@mike-patrick If you’ve just invested circa 300k in a renovation, it’s very likely that detailed drawings, specifications and construction build-ups are available. From an energy consultancy point of view, that evidence can be used to carry out a full SAP assessment rather than relying on RdSAP. RdSAP is a reduced-data methodology and is heavily constrained by default assumptions on U-values, thermal bridging, airtightness and services efficiency, which means it often cannot credit high-quality fabric upgrades or well-designed building services in refurbished properties.

@mike-patrick interesting update - thanks.

I've been through an extended process on my EPC update.

Mine was done in 2020 pre ashp & solar/batteries

Updated recently to take into account changes. But i had not realised the criteria changes meant i had minuses as well as pluses

Latest criteria also mean glazing is more accurately measured for size and other detail. I have a lot of glazing - some single & some double

I was hugely disappointed that the heat pump was rated average & Hot water rated average. Both benefit from COP. 

Anyway

Previous epc was D 67

Now D 62

In 2011 it was E 44

In 2015 after the modern extension it was D 55

At the end of day I've given up fighting further! It's all a nonsense. 

With the improvements I've made i think the logical EPC would be mid C

Half house is modern build & insulation

Half is old, listed 

Ashp, solar, batteries

Reminder:

Changes to EPC methodology in 2025

Changes due to be announced later in 2026 with effect 2028

Replacing the EPC from 2028

The Government recently consulted on completely replacing the current EPC with a new set of metrics that landlords will have to meet by 2028 for new tenancies and 2030 for existing tenancies (the Minimum Energy Efficiency Standard). 

Under the proposals, a landlord will not be able to rent out a property unless they meet the new standard - equivalent to an EPC C rating - or they have spent up to £15,000 on energy efficiency improvements to qualify for an exemption. 

The new standard will focus on three key metrics landlords will need to be aware of - fabric performance, smart readiness and heating systems.

• Fabric performance - this covers how well heat is retained in the property including things like insulation and double glazing. 
• Smart readiness  - this covers technology to help tenants manage their energy, including things like smart meters, storage batteries and solar panels. 
• Heating system - this covers the heating system and is likely to mean that gas boilers score poorly while heat pumps score much better.

All landlords will be expected to first meet the primary metric (fabric performance) or spend up to £15,000 to qualify for an exemption.

After doing that, if the landlord has not already qualified for an exemption, they will be expected to improve the standard of either the smart readiness of the property or the heating system until they have spent up to £15,000 in total on improvements to qualify for an exemption.

What happens to existing EPCs?

The exact details of this new standard are set to be published in late 2026 but it is expected to mean lower scores for gas boilers and higher scores for heating systems like heat pumps, potentially meaning that properties rated C currently may fall below C when assessed under the new standard.

Once the new standard is released, then whether you will need to get a new EPC will depend on the following:

• If you already have an existing EPC rated C or higher no new EPC will be needed until that EPC expires. You may continue to rent out the property without any further improvements until that EPC expires. Once that EPC does expire you will need to meet the new MEES standard or apply for an exemption. 
• If you have an existing EPC rated D-G you will need to get a replacement EPC after the new standard is published in late 2026 and work to meet the new standard by 2028 for new tenancies

In addition to this, a number of other changes are being proposed that will mean more tenancies will need EPCs more frequently.

• Houses in multiple occupation that are let by the room will be expected to also have EPCs once the new standard is published
• Listed buildings will be expected to have an EPC but are likely to remain exempt from performing significant works to the property
• Continuous records of EPCs will need to be maintained. Currently if an EPC lapses while you have a sitting tenant you don't need to get a new EPC until you change tenant. The Government is proposing changing this so that you must always have a current energy performance certificate. 

Given that EPCs last 10 years, landlords who already have an EPC C before the new standard comes in would not have to worry about these changes for up to a decade. If you are in that situation, or you could meet an EPC C with relatively minimal cost, you should consider renewing your EPC before the new standard comes in to maximise this benefit. You should only do this if you are confident the property will still get a C rating though.

Please note that this information is subject to change based on the Government's consultation responses. These are expected later this year. 

https://www.nrla.org.uk/resources/energy-efficiency/energy-performance-certificates-epc

These proposals are for England and Wales only.  The new EPC arrangements as laid out in the Energy Performance of Buildings (Scotland) Regulations 2025 coming into force in Scotland on 31st October 2026.

@tim441 I share your frustration with the EPC ratings. Attached is an extract from my new EPC which was done this week. You'll see that the Main Heating has the same description as yours but that it is rated Good, rather than Average. The old EPC (done in 20127) rated exactly the same setup as Poor. Nothing about my property has changed so it must be the way the algorithm treats heat pumps.

EPC ratings lack transprency in the way the scores are reached and also appear to lack consistency between the same features in different properties. Merely by getting a new EPC I achieved an overall rating increase of 12 points. The only difference to the property between the old and new EPCs was installation of a Smart meter.

Mike

@mike-patrick yes, even though the current system is rubbish i got my EPCs updated in part with expectation of England adopting the new UK Home Energy Model (HEM)... which will reduce validity to 5 years... at more cost! 

Hopefully the HEM will be a lot more meaningful. But they've still got huge problems with practical details.

- How is evidence proven and consistently applied?

- especially if a property has changed ownership?

I'm sure the HEM will not award me an A - even though net cost of my heating, EV, solar etc in 2025 was zero! 14500kWh imported at under 8p kWh and 7500kWh exported at 15p.

I accept there are limitations if EPC/HEM costs are to be kept at sub £100. Clashes of real world vs nice cosy committee theory.

Posted by: @tim441

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Under the proposals, a landlord will not be able to rent out a property unless they meet the new standard - equivalent to an EPC C rating - or they have spent up to £15,000 on energy efficiency improvements to qualify for an exemption. 

I foresee a new business opportunity.

I can start a new company to survey rental homes and replace old light-fittings with an LED unit at £5000 each. 🤔 

Posted by: @mike-patrick

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The only difference to the property between the old and new EPCs was installation of a Smart meter.

Brilliant...
... so that's another strategy to artificially claim increased energy efficiency.

Who's writing these regulations?
Whitehall?

Posted by: @transparent

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Who's writing these regulations?
Whitehall?

…as in Jack?

@transparent Perhaps the names at the end of the document include Lennox Brown and his assistant Richard Lamb.(Anon)

@af1 My EPC rating jumped from E to C after installation of the heat pump. I can't say how much of that was due to the heat pump itself compared to other measures such as increasing loft insulation and putting in LED bulbs everywhere (or the attitude of the surveyor) but it probably increased the capital value or at least saleability of the house significantly.