EPC targets and the hidden challenges: What’s really going on behind the front door?
The Secretary of State for Energy, Ed Miliband MP, outlined the government's vision for energy performance certificates (EPCs) at the recent Labour Party conference. Saying millions would be lifted out of fuel poverty, he added that the poorest people in the country often lived in cold and draughty homes and that the government would seek to go “further and faster” in ending this situation thus “ensuring every rented home reaches decent standards of energy efficiency.”
Whilst, logistically, this will not be an easy task, the government will consult on revised proposals requiring all rented homes to meet EPC rating C by 2030. However, as yet there seems to be no clarity on whether the rating is to be based on Energy Efficiency (i.e. gas) or the Environmental Impact (i.e. carbon). Currently, the national residential property average rating is D (based on Energy Efficiency) but many PRS properties have other EPC-related problems.
In Home Safe’s experience of supporting Local Authorities, some properties have expired EPCs, while others lack one entirely. Additionally, there have been cases where EPCs are, to put it simply, fraudulent as to the information they record on their face and thus are of no actual value (except to a fraudulent landlord and energy assessor).
Local Authorities using Home Safe’s digital dashboard, however, have been able to speedily ensure that landlords renting out properties that have expired EPCs (or no EPC at all), rectify that situation at the licence application stage. This is followed up with ongoing monitoring of certificate expiry dates for each licensed property throughout the term of the licensing designation. This process also enables the local authority to proactively identify and allocate home energy upgrade or efficiency funding more effectively.
Inspections play a crucial role in verifying the accuracy of EPC data. With inspections we can match what the property claims on the EPC (and, consequently, what is recorded on the EPC register) to what is actually in the property. Does the property have a working gas boiler with valid certification? Does it have windows that are working and do they match what it says on the EPC? Does the property have the correct doors and insulation? This, along with checking that the property is fit and safe, adds more than simple certification.
The changes that the government is proposing will alter housing significantly. For example, external wall insulation and internal wall insulation could increase damp and mould if buildings are sealed up and adaptation taking that into account is not made. The property licensing certification information collected, coupled with inspections, allows the local authority to have a greater understanding of the properties where challenges exist.
The potential consequences of EPC rating improvement works need to be understood by all involved, from landlords and tenants to local authority funders and their installation contractors. Regular inspections of the type that Home Safe carry out can help ensure that properties comply with all the relevant regulations.
The ability to deliver the planned EPC improvements will also require a greater understanding of how buildings work and how people use buildings. Windows covered in condensation are a common sight at this time of year, along with the drying of wet laundry inside the home without utilising ventilation, (for example). This is a problem that needs to be addressed in terms of how a building is used in real life. Keeping tenants warm and safe in winter, with a heating system they know how to operate properly and the knowledge of the minimum standards that they are entitled to, is now quickly moving up the list of priorities.
The change to EPC minimum standard is simply the firing of the starting pistol in the race to improve efficiency and emissions outcomes in residential properties but the real challenge is how those properties get to the end of the course. Home Safe inspections support local authorities by checking that required works are being carried out and that the information on the EPC actually matches what is going on inside the given property.