How are EPC scores calculated?

[d000hg]

I have a period, listed middle-floor flat in what was formerly a 3-storey granite house. The EPC score puts it in band F, and new rules say it needs to be at least band E for renting out, which was a nasty shock.

The EPC has N/A for floor and ceiling which means I'm really limited in options to get the points I'd need and I'm wondering how the score is calculated... does this not skew the results or is it scaled based on the aspects that are counted?

 

[bernardgreen]

There are exemptions for Listed buildings

Quoting from https://historicengland.org.uk/advice/your-home/saving-energy/consent-regulations/

Energy Performance Certificates
An Energy Performance Certificate (EPC) is a legal requirement when building, selling or renting a property. However, there are exemptions for certain types of building and since January 2013 listed buildings have been exempted from the need to have an EPC. (Please note, however, that if you want to take advantage of the Green Deal and you live in a listed building you will still need an EPC as it forms the basis of the assessment.)

 

[d000hg]

Listed buildings may not require an EPC in general but the new EPC rules for 2018 onward still say rented properties need them. The new rules mention there are cases these rules may be waived and listed is one example but what I read doesn't make it automatic, you have to prove your case.

 

[freddiemercurystwin]

How far off D are you? What is the actual score? If you’re only a few points you might get a different result from a different EPC inspector or by making all the light bulbs energy efficient for example. Worth speaking to the EPC inspector. Some EPC inspectors are more affable than others!

There are exemptions but it is not straightforward, as mentioned and being listed can help though it may depend on the listing of your property, a listing does not always cover every aspect of a property, for example it may be for the windows, or the roof, or the timber floors that are cited. So just because a property is listed will not necessarily mean a property could not be upgrade in some way.

https://beisgovuk.citizenspace.com/...s/PRS Minimum Standards Consultation 2017.pdf

You can find out what aspect is listed from the register: https://historicengland.org.uk/listing/the-list/

 

[d000hg]

This is part of my fear that I might do some easy fixes that the report claims would get me on the threshold and then a different inspector means I miss out by a point.

It turns out I'm only 3 points away which I thought was much worse. They recommend cladding the walls, replacing the boiler, or replacing the windows. All of these are expensive and two of them are problematic due to listed status.
On the other hand if I could get a point for lightbulbs, a point for draught-proofing - as recommended - I'm just one point away. Though the EPC was from 2013 so who knows what else was tweaked since then.

I'd never considered getting an inspector and strongly hinting I really need an E rating

If I knew how the thing was done it would help me figure out... e.g. they suggest 5 points could be gained fitting new windows but what if I just fitted some DIY secondary glazing?
If I take all the lightbulbs out do I get a point since there are no inefficient bulbs, etc?

 

[freddiemercurystwin]

Yes I would begin by finding a friendly EPC inspector, there are plenty of retired people doing it on the side or just everyday folk who do it in their evenings etc, they're not all tied to big firms etc. There is register online which gives you a list of all of them in your area: https://www.epcregister.com/searchAssessor.html