FAQ
Everything you wanted to know about EPCs…
Can I trust the information in this FAQ?
AccuRating Ltd is a reliable, ethical and professional company. All information provided in this FAQ section has been researched and is believed to be factual and is provided without prejudice. Should you find any element that is misleading, please contact us by e-mail or fill in our contact enquiry form. We also realise that with the passage of time, certain information may become out of date, though we do try to maintain the detail.
Why EPCs
Why do I need an Energy Performance Certificate (EPC) to sell my home?
As from the end of 2007 all houses require an EPC before they can be placed on the market for sale (for Rental properties, the regulations applied since October 2008). This is an EU Directive to the UK. The EU has to ensure that all members are complying with the problems associated with climate change and are working towards the more efficient use of energy. It is now mandatory. Whilst the EPC was part of the “Home Information Pack&rdquo and though the HIP has been abolished, the EPC is still a requirement.
Timetable
What is the timetable for implementing the measures?
The legislation for EPBD was laid in Parliament in March 2007, came into force, and is continuing to do so in a phased manner through and until January 2009.
The roll-out is phased by building sector. It will be designed to ensure the availability of sufficient qualified inspectors before placing a requirement on a particular sector to undertake certification.
Dates for the introduction of measures
In England and Wales, the following timescale applies for existing dwellings:
- 1st August 2007 EPCs required for the marketed sales (and leaseholds) of existing dwellings with 4 or more bedrooms.
- 10th September 2007 EPCs required for the marketed sales (and leaseholds) of existing dwellings with 3 or more bedrooms.
- 14th December 2007 EPCs required for the marketed sales (and leaseholds) of all existing dwellings.
- October 2008 EPCs required for rental of all dwellings and all remaining sales and leaseholds of dwellings.
- 21st May 2010 HIPs are suspended by the Government. Though EPCs are still required.
About an EPC
What is an Energy Performance Certificate?
An Energy Performance Certificate shows the official energy efficiency rating of a property. If you're not planning to sell your home, you don't need to do anything.
The Energy Performance Certificate is similar to the certificates 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 property from A to G in graphical format, where A is very efficient and G is very inefficient. The average rating for property is within the band E.
Two ratings are shown.
- The environmental impact rating is a measure of a home's impact on the environment in terms of carbon dioxide (C02) emissions - the higher the rating, the less impact it has on the environment.
- The energy-efficiency rating is a measure of a home's overall efficiency. The higher the rating, the more energy-efficient the home is, and the lower the fuel bills are likely to be.
Each rating is based on the performance of the building itself and its services (such as heating and lighting), rather than the domestic appliances within it. The certificate also lists the potential rating of the building if all the cost-effective measures were installed.
The energy performance related features are also assessed ‘good, average or poor’ and provides recommendations as to what measures can be undertaken to improve the properties performance and ideas of the approximate costs.
The ratings will vary according to the age, size and condition of the building. The potential rating on the certificate will take these factors into consideration, and the suggested measures will be tailored so that they are realistic for the particular building.
By 2009, all buildings in the UK that are constructed, sold or rented out will have to have an Energy Performance Certificate, in accordance with the European Energy Performance of Buildings Directive.
Why is an Energy performance Certificate (EPC) important?
Nearly 40 per cent of the UK's energy consumption arises from the way in which our 25 million buildings are lit, heated and used. Even comparatively minor changes in energy performance and the way we use each building will have a significant effect in reducing energy consumption - and therefore carbon emissions.
Communities and Local Government is leading the introduction of a number of energy and cost-saving measures to make all buildings more efficient. These measures are being applied across all European Union countries and are in line with the European Directive for the Energy Performance of Buildings.
The EPC is part of these new measures to improve property efficiency. It will include suggestions to enable homeowners to improve the energy efficiency of the building. This can mean lower energy bills for the occupiers and could make homes more attractive to potential purchasers.
The certificate will also provide contact details for the Energy Savings Trust, who can help you find out whether you could be eligible for grants or discounts to help carry out these improvements to your home. It will also list simple ways that changes in behaviour can save you energy and money - without the need for any works
What the EPC means
Does an actual survey take place at my property?
Yes, an internal and external inspection of the property is carried out by a qualified Domestic Energy Assessor Inspectors will carry out the following:
- Note the construction of your walls.
- Measure the roof insulation.
- Confirm how many windows are double glazed.
- Count the number of open fireplaces.
- Check the make and model of boiler under EU SEDBUK regulations (Seasonal Efficiency of Domestic Boilers in the UK).
- Look for green devices (such as solar panels).
- Calculate the number of low-energy light bulbs.
- Confirm the type of heating system used e.g. radiators, underfloor heating, electric etc.
- Categorise the type of material used to insulate hot water cylinder.
- Measure heat loss through roof.
- Check for excessive window area in larger houses and take precise measurements of conservatories and extensions.
- Confirm how many 'habitable' rooms are heated.
How long will it take to perform an energy assessment?
The time taken to perform an energy assessment will vary according to the size and nature of the property. An average 3 bedroom property will possibly take around one and a half hours on site and then around an hour off site completing the information. Because of the wide variation of buildings, any form of 'average time' may not be meaningful to your individual property.
What happens after I place my request for an EPC with AccuRating Ltd?
The DEA (Domestic Energy Assessor) will aim to contact you within 24 hours to arrange a convenient time to conduct the Energy Performance Certificate assessment.
Dependent upon time scales, the appointment will be confirmed in writing and we will send you some optional forms which assist in making the EPC even more accurate.
Once the assessment has occurred and all the information has been collated – this will be added to the related government database. This will enable the production of the final Energy Performance Certificate.
You should receive your hard copies within a few days.
What happens if my home gets a low EPC rating?
This simply indicates your home could be more energy efficient. During the inspection, a number of recommendations to improve the energy efficiency will be identified. Implementation of these could not only increase your rating and reduce carbon emissions but also save money on energy bills. It is up to you whether you implement the recommendations or not.
Energy Performance Certificates and your home
An Energy Performance Certificate is commissioned by the seller (or their agent) from an accredited Energy Assessor, who visits the property to collect the relevant data and creates the certificate. This data includes the date, construction and location of the house.
All the methodologies used to produce Energy Performance Certificates consider factors such as the property’s size, age and how it's heated, lit and insulated. How any individuals live within the property or use the appliances or use heated water for baths is not a part of the calculations relating to the Property. This enables two properties to be compared on a “like for like” basis.
What an Energy Performance Certificate for a home contains
For homes, two ratings are shown. The energy-efficiency rating is a measure of a home's overall efficiency. The higher the rating, the more energy-efficient the home is, and the lower the fuel bills are likely to be. The environmental impact rating is a measure of a home's impact on the environment in terms of carbon dioxide (CO2) emissions - the higher the rating, the less impact it has on the environment.
Each rating is based on the performance of the building itself and its services (such as heating and lighting), rather than the domestic appliances within it. This is known as an asset rating. The certificate also lists the potential rating of the building if all the cost-effective measures were installed.
The ratings will vary according to the age, location, size and condition of the building. The potential rating on the certificate will take these factors into account, and the suggested measures will be tailored so that they are realistic for the particular building.
- Example of an Energy Performance Certificate [PDF, 122Kb]
- Reference information
This includes the type of property (e.g. house, flat), the unique reference number (as stored in the central register) and date of the certificate. - Estimated energy use
This is based on standardised assumptions about occupancy and heating patterns. An estimate of the current and potential energy use, carbon emissions and fuel costs for lighting, heating and hot water is provided. The actual energy use depends on the behaviour of the occupants. - Energy Assessor details
This includes the assessor's name, accreditation number, company name (or trading name if self employed) and contact details. - Complaints
The certificate will provide information about how to complain or how to check the certificate is authentic. - Energy advice
The certificate provides basic advice about energy efficient behaviour. - Recommendation report
The certificate is accompanied by a report which includes recommendations to improve the energy ratings. Recommendations include cost effective improvements and further improvements (that achieve higher standards but are not necessarily cost effective). For each improvement the level of cost, typical cost savings per year and the performance rating after improvement are listed. The potential rating shown on the certificate is based on all the cost effective recommendations being implemented
What will the Certificate look like?
A sample Domestic Energy Performance Certificate can be seen by visiting the link (you will require Adobe Reader to view the example EPC).
The Energy Performance Certificate is currently valid for 10 years for both Sale & Rental properties.
Accreditation
AccuRating is proud to say that they are an independent company that can focus purely on providing a professional, reliable and trustworthy EPC service. We are not a part of any panel of EPC providers. You will always know that you will get a level of service you deserve – the best.
Accreditation can be best describes when you liken the process to that of when a Plumber became “Corgi” registered (or now called “Gas Safe”). It proves that they are competent enough to fit and maintain gas appliances. Likewise, being Accredited, proves that the Domestic Energy Assessors within AccuRating are fully trained, competent and registered to provide EPCs.
The Accreditation Scheme:
- Ensures that all Domestic Energy Assessors (DEAs) are 'fit and proper' people
- Check the background of DEAs, including carrying out a Criminal Records Bureau check
- Ensure that the DEAs are qualified to carry out their duties
- Ensure that the DEAs have adequate indemnity cover to deal with any claims that might arise
- Check the quality of the work produced by DEAs and ensure that there are no drops in standards
- Have the power to suspend and/or cancel the membership of any DEAs whose work falls below acceptable standards, or who does not adhere to a strict code of conduct
- Ensure that there are proper procedures in place for complaints and redress
- Keep a public register of their members.
Renting
What are the benefits of an EPC to me as a landlord?
The energy rating can help rent out your property. They indicate to a prospective buyer or tenant how energy efficient your home is. It should also provide information that may help to reduce the running cost of the property.
Will Energy Performance Certificates be required for rented accommodation?
Yes. The EU requires that Energy Performance Certificates will need to be provided for all buildings when they are constructed, sold or rented.
Responsibility
Who is responsible for obtaining an Energy Performance Certificate?
For buildings that are to be sold, the building's owner will be responsible for ensuring a certificate is available; this should be shown, on request, to any prospective purchaser, and should in any case be provided by the owner to the ultimate purchaser before a contract for sale is made.
Yes. The EU Directive requires that Energy Performance Certificates will need to be provided for all buildings when they are constructed, sold or rented out. A new Energy Performance Certificate will be required for the Home Information Pack. Where the Energy Performance Certificate is provided separately from a Home Information Pack, an existing Energy Performance Certificate may be used as long as it is still valid.
Exemptions
What buildings will be exempt from providing Energy Performance Certificates?
The following buildings are exempt from requiring an EPC:
- Places of worship
- Stand-alone buildings of less than 50 square metres (except for dwellings)
- Temporary buildings with a planned time of use of 2 years or less
- Particular buildings with low energy demand (e.g. barns)
- In certain limited circumstances, buildings to be demolished are exempt from requiring a certificate
- An Energy Performance Certificate is not required for any (off-plan) sales or lettings before the construction of the building has been completed
Energy Improvements
How to make your home more energy efficient
Improving the energy efficiency of your home can mean either making changes to the building, or simply changing your behaviour to save energy. Energy Performance Certificates will give you advice on both of these areas.
Installing energy-efficient measures
Here is a list of some of the measures that the certificate might recommend:
- Low-energy light bulbs. These last up to 12 times longer and use around 80 per cent less energy than traditional filament bulbs.
- Hot water tank jackets. These cost from around £10, and can cut heat loss by around 75 per cent.
- Loft insulation. Fitting insulation that is at least 250mm thick could cut heat loss by around 30 per cent
- Cavity wall insulation. If you have unfilled cavity walls, installing insulation could cut heat loss by over 30 per cent.
IThere are also simple ways that you can improve your energy efficiency, simply by changing how you use your home:
- Check that your heating system thermostat isn't set too high (21 degrees centigrade in the living room is suggested), and use the timer or programmer so you only heat your home when necessary.
- Make sure your hot water isn't too hot. Your cylinder thermostat shouldn't need to be set higher than 60 degrees C/140 degrees F.
- Turn off lights when they aren't needed, and don't leave appliances on standby. Remember not to leave chargers (for example, those for mobile phones) turned on when you aren't using them.
Data
What happens to Energy Performance Certificates once they're complete?
Energy Assessors (through their Accreditation Schemes) lodge them as they produce them, and each is given a unique reference number. Access to the database is restricted, so only those who have the unique reference number can access the certificate for a particular property.
Website
Members Only - what is this section for?
This is the area of the website that is available to our Business Partners - here they can see our Diary. This gives our partners the ability to guage when we may be available to perform an Energy Assessment. This gives our partners an advantage when discussing timings of appointments with their clients.
General Questions
My house is Grade II Listed and/or has a Thatched roof. How does this affect the EPC?
It has no effect on the requirement for an EPC. You still need to arrange an EPC when you start selling the house. However, the recommendations that the EPC provides may be affected due to the circumstances. This needs to be discussed with the DEA at the time of assessment.
Do you need to know the Market Sale price of my house?
Definitely not. None of our forms ask for this information. If you are asked for this information by an EPC Provider, you need to consider why? AccuRating Ltd certainly does not alter its pricing based upon Property Value.
How can I get an EPC for a house I am interested in buying?
Potential buyers have a right to a copy of an EPC and this should be provided within 14 days of a request. Sellers (or their marketing agent) are entitled to make a reasonable charge to cover copying and postage costs. This may be provided electronically on-line or as a PDF file on a CD or pen drive, or as a printed hard copy.
If you believe that you are being denied a copy of the pack unlawfully, local authority trading standards officers are responsible for enforcement of these duties.
Note however, the seller or agent can refuse to provide a copy in certain limited cases. These are where the seller believes that the person making the request:
- Can not afford the property
- Is not really interested in buying the property
- Is not a person to whom the seller would wish to sell the property (but this does not allow them to unlawfully discriminate against someone).
Can a home owner compile their own EPC?
It is a Government requirement that an EPC is performed by a qualified DEA accredited to a Government licensed organisation (like Northgate).
Would you have had the time even if you were legally able to perform an EPC? AccuRating can usually provide a complete pack within a reasonable period and are fully acquainted with the administration requirements associated with performing the EPC.
There are also legal and financial implications:
What if, by mistake or otherwise, the information contained in the EPC is incorrect and a Buyer makes a legal challenge after buying the property? AccuRating Ltd is covered by indemnity insurance in the event of a successful claim against them up to the value of £250,000.
Can a house fail an EPC inspection?
No. A professional EPC inspection is an examination of the current energy efficiency and the effect on the environment. The house will therefore neither pass nor fail.
Do I have to be there whilst the EPC is being carried out?
If you are a seller, it is not a legal requirement that you must be present, however, it is highly recommended that you are. In addition to security and heath & safety issues, the Inspector will probably be asking questions that you may be able to answer. However, it is essential that there are no minors left in “control” of the property. If this was the case, the DEA will need to re-arrange the inspection.
If you are an agent then we will always request that the seller or another ‘responsible person’ is present. When this is not possible, special arrangements can be made.
Are you prepared to accept work involving properties outside West Yorkshire?
Yes, within reason and potentially subject to expenses – especially if the client is known to AccuRating Ltd.
Why do we use the term ‘Seller’ rather than ‘Vendor’?
When the 2004 Housing Act was written by the Government, it was deliberately written using ‘plain English’ rather than ‘legalese’. In the act, the term ‘Seller’ is used rather than ‘vendor’.
What will the EPC not tell me?
- The EPC is not a valuation on the property
- The EPC is not a Home Condition Report
- The EPC will not tell you what the fuel bills will be
- The EPC will not give advice on suppliers/installers who could undertake the work to improve the energy efficiency
Any further questions
Should you have any questions that you feel ought to be included in this FAQ list please let us know. We will give you an answer and consider it for inclusion in the list.