EPC regulations and Tenants

[steveR]

Could you expand on this a bit more please? I've only just seen this thread.

Interesting you comment regarding independent assessors and consultants. So far I've only found two types of consultants - those who just want to do a paper EPC type tick sheet which tells me nothing of any substance as it's all based on assumptions.....or those who have a product to sell and will do an assessment which is basically a sales pitch/quote and again an assumption that once the work is carried out it's OK - no need for any tests or such to give evidence on any improvement.

I have used an independent assessor (from Shrewsbury) here for our farm cottages and found him most useful, as he was able to provide advice on workrounds and possible solutions where we were not hitting the EPC mark! He does not do a costing process, that was down to me, as the costing was often more than just some numbers crunched.

Eg. One cottage was going to miss by a few points, We considered wall insulation, triple glazing and more roof insulation. However the easiest solution was to do away with a wood fired stove and the LPG combi, and put in oil boiler! Any of teh first 3 would have involved major building works whic we wanted to avoid, as teh cottage had not long been refurbed!

 

[OneStopEPC]

Could you expand on this a bit more please? I've only just seen this thread.

Interesting you comment regarding independent assessors and consultants. So far I've only found two types of consultants - those who just want to do a paper EPC type tick sheet which tells me nothing of any substance as it's all based on assumptions.....or those who have a product to sell and will do an assessment which is basically a sales pitch/quote and again an assumption that once the work is carried out it's OK - no need for any tests or such to give evidence on any improvement.

We know exactly what you mean and a lot of it goes back to the introduction of EPCs and Green Deal. Initially lots of people trained to produce domestic EPCs, many with little in the way of a scientific or construction background, and so you have a group of assessors that are primarily focused on completing surveys and issuing an EPC - that is the extent of the service they offer which is fine if you just want one to meet the legal requirements for a sale or let but they provide little support for improving a building.

Then EPCs were used in Green Deal so suddenly it was worth installers training their own assessors to provide the EPCs required to demonstrate the improvements required to claim this funding. This created a new group of assessors employed by specific installers.

However, there are some who are specialist energy efficiency consultants not tied to particular installers and who also have highly trained teams with a background in building construction or suitable scientific fields. Indeed, we actually provide training and technical support to other assessors as well as our clients. We are not alone (indeed we work with a network of similar companies across the UK), but there are not many assessment companies like us who provide complete consultancy services and most of those that do are targeted at the new build market. They can also be difficult to find (you will need to either get recommendations which is where most of our work comes from or do a thorough internet search).

As for MEES, whether it is domestic or non-domestic we always recommend the following approach:

1. Ensure you have an up-to-date and accurate EPC assessment for the property so you know where you are now. This does not necessarily have to be lodged on the National Register as there are circumstances when you are better off without one on the register.
2. Identify any properties in need of improvement and undertake computer modelling to establish the most cost effective methods of achieving the required improvement. This must take into account the priorities of the client and the nature of the buildings (construction types, listed status, conservation areas etc).
3. Improve properties where possible taking into account planning and Building Control processes obtaining third party consents where practicable.
4. Where properties can't be improved above the MEES, apply for suitable exemptions supplying the evidence required.
5. Keep your portfolio and any exemptions under review keeping EPCs up-to-date and ensuring you take account of the expected increases in the standards required.

It is important to note that all EPCs of existing buildings are based on a visual inspection only, although this can include the inspection of suitable documentary evidence relating to the building. As such, it would be rare for any specific tests to be carried out and, in the case of domestic properties, even if they were they cannot usually be included in the EPC due to the current methodology set by the Government. They also use datasets which are now somewhat out of date - the carbon footprint of grid electricity used for example is currently much worse than the actual values making this fuel seem much worse than it really is. Luckily the main domestic EPC rating is based on cost not carbon footprint.

 

[OneStopEPC]

I have used an independent assessor (from Shrewsbury) here for our farm cottages and found him most useful, as he was able to provide advice on workrounds and possible solutions where we were not hitting the EPC mark! He does not do a costing process, that was down to me, as the costing was often more than just some numbers crunched.

Eg. One cottage was going to miss by a few points, We considered wall insulation, triple glazing and more roof insulation. However the easiest solution was to do away with a wood fired stove and the LPG combi, and put in oil boiler! Any of teh first 3 would have involved major building works whic we wanted to avoid, as teh cottage had not long been refurbed!

It sounds like you have found a good assessor to keep using! The simplest solutions are often not the ones actually recommended on the EPC.

 

[Steevo]

Thanks @OneStopEPC. You've hit the nail on the head with my experiences entirely.

I've two properties here that would certainly benefit from help. Probably others too but I'm unsure I could justify it on them at this stage. Perhaps in due course I'll be in touch and you might be able to point me in the right direction.

 

[farmerm]

From the last EPC I saw it seemed low energy light bulbs scored well... the more light bulbs the better the score.... So to go from a E to a D maybe you just need a wall of low energy light bulbs What about installing an electric boiler and emersion heater for hot water, no doubt much more expensive to run but usually the electric bill is the tenants problem... Have 2 identical properties

There are certainly assessors and assessors.... have 2 identical properties with different EPC's

 

[Doing it for the kids]

Light bulbs 1st, loft insulation 2nd, that’s the easy ones done.

next is double glazing and then for us oil fired boiler to replace electric.

luckily only 2 will be forced vacancy here, my epc guy did a before and theoretical after to advise what’s best.

oil is better than gas