Introduction to EPCs for Sellers & Landlords

The EPC is broadly similar to the labels now provided with domestic appliances such as refrigerators and washing machines. Its purpose is to record how energy efficient a property is as a building. The certificate will provide a rating of the energy efficiency and carbon emissions of a building from A to G, where A is very efficient and G is inefficient.

EPCs are produced using standard methods with standard assumptions about energy usage so that the energy efficiency of one building can easily be compared with another building of the same type. This allows prospective buyers, tenants, owners, occupiers and purchasers to see information on the energy efficiency and carbon emissions from the building so they can consider energy efficiency and fuel costs as part of their investment.

An EPC is always accompanied by a report that lists cost effective recommendations and other measures (such as low and zero carbon generating systems) to improve the energy rating of the building. The certificate is also accompanied by information about the rating that could be achieved if all or some of the recommendations are implemented.

 What is an EPC?

Energy Performance Certificates (EPCs) give information on how to make your home more energy efficient and reduce carbon dioxide emissions.

EPCs carry ratings that compare the current energy efficiency and carbon dioxide emissions with potential figures that your home could achieve. Potential figures are calculated by estimating what the energy efficiency and carbon dioxide emissions would be if energy saving measures were put in place.

The rating measures the energy and carbon emission efficiency of your home using a grade from ‘A’ to ‘G’. An ‘A’ rating is the most efficient, while ‘G’ is the least efficient. The average efficiency grade to date is 'D'. All homes are measured using the same calculations, so you can compare the energy efficiency of different properties.

Around 27% of the UK’s carbon dioxide emissions come from domestic homes. Carbon dioxide contributes to climate change.

The data required to allow the calculation of an EPC includes the following:

1. Built form.
2. Number of storeys.
3. Date built.
4. Property dimensions including average floor to ceiling heights.
5. Presence and size of heated conservatories.
6. Wall construction and any areas that are of an alternative construction.
7. Roof construction and whether there is a room in the roof.
8. Openings (windows and doors) and their age.
9. Percentage double glazed.
10. Number of open fireplaces.
11. Heating system – type and fuel used.
12. Boiler (manufacturer, model and ID number)
13. Heating controls – room stats, programmer, etc.
14. Presence of secondary heating sources – i.e., focal point heaters, such as a coal effect gas fire.
15. Water heating system and if applicable capacity and insulation for hot water cylinder.
16. Electricity meter and types.

For homes, two ratings are shown. The energy efficiency rating is a measure of a home’s overall efficiency. The environmental impact rating is a measure of the home’s impact on the environment in terms of carbon dioxide (CO2) emissions.

An EPC is always accompanied by a report that lists cost effective recommendations and other measures (such as low and zero carbon generating systems) to improve the energy rating of the building. The certificate is also accompanied by information about the rating that could be achieved if all or some of the recommendations are implemented.

 Who can issue an EPC?

EPCs can only be issued by a qualified Home Inspector (HI) or Domestic Energy Assessor (DEA). To qualify as an HI or DEA potential candidates must pass either the ABBE Level 4 Diploma Home Inspection or the ABBE Level 3 Diploma in Domestic Energy Assessment.

Both of these qualifications are based on National Occupational Standards which set out the required competencies candidates must meet.

What to expect

About the Report

The HI/DEA does not determine any of the ratings given. The ratings are derived from the information collected by the HI/DEA and input into the software. Nor do they have control over whether the elements are classified as; very poor, poor, average, good or very good.

The report may state that there is partial double glazing even if the majority of windows are double glazed. The report will also state partial low energy lighting, again if the majority of light fittings are low energy light bulbs.

The report makes certain assumptions beyond the HI/DEA control. For example, it assumes whether:

a) floors are solid or suspended (and assumes the level of insulation (the HI/DEA cannot override this),

b) if cavity walls have insulation when built,

c) the thickness of loft insulation if this cannot be inspected i.e., if a loft space is boarded or there is a limitation to inspect loft insulation. If there is a room in the roof a level of insulation is assumed to be the appropriate level at the time of construction.

d) The annual heating and lighting costs are not calculated by the HI/DEA but by the RdSAP (Reduced data Standard Assessment Procedure) conventions.

e) Conservatories are ignored if they are separated from the dwelling by external quality doors.

Analysis of the early phase of rollout of HIPs found that the average EPC rating for homes was E and a rating of 46.

... when a Home Inspector (HI)/ Domestic Energy Assessor (DEA) visits the property

The HI/DEA will be taking measurements of the property, drawing floor plans and making site notes. It will be necessary to photograph some aspects of the property and appliances for the report’s site notes.

Access is required to all rooms of the property to assess the methods of heating, lighting and ventilation in the home. Clear access is required to meter cupboards, heating systems and their controls, i.e., boilers, timers, hot water cylinders and thermostats etc.

An inspection of the loft space (if accessible) is required to assess insulation. It might be necessary to open windows and doors to determine wall thickness. For the average 3 bedroom property the inspection will take approximately 1 hour – longer if the property is larger or of unusual complexity.