The Future of Domestic EPCs

Domestic EPCs will undergo some significant changes in the near future.

The methodology used to conduct EPC assessments for existing dwellings is known as RdSAP (Reduced DataSet Standard Assessment Procedure).

An update for this methodology has been delayed several times, but is now imminent at the time of writing (March 2025).

Although RdSAP has undergone several updates in the past, it currently stands at RdSAP 2012 version 9.94. This contrasts with the methodology used for the assessment of new-build domestic properties, known as SAP (Standard Assessment Procedure) and that progressed to version 10 some time ago.

The idea with the changes in RdSAP 10 are to make EPC assessments for existing dwellings more accurate.

The changes in RdSAP 10 include:

• Measurements now required for all windows
• Location of each window required
• Window shutters added as a new feature
• Additional insulation thickness levels added
• Hot Water Cylinder size - specific sizes can now be entered
• Hot Water Cylinder heat loss - exact value can be entered directly
• Additinal Room-In-Roof options
• Additional 'Alternative Wall' option for building parts
• Additional required entries for ventilation
• Additional required entries for lighting
• Thermal properties of insuation revised
• Table of glazing u-values expanded
• 'Curtain Wall' added as a new Wall type
• Mechanical Ventilation
• PV Diverter for water heating
• Home Batteries can now be included, but only with solar PV
• Air pressure test results can now be entered, if available
• Option to record the presence of small scale hydro systems
• Basement construction options (basement wall and floor)
• PV Calculation change
• Floor Insulation revised
• U values of brick walls revised
• U values of stone walls revised
• New building part ageband M added (post 2023)
• Data for Isle of Man added (related to location climate & weather)
• RdSAP10 specific fuel prices (will now remain the same)
• Flue Gas Heat Recovery (FGHRS) changes
• Waste Water Heat Rvoery (WWHRS) changes
• Heat Pump Calculation Changes
• Changes to improvement measures

Currently announced for 2026, the RdSAP methodology is due to be replaced with the Home Energy Model, as part of the Government's Future Homes Standard.

On the 4th November 2024, the government launched consultation on EPC reform in England & Wales. That consulation has now closed and the goverment are reviewing the responses. More informaiton can be viewed via the link below:

https://www.gov.uk/government/consultations/reforms-to-the-energy-performance-of-buildings-regime

The consulation included suggested changes to Energy Performance Certificates (EPCs) as well as Display Energy Certificates (DECs) and air conditioning inspection reports (ACIRs).

The main points relating to domestic EPCs are:

• That the performance metric displayed on domestic EPCs should be changed from just a single cost related EER to multiple metrics such as: Fabric performance, Heating System, Smart Readiness, Energy Use, Carbon.
• Whether to incorporate smart metering technologies, like SMETERS, into the energy performance assessment framework for buildings.
• Invitation for thoughts relating to transition to the above
• A suggested reduction in the life of new EPCs from 10 years to something shorter such as 5 years.
• Suggestion that already issued EPCs should still run to the end of their 10 year validity period.
• A proposal that for private rented properties, that when an EPC expires during a tenancy, a new EPC will need to be commissioned.
• That a valid EPC needs to be in place before a property is marketed for sale or rent. Currently properties can be marketed for sale or rent without one but an EPC needs to be commissioned within 7 days plus 21 days grace period.
• That a valid EPC will be required for an entire house in multiple occupation (HMO) when a single room within it is rented out (currently an EPC is only rquired if the whole house is rented out).
• Short term rental properties to required EPCs.
• EPCs to be required for buildings officially protected as part of a designated environment or because of their architectural or historical merit - eg listed buildings.
• To remove the option to opt-out EPCs from the EPB Register public address search
• A propsal to remove the general prohibition on sharing data gathered under the EPB Regulations and replace it with a Secretary of State discretion about when, how and with whom to share the data.
• A suggestion that data gathered in previous EPC assessments should be available for use in future EPC calculations for a dwelling
• Proposals to increase compliance and enforcement of EPCs including an increase in financial penalties.

On the 7th February 2025 the government launched fresh consultation on the future of MEES for private landlords in England & Wales. The closing date for responses is 2nd May 2025.

The details of this consultation can be viewed here:

https://www.gov.uk/government/consultations/improving-the-energy-performance-of-privately-rented-homes-2025-update

In this consultation, the government put forward their suggestions on the future of MEES and invite comments from all parties.

In summary, the consultation discusses:

• Following future EPC reform (covered in the November 2024 consultation), the use of new alternative EPC metrics as the basis for MEES for privately rented homes - The old Energy Efficiency Rating (EER) would be replaced with four separate metrics - Building Fabric, Heating System, Smart Readiness & Energy Cost
• The government's preferred approach for MEES of having to meet a primary standard set against a 'building fabric' performance metric and also a secondary standard set against either the 'smart readiness' metric or a 'heating system' metric, with landlord discretion on which secondary metric their property meets.
• A propsed increase in the maximum required investment for Private Rented Sector (PRS) MEES to £15,000 per property and for landlords to be able to register an exemption if expenditure would take them over this
  figure.
• Whether the government should increase the cost cap exemption period to ten years
• The preferred implementation timeline requiring ‘new tenancies’ to meet the higher standard from 2028 and ‘all tenancies’ to meet the higher standard by 2030
• As an EPC reform transition measure, whether landlords should be able to demonstrate their properties are compliant with the existing standard of EPC E using their past EPC
• Whether properties that have an EPC rating of C against the EER on EPCs before 2026 should be recognised as compliant with the future standard until their EPC expires or is replaced
• Whether landlords would be required to commission a new EPC before taking action to comply with the higher MEES requirements
• Whether government should develop an affordability exemption
• Whether government should apply the PRS MEES Regulations to short-term lets
• What actions government could take, including changes to the law to encourage or require smart meters in properties undergoing efficiency upgrades, to increase the number of smart meters installed in the PRS
• Whether the current MEES exemptions available to landlords are suitable
• Whether to keep a potential requirement on lettings agents and online property platforms under review (ie at bay) whilst the PRS Database is being developed for properties in England (ref: Renters Reform Bill)