The EPC Rating. Is based on energy cost. So gas scores quite well and electrics scores badly. What’s going to happen when we have to switch off our gas boilers. The second great government initiative. The EPC is not fit for this purpose.The EPC needs changing to reflect installation levels not energy COST.
Yep, agree with you. I’m a DEA and I think cost should be thrown out of the equation. How about en EPC that simply reflects amount of CO2 emitted when heating the property, looking at insulation and heat source. Currently, electricity scores poorly and gas favourably. Doesn’t make sense.
Does this explain why an oil fuelled property would be even worse off in terms of EPC rating? ...can I then assume that the property would be as cold as it may appear based on the EPC rating?
I hope the government realise that the costs will be passed on to the tenants rents which are hard enough now for most tenants to afford. Big problems ahead without government intervention
I'm an Energy Assessor (10 years served) operating in the North West. Mid terrace properties should be able to reach a C as long as there is GCH without too much expense. End terrace / semi detached may be a little harder however but still possible depending on wall construction. Any properties with electric heating we can access funding for full central heating systems to be installed (including gas line from Cadent) and internal or cavity wall insulation providing occupant is on benefits or has a child/ren living there but on a low income all free of charge. If you have a D property that is close to a C we offer a re-survey option once we have looked at the previous EPC as sometimes assessors just don't do the job properly and may have missed something. If we can't get it to a C you don't pay or we advise you on the most cost effective way to get it to a C. Finally many lenders are offering preferential rates on properties that are a C and above so the money spent may be recouped in the long run. Any questions check Premier EPC Preston
@@JamieYork No problem, happy to help! I understand landlords frustrations as the goalposts are always moving. Many landlords also get poor advice from the industry. Recently had a landlord that was quoted £3k for internal insulation to bring a solid wall electric flat up to an E grade by an agent. In reality all he needed was a £20 electric heater for the hallway which reduced the heat loss enough to bring it up to an E. My advice to landlords would be to call an assessor, get them to look at your current report and see if they can tell you something that the report doesn't or ask more probing questions. That way you'll get an idea if that assessor knows their stuff (or not).
Why does gas central heating give a higher EPC than electric? And surely bringing in new gas is going to be disallowed in the same time frame as these EPC changes (5-10yrs?) so what will you be advising if that happens?
@@sunthroughtheblinds Gas is generally a cheaper fuel than electricity so it scores higher on the EPC rating. EPC methodologies and calculations are always evolving so I assume it will just change in line with the legislation and technologies available.
My D to C epcs say i need to add solar PV, insulate walls(some dont have cavity and insulate solid floor for starters to achieve a C not sure 1000k or even 4k would cover half of that..
Well first and foremost you are assuming the EPC rating is actually correct. I have found it quite common for EPCs contain errors and as a result a lower score is achieved and the recommendations may be incorrect. So before you do anything I would suggest always doing the EPC again. Top tip - ensure loft insulation is checked and logged as it’s quite common for it to be logged as no insualtion assumed.
I at a meeting with enforcement officers and housing officials from Liverpool Council discussing EPCs and they were being supportive rather than enforcing on properties above an E still. There are grants that the council are helping landlords to secure, and it the costs go beyond "reasonable" then you can apply for a 5 year exception pass. The councils are well aware that its almost impossible to get a victorian terraced house to a C without spending a fortune, at the moment they emphasise its only "aspiring".
Won't be good for tenants when landlords simply sell up to get away from the noose the government keeps around their neck and there's no longer property for rent
I’m an EPC assessor so obviously I’m biased but one piece of advice is to spend a bit more money on an assessor. If someone is charging you £30 or £50 to do a job that should take at least 45mins to an hour, you know they’re not bothering to search out that extra insulation you put in the loft or whatever.
Absolutely, I get people phoning or emailing expecting £30.00, apparently this is what the estate agents are telling people how much an EPC should cost, really!! I wouldnt carry one out for less than £70.00, you take into account your lodgement fees, fuel and CPD costs and 30 quid is insulting to the industry.
@@markjackson8261well said, £30 is not worth doing with fees and lodgement costs. I am tempted to do the training, I have construction technical support background from years ago so I have an interest already. It seems we need more assessors because of changes coming in the next few years as we head for lower emissions, I get that but there are 15000 assessors already in the UK. Jan to Mar this year, 406000 epcs were registered. Divide that up and it’s about 9 jobs a month for each DEA ! Where is the work coming from ? Seems a bit like portable appliance testing. Easy to get the certificate but then every tom dick and harry thinks they are a qualified electrician. I reckon a lot of DEAs think they are RICS qualified surveyors these days. I can tell by some of the comments on EPC videos. I accept you can get plenty business and more in depth experience if you have been doing it a long time, thats the same in any job, you acquire knowledge but as a newcomer I really think its an over saturated market. If you go on a database to get jobs, probably up against loads of others already established. If you go self employed, get a website and market yourself etc, there will already be other DEAs in the area you live that estate agents etc will already be using. Im really not sure how it can be a high paying career with all the competition. The easier it is to become trained to do something, the more people you come up against that have also thought the same.
Bigger impact than section 24 in my option. If you have none cavity houses its going to cost a fortune to bring them up to standard especially if they also have bedrooms in the roof as thats additional insulation and complexity required not to mention we are going to be forced to create ugly rendered boxes that just sweat and then you have the mould and condensation to deal with for years after. Terrible, poorly thought out idea... if you ask me propertys with no cavities should only need to hit D those with cavitys a C. Why have a 1 size fits all when its so hard for soiid wall properties to meet the standards. Lets face it C will be even harder to hit in 6 years given how they keep adjusting the scoring anyway!!! I have just done full works to a house loft insulation, new windows doors, boiler ect... and best its got is a D unless I spend 6k on adding external insulation to a beautiful Victorian terrace. Just criminal!! (Internal insulation just not feasible)
Jamie, I have a fascination for these high roofed victorian properties as they have some character and have got couple of them under my sleeve also. This news is slightly depressing for me. How about doing a video on what roughly involves upgrading a victorian flat to bring up to EPC C level and rough costs involved if you have a flat / team working on it please?!
Thanks for that video Jamie, it’s definitely food for thought. I’ve currently got the one BTL, energy rating D but only one point off a C ! which I’ve just refinanced and am now looking for number two. Wonder why landlords are treated as pariah’s for trying to provide decent accommodation to folks? Ah well, onwards and upwards.
There will be a lot less rental properties in the coming years. Rent rises, lower standards due to decreased competition and horrific rental market for renters…. Offers above asking etc. Stupid standard to enforce. My property is a flat in a 1930 listed mansion block. Lovely flat, very high spec. No way I can get it to C. Will have to evict and sell.
I’m screwed then. My home (only 5 yrs old, converted Nissen hut) has an F rating (I thought ground source heat pumps were supposed to save energy!), report says it has potential to be an E if I add solar and wind. No chance of achieving a C.
Im an domestic assessor, retrofit assessor and commercial assessor, I know landlords are worried especially if you have an end terrace, semi detached or any property with a room in roof you are seriously struggling to get to a c rating, if you factor in electric only your only way out is to invest in solar. Upgrading to double glazing isnt going to make the substantial difference especially if you property is currently on an F or an E, one of the main factors in domestic EPCS is your heat loss walls, with an end terrace, semi or detached you going to have well over 20 meters of heat loss wall, this alone will drag your EPC down, if you have a room in roof instead of a loft the software says you have no insulation and your EPC will seriously plummet , your only option is to get this insulated on walls , ceilings and residual areas, there is little or no funding from the present government
I have an 1870 end terrace stone cottage, GCH, Double Glazed, Modern Combi, Roof Insulation, that has had a new EPC in 2021 at a D. Only suggestions on it are Internal or External insulation estimated at 8-12k! Or possibly Solar Panels at 5k. So the 5k sounds the best option for me in cost/disruption. If none of these work out....its sell and pay Capital gains tax?! Fingers crossed for some government grants or exemptions 🙏
Few others have touched on the subject but the EPC assessment needs to become a lot better before this is implemented. A quick look online shows that you can become an assessor by doing a two day course (plus remote portfolio) that costs less than a grand. You can get an EPC for about £45. Doesn't exactly scream "professional" does it?? My personal residence had a complete refurb having all the walls, floor and roof insulated. I have under floor heating, stats everywhere and an air source heat pump. I also have solar panels and a home battery. Despite my total energy for the year coming in at less than £360 I got an EPC rating of D. The air source heat pump that gets a grant of £8000 over seven years because it's so ridiculously efficient got a 1 star rating because the guy just ticked the 'electric' box. I didn't argue it because it's irrelevant in this case but that's the sort of thing that happens.
@@lrp4065 That's exactly my point. There's clearly an error somewhere because the assessor was basically clueless. He ticked a few boxes including the 'electric' one for my ASHP which means it probably just assumes I have a house full of inefficient panel heaters. How can they be penalising landlords for having EPC ratings D and worse when the method of calculation is so hugely flawed?
@@1evilpie We do get an option to select the heat 'emitter' i.e radiators, underfloor heating etc so the assessor wouldn't have been able to select panel heaters with an ASHP. Unless you have a HUGE house just by what you have explained your report sounds a little off. In saying that however if you are getting the RHI payments it works in your favour to have a lower score.
Thanks Jamie. I've read that (if this comes into play - it's still being talked about following consultations) 2025 has become 2026 and that's only for new tenancies. It'll be 2028 (maybe 2029 now) for ALL tenancies to have an EPC rating of C or above. Either way, it's coming but that extra year might give us some more time to save up some money to throw at this. Also, it's April of any year we talk about, e.g. April 2025/2026. Thanks again :-)
Hi Jamie, Please can you make a video about how to find a competent solicitor as mine has been an absolute nightmare to deal with and other people I’ve spoken with have has very similar experiences. I’m referring generally to lack of communication and just generally taking so long to complete on my house. I appreciate my comment is not related to the topic of EPC but I didn’t know how else to contact you.
It will be only implemented on new tenancies. It works within the government plan for green sustainability and bring the property up to higher standards of energy efficiency.
All that is going to happen is, the price of the upgrades to get the home to spec. will be passed onto the tenant. Pretty sure a tenant would rather cheaper rent than to have been stuck with a permanent increase to that rent due to government intervention
I’m interested in a flat that’s only 23 years old and the EPC (issued last year and valid until 2031) states it’s a D and only has the potential to be a better D after improvements. I’m not quite sure how it would only be a better D and not a C as it’s a relatively new property so if works are done to windows, boiler, flooring etc I’d expect it to be a C. But makes me think there’s no point if it would only ever be a better D. Can you guide me please? Thanks
I have the same question. Is the potential given in the certificate it’s ‘real max potential’ or are there other ways to increase its rating beyond the potential identified?
Currently the requirements to achieve EPC E has a expenses top. Maybe they will do the same? Like you need to upgrade to EPC C but they won't require to expense more than X amount? In any case... More hazard for landlords for sure
You say they won't be able to enforce upgrading properties? BTL mortgages aren't available for non complient properties so you have to upgrade them or go out of business!
Has anyone scene the new laws coming in force in six months with regard to welsh properties we already have rent smart wales to deal with now the new laws are ridiculous, a tenant has to give you 4 weeks notice to leave but you have to give them 6 months along with other changes and new epc changes that make Welsh properties difficult to get up to rating . I have 6 properties in my portfolio all have new energy efficient boilers and all are in very good condition The announcement was made on January 22 and comes in force in six months time it’s not worth all the hassle now so will now be giving all my tenants two months notice to leave some tenants I have had for15 years i have to do this before these new laws come into force ,as of today there are only two rental properties available in my town Last time I advertised a property I had 117 applications in the first two hours that is the shortage of available private rented properties Jamie please do a video on these ridiculous changes rents will be forced up leading to more rent arrears and landlords like myself will be pulling out altogether leaving an even greater shortage of properties how can that be good for the rental sector ?
Vast swathes of fantastic terraced houses will not meet these requirements even with much work done. This is a tragedy. Of course corporations will step in and build soulless eco friendly accommodation units which will comply, and thus the ordinary folk get further disempowered, which is of course the plan all along!
Will there be a cap on how much you have to spend? Surely landlords cannot be expected to spend 20k to bring up their property but won't be able to sell or let it either?
Hello Jamie, I've been binge watching your videos recently and have found them very interesting/useful. Curently in the process of getting my second buy to let and your advice has been very good. Keep up the good work. New subscriber here
Glad you like it! Honestly, I'm perfectly fine with buy E right now, I'm just not worried over all, but I probably wouldn't buy any massive victorian builds or anything like that with the changes coming up
I think the 'f's and 'g's may become unmortgageable, but i think there might be some government intervention. We have also seen some mortgage lenders offer a higher LTV for C and above. The mortgage works at 80% ltv for example.
I suppose one of the big things for portfolio landlords is do we start making changes now or wait to see if grants become available? What your thoughts on this Jamie?
Don't you think the government is doing there best to get rid of private landlords? Increased taxes New legislation. EPC you have to declare, renters can take or leave. I think within next 10 years most landlords will be forced to give up..
If a landlord has 20 properties to let and needs to pay £170,000, divide that by the 20 that’s £8,500 per property. Given how much landlords charge and make, I find it hard to believe landlords can’t afford to pay £8,500 on a property they rent.
Then you are not considering property taxes each year (higher for rentals that private homes) and insurance, plus the cost to repaint the entire inside of an apt when renters move. That does not include any damage to floors or fixtures and that adds up. Plus income tax! Most of those who own rental property only get about 1/3rd of the monthly rent. And if that is their livable income then you may see how hard it is to come up with the extra 8 grand.
@@susanreaves4762 Rental properties can be snapped up without the owner decorating. Decorating doesn’t need to be expensive. Tax ect isn’t that much money.
if its semi, detached or end terrace you would have to have something like wall insulation, maybe upgrade your boiler and controls if that fails then youve only solar pv left
You mentioned that this also applies to selling properties not just renting. Does that mean you would still be effected and liable for these improvements as an owner if for example you do Rent To Buy strategy where all maintenance and repair falls on the tenant buyer? Thanks
Wow - I think you have saved me a fortune... about to close on a D rating with poor wall insulation (no insulation) & very poor roof insulation (no insulation). The EPC anticipates £1,500 - £2,700 on the roof & £5,000 - £14,000 on the walls. £1,000 cash flow per month makes me think, is it worth it? Thoughts & feedback appreciated.
If the report says no insulation (assumed) then the roof wasn't checked or couldn't be checked. The property may well have roof insulation but the EPC software will default to building regs at the time of construction if we (assessors) can not confirm the insulation levels. If it is a property that is pre 1976 then the software will always assume there isn't any insulation in the loft.
@@lrp4065 So effectively even if the house is insulated, landlord will be in trouble because "Computer said no"? Isn't this a bit silly in the 21st century? the whole EPC system lags behind few decades from the reality.
@@Avdarmaly There has to be a default in case we aren't able to inspect an element of a property for whatever reason, otherwise it would be a free for all and there wouldn't be any way to standardise the process. Essentially we need to prove what we are putting in the report with either documentary or photographic evidence as it is a government document. Or provide evidence as to why we were unable to inspect say the loft. The EPC is not perfect by any stretch but it's all we have.
Which part of 'you're also a member of The United Kingdom' don't Northern Ireland and Scotland understand? Why are the new rules just coming in for England and Wales?
Thanks Jamie, definitely worth knowing about and knowing is on the horizon. I have 2x Victorian BTLs but both are mid terrace -which i always think are super insulated on 50% of the walls .....by another heated house! Does anyone know if this is taken into account when when being assessed for EPC?
It is taken into consideration as the main factors used to calculate an EPC rating is how a property is heated, how's its constructed and the heat loss.
@@lrp4065 thank you for your input in this topic. Much appreciated. Would you advise how to pass higher EPC rating when assessor simply assumes that there is no insulation under floor boards, in the loft room ceilings? What's the point to insulate if assessor won't mark them? A friend of mine did just that, spent so much money for under floor installation and attic room roof insulation and assessor just ignored this, despite my friend telling him that job is done and paperwork from the contractor is there and then presented to the assessor. Any advise on this, please?
@@Avdarmaly we can use photographic or documentary evidence to support saying insulation is present. If there are any documents that say how much insulation was used e.g. 100mm Kingspan boards then an assessor should include it in the report. Or at least check with the accreditation body of they would be willing to accept the evidence you've provided. On every report there are details of the accredetation schemes - mainly Stroma / Elmhurst nowadays. Contact them if you are not happy with the report or how the assessor carried out the report.
I was going to buy a new build flat that is currently a D but was.planning to let.out in around 3 years but with 2025.looming and the epc cannot change to a C as.per the certificate , so sadly I walk away, anyone else agree I am right to walk away despite it being in a good Investment
Great video. I'm currently buying my first BTL- a Victoria terraced property with an EPC of an E. With 9 solid walls, roof insulation and an electric boiler already installed there's no chance it will ever be a C. Could probably get away with renting it for a few years but ultimately I'll have to let the property go or spend silly amounts to get it up to standard. Any thought or opinions would be appreciated. Thanks, Harry
I think there's talk of some properties being exempt so this may be worth looking into. Other than that, I'd get an estimate of how much it will cost to get the property to a C and weigh this up against the money you've already spent towards the purchase. I know it's not what you want to hear but this is an investment and if the numbers look bad there's still time to pull the plug.
Hi Harry. I bought a Victorian Terraced property in 2018. needed a lot of work. Put in GCH with TRVs and mobile thermostat. Already doubled glazed and loft installation. LED lights everywhere. Got a comfortable C. No wall or floor insulation needed. So its doable.
The epc is biased on money saving. So you need gas. My bet is it will be changed. Air source heat pumps don’t score very highly. On insulation you need 50 mil with bonded plasterboard. It’s about £60 a sheet. Totally installable by DIY person. Plastering it afterwards not so easy.
@@philipwood123 Interesting Philip. Did you know what number of grade you moved from/to? Seems to be a score of 70 to get a C. I have one property that is a D at 58. You may have been a lot closer than that to get such a good low cost result. The cert' I have suggests a lot of spend.
My property is an "E", It's going to cost £18,000 to bring it a "C". I can't afford that, and my tenant will have to move out in 2028, I will end up with a property I cannot sell or rent, I'll have to keep it and pay council tax on an empty house. Or do the work then sell it at a loss.
@@JamieYork thank you, the cap will rise to £10k, with another £10k 5 years later, still can't afford it. May as well sell up and put my tenant out of her home. No one is going to be able to follow my EPC improvement schedule, when the rent is £750 a month. 2 years worth of rent. I need that income, add in general maintenance, capital gains tax. And none of the improvements tax deductable, it's going to become a money pit. The energy usage is 1,900kwh a year, The EPC says it's 19,000kwh.
It’s not hard to get ur property to a D. New combi boiler. Radiator TRVs. Loft insulation. Energy saving bulbs. If you think there gona make us pay to have them rated as a C then ur mad. Only way would be to insulate internal or external walls. There is such a thing as an exemption. You just exempt the property. In my case the walls are single brick. You cannot disrupt the tenant and so they won’t make you do it. You just exempt it. Also like everything the gov are idiots with all this green nonsense. They want to look good. Any landlord that carnt achieve a D isn’t a good landlord.
EPCs are garbage, a slow motion train wreck like ground source heat pumps. The clue is in the title: "RdSAP" which stands for REDUCED data Standard Assessment Procedure. You can see two identical flats with 2 grades difference. Or the EPC recommendations to spend £15k to save £20 per year (that makes sense). The EPC also states the "potential" grade with improvements and in many cases this will still be worse than a C. This is not just old Victorian properties but will include some built this century. To really save energy and waste, get rid of mandatory EPCs.
@@JamieYork even grade C is pathetic. A load of new builds near me are already flood prone and it's from rainfall. Most idiots who don't see the point of insulation won't think to buy a house based on topography and they'll inevitably have their house turn in to a liability but what do I know... I just stopped flying pre pandemic and pumped cash in to Tesla 🤷🏻♂️😂
Tesla is a good shout to be fair. I agree with you on a lot of respects BUT I meant they’re out of touch with the huge cost of getting property to C across the UK. They’d have to roll out funding
@@JamieYork this is why I don't bother with property. It's a terrible investment and nobody seems to have any spare cash. 😂 £25k down in Solar Edge for example is now £100k.
The EPC Rating. Is based on energy cost. So gas scores quite well and electrics scores badly. What’s going to happen when we have to switch off our gas boilers. The second great government initiative. The EPC is not fit for this purpose.The EPC needs changing to reflect installation levels not energy COST.
Yep, agree with you. I’m a DEA and I think cost should be thrown out of the equation. How about en EPC that simply reflects amount of CO2 emitted when heating the property, looking at insulation and heat source. Currently, electricity scores poorly and gas favourably. Doesn’t make sense.
Does this explain why an oil fuelled property would be even worse off in terms of EPC rating? ...can I then assume that the property would be as cold as it may appear based on the EPC rating?
I hope the government realise that the costs will be passed on to the tenants rents which are hard enough now for most tenants to afford. Big problems ahead without government intervention
I'm an Energy Assessor (10 years served) operating in the North West. Mid terrace properties should be able to reach a C as long as there is GCH without too much expense. End terrace / semi detached may be a little harder however but still possible depending on wall construction. Any properties with electric heating we can access funding for full central heating systems to be installed (including gas line from Cadent) and internal or cavity wall insulation providing occupant is on benefits or has a child/ren living there but on a low income all free of charge.
If you have a D property that is close to a C we offer a re-survey option once we have looked at the previous EPC as sometimes assessors just don't do the job properly and may have missed something. If we can't get it to a C you don't pay or we advise you on the most cost effective way to get it to a C.
Finally many lenders are offering preferential rates on properties that are a C and above so the money spent may be recouped in the long run. Any questions check Premier EPC Preston
That's great input, thanks for taking the time to add value to the channel, Lee!
@@JamieYork No problem, happy to help! I understand landlords frustrations as the goalposts are always moving. Many landlords also get poor advice from the industry. Recently had a landlord that was quoted £3k for internal insulation to bring a solid wall electric flat up to an E grade by an agent. In reality all he needed was a £20 electric heater for the hallway which reduced the heat loss enough to bring it up to an E. My advice to landlords would be to call an assessor, get them to look at your current report and see if they can tell you something that the report doesn't or ask more probing questions. That way you'll get an idea if that assessor knows their stuff (or not).
Many flats cannot have GCH. In any case the government had the brainwave to force people into electric heat pumps.
Why does gas central heating give a higher EPC than electric? And surely bringing in new gas is going to be disallowed in the same time frame as these EPC changes (5-10yrs?) so what will you be advising if that happens?
@@sunthroughtheblinds Gas is generally a cheaper fuel than electricity so it scores higher on the EPC rating. EPC methodologies and calculations are always evolving so I assume it will just change in line with the legislation and technologies available.
My D to C epcs say i need to add solar PV, insulate walls(some dont have cavity and insulate solid floor for starters to achieve a C not sure 1000k or even 4k would cover half of that..
Well first and foremost you are assuming the EPC rating is actually correct. I have found it quite common for EPCs contain errors and as a result a lower score is achieved and the recommendations may be incorrect. So before you do anything I would suggest always doing the EPC again. Top tip - ensure loft insulation is checked and logged as it’s quite common for it to be logged as no insualtion assumed.
I at a meeting with enforcement officers and housing officials from Liverpool Council discussing EPCs and they were being supportive rather than enforcing on properties above an E still. There are grants that the council are helping landlords to secure, and it the costs go beyond "reasonable" then you can apply for a 5 year exception pass. The councils are well aware that its almost impossible to get a victorian terraced house to a C without spending a fortune, at the moment they emphasise its only "aspiring".
My opinion is that these are good measures for renters who would otherwise pay big energy bills or leave in poorly insulated homes.
True
Won't be good for tenants when landlords simply sell up to get away from the noose the government keeps around their neck and there's no longer property for rent
I’m an EPC assessor so obviously I’m biased but one piece of advice is to spend a bit more money on an assessor. If someone is charging you £30 or £50 to do a job that should take at least 45mins to an hour, you know they’re not bothering to search out that extra insulation you put in the loft or whatever.
Great shout!
Absolutely, I get people phoning or emailing expecting £30.00, apparently this is what the estate agents are telling people how much an EPC should cost, really!! I wouldnt carry one out for less than £70.00, you take into account your lodgement fees, fuel and CPD costs and 30 quid is insulting to the industry.
@@markjackson8261well said, £30 is not worth doing with fees and lodgement costs. I am tempted to do the training, I have construction technical support background from years ago so I have an interest already. It seems we need more assessors because of changes coming in the next few years as we head for lower emissions, I get that but there are 15000 assessors already in the UK. Jan to Mar this year, 406000 epcs were registered. Divide that up and it’s about 9 jobs a month for each DEA ! Where is the work coming from ? Seems a bit like portable appliance testing. Easy to get the certificate but then every tom dick and harry thinks they are a qualified electrician. I reckon a lot of DEAs think they are RICS qualified surveyors these days. I can tell by some of the comments on EPC videos. I accept you can get plenty business and more in depth experience if you have been doing it a long time, thats the same in any job, you acquire knowledge but as a newcomer I really think its an over saturated market. If you go on a database to get jobs, probably up against loads of others already established. If you go self employed, get a website and market yourself etc, there will already be other DEAs in the area you live that estate agents etc will already be using. Im really not sure how it can be a high paying career with all the competition. The easier it is to become trained to do something, the more people you come up against that have also thought the same.
What do you think will happen to properties that are below C but their EPC is already showing the highest score that can be achieved? Thanks.
Bigger impact than section 24 in my option. If you have none cavity houses its going to cost a fortune to bring them up to standard especially if they also have bedrooms in the roof as thats additional insulation and complexity required not to mention we are going to be forced to create ugly rendered boxes that just sweat and then you have the mould and condensation to deal with for years after. Terrible, poorly thought out idea... if you ask me propertys with no cavities should only need to hit D those with cavitys a C. Why have a 1 size fits all when its so hard for soiid wall properties to meet the standards. Lets face it C will be even harder to hit in 6 years given how they keep adjusting the scoring anyway!!! I have just done full works to a house loft insulation, new windows doors, boiler ect... and best its got is a D unless I spend 6k on adding external insulation to a beautiful Victorian terrace. Just criminal!! (Internal insulation just not feasible)
O pop o popp
Jamie, I have a fascination for these high roofed victorian properties as they have some character and have got couple of them under my sleeve also. This news is slightly depressing for me.
How about doing a video on what roughly involves upgrading a victorian flat to bring up to EPC C level and rough costs involved if you have a flat / team working on it please?!
Costs of upgrading a Victorian property to a EPC C Level are astronomical
Thanks for that video Jamie, it’s definitely food for thought. I’ve currently got the one BTL, energy rating D but only one point off a C ! which I’ve just refinanced and am now looking for number two. Wonder why landlords are treated as pariah’s for trying to provide decent accommodation to folks? Ah well, onwards and upwards.
Sell it
Because the government don’t want you to own properties and be a landlord.
There will be a lot less rental properties in the coming years. Rent rises, lower standards due to decreased competition and horrific rental market for renters…. Offers above asking etc.
Stupid standard to enforce. My property is a flat in a 1930 listed mansion block. Lovely flat, very high spec. No way I can get it to C. Will have to evict and sell.
I’m screwed then. My home (only 5 yrs old, converted Nissen hut) has an F rating (I thought ground source heat pumps were supposed to save energy!), report says it has potential to be an E if I add solar and wind. No chance of achieving a C.
Im an domestic assessor, retrofit assessor and commercial assessor, I know landlords are worried especially if you have an end terrace, semi detached or any property with a room in roof you are seriously struggling to get to a c rating, if you factor in electric only your only way out is to invest in solar. Upgrading to double glazing isnt going to make the substantial difference especially if you property is currently on an F or an E, one of the main factors in domestic EPCS is your heat loss walls, with an end terrace, semi or detached you going to have well over 20 meters of heat loss wall, this alone will drag your EPC down, if you have a room in roof instead of a loft the software says you have no insulation and your EPC will seriously plummet , your only option is to get this insulated on walls , ceilings and residual areas, there is little or no funding from the present government
I have an 1870 end terrace stone cottage, GCH, Double Glazed, Modern Combi, Roof Insulation, that has had a new EPC in 2021 at a D. Only suggestions on it are Internal or External insulation estimated at 8-12k! Or possibly Solar Panels at 5k. So the 5k sounds the best option for me in cost/disruption. If none of these work out....its sell and pay Capital gains tax?! Fingers crossed for some government grants or exemptions 🙏
Few others have touched on the subject but the EPC assessment needs to become a lot better before this is implemented. A quick look online shows that you can become an assessor by doing a two day course (plus remote portfolio) that costs less than a grand. You can get an EPC for about £45. Doesn't exactly scream "professional" does it??
My personal residence had a complete refurb having all the walls, floor and roof insulated. I have under floor heating, stats everywhere and an air source heat pump. I also have solar panels and a home battery.
Despite my total energy for the year coming in at less than £360 I got an EPC rating of D.
The air source heat pump that gets a grant of £8000 over seven years because it's so ridiculously efficient got a 1 star rating because the guy just ticked the 'electric' box.
I didn't argue it because it's irrelevant in this case but that's the sort of thing that happens.
Where did you get this air source heat pump from and the grant, may I ask?
I'm surprised you only got a D with all of that in, especially if you have solar panels! Did the assessor include the insulation for where you stated?
@@risenshine2783 It was from a Company called JL Philips. It's not actually a grant, it's the RHI payment scheme.
@@lrp4065 That's exactly my point. There's clearly an error somewhere because the assessor was basically clueless. He ticked a few boxes including the 'electric' one for my ASHP which means it probably just assumes I have a house full of inefficient panel heaters.
How can they be penalising landlords for having EPC ratings D and worse when the method of calculation is so hugely flawed?
@@1evilpie We do get an option to select the heat 'emitter' i.e radiators, underfloor heating etc so the assessor wouldn't have been able to select panel heaters with an ASHP. Unless you have a HUGE house just by what you have explained your report sounds a little off. In saying that however if you are getting the RHI payments it works in your favour to have a lower score.
That's our Jamie York From Asset for life. Knowledgeable In subject matter 👍
If Jamie was an EPC I'd give him an A rating :-)
Rory you little flirt ;)
Thanks Jamie. I've read that (if this comes into play - it's still being talked about following consultations) 2025 has become 2026 and that's only for new tenancies. It'll be 2028 (maybe 2029 now) for ALL tenancies to have an EPC rating of C or above. Either way, it's coming but that extra year might give us some more time to save up some money to throw at this. Also, it's April of any year we talk about, e.g. April 2025/2026. Thanks again :-)
Thanks for the update!!
Check your EPC to see what happens when your gas boiler is removed and replaced by an electric one
Heard similar.
Hi Jamie, Please can you make a video about how to find a competent solicitor as mine has been an absolute nightmare to deal with and other people I’ve spoken with have has very similar experiences. I’m referring generally to lack of communication and just generally taking so long to complete on my house. I appreciate my comment is not related to the topic of EPC but I didn’t know how else to contact you.
Roger that! I'll note it down!
It will be only implemented on new tenancies.
It works within the government plan for green sustainability and bring the property up to higher standards of energy efficiency.
How do I get an EPC survey with recommendations? Any tips for London?
Hi Jamie,
Hope the govt gives tax exemption for the money we spend on property to bring it EPC C level
We’ll see 👀
Thanks Jamie...so currently a rental property must be E or better?. And in 2025 must be C or better? Have I got this right?
Yeah
All that is going to happen is, the price of the upgrades to get the home to spec. will be passed onto the tenant.
Pretty sure a tenant would rather cheaper rent than to have been stuck with a permanent increase to that rent due to government intervention
Thanks for the video Jamie. Checked my properties and thankfully they are all a high D or better. Phew
I’m interested in a flat that’s only 23 years old and the EPC (issued last year and valid until 2031) states it’s a D and only has the potential to be a better D after improvements. I’m not quite sure how it would only be a better D and not a C as it’s a relatively new property so if works are done to windows, boiler, flooring etc I’d expect it to be a C. But makes me think there’s no point if it would only ever be a better D. Can you guide me please? Thanks
I have the same question. Is the potential given in the certificate it’s ‘real max potential’ or are there other ways to increase its rating beyond the potential identified?
What will we do if you aren’t there Jamie? Thanks for another very practical video!
Any time!
The Prime Minister has abolished the initiative. You can live in a house below EPC rating C. So much rubbish said about this.
This video is from Jan
Currently the requirements to achieve EPC E has a expenses top. Maybe they will do the same? Like you need to upgrade to EPC C but they won't require to expense more than X amount? In any case... More hazard for landlords for sure
You say they won't be able to enforce upgrading properties?
BTL mortgages aren't available for non complient properties so you have to upgrade them or go out of business!
Has anyone scene the new laws coming in force in six months with regard to welsh properties we already have rent smart wales to deal with now the new laws are ridiculous, a tenant has to give you 4 weeks notice to leave but you have to give them 6 months along with other changes and new epc changes that make Welsh properties difficult to get up to rating . I have 6 properties in my portfolio all have new energy efficient boilers and all are in very good condition
The announcement was made on January 22 and comes in force in six months time it’s not worth all the hassle now so will now be giving all my tenants two months notice to leave some tenants I have had for15 years i have to do this before these new laws come into force ,as of today there are only two rental properties available in my town
Last time I advertised a property I had 117 applications in the first two hours that is the shortage of available private rented properties
Jamie please do a video on these ridiculous changes rents will be forced up leading to more rent arrears and landlords like myself will be pulling out altogether leaving an even greater shortage of properties how can that be good for the rental sector ?
Vast swathes of fantastic terraced houses will not meet these requirements even with much work done. This is a tragedy. Of course corporations will step in and build soulless eco friendly accommodation units which will comply, and thus the ordinary folk get further disempowered, which is of course the plan all along!
is EPC void in UK as Gas is now reclassed as green energy in the EU
Will there be a cap on how much you have to spend? Surely landlords cannot be expected to spend 20k to bring up their property but won't be able to sell or let it either?
Probs not, I'd start looking at it now and think what can I do and what do I NEED to do
Hello Jamie, I've been binge watching your videos recently and have found them very interesting/useful. Curently in the process of getting my second buy to let and your advice has been very good. Keep up the good work. New subscriber here
Jamie, Hi. I am binge watching your stuff. Thank you! Given EPC should we not just go after EPC D or C properties...? Avoid the future risk?
Glad you like it! Honestly, I'm perfectly fine with buy E right now, I'm just not worried over all, but I probably wouldn't buy any massive victorian builds or anything like that with the changes coming up
I think the 'f's and 'g's may become unmortgageable, but i think there might be some government intervention. We have also seen some mortgage lenders offer a higher LTV for C and above. The mortgage works at 80% ltv for example.
I suppose one of the big things for portfolio landlords is do we start making changes now or wait to see if grants become available? What your thoughts on this Jamie?
Don't you think the government is doing there best to get rid of private landlords?
Increased taxes
New legislation.
EPC you have to declare, renters can take or leave. I think within next 10 years most landlords will be forced to give up..
Can you look at any Grant available to improve my the property,
Sure thing!
unless youre on a benefit including child benefit youll be hard pushed, eco 4 is even harder now to qualify, eco 4 is more or less useless
If a landlord has 20 properties to let and needs to pay £170,000, divide that by the 20 that’s £8,500 per property. Given how much landlords charge and make, I find it hard to believe landlords can’t afford to pay £8,500 on a property they rent.
Then you are not considering property taxes each year (higher for rentals that private homes) and insurance, plus the cost to repaint the entire inside of an apt when renters move. That does not include any damage to floors or fixtures and that adds up. Plus income tax! Most of those who own rental property only get about 1/3rd of the monthly rent. And if that is their livable income then you may see how hard it is to come up with the extra 8 grand.
@@susanreaves4762 Rental properties can be snapped up without the owner decorating. Decorating doesn’t need to be expensive. Tax ect isn’t that much money.
Are these energy improvements costs tax deductible?
They are indeed!
Great topic as always! Thanks.
Glad you enjoyed it!
How do you bring up an EPC with an E potential to a C?
Depends property to property. Have a look at the EPC certificate and it should give you guidance
Sell it
if its semi, detached or end terrace you would have to have something like wall insulation, maybe upgrade your boiler and controls if that fails then youve only solar pv left
The government never thinks
Thanks! Go to www.aspirepropertygroup.co.uk and fill in your details :)
You mentioned that this also applies to selling properties not just renting. Does that mean you would still be effected and liable for these improvements as an owner if for example you do Rent To Buy strategy where all maintenance and repair falls on the tenant buyer?
Thanks
It’s down to the own of the property 💪
Do I need to update it to C before I sell the property?
Imagine how it will lower the value of a property and help big fishes to buy older buildings and become just richer.
Wow - I think you have saved me a fortune... about to close on a D rating with poor wall insulation (no insulation) & very poor roof insulation (no insulation). The EPC anticipates £1,500 - £2,700 on the roof & £5,000 - £14,000 on the walls. £1,000 cash flow per month makes me think, is it worth it? Thoughts & feedback appreciated.
If the report says no insulation (assumed) then the roof wasn't checked or couldn't be checked. The property may well have roof insulation but the EPC software will default to building regs at the time of construction if we (assessors) can not confirm the insulation levels. If it is a property that is pre 1976 then the software will always assume there isn't any insulation in the loft.
@@lrp4065 So effectively even if the house is insulated, landlord will be in trouble because "Computer said no"? Isn't this a bit silly in the 21st century? the whole EPC system lags behind few decades from the reality.
@@Avdarmaly There has to be a default in case we aren't able to inspect an element of a property for whatever reason, otherwise it would be a free for all and there wouldn't be any way to standardise the process. Essentially we need to prove what we are putting in the report with either documentary or photographic evidence as it is a government document. Or provide evidence as to why we were unable to inspect say the loft. The EPC is not perfect by any stretch but it's all we have.
I read on the gov site it was 2028 for second hand buildings
Which part of 'you're also a member of The United Kingdom' don't Northern Ireland and Scotland understand? Why are the new rules just coming in for England and Wales?
Why are similar rules not applicable to big property developers building new homes??
Thanks Jamie, definitely worth knowing about and knowing is on the horizon. I have 2x Victorian BTLs but both are mid terrace -which i always think are super insulated on 50% of the walls .....by another heated house! Does anyone know if this is taken into account when when being assessed for EPC?
It is taken into consideration as the main factors used to calculate an EPC rating is how a property is heated, how's its constructed and the heat loss.
@@lrp4065 thank you for your input in this topic. Much appreciated. Would you advise how to pass higher EPC rating when assessor simply assumes that there is no insulation under floor boards, in the loft room ceilings? What's the point to insulate if assessor won't mark them? A friend of mine did just that, spent so much money for under floor installation and attic room roof insulation and assessor just ignored this, despite my friend telling him that job is done and paperwork from the contractor is there and then presented to the assessor. Any advise on this, please?
@@Avdarmaly we can use photographic or documentary evidence to support saying insulation is present. If there are any documents that say how much insulation was used e.g. 100mm Kingspan boards then an assessor should include it in the report. Or at least check with the accreditation body of they would be willing to accept the evidence you've provided. On every report there are details of the accredetation schemes - mainly Stroma / Elmhurst nowadays. Contact them if you are not happy with the report or how the assessor carried out the report.
I was going to buy a new build flat that is currently a D but was.planning to let.out in around 3 years but with 2025.looming and the epc cannot change to a C as.per the certificate , so sadly I walk away, anyone else agree I am right to walk away despite it being in a good Investment
Great video. I'm currently buying my first BTL- a Victoria terraced property with an EPC of an E. With 9 solid walls, roof insulation and an electric boiler already installed there's no chance it will ever be a C. Could probably get away with renting it for a few years but ultimately I'll have to let the property go or spend silly amounts to get it up to standard. Any thought or opinions would be appreciated. Thanks, Harry
I think there's talk of some properties being exempt so this may be worth looking into. Other than that, I'd get an estimate of how much it will cost to get the property to a C and weigh this up against the money you've already spent towards the purchase. I know it's not what you want to hear but this is an investment and if the numbers look bad there's still time to pull the plug.
Hi Harry. I bought a Victorian Terraced property in 2018. needed a lot of work. Put in GCH with TRVs and mobile thermostat. Already doubled glazed and loft installation. LED lights everywhere. Got a comfortable C. No wall or floor insulation needed. So its doable.
The epc is biased on money saving. So you need gas. My bet is it will be changed. Air source heat pumps don’t score very highly.
On insulation you need 50 mil with bonded plasterboard. It’s about £60 a sheet. Totally installable by DIY person. Plastering it afterwards not so easy.
@@philipwood123 Interesting Philip. Did you know what number of grade you moved from/to? Seems to be a score of 70 to get a C. I have one property that is a D at 58. You may have been a lot closer than that to get such a good low cost result. The cert' I have suggests a lot of spend.
@@iannottingham1709 hi. It had electric convection heating. No fas to the property. So at a guess it was an e or f.
Thank you very informative
You’re welcome
How to insulate walls of Victorian properties.
Have they already started implementing this law?!
They want your property. The way they'll do it is by taxing it off you. C, then B, then A.
My property is an "E", It's going to cost £18,000 to bring it a "C". I can't afford that, and my tenant will have to move out in 2028, I will end up with a property I cannot sell or rent, I'll have to keep it and pay council tax on an empty house. Or do the work then sell it at a loss.
You don’t need o spend that. There will be a spending cap to mitigate your spend
@@JamieYork thank you, the cap will rise to £10k, with another £10k 5 years later, still can't afford it. May as well sell up and put my tenant out of her home. No one is going to be able to follow my EPC improvement schedule, when the rent is £750 a month. 2 years worth of rent. I need that income, add in general maintenance, capital gains tax. And none of the improvements tax deductable, it's going to become a money pit.
The energy usage is 1,900kwh a year, The EPC says it's 19,000kwh.
I will be selling mine, all my tenants will have to go.
Sounds like a landlord being upset he’s having to pay money to save his tenants money.
Not at all. If anything this will end up costing tenants a LOT
Great Jamie !!!!
By 2025 any new house you buy must have an EPC rating C
If you already had the property b4 hand then you have up to 2028 to get them ratings up to a C
It’s not hard to get ur property to a D. New combi boiler. Radiator TRVs. Loft insulation. Energy saving bulbs. If you think there gona make us pay to have them rated as a C then ur mad. Only way would be to insulate internal or external walls. There is such a thing as an exemption. You just exempt the property. In my case the walls are single brick. You cannot disrupt the tenant and so they won’t make you do it. You just exempt it. Also like everything the gov are idiots with all this green nonsense. They want to look good. Any landlord that carnt achieve a D isn’t a good landlord.
Some valid points
EPCs are garbage, a slow motion train wreck like ground source heat pumps. The clue is in the title: "RdSAP" which stands for REDUCED data Standard Assessment Procedure. You can see two identical flats with 2 grades difference. Or the EPC recommendations to spend £15k to save £20 per year (that makes sense). The EPC also states the "potential" grade with improvements and in many cases this will still be worse than a C. This is not just old Victorian properties but will include some built this century. To really save energy and waste, get rid of mandatory EPCs.
Got 2 Victorian buy to let’s.. about to get a third 😭😭 lol
Hahahaha you’ll be fine 😅
Majority of rental is done though estate agent so anyone uses estate agent will need have to upgrade
It's a legal requirement for all legals Jawad, so agent or not won't affect what's neded :)
New videographer?
Same team
Did you not like?
@@JamieYork I like it - always good to shake things up. The angles and the slightly spooky house gave me definite Kubrick vibes!
The one time the UK govt is in touch and this guy thinks they're out of touch 😂
In touch with the reality of housing? Or the need for climate change impacts?
@@JamieYork even grade C is pathetic.
A load of new builds near me are already flood prone and it's from rainfall. Most idiots who don't see the point of insulation won't think to buy a house based on topography and they'll inevitably have their house turn in to a liability but what do I know... I just stopped flying pre pandemic and pumped cash in to Tesla 🤷🏻♂️😂
Tesla is a good shout to be fair. I agree with you on a lot of respects BUT I meant they’re out of touch with the huge cost of getting property to C across the UK. They’d have to roll out funding
@@JamieYork this is why I don't bother with property. It's a terrible investment and nobody seems to have any spare cash. 😂
£25k down in Solar Edge for example is now £100k.
👌👌👌👌
:)
They just cant leave the small landlords alone