Energy perfomance certificates

[Flyfisher]

You would be much better off asking to see a years worth of utility bills.

That's an interesting thought. Completely wrong I fear, as different people's behaviour, and the effectiveness of their underwear, is a bigger factor than the structure of the house.

That's a very fair point, which further reinforces the inadequacy of EPCs. I'd bet that even a well-insulated-to-latest-regs modern house will consume more energy if the occupants insist on tee-shirt temperatures throughout the house all year around than a draughty old single-glazed house where the occupants only heat one room to 'just-about-bearable-if-wearing-thermal-undies' temperatures.

In other words, meters are the only reality in terms of energy consumption. It's the same with fuel consumption in cars. MPG and emission figures are only a measure of potential and are largely irrelevant compared to actual driver behaviour. As I've said before, 'mums-on-the-school-run-in-a-4x4' will consume far less fuel that the 60-miles-a-day commuter in their 'economical' super-mini.

I can see houses going the same was as cars with inefficient ones being penalised by various taxes, regardless of how much energy the owners actually consume - with period properties becoming the popularly-demonised 4x4s of the housing world.

 

[stuart45]

When doing an EPC the DEA can only add the insulation to the data if he can see it or there is documentary evidence such as a receipt of the works completed.
To be fair anyone could claim that their walls had been insulated, but there could be a comeback on the DEA if the new owners discovered there was none.
The site notes and evidence have to be kept for 15 years.
An EPC is designed to reflect the energy consumed by the average family and bills will vary according to the lifestyle of the occupiers.

 

[worms]

When doing an EPC the DEA can only add the insulation to the data if he can see it or there is documentary evidence such as a receipt of the works completed.

So if you have done a DIY job, can you incorporate thermal imaging data to prove performance?

 

[Penners]

"I'm sorry," he said (in that superior "I'm-actually-not-a-bit-sorry" way), "but I'm only allowed to energy-rate the property according to the construction method that would have been specified by the Building Regulations on the date when the house was built."

While I have absolutely no doubts about that story, is the surveyor actually correct about this? Surely that would imply it's not possible to improve the EPC of any house, no matter how much was spent on improving its insulation.

You're right to qualify my story, FF. I did, in fact, miss out the salient fact that the inspector added, "unless I can see the insulation measures for myself". As he couldn't see the mineral wool in the wall, his position was as explained above. I did offer to drill holes in the inner linings in any position he randomly selected, so that he could see the insulation, but that wasn't acceptable.

Building Regs in a house of that age....?

 

[stuart45]

When doing an EPC the DEA can only add the insulation to the data if he can see it or there is documentary evidence such as a receipt of the works completed.

So if you have done a DIY job, can you incorporate thermal imaging data to prove performance?

The best thing to do is take photos of the work in progress, and keep all the receipts for the materials. If someone was prepared to drill holes in their walls to show the insulation I would accept that as proof. If you are not happy with the way an EPC is conducted, you can get in touch with the DEA's Accreditation scheme.
You have to remember that DEA's vary from people who have vast experience in the construction industry to others who have come from Tesco's via a 4 day course do things like recording the name of the boiler as Fernox.

 

[jocelyn plummer]

Don't think I'll need one, so I'll spill the beans. After 25 years the most desirable property in our town finally entered the market. Most of the Town went to view it, including us, most put in offers, including us, one person is in the lead, ----not us-----yet---------. :wink:

What the exercise has done for us is give us a valuation and a couple of feedbacks for this one ,upon which to reflect, so I shall carry on with my tick list, I'am still waiting for the 'man who can' to fix the back wall to the house.

It's also kept 3 estate agents on the run, all trying to persuade interested parties to sell their houses through them in order to get the other one. It has actually been extremely amusing to listen to the patter of each Agent! One even went so far as to say they could 'sell' ours within a week :shock:

Gratifying to know that the Agents all noticed the vast improvements here from 18 months ago.

S*ds law the house did not come up when we were frantically looking 18 months ago.

It has also been quite interesting meeting house hunters of a very different sort from the second home hunters in our beloved NN.
These 2 sets of punters have been very shy and nervous, just finding their feet and looking for a property to grow into, or in rented having come out of London to find a Market town with good schooling and on the main line to work.

Funnily enough I'm most laid back about this latest sortie, what will be will be. It's just the right location for us, which this one never will be although it has lots to offer.Tee hee

 

[FamilyWiggs]

Ooh - fingers crossed. Nice to be in a relaxed position about it.

 

[Penners]

I'm most laid back about this latest sortie, what will be will be.

Good for you, Joss. Nil carborundum. And good luck!

 

[Moo]

All fingers and toes are duly crossed.

xxx M

 

[EricD]

thanks guys, great read and now i know