COMPLETE GUIDE TO EPC INSPECTIONS:
STEP BY STEP GUIDE ON ENERGY PERFORMANCE CERTIFICATES (EPC)
FOR HOMEOWNERS &
LANDLORDS
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An Energy Performance Certificate (EPC) is a legal requirement in the UK when selling, renting, or constructing a property, unless a valid certificate already exists. It rates a home’s energy efficiency on a scale from A (most efficient) to G (least efficient)and includes recommendations to reduce energy costs and carbon emissions. For landlords, the current Minimum Energy Efficiency Standards (MEES) require rental properties to have an EPC rating of E or above but this may change to C by 2030; failing to meet this standard can result in fines of up to £5,000.

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Before an Energy Performance Certificate (EPC) can be issued for the property, an onsite EPC survey must be carried out by a qualified Domestic Energy Assessor (DEA). During the inspection, the DEA will need access to all the rooms and the loft. The EPC survey will involve the following:

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Stage 1: Taking photographic evidence of the following through an onsite EPC visit

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• Front, side and rear elevations of the property including the roof

• Boiler and boiler model number

• Thermostat and radiator TRVs

• Energy saving bulbs

• Gas & electricity meters and whether they are smart meters

• Wall thickness of the main building including extensions

• Windows including single and double glazing variations

• Thickness of the loft insulation

• Water cylinders including controls

• Bath and mixer showers

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The DEA may also take photographs of any unusual features in the building. Care will be taken to ensure personal items are not present within the photos taken. Any photos taken are not made public and will only be used for internal auditing purposes. 

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Recent changes to EPC conventions (changes in RDSAP10) means that all window sizes must be measured and the different types of ventilation recorded. In addition, a more thorough inspection of the insulation in attics and dormers will now be carried out by your EPC assessor. These changes mean that a typical EPC assessment may take longer to complete from 40 minutes to an hour. 

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Stage 2: Making a floor plan of the house or flat

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Following the above, the EPC Assessor will measure the length, width and height of each floor at the property and draw a floor plan marking out any party walls and heat loss walls. A party wall is the wall that connects to an adjacent property while a heat loss wall is any wall that is exposed to external elements. A mid-terraced property has two party walls and two heat loss walls while a semi-detached property has three heat loss walls and one party wall. A detached house is entirely comprised of heat loss walls. If the property has any extensions, conservatories or Room In Roofs (RIR), these will also be measured and will together form part of the final EPC rating. 

 

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Stage 3: Inputting the data into the software

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Upon completion of the above, the EPC assessor will go away and input the data into a special software called RDSAP which will then generate an Energy Performance Certificate.  The EPC certificate is then uploaded onto the Government EPC register where it is permanently available for viewing by any member of the public. 

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The Energy Performance Certificate tells you:

 

• The property performance in terms of the energy used per square meter of floor area, energy efficiency based on fuel costs and environmental impact on Carbon Dioxide (CO2).

• The energy performance of the building on the date it was inspected. 

• The energy efficiency rating is a measure of the overall efficiency of the building. The higher the rating the more efficient the building is, and the lower the fuel bills are likely to be.

• The environmental impact rating is a measure of a building’s impact upon the environment in terms of Carbon Dioxide (CO2) emissions. The lower the rating the less impact it has on the environment.

• The certificate also suggests improvements that you can make.

• The EPC is valid for 10 years.

 

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The EPC certificate does not tell you:

 

• The value of the building or cover things that are more specifically considered when a valuation is provided, such as the locality of the building or the availability of public transport or facilities.

• About the condition of the building or it’s services.

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The inspection is non-invasive. This means that the EPC assessor will not uproot carpets, floor coverings or boards, move furniture or remove the contents of cupboards. He/she will also not remove secured panels or undo electrical fittings. If a certain area is not accessible i.e. underfloor insulation and there is no documentary evidence, the assessor cannot mark it as present. The golden rule for EPC assessors is that they cannot mark anything present if they cannot see or evidence it via a photograph or through credible documentary evidence. 

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Why an accurate EPC matters

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With rising energy costs, ECO4 grant opportunities, and the government’s plan to make a minimum EPC rating of ‘C’ mandatory for rental properties by 2030, having a thorough and accurate EPC assessment is more important than ever for homeowners and landlords.

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Our qualified EPC surveyors will:

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• Conduct a comprehensive on-site inspection

• Ensure your certificate reflects the true energy efficiency of your property

• Offer expert advice on how to improve your EPC rating and comply with future legislation​

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