My boiler has been removed – can I still get an EPC?

Occasionally, when getting properties ready for a new rental, it becomes apparent that the boiler needs to be replaced. I have been asked whether I can still carry out the EPC if the old boiler has been removed and a new one purchased ready for installation.

Faulty Boiler

Of course, I can carry out the EPC inspection. However, the property would get a very low rating as I would need to enter it as “no heating installed”. Even if the landlord produces a receipt for the boiler and provides details of the model number, I cannot enter it. It is against the EPC regulations to accept this as evidence as the boiler needs to be installed (but not necessarily working). Whilst it may seem odd that it is better to have a broken boiler than no boiler at all, the EPC calculations will assume that it will be possible to repair a broken boiler. The landlord can then install the new boiler at the convenience of the tenant.

If I go ahead with the inspection without the boiler present, it is likely that the rating will be below an E. Under the current MEES regulations, it will mean that the landlord will not be able to let the property. The new boiler will need to be installed and a new EPC commissioned so that the property achieves an E rating or better.

The best time to get the EPC is when the landlord is ready to let the property, and all the energy measures are installed. However, if you are unable to wait until the new boiler has been installed then it is better to get the EPC before the boiler is removed.

Order your EPC now

You cannot let your property without a valid EPC. Contact me on 07954 585337 or order your EPC online now.

Energy Performance Certificates are currently valid for ten years. You can check whether you have one for your property on the EPC Register

Why does my EPC say I have no loft insulation?

I have been asked this question several times. The EPC says “Pitched, no insulation (assumed)”, but the occupier knows that it has been insulated. The energy assessment is a non-invasive, evidence based inspection. As such, if the insulation in the loft cannot be seen and measured, it cannot be included. This may be because the loft hatch is sealed and the assessor cannot physically enter the loft space, or the loft space is boarded and therefore the insulation cannot be seen.

Loft insulation in this attic will be assumed because it is boarded
Boarded loft

The software used to generate the EPC will need to make an assumption on the amount of loft insulation that might be installed. It does this based on the building regulations in force at the time of construction. So a property built in the early 1900s would have been built without insulation and that will be reflected in the EPC. Similarly, a property built in the 1990s would have been insulated at the time of the build and the EPC will reflect that with the statement “Pitched, insulated (assumed)”

The EPC however will not recommend loft insulation if there is an assumed amount of insulation there – even if this is assumed to be none. This is because it acknowledges that the DEA has not been able to inspect it and it could indeed already be insulated. The DEA is not allowed to accept the word of anyone that the insulation is there. It must be evidenced.

How can I make sure my loft insulation is recorded?

If you have the certificate of insulation that was issued during insulation then show a copy of this to your DEA. The assessor can use this as evidence. The certificate will clearly show your address and the amount of loft insulation installed.

Not ordered your EPC yet?

Order your EPC now, either online or by ringing Joan on 07954 585337

Do I really need an EPC?

I often carry out EPCs at short notice because vendors have not realised they need one. They may be selling to a neighbour or friend or relative and the property has not been marketed with an estate agent. It is only in the final stages of the conveyancing when the solicitor puts all the legal documents together and there is no EPC that the vendor is alerted. It is the vendor that is responsible for providing the certificate, and this must be made available to the buyer.

Selling your property?  You will need an EPC

So even though you have not placed your property in the hands of an estate agent nor advertised it on sites such as rightmove, you will still need to get an EPC. An Energy Performance Certificate is required for all properties that are being sold or let.

There are only a few exemptions :

  • places of worship
  • temporary buildings that will be used for less than 2 years
  • stand-alone buildings with total useful floor space of less than 50 square metres
  • industrial sites, workshops and non-residential agricultural buildings that don’t use a lot of energy
  • some buildings that are due to be demolished
  • holiday accommodation that’s rented out for less than 4 months a year or is let under a licence to occupy
  • listed buildings – you should get advice from your local authority conservation officer if the work would alter the building’s character
  • residential buildings intended to be used less than 4 months a year

Energy Performance Certificates are currently valid for ten years. You can check whether you have one for your property on the EPC Register

Order your EPC now

The sale of your property will not progress without the EPC. Contact me on 07954 585337 or order your EPC online now. I can arrange to carry out the inspection and send the completed certificate to your solicitor so that the transaction is not delayed.