Questioning your EPC or DEC
The first point of contact, should you have a query about your certificate, is the assessor who has carried out the assessment. The contact details may be found on the certficate.
All assessors are expected to work within a code of practice which governs they way they should respond to complaints. Contact details for the assessor are printed on the report. If this does not resolve the issue, then contact the accreditation scheme that the assessor is a member of. The accreditation scheme will act as an independent reviewer to assess whether the certificate has been produced within the current methodology guidelines and review whether the assessor acted within the code of conduct.
Some of the more frequently asked questions and answers relating to EPCs for domestic properties in particular are detailed below and may help answer your query.
Why don’t the heating costs on my EPC relate to the actual bills I pay each year?
To enable a comparison between properties, the methodology which all EPCs use, applies a standard occupancy rate and heating pattern to each individual property. This standard does not take into account the current number of individuals living in the property or the way in which the property is currently heated.
Why do the potential heating costs go up when low energy lighting is recommended?
RDSAP will increase the heating costs when low energy lighting is recommended as any radiant heat from currently installed tungsten lighting will be lost when low energy lighting is used. The main heating system will need to provide additional heating to make up the shortfall.
Why do my new heating controls get a poor or average rating?
The descriptions that relate to heating controls on the certificate relate to how they affect the energy performance of the property and not the actual condition of the device. This relates to all elements recorded on the EPC where a description is given.
There is no access to my loft space, how will the assessor know the level of insulation installed?
The RDSAP assessment is a non-invasive, visual inspection which can be supplemented by documentary evidence. Where it is not possible for an assessor to gain access to the loft space and no insulation certificate is available, the assessor will record that access is not possible and the methodology will assume the insulation level based on the age of the property.
What can I do to help the assessment process and therefore achieve a more realistic rating?
As the assessment is a non-invasive, visual inspection, the assessor will be looking for evidence of retro-fitted insulation (floor, walls, windows and roofs). If the homeowner has installation guarantee certificates that would support the inclusion of retro-fitted insulation then this should be made available to the assessor. Additionally, any building regulation certificates that relate to alterations and extensions should be made available.
Why does my nicely decorated house have an equal or lower rating than the dilapidated house down the road?
The assessment is concerned with the current and potential energy performance of the property and does not make any comment on the upkeep of the property. Heating types, build form and insulation levels are items that will affect the outcome of the report.
Does the assessor need to get into the loft?
The assessor should make all reasonable attempts to view the levels of loft insulation installed in your loft space, within the limits of the assessment being non-invasive. This means that the assessor is not expected to move chattels or floorboards to view the insulation. Also, the overriding factor will be the Health and Safety of the assessor and any individuals present at the time of inspection.
What data will the assessor record?
The assessor will access roof spaces if safe to do so, record details of the heating systems including the hot water storage tank, take the property dimensions and measure wall thickness. The assessor will also take a number of photographs to document elements of the property. The information gathered by the assessor is securely stored and is not distributed to any other third party, other than the Accreditation Scheme (for auditing purposes only).
How long will the assessment take?
The time taken for the assessment will depend on the complexity and size of the property. The visit to the property to record the information required for the assessment takes around 30 – 45 minutes for a typical 3 bedroom semi-detached property.
Why do the recommendations included in the report suggest my new boiler should be replaced?
The methodology will compare the efficiency of the current boiler to that of a Band A condensing boiler and make the recommendation based on the efficiency and not the age of the current boiler. This recommendation will apply to all cases where the current boiler is not a Band A condensing boiler and is only a recommendation that identifies that more efficient boilers are available.
I have solar water heating, why didn’t the assessor measure the collectors?
The current methodology will use a pre defined set of values for the size and efficiency of any solar water heating installed and it is not necessary for the assessor to actually measure the collectors themselves.
Why does the report say that some elements are “assumed”?
Where the assessor can not actually confirm the presence of a particular element of a building’s construction, the RDSAP methodology will apply a number of inferences based on build form and age of property. Where this is the case the report will list the element as “assumed”.
Why does my efficient electric boiler get a poor rating?
Although the electric boiler may be an efficient electrical heating device, it is the energy source that affects the rating. The methodology incorporates a weighting due to the way the energy is generated and delivered to the property.
