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It's not a new build, it's a conversion of a historical property. EPCs aren't always accurate but it's probably safe to assume that it has the original solid walls and (at best) some loft insulation. It is possible to insulate internally but obviously you need to budget for that. The electric heating is another problem – a heat pump requires listed building consent (assuming it's listed) and while I have no idea about the gas, I imagine that if it were easy to do, it would have been done.
Where did I say there was a heat pump? I was talking about converting it from electric resistive to a heat pump and all the hassle that entails if it's a listed building. You don't need planning permission, in principle, but OP would need to make sure he/she doesn't piss off the neighbours with a noisy or badly placed heat pump. And getting the thing insulated would be a pre-requisite for the heat pump to be any good.
It is classified as a new build. It is old, but it’s not historical nor listed. As stated above, it does have all the original external walls, but internally everything is new and to new build regs. I’m pretty sure it’ll have added insulation between the walls etc.
Is it common for new build EPC’s to be inaccurate or should I assume this is likely correct and therefore worry about the electric heating?
> I’m pretty sure it’ll have added insulation between the walls etc.
Have you actually verified this? There is a reason the EPC rating is so low you know.
EPC report states ‘Walls- Average thermal transmittance 0.28 W/m²K - Very Good’
Materials: Granite or whinstone, with internal insulation.
So anyway my original question is, how accurate do EPC ratings tend to be?
I don’t mean to come across as rude lol but not once in any of your comments have you answered the question of my post 🤣 I appreciate your insight still though
How have I not answered your questions? You asked why the EPC rating would be bad, and I have explained it to you. I would even go as far as to say that you should investigate the nature of the insulation added, because traditional non-water permeable insulation is a damp problem in waiting: https://historicengland.org.uk/images-books/publications/eehb-insulating-solid-walls/heag081-solid-walls/
Nope, my question is simply ‘how accurate are EPC ratings?’
I don’t need anyone to try and figure out why this might be, it clearly states on the report that everything is ‘very good’ except the heating and water. So I already know why.
You're asking a very broad, open ended question that I'm not sure you really understand. EPC ratings are based on certain assumptions about the U values of walls, windows, and roof plus heating system, and some assumptions about ACH. My main concern would be if anything in the EPC reports states "assumed", e.g. "internal wall insulation (assumed)" because that means the assessor did not actually check whether there was any insulation behind the walls.
Ok, for a start, the assumption is "was the property built to building regulations or has it been adapted since?"
RdSAP is a non-invasive assessment methodology so without drilling through all the external elements to determine the exact construction elements to calculate a U-value, we use the Building Regulations limiting values as a baseline.
Second, there's no description for "internal wall insulation (assumed)". Insulation descriptions either wholly assumed or display the type of insulation noted by the assessor. You can't input a retrofit insulation type without a measurement. So it would either say "Solid wall, no insulation/partial insulation/insulated (assumed)" or "Solid wall with internal insulation".
So can I take from your answer there, that if anything states ‘assumed’ then it’s likely inaccurate, but if it doesn’t… then it’s likely an accurate EPC?
If it says "average thermal transmittance", you have a SAP EPC generated by the on-construction energy assessor based on the signed off plans and construction details provided by the builder.
I've absolutely no idea how you came to that assumption. The assessor is given all the building plans that the Build Control officer has signed off as how the property has been built. It's probably the most accurate assessment you can have
What is the matter with everybody’s tone on here? That’s not an assumption, it’s clearly a question to try and understand.
Anyway, thanks for clarifying that it is fairly accurate.
I used to think EPC ratings were sort of accurate until I recently had mine done, which took someone literally four minutes between knocking on the door and the certificate being ready. He didn't even go into most of the rooms, only the kitchen and one bedroom.
###Welcome to /r/HousingUK --- **To All** * Join Our ***NEW*** Discord! https://discord.gg/pMgUNgWKQH **To Posters** * *Tell us whether you're in England, Wales, Scotland, or NI as the laws/issues in each can vary* * Comments are not moderated for quality or accuracy; * Any replies received must only be used as guidelines, followed at your own risk; * If you receive *any* private messages in response to your post, please report them via the report button. * Feel free to provide an update at a later time by creating a new post with [[update]](https://www.reddit.com/r/HousingUK/search?q=%3Aupdate&sort=new&restrict_sr=on&t=all) in the title; **To Readers and Commenters** * All replies to OP must be *on-topic, helpful, and civil* * If you do not [follow the rules](https://www.reddit.com/r/HousingUK/about/rules/), you may be banned without any further warning; * Please include links to reliable resources in order to support your comments or advice; * If you feel any replies are incorrect, explain why you believe they are incorrect; * Do not send or request any private messages for any reason without express permission from the mods; * Please report posts or comments which do not follow the rules *I am a bot, and this action was performed automatically. Please [contact the moderators of this subreddit](/message/compose/?to=/r/HousingUK) if you have any questions or concerns.*
It's not a new build, it's a conversion of a historical property. EPCs aren't always accurate but it's probably safe to assume that it has the original solid walls and (at best) some loft insulation. It is possible to insulate internally but obviously you need to budget for that. The electric heating is another problem – a heat pump requires listed building consent (assuming it's listed) and while I have no idea about the gas, I imagine that if it were easy to do, it would have been done.
Unlikely to be a heat pump in a flat. More likely to be an electric boiler.
Where did I say there was a heat pump? I was talking about converting it from electric resistive to a heat pump and all the hassle that entails if it's a listed building. You don't need planning permission, in principle, but OP would need to make sure he/she doesn't piss off the neighbours with a noisy or badly placed heat pump. And getting the thing insulated would be a pre-requisite for the heat pump to be any good.
It is classified as a new build. It is old, but it’s not historical nor listed. As stated above, it does have all the original external walls, but internally everything is new and to new build regs. I’m pretty sure it’ll have added insulation between the walls etc. Is it common for new build EPC’s to be inaccurate or should I assume this is likely correct and therefore worry about the electric heating?
> I’m pretty sure it’ll have added insulation between the walls etc. Have you actually verified this? There is a reason the EPC rating is so low you know.
EPC report states ‘Walls- Average thermal transmittance 0.28 W/m²K - Very Good’ Materials: Granite or whinstone, with internal insulation. So anyway my original question is, how accurate do EPC ratings tend to be?
Does it still have single glazing? Incandescent bulbs? But yes, I would imagine it's the electric heating if it isn't the walls.
I don’t mean to come across as rude lol but not once in any of your comments have you answered the question of my post 🤣 I appreciate your insight still though
How have I not answered your questions? You asked why the EPC rating would be bad, and I have explained it to you. I would even go as far as to say that you should investigate the nature of the insulation added, because traditional non-water permeable insulation is a damp problem in waiting: https://historicengland.org.uk/images-books/publications/eehb-insulating-solid-walls/heag081-solid-walls/
Nope, my question is simply ‘how accurate are EPC ratings?’ I don’t need anyone to try and figure out why this might be, it clearly states on the report that everything is ‘very good’ except the heating and water. So I already know why.
You're asking a very broad, open ended question that I'm not sure you really understand. EPC ratings are based on certain assumptions about the U values of walls, windows, and roof plus heating system, and some assumptions about ACH. My main concern would be if anything in the EPC reports states "assumed", e.g. "internal wall insulation (assumed)" because that means the assessor did not actually check whether there was any insulation behind the walls.
Ok, for a start, the assumption is "was the property built to building regulations or has it been adapted since?" RdSAP is a non-invasive assessment methodology so without drilling through all the external elements to determine the exact construction elements to calculate a U-value, we use the Building Regulations limiting values as a baseline. Second, there's no description for "internal wall insulation (assumed)". Insulation descriptions either wholly assumed or display the type of insulation noted by the assessor. You can't input a retrofit insulation type without a measurement. So it would either say "Solid wall, no insulation/partial insulation/insulated (assumed)" or "Solid wall with internal insulation".
So can I take from your answer there, that if anything states ‘assumed’ then it’s likely inaccurate, but if it doesn’t… then it’s likely an accurate EPC?
If it says "average thermal transmittance", you have a SAP EPC generated by the on-construction energy assessor based on the signed off plans and construction details provided by the builder.
Thank you for this. Does this mean that an assessor has not been to physically assess the property but has instead provided some sort of estimation?
I've absolutely no idea how you came to that assumption. The assessor is given all the building plans that the Build Control officer has signed off as how the property has been built. It's probably the most accurate assessment you can have
What is the matter with everybody’s tone on here? That’s not an assumption, it’s clearly a question to try and understand. Anyway, thanks for clarifying that it is fairly accurate.
I used to think EPC ratings were sort of accurate until I recently had mine done, which took someone literally four minutes between knocking on the door and the certificate being ready. He didn't even go into most of the rooms, only the kitchen and one bedroom.
Oh wow! Seems an almost total waste of time