EPCs are changing - here's what you need to know
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The new Home Energy Model is set to replace the EPC next year. In this article, first published in the NRLA members' magazine Property James Kent, NRLA's Chief Innovation Officer and founder of property compliance platform Safe2, explains what this means, and why landlords could be facing higher bills.
New changes to the way the energy efficiency of homes is calculated could see costs skyrocket for landlords.
Homes will need to undergo a series of additional checks as part of the new system, with the additional time it will take assessors to carry out the work expected to be reflected in higher bills.
Costs and the time taken to carry out an inspection vary depending on the size and type of building, but bills are typically around £65 for an average three-bed property, with the inspection taking around 30 to 40 minutes to complete.
Currently homes are rated using something called a Standard Assessment Procedure (SAP) which sees properties given a points score, that translates as an EPC rating ranked from A (extremely energy efficient) to G, (extremely inefficient).
The replacement Home Energy Model will use a new Future Homes Standard assessment, which will see assessors:
- measure all windows at the property, rather than relying on assumptions based on its age
- carry out additional assessment of rooms in the roof
- introduce of a new age band for properties built from 2023 onwards
- take into account the use of power diverters and battery storage, used in conjunction with solar panels
- recommend the use of heat pumps more frequently.
Why are the changes being made?
Prime Minister Rishi Sunak announced earlier this year that he was abandoning plans to introduce a minimum EPC rating of C in all rental properties by 2028; however net zero ambitions remain, with a Government target date of 2050.
Energy performance is, at present, based on the efficiency of heating a building using gas, as this has been the cheapest and the most effective form of heating.
Consequently, when landlords have made improvements to their properties by moving them to electrical heating systems via a heat pump, they have seen their EPC score fall.
As a result, Ministers want to change the framework by which energy efficiency is calculated to focus instead on carbon emissions, with the new, more in-depth assessments also expected give a more accurate picture of energy efficiency.
The assessments will also provide information as to what improvement work is possible given the age and type of property in question.
What does this mean for existing EPCs?
The Government is currently consulting on the Home Energy Model, although assessors have confirmed they are already training in the new system.
Under proposals outlined in the consultation document the new system would be introduced in April next year, however it has yet to say what will happen to existing EPCs, which currently have a 10-year lifespan.
It is possible that they could be allowed to remain in place until the next assessment is due, although this has yet to be confirmed.
What does the NRLA think?
The NRLA backs the overall principles to decarbonise heating and is pleased a new system, less reliant on assumptions, is likely to be more accurate.
However, it does have concerns about the increased time it will take to carry out inspections, and the knock-on impact on landlords’ costs – at a time when landlords are under more financial pressures than ever.
More information
- NRLA compliance arm Safe2 provides of all forms of property safety certification, offering landlords a single service to ensure gas, electrical safety and energy performance certificates are up to date. For more information visit: nrla.org.uk/Safe2
- For more information on the outcome of the consultation and the NRLA response keep an eye on our news site and social media channels.
Safe2 Property Safety Certificates
Part of the NRLA family, Safe2 is a digital platform providing of all forms of property safety certification. A one-stop-shop for all things compliance, it sends alerts when documents are due to expire, organises inspections and repairs and issues certificates. All NRLA members are entitled to a 5% discount when using any of Safe2’s services.