • Fuel costs i.e. an indication of how much it will cost to heat and power the property
  • Details of potentially savings that could be made if energy efficiency improvements are made
  • Carbon dioxide emissions
  • Details of the person who carried out the assessment
  • Who to contact for complaints

The EPC is formed by a qualified Energy Assessor making a visit to your rental property and gathering vital information about the property in order to produce the certificate.

This is an example of what an EPC looks like:
Energy Performance Certificate (EPC) Example

Do I need an EPC / Landlord requirements?

From the 1st of October 2008, Landlords in England & Wales must provide an Energy Performance Certificate for their rental property to all new and prospective tenants. Each property needs its own EPC.

The certificates (EPCs) should be provided at no cost to prospective tenants and should be shown before any tenancy is formed i.e. during the viewing.

Section 21
From October 2015, if landlords in England (not Wales) fail to show prospective and existing tenants a valid EPC, they will not be complying with the latest Section 21 regulations, therefore will not be able to serve a valid Section 21 notice. A landlord must serve a valid Section 21 notice tenants if they wish to legally terminate the tenancy, so it is crucial to comply with the legislation.

General rules
Each property is required to have it’s own EPC’s, it is not based on a “per tenant” or “per landlord” basis. However, where a tenant sub-lets a dwelling, the responsibility to make an EPC available lies with the sub-leaseholder.

Landlords and agents need to have an EPC within seven days or marketing a property or risk getting a penalty from Trading Standards.

If you have a lodger an EPC is not required.

Where can I get an Energy Performance Certificate from?

The certificate must be produced by an accredited energy surveyor. There are plenty of providers around. All you need to do is Google something like, “Energy Performance Certificates provider [insert county]”

However, I’ve often ordered mine online from lettingaproperty.com – Energy Performance Certificate (EPC) for £69 (VAT inc). That includes everything! It’s easy and convenient. If the property is located in Scotland, the price is £99 (VAT inc).

SupplierPriceNotes / Includes
Price
£69*Inc VAT
Notes / Includes
Energy Performance Certificates are issued once a full energy assessment of your rental property has been completed by a qualified Energy Assessor.

*If the property is located in Scotland, the price is £99 (VAT inc).

More Info

It’s important to ensure that the independent energy assessor you use is a current member of an accreditation scheme, as this ensures your energy assessor is operating to professional standards.

An EPC is only authentic if issued by an accredited Domestic Energy Assessor (DEA).

What’s the purpose of the certificate?

The EPC highlights two key areas about a rental property:

  • The energy efficiency rating (this is based on how much the home would cost to run). Essentially though, this will largely depend on the lifestyle of the tenants.
  • The environmental impact rating (this is based on how much carbon dioxide is released into the environment because of the home)

The rating is based on factors like age, property layout, construction, heating, lighting, and insulation. The ratings are standard so a tenant can compare the energy efficiency of one rental property with another, which may influence their decision when picking a property to rent.

What is the average energy rating of a house?

The typical rating for a home is D or E.

How much should landlords pay for an Energy Performance Certificate (EPC)?

I’ve seen them as cheap as £50, but I’ve also seen them priced at £100. It ultimately depends on the location of the property, from what I’m aware. However, I would definitely shop around for quotes, because it is competitive out there.

Before getting my first EPC I wasn’t entirely sure how much I was expected to pay for one. I’ve heard people mutter prices that range between £60-£100. A local letting agent quoted me £80. You know when a letting agent quotes you a price, you can probably get the same thing at least 30% cheaper from elsewhere.

From what I found, most other companies are charging between £65-85. The majority was hitting the £70 mark. As said, you can order one online from lettingaproperty.com for £69 (VAT inc). If the property is located in Scotland, the price is £99 (VAT inc).

When do I need to new my EPC for my rental property

Each certificate will remain valid for 10 years unless major renovation work is carried out on the property. Then property owners can voluntarily get a new certificate after installation of energy efficiency measures – particularly if they improve the energy rating.

If a newer EPC has been produced for a home within the ten year period, only the most recent one is valid.

It’s important to note that EPCs don’t need to be renewed after 10 years until the property is being marketed for sale or rent again, so it’s not always necessary to renew an EPC every 10 years. For example, if a tenant moves in and the landlord shows a 9 year old EPC, then the landlord will not need to renew the EPC until the tenant vacates, even if that’s 4 years later. The whole point of an EPC is for prospective tenants to be aware of how energy efficient your property is BEFORE they move in, during the marketing process.

What does an Energy Inspection involve?

Booking an Energy Inspection is like booking any other appointment; a convenient time will be arranged to visit the rental property.

During the assessment the assessor will inspect the property and collect information such as external and/or internal measurements, details about the construction, and the type of heating/hot water used in your property. In order to gather the information, the assessor will need to access all rooms, the boiler and the loft.

The assessment of a 3 bed property typically takes up to 60 minutes; larger or complex properties can take longer.

After the assessment, the assessor will send you the EPC and recommendation report. The recommendation report will contain recommendations of how the property’s energy efficiency can be improved. Each recommendation will be accompanied by the typical cost savings per year as well as what the performance rating could be after improvements are made.

Minimum Energy Efficiency Rating / Do I have to improve the efficiency of my property?

If the recommendation report comes back with suggestions to improve the efficiency of your rental property, you are currently NOT legally obligated to act on any of the recommendations.

However, on April 1st 2018, the Minimum Energy Efficiency Standards (MEES) came into force. This required all landlords to ensure their rental properties in England & Wales have a minimum EPC rating of ‘E’ for new tenancies and renewals. So if the report comes back with a report lower than a grade E for new tenancies and renewals improvements to raise the rating must be made, unless the landlord qualifies for an exemption and the exemption is registered on the Public Exemptions Register.

As of 1st April 2020, the Minimum Energy Efficiency Standards will apply to all existing tenancies, not just new ones or renewals.

To clarify the meaning of “new” and “renewed” tenancy – if any of the following occur after 1st April 2018, you will be obligated to achieve the minimum required rating:

  • You issue/create a new assured tenancy, including a shorthold
  • You renew or extend an existing assured tenancy, including a shorthold, by agreement with the tenant.
  • A fixed term tenancy agreement rolls into a statutory periodic tenancy
  • A new assured tenancy by succession comes into existence when a family member takes over a Rent Act protected tenancy
  • A new tenancy is granted to a Rent Act protected tenant of the same or a different property owned by the same landlord
  • An agricultural occupancy or similar tenancy is granted, renewed or extended

Improving energy efficiency

The top five recommendations given by assessors for improving energy efficiency have been:

  • Cavity wall insulation
  • Using low energy lighting
  • Using thermostatic valves on radiators
  • Loft insulation
  • Double glazing windows

What are the penalties if I do not provide an Energy Performance Certificate (EPC)?

The provision of EPCs is enforced by the Trading Standards department of the local authority. If they receive a complaint that an EPC has not been provided they can impose a penalty charge on you of £200 for each breach. As also discussed, in the ‘Landlord requirements’ section above, landlords can face a penalty of up to £4,000 for not meeting the minimum rating of E.

EPC Acknowledgement Form

In light of changes to the Section 21 legislation on October 2015 for Landlords in England, it is imperative landlords show prospective tenants a valid EPC before a tenancy agreement is entered.

In order to protect myself, I make prospective tenants sign an acknowledgement form, which confirms that they have been provided with a valid EPC. You can download a copy by entering your name and email address below.









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Showing 62 - 112 comments (out of 112)
Guest Avatar
Kaushal Shah 10th November, 2017 @ 07:45

I have a stone building of 1860 and it has 6 flats all given on rent.

Its will be extremly difficult to carry out changes required in such old building to obtain EPC

Is there a way out if yes kindly advice.

Thanks

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Phil Smith 10th November, 2017 @ 11:39

I would suggest that you get an EPC carried out on just one flat ( which would be indicative of all six ) and take it from there. You don't actually need an EPC until a tenant moves out but it would wise to know in advance if anything needs upgrading to give yourself time to investigate costs.

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Diane 1st December, 2017 @ 13:49

Bought a property with a D cetificate.Have fitted new A reg boiler,renewed all pipe work,new radiators with thermostatic valves,new programmer,new double glazing,roof insulation,low energy lightbulbs .Even put in new A reg ceramic hob and A rated oven.Still a D.Can anyone explain this to me?
Recomendations were solar heating!! and external insulation.This is a mid terraced house,for goodness sake.
What else can I do to improve efficiency and rating?
Very unhappy

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Phil Smith 1st December, 2017 @ 21:50

Hi Diane,
Haven't you asked the person who did the EPC?
Phil

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Diane 4th December, 2017 @ 10:43

Thank you Phil.I have had contact with him.It transpires that a solid walled property like this,built round about 1920, will not get higher than a D rating without inner wall insulation,even a mid terrace. As so many rental properties are this kind of house ,I worry if the govt. intends to raise the ratings required over time.Looking at the new EPC, I have raised it from 59 to 64,and that is with all the work I have done.

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Theresa 2nd January, 2018 @ 20:15

We had an accessor round and gave us a g rating, so how long until the landlord acts upon this, we have lived in this rental for 5yrs

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Benji 3rd January, 2018 @ 10:06

@Theresa,
1st April 2020 for existing tenancies- for properties that are not exempt.

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Leon 4th February, 2018 @ 16:36

My landlord thinks that they don't need an EPC as our tenancy started before October 2008 although I think that they should have one by April 2020 to comply with the law. Trouble is we both know that it's unlikely to achieve an E or above rating due to being oil fired heating / hot water with solid walls, large amounts of glazing and vaulted ceilings that could probably be better insulated - but we both know what we've got and are happy with the current situation.

Is the property exempt due to the start date of the tenancy or is there a way that they could claim exemption as if they are forced to make improvements they will simply give us notice and let the property run to ruin but we love it here and are probably more keen for the property to be exempt or pass than the landlord is.

Any advice would be gratefully received.

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Phil Smith 5th February, 2018 @ 10:05

You are correct. If you are still in the property come April 1, 2020 then an EPC will be required with a rating of E or above. Exemptions are possible on the grounds that the cost of improvement is prohibitive but the route is tortuous. If I were the landlord I would get an EPC done sooner rather than later so as to give time to assess these costs and if appropriate apply for exemption right away. I would also carry out all the obvious low cost measures before the first EPC in case the property makes the E rating anyway as at the moment without an EPC you have no idea how it will come out.

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Alison girling 10th March, 2018 @ 19:18

I have a mid terrace property over 100 yrs old one up one down originally but has been extended downstairs. I bought it off a builder as he renovated it and so have photographic evidence of wall insulation on the extension as I also have evidence of lagging in the false ceiling in the extension as well as the loft. It is fully double glazed. The water tank is fully lagged and low energy bulbs are fitted. My agent contacted me to say I need to have a further epc because it was done before the house was renovated and was currently a g. I’ve had an epc done and it’s come back as an f. The assessor has a problem with the elnur heating system instdlled as he took out storage heaters and replaced them with modern heaters. He now wants me to take the heaters out and replace them with storage heaters and it us the only way I will get an e. Anybody have any advice please. Could I apply for an exemption ?

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paula swainston 22nd March, 2018 @ 16:27

I started my tenancy in Feb 2014, I didn't get an EPC nor did I know I could ask for one. Would my Landlord need to provide me with with the new changes coming into effect. My house is more than likely below a E grade due to failed window units, 20 year old boiler, windows not sealed properly, any advice would be much appreciated, thanks

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Phil Smith 22nd March, 2018 @ 17:09

Find the EPC on www.epcregister.com and take it from there.

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Phil Smith 22nd March, 2018 @ 17:29

Alison,
Installing modern heaters was not a wise option and I am sure that the original EPC would not have recommended this. However, does the new EPC recommend any other possible ways of improving the current rating? Modern electric heaters may be cheap for the landlord and an easy sell for the salesman, having low installation/maintenance costs,but they are costly for the tenant to run - hence not favourable to RdSAP which is all about fuel economy!
Re an exemption, I believe that you will need to prove that storage heaters are too expensive over a 7 year pay back period to get one.

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Paula Swainston 22nd March, 2018 @ 17:52

Hi Phil,

I've checked the register and there's no certificate for my address

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Phil Smith 22nd March, 2018 @ 18:25

Hi Paula,

If you only moved into the property in Feb 2014 this would have triggered the EPC requirement. If you had have moved in before December 2007 then it was not a requirement then and even now wouldn't be until you move out. ( In April 2020 it will become a requirement anyway ) As you did move into the property in Feb 2014 an EPC should have been done then, or earlier if there had been a change of tenancy between December 2007 and Feb 2014.
If I were you I would ask the landlord if you could see the EPC without letting on that you already know that there isn't one and see what he says.

Phil

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Heidi 28th March, 2018 @ 10:22

Hi,
I moved into a property March 2013 and do not recall receiving an EPC with my tenancy,I am due to sign a new tenancy agreement but can not find a current EPC for the property. The EPC's I have found online do not line up to the flats in the property. Does there have to be a valid EPC before a tenancy can be signed? Thanks

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Lydia Heights 5th April, 2018 @ 00:06

I’m looking for a new buy to let and have found a beautiful flat but it’s EPC is F, with a potential of F. Does this mean the EPC cannot be improved, so I shouldn’t buy it?

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Phil Smith 5th April, 2018 @ 06:56

Hi Lydia,
It is the vendor's responsibility to improve the rating to an E before he sells it. The EPC itself will show what measures can be done to achieve this. My guess is that it's all electric which equates to high running costs.

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Phil Smith 5th April, 2018 @ 07:00

Hi Heidi,
The answer to your question is yes. A valid EPC would be one up to 10 years old!

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Benji 5th April, 2018 @ 10:33

"It is the vendor's responsibility to improve the rating to an E before he sells it."

No it isn't.

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Phil Smith 5th April, 2018 @ 19:13

"It is the vendor's responsibility to improve the rating to an E before he sells it."

No it isn't.

See link here.

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Benji 6th April, 2018 @ 08:48

@Phil Smith,

I've seen the link and there is nothing in it about improving the rating before selling.
It only applies to lettings.

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Phil Smith 6th April, 2018 @ 18:52

Exactly my point. Lydia wants to buy to let.

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Simon Pambin 7th April, 2018 @ 10:52

Surely, then, it's not the vendor's legal responsibility to improve the rating. All he's doing is selling the property on the open market: it makes no difference to him what the eventual purchaser intends to do with the property.

There may be a commercial argument in favour of the vendor's improving the EPC rating, but I don't see a legal one.

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Benji 7th April, 2018 @ 21:16

@Phil,

You don't have a point, you're talking shit.

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Jon 18th April, 2018 @ 22:33

I prefer spending my money on good food and resentment paying rent to my landlord. It's a band E on the epc. Shall I be honest and just tell him I'd rather blow the rent on fine fine dining or make up some excuse that due to the epc being a E, it's too expensive to heat and could be a health risk?

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Simon Pambin 19th April, 2018 @ 12:05

You may as well be honest: a rating of E is above the minimum standard for letting, and presumably you were given a copy of the EPC at the start of the tenancy so it's not grounds to break the agreement. Besides, how much heating are you going to use in the next six months?

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Ash 25th April, 2018 @ 14:48

Hi
Could anyone help if a property has been let to the same tenant for over 15 years and continue with their tenancy. Is an EPC minimum standard required by 2020 if an EPC has never been done?
Is the minimum standard by 2020 only necessary if an EPC already exists

Many Thanks
Helen

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Mrs 8th June, 2018 @ 21:20

I don't like paying rent. I'm from yorkshire and would like to find any excuse not to pay it as I'm saving up for a new Mercedes. My epc is a band d which quite frankly, the landlord should upgrade to an a band so I can put the savings towards my car. These landlords have too much money anyway.whats the best excuse to get him to spend his money on improving the epc. Can I threaten him with the local paper?

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Emilia 2nd October, 2018 @ 07:26

Hi
I am in lease progres. I have been told my Landlord need to improve some EPC standards. Ok but right now is over 2 months and they keep saying still waiting to get EPC certificate it take long time. Just wonder if they done all they need to do, how long it will takte to book appointment, and to do check up and to get certificate (ofcourse if all is done correctly) I am getting explanations, is long time to book appointments. Can you tell me if it is right?
Kind Regards Emi

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Neha 30th October, 2018 @ 09:44

Am I able to arrange an EPC inspection as a tenant in the house? The house I’m renting got EPC done 9.5 years ago. Having old style boiler and storage heaters I’m losing lots of energy. Landlord does not care about anything. I need a new certificate so the landlord takes an effort to change them or make improvements.
Thanks

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john chance 22nd February, 2019 @ 22:26

Can a landlord serve a section 21 notice on a tenant
if the epc certificate is a g rating

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The Landlord Avatar
The Landlord 25th February, 2019 @ 13:26

@john chance
From what I'm aware, as long as you have provided your tenant with an EPC, a G rating shouldn't stop you from being able to serve a section 21.

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R. Hodges 5th July, 2019 @ 05:21

We have rented a house since the 1940's. There has never been a tenancy agreement or any kind of EPC and the landlord will probably not get around do getting an EPC by 2020. Will we have to leave or be evicted from the property if no EPC is in place by 2020.

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MJB 6th September, 2019 @ 16:17

I have a rental property with existing tenants which will cost over £3500 to bring up to an E rating, can I apply for High Cost Exemption?

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L Green 7th September, 2019 @ 11:43

We rent out a flat and the existing EPC finishes on 22 September 2019. We have a tenant until March 2020 do I need to get a new EPC done?

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Rebecca 15th October, 2019 @ 13:40

Ive rented my end terrace for ten years and have just had a call from the energy inspector connected to my agency to say he will be doing this next week. Its an end terrace with an uninsulated loft and a wee bit of damp here and there. For the area, the rent is very low. Can this be used as a preamble to boot me out if it fails inspection? Then they could lease to a new tenant at a much higher rent.

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Leila 24th March, 2020 @ 14:57

From 1st April all rental properties are meant to have a current EPC. Is this legal ruling going to be relaxed due to Coronavirus?

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The Landlord Avatar
The Landlord 24th March, 2020 @ 15:00

@Leila,

I believe that's slightly inaccurate. All properties should already have an EPC. From the 1st of April, all properties need to have a minimum rating of 'E'

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Phil Smith 24th March, 2020 @ 15:19

Just to add to The Landlord's post this requirement was from April 1st 2018!

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The Landlord Avatar
The Landlord 24th March, 2020 @ 15:21

@Phil

No, no, no, my friend! The post says the following...

From 1st April 2018, all landlords had to ensure their rental properties minimum EPC rating of ‘E’ for new tenancies and renewals.

As of 1st April 2020, the Minimum Energy Efficiency Standards will apply to all existing tenancies, not just new ones or renewals.

:)

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Guest Avatar
Leila 24th March, 2020 @ 15:47

Ok thanks

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Guest Avatar
Phil Smith 24th March, 2020 @ 17:24

@The Landlord

Yes, of course you are correct. I did an EPC very recently for a landlord where his tenants were an elderly couple who had been renting his property for 41 years - hence the requirement for the EPC. They could have bought the property in that time!

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Jpb 15th April, 2020 @ 22:20

I have 2 identical apartments in a high rise block in Manchester , one tenancy is moving out and I have instructed the agent to start advertising for a new tenant , I have been told I need a EPC completing . As the apartments are identical will the same EPC be acceptable for both apartments. Both were purchased within 10 years , (one been 2013 and the other 2014)
Would be grateful for your advice. Thanks in advance.

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The Landlord Avatar
The Landlord 15th April, 2020 @ 22:27

@Jpb
Sorry, but each property needs its own EPC.

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Guest Avatar
jpb 17th April, 2020 @ 20:33

Thanks for the prompt answer,
i have also mentioned this to other landlords who don't have an agent managing the apartments and who didn't know about the EPC new rules , they are also signing on to this forum.

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GARY DENHOLM 3rd October, 2020 @ 13:58

I see the Government has put forward recommendations that rental property must be C or above by 2025 to new tenancy and all by 2028. All my properties are built before 1920 and I can’t see how I can possibly get them to C even with every recommendation showing on the present EPC. Some may require up to £20k as a minimum. Currently most are D and a few E. Any thoughts? Opinions?

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The Landlord Avatar
The Landlord 4th October, 2020 @ 10:25

@Gary
It's only been proposed so far, so it's hard to say too much at this point. The Gov may introduce grants to assist with improving older properties, because I'm sure there will be many people in your position.

Have you looked at the current grants available to help improve energy efficiency? It might be worth getting a head start. In any case, lowering our carbon footprint can only be a good thing!

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Louise c 19th October, 2020 @ 05:57

I have a old EPC from when I bought my house still in date. Can I use this one to rent my house out the agent said I can but has old owners details on not mine. Thanks

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Louise 19th October, 2020 @ 05:59

Also is this the same for everything ie gas and electricity certificates also as had them done and the electrical one has my partners name on it. But he is not the landlord.
Thanks for your help

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Guest Avatar
Graham latham 23rd March, 2021 @ 23:10

Can I give a 21 quit if my EPC is D. To evict tenant.

112
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