The Survey Process
This is just a quick run through what happens when the EPC surveyor arrives at the property:
Firstly he or she will tend to survey the outside of the property first. The surveyor will begin drawing the property and take photographs of various elements on the Front, Sides and Rear of the property, so access to the rear of the property will be required.
Once the Surveyor has finished outside he or she will undertake the internal survey. This will include looking at the boiler, electric and gas meters (if inside) wall thickness measurements, collecting data regarding lighting, heating controls, window type, taking measurements and drawing a simple floor plan.
The EPC survey will normally take around 20 minutes, the assesor will collect the data needed, process the report and then a draft report will be emailed to you later (usually the same day) with the invoice and bank transfer details. Once payment has been received the EPC will be made live on the register, you will receive a confirmation email when this has been done.
PHOTOGRAPHS: A number of photographs are required as evidence for the Energy Surveying Agencies and Government Bodies. Here is a list of photographs that need to be taken at the property:
Front Doors, Rear Doors, Front, Sides and Rear Elevations, Window and Window glazing width, Wall Width, Gas and Electric Meters, Boiler/Heating, Heating Controls, Light Bulbs, Radiators, Hot Water/Immersion Tanks, Cavity Wall Drills, Wall Types, Loft Areas, Room in Roof areas. Insulation measurments/overall views.
Important Information Regarding your EPC Survey
As energy surveyors there is quite a bit of legislation we must adhere to that has been set by the government and appropriate agencies to make sure EPC’s are carried out to a high and fair standard for all.
This means that certain elements In EPC’s are heavily scrutinised by the accreditation body on behalf of government legislation, So please read the information below before your EPC assessment takes place to avoid any confusion or disappointment in the results of printed on your EPC certificate. If you have any questions concerning any of this please email firstname.lastname@example.org or call 07538 644161
In order to record loft insulation in your EPC the surveyor will require access to the loft area. (Please make sure no items are blocking access, Shelves, Cupboards, Large items or Clutter) so that he or she can place their ladder next to the Loft hatch and climb up safely without obstruction.
The loft area itself must be exposed without clutter or objects blocking view and the area needs to be less than 50% boarded so the loft insulation height can be ascertained and photographed along with photographs of the overall loft area and Party wall (if you have one).
If there is no access to the loft area then the loft will be recorded as unknown insulation in the EPC. Which depending on the age of the building may or may reduce your score. If you have been issued a certificate for loft insulation this can be used as proof or an official letter from the installers stating amount fitted, area covered and height may be acceptable. This evidence will need to be photographed whilst the surveyor is present or emailed to us after the survey. The epc will not be lodged until we receive the evidence.
As a final note on the loft: Loft areas often end up being recorded as unknown as many lofts are boarded or there is not sufficient access for one reason or another, so this shouldn’t necessarily put you off if there is no or limited access to your loft space as many EPC’s on the EPC register are recorded with unknown loft insulation.
Cavity Walls and Cavity Wall Insulation
Cavity walls are usually obvious from brick layout and age of building. However this is not always clear so any documentary proof may be useful if you have it.
If there is no clear evidence a wall is a cavity wall and it has the appearance of a solid wall (Brick Headers and Stretchers in combination) then they must be recorded as a solid wall per EPC guildelines.
If your cavity walls have been filled it’s usually obvious from drill marks on the walls, the surveyor will look for these when doing the survey, or you may have a cavity wall certificate which can be used as evidence.
In the EPC software: buildings from 1983 onwards with cavity walls will assume it has been filled anyway so if your building is of this age or newer your EPC will state ‘Cavity Walls – Filled (Assumed)’
Internal or External Wall Insulation.
External wall insulation is usually pretty obvious and the surveyor will notice and record it. If you have any documents concerning this they may be useful so have them handy for your survey.
Internal Wall Insulation often causes problems with EPC surveys so if you have internal wall insulation please read and understand the criteria for being able to record it:
Internal wall insulation is difficult to record as we cant see it as per EPC assessment rules, elements we cannot see we cannot record unless there is evidence to the contrary. So in order to record internal wall insulation, ideally we will require:
Official documentation stating exactly how much has been added and exactly where it has been added.
Or the internal insulation needs to be on display (not boarded over so it can be measured and existence confirmed)
Other evidence which may be accepted are detailed photographs showing it being added to the relevant areas or letters from building regs stating its existence, amount etc.
If you do not have any of the evidence listed above internal wall insulation cannot be recorded.
Room in Roofs/Loft Conversions
If the room in the roof is part of the original building then it will be recorded as the same age as the building unless there is evidence to the contrary. If you have building regs letters concerning the room in roof or loft conversion these can be very useful. Either bring them to the survey so they can be studied and photographed or email them to us at email@example.com
If you have added insulation then like above it needs to be seen and measured so cupboards at the side of the area need to be cleared and the insulation needs to be on show for the whole area.
If the insulation has been boarded over then other evidence will be needed like documentary proof, building regs conformation or detailed photographs when it was installed.
If you do not have any of the evidence listed above the some insulation may not be recorded.
If you have any documentation for your double/triple glazing or windows or doors this is very helpful. The information should state the ages the windows were installed and type. Fence certificates are acceptable, installation documentation or receipts showing the age can be useful too.
If you have any kind of ground floor insulation. Documentation of some sort is required or it will be recorded as unknown.
Energy saving bulbs in fixed ceiling or wall sockets will be counted. This does make a small difference to your EPC so it may be worth fitting Energy saving bulbs to your wall and ceiling roses/spots before we attend.
BOILERS: If you have a boiler the surveyor will need to try to ascertain the make and specific model number of it as this is what is used to pull in the information from the database in the software we use. If you have any documentation for your boiler this may be helpful if required.
HOT WATER CYLINDER/IMMERSION: If you have a hot water cylinder access will be required and details need to be taken so please make sure it is accessible and clear from any clutter.
HEATING CONTROLS: If you have a Programmer (Timer) or Thermostat (Either Wireless or Wall Mounted) or TRV’s (Radiator Thermostats) These need to be photographed for the EPC. Please point them out to the Survey (Only 3 TRV’s need to be seen and photographed to be included in the survey)
ELECTRIC HEATING: Electric Heating of any kind tends not to score well in EPC’s so please don’t be surprised if the score is not very good. This has less of an impact on newer buildings as the amount of insulation and building techniques tends to make them much more efficient. If you have electric heaters or storage heaters they will need to be photographed by the surveyor.