???By 2016 your tenants can demand energy efficiency improvements to your properties.

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  • ???By 2016 your tenants can demand energy efficiency improvements to your properties.

    A well-known Landlord Association has recently emailed me with the claim
    By 2016 your tenants can demand energy efficiency improvements to your properties.
    Is that true & if so from what legislation, please???

    Regards & thanks in advance
    I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

  • #2
    Under the Energy Act 2011, from 2016 if a tenant requests a Green Deal assessment on a property they occupy, the landlord cannot reasonably refuse.

    Under the same Act from 2018 there will be a minimum EPC rating required. If a property falls below this then you cannot let it until you have done works to improve the rating.

    Reason to stop paying the minimum fees for EPCs and start looking sat the quality of them. But I'm only an Energy Asseessor
    Jane Needham

    Whilst the advice given is believed to be correct, I hold no liability for any actions taken on the basis of the advice.

    Comment


    • #3
      I think I will carry on getting the cheapest possible EPCs until 2018! After all, a lot can change in a few years including the government!
      Unshackled by the chains of idle vanity, A modest manatee, that's me

      Comment


      • #4
        The suggestion here is that paying more for an EPC would get you a better rating. That's a bit naughty, isn't it

        Comment


        • #5
          Herewith DECC briefing at...
          http://www.decc.gov.uk/assets/decc/1...ted-sector.pdf

          Which states...

          Provisions include:
          • From April 2016 landlords of residential properties will not be able to unreasonably refuse requests from their tenants for consent to energy efficiency improvements, where financial support is available, such as the Green Deal and/or the Energy Company Obligation (ECO).
          &
          • Following this, from April 2018, private rented properties must be brought up to a minimum energy efficiency rating of ‘E’. This provision will make it unlawful to rent out a house or business premise that does not reach this minimum standard.
          • This requirement is subject to there being no upfront financial cost to landlords. Therefore, landlords will have fulfilled the requirement if they have either reached “E” or carried out the maximum package of measures funded under the Green Deal and/or ECO (even if this does not take them up to an ‘E’ rating).
          Since LLs can't control if they get, or not, Green Deal let alone "maximum package of measures"... Sigh...

          Mssrs painsmith tell us at..

          http://blog.painsmith.co.uk/2011/12/21/energy-act-2011/
          .. that
          Before the deadline of April 2018, the Secretary of State will need to pass regulations so that a landlord can not let a property until the above has been complied with.... etc etc....
          I'm having work done on some properties of mine under CESP which will, as I read EPC regulations, have absolutely no impact on the EPC rating. (External insulation on the outside of the external walls..). Any EPC experts care to comment??

          I would be very interested to hear where I may get an EPC for more money that gets me a higher rating: As I expect the fraud squad will be interested to hear...

          Cheers!

          I can forsee the future: This (in some ways admirable..) measure will be water-down in the face of the prospect of substantial homelessness from tenants evicted due to Dave's (or whoever the next PM is..) ill-considered measure...

          I could, as so often, be wrong...

          Cheers!
          I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

          Comment


          • #6
            I don't know why everyone is throwing themselves around over this. It's not as though it is going to cost the LL huge amounts of money and it will make rental properties more attractive to Ts (quite apart from the ecological reasons for doing it).

            There will come a point where Ts will come to their senses and realise that they have a choice when it comes to energy efficiency. So instead of renting properties which they fancied because they liked the previous tenant's TV or duvet cover (but irrational, I know, one of the most common influences on a prospective T's decision), they will be demanding homes which don't cost the earth (literally and metaphorically) to heat and light.
            'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

            Comment


            • #7
              Originally posted by mind the gap View Post
              So instead of renting properties which they fancied because they liked the previous tenant's TV or duvet cover (but irrational, I know, one of the most common influences on a prospective T's decision),
              A lot of tenants seem to rent a property because it is dead cheap, then months later they complain that it doesn't have double glazing, it's draughty, etc.

              Comment


              • #8
                mind the gap,

                I'm all in favour of energy conservation, saving the planet, hugging trees etc, especially if this is possible at no cost to LL..

                Regarding your general comments, true, usually.... but I have 3 houses which have below "E" EPCs and cannot have most of the improvements that will get them to "E".. - no loft so no loft insulation, no cavity wall etc, double-glazing done, low energy bulbs done etc etc etc...

                And whilst I am happy to fund improvements that will enhance the EPCs (hopefully I wouldn't need to open my wallet..) there appears little options open to me..

                The ECO deals, if any, have yet to be fully & formally announced.. so currently it seems unclear is
                a) I will be, from 2018, unable to let them...
                b) If I will have any ways round the problem...

                The weird thing is, the houses ain't that bad...

                Cheers!!
                I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

                Comment


                • #9
                  Originally posted by Jane Needham View Post
                  Reason to stop paying the minimum fees for EPCs and start looking sat the quality of them. But I'm only an Energy Asseessor
                  Having had most of mine insulated free by British Gas, I can to continue have cheapish EPCs (sorry!).

                  The current dilemma is whether to have a new EPC for a house which has been fully refurbed.

                  The EPC when I bought it was an F iirc, and is valid in law but wrong.

                  The tenants viewing can see all the benefits since the brand new boiler is sitting in the kitchen etc.

                  I'll be offering a new EPC or £50 of house improvements of their choice !

                  ML
                  Refer Mad Regulators to Arkell vs Pressdram.

                  Comment


                  • #10
                    midlandslandlord,

                    If you contact the assessor who did the original EPC they may well be willing to produce a new one for a reduced fee - if you send them evidence of the upgrades (photos, receipts, etc) it is not as much work to feed in the new info. using the EPC software and get as revised printout, as it is to do one from scratch.

                    Alternative view - it's £50, for crying out loud! It's worth it if only to attract more Ts in the future. Just do it!
                    'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

                    Comment


                    • #11
                      Originally posted by Mrs Mug View Post
                      A lot of tenants seem to rent a property because it is dead cheap, then months later they complain that it doesn't have double glazing, it's draughty, etc.
                      Absolutely. More irrationality. The T in a house I manage is even complaining that what she pays for gas and electricity is higher than it was where she lived before (two years ago, in the south, sharing with two others! She now rents a three bed house, by herself, in the Lake District). Duh.

                      Just out of interest, we looked at her bill and compared it to what the EPC said it should be (on average). Spot on.
                      'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

                      Comment


                      • #12
                        theartfullodger,

                        Insulate and dry-line the interior walls?
                        'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

                        Comment


                        • #13
                          Have any regulations been passed or drafted?? I ask as the "industry" seems to be banging on about how properties must be at least "E" EPC rated, but as I read the Act all I can find is...
                          49 Non-domestic energy efficiency regulations
                          (1)The Secretary of State must make regulations for the purpose of securing that a landlord of a non-domestic PR property—
                          (a)which is of such description of non-domestic PR property as is provided for by the regulations,
                          (b)in relation to which there is an energy performance certificate, and
                          (c)which falls below such level of energy efficiency (as demonstrated by the energy performance certificate) as is provided for by the regulations, may not let the property until the landlord has complied with the obligation mentioned in subsection (2).
                          (2)The obligation is to make to the property such relevant energy efficiency improvements as are provided for by the regulations.

                          Does anyone know of any Bill, Act or regulation that defines what EPC ratings must be from 2018??

                          Cheers!
                          I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

                          Comment


                          • #14
                            I went to a meeting the other evening with other LL the subject of which was insulation. From what I could gather the improvements are done (insulation to front of house, windows, loft, boiler and whatever) and the LL does not have to pay upfront. However, the cost of electricity will go up to cover the cost. The theory being that the T will save money due to the upgrades.

                            The charge is attached to the elec because everyone has elec but not gas.

                            The charge is attached to the house so the LL will have to inform the next tenant of the upgrade and the higher charge.

                            One of my tenants has just had MY house clad in concrete WITHOUT my permission. I only found out yesterday. This will have an effect on my house insurance. So I suppose at the moment my insurance is void because I haven't told them about the changes to the house. Asbestos tiles have been removed from the front, or at least I think they've been removed not just covered.

                            I will be writing to all my other tenants to LET ME KNOW before they do any changes. Grrrrrrrrrr

                            Comment


                            • #15
                              Originally posted by theartfullodger View Post
                              A well-known Landlord Association has recently emailed me with the claim
                              By 2016 your tenants can demand energy efficiency improvements to your properties.
                              Is that true & if so from what legislation, please???
                              All I can say is throughout hundreds of lets I have never been asked for one of these!

                              Comment

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