Energy Performance Certificates
This relatively new document has been brought into being by the European Performance of Building Directive which in turn came out of the Kyoto Treaty on Climate Change. It is the British government's chosen solution to achieve compliance with the European Directive, and from January 4th 2009 virtually all buildings offered for sale or rental will require one to be in place before marketing can begin.
What does it do?
In both the Domestic and Commercial arenas, the EPC is designed to report to prospective buyers or tenants on the energy efficiency of the property, and provide suitable and relevant suggestions as to how the property's energy use can be improved. In both cases, the EPC features a graphic which places the property in Bands - 'A' ( the most efficient) to 'G' (the least efficient), together with a numerical score. There then follows a list of recommendations which the energy assessor may edit to reflect the realities present in each case.
Will it help sell my house?
In all honesty, at the moment , probably not. However as the document enters into normal and regular use, and as energy prices continue to rise, it will almost certainly start to figure more highly in the psyche of buyers and tenants. After all, we all ask about bills such as council tax and service charges. If you are looking to buy or rent a house or flat, it does make sense to ask to see the Certificate as it will tell you the relative cost of heating and lighting, and provide a guide as to your likely level of bills.
How do I read a Domestic EPC
The key 'at a glance guide' is the graphic on page one ( this should also appear on any details offered by estate agents incidentally). On a domestic EPC, you will see two graphics: the one on the left is a measure of the energy efficiency, and the one on the right is the carbon emission rating.
The key indicator from a financial point of view is the one on the left. There are two numbers shown within arrows. The left hand one indicates the rating the property achieved on the day it was assessed, and the one on the right indicates the potential rating if all the associated recommendations were to be enacted. It is the difference between these two figures that measure how much needs to be done to achieve maximum efficiency. A large difference means that there is much to be done, whilst a small differential means that most of what could be done to improve that particular property has already been done.
Which properties score best?
As a general rule of thumb, newer properties score more highly than older homes, simply because as building regulations have developed over the years, a higher standard of energy efficiency has been required - not only in terms of insulation of the walls and ceilings, but also for example in floor design and heating systems. Also as heat loss through walls is a significant factor in the equation, a semi detached or end of terrace house will usually score higher than a similar-aged property which is detached. Flats, with other dwellings immediately adjacent to the one in question, plus often above and below as well, tend to score even higher.
What about heating and hot water?
The EPC uses a form of assessment procedure which is essentially cost based - i.e the more expensive fuels tend to produce lower ratings than cheaper ones. Therefore at present, gas for example tends to score better than electric heating. The degree of control over the heating and hot water systems is also a significant factor.
Does insulation affect the result?
Most certainly. Cavity wall insulation and a good thickness of loft insulation have a measurable effect on the rating since the less heat lost to the outside world, the lower the heating bills will be.
What about low energy lightbulbs?
These do have an effect, but not usually much more than 1 SAP point on an average house. However these bulbs are getting better in terms of usability, and do have a measurable effect on your lighting bills.
How do I get an EPC, and how long does it take?
Call us as soon as you are ready to place your property on the market. If you are selling, you will now need a Home Information Pack, of which the EPC is an integral part. We can either supply the entire Pack ( at very competitive prices ) or provide the EPC to your own solicitor if they are dealing with your Pack. If you are renting your property out, you will only need the EPC. We will normally attend the property within 48 hours of your call, and produce the finished EPC in 99% of cases on the same day! Full HIPs usually take between 7 and 10 days to complete. In both cases, we will deal direct with your chosen agent(s) to ensure the HIP or EPC gets to the right people as soon as possible. Remember the graphic should appear on the details produced by the agent ( and on property websites) so the sooner you have the EPC, the quicker the agent can get cracking!