EPC confusion and work to carry out?

Reply to the comment left by Robin Pearce at 22/04/2023 - 23:22
Unfortunately Robin the logic sounds good but that is because renewables, particularly wind are not looked at life cycle and overall CO2 output. The best way to provide heating and hot water (at a reasonable cost) is with a gas combi boiler. These boilers are now 90+% efficient. Wind/Solar will never catch up with the demand as the population increases exponentially. The most efficient power stations able to turn on/off with demand are gas fired, but they are only 40% efficient, so compared to combi boilers is a waste of gas. Trouble with wind and solar is the low output for vast quantities of land and sea. Also the vast amount of steel and concrete (cement made in gas fired kilns) to build and the regular maintenance, downtime and the vast loss of agricultural land adding to the food crisis we have. Renewables are good but part of the mix. Efficiency is the key. Renewables will mean much higher electricity bills, unlike the generally considered opposite perception.

Reply to the comment left by Bryan at 23/04/2023 - 15:56
Correct
So irritating that EPC methodology will not for example take into account cork insulation under a floor which is nature's finest insulant and which absorbs vast amounts of CO2 as it grows

One big problem the Govt has is that whilst electricity does indeed have a better carbon footprint than gas, if it is mostly derived from renewables, it is also 3 to 4 times as expensive per Kilowatt Hour. So forcing landlords to improve the EPC's, at considerable cost, will not only cause an increase in rent to pay for these upgrades, but it will also cause an increase in fuel costs to the tenant. And if we rip out our gad boilers and replace them with electric heaters, then the increase in costs ill be massive. Even with state of the art heat pumps, combined with floor and wall insulation, and large bore central heating systems, electric costs are unlikely to be lower than gas.

Here is the position I am at currently trying to help insulate a property - taking the fabric first/quick win approach...
Flat in a listed building (freehold and ownership mine). Had an Eco assessor go round and yes extra loft insulation can be put in. Tenant on benefits so all free. In topping up the loft insulation though the room below (bathroom) needs extra ventilation so and extractor is required. Again all free. Tenant happy. I am happy . Excellent!.....
BUT
I need listed building consent and a hole will need to be knocked into the wall for the extractor. (NB The wall is at the back of the building only accessible by private access gate - therefore no public access. The back of the property cannot be seen/no public view whatsoever. )
The eco surveyor has a sub contractor do the work. The subcontractor wont carry anything out until I get LBC and letter from the council that they are ok with the works to go ahead.
To apply for LBC I have to provide details of ALL materials used, sizes, type of extractor, full spec of this and the insulation etc etc etc. I have asked the Eco assessor for all the detail as I expect there is more than likely a set brand/type of insulation and extractor that has to be used under the 'Easy to Treat' scheme grant.
While I await this I have read the application. It can take 12 weeks for a decision from validation. They dont have free pre application advice as no staff/resources. I have to provide a heritage statement, full building elevation drawing and proposed drawings to specific scale with photos. While I can provide most of this I cannot do elevation drawings. Got a couple of prices for this - £800-£900. (!) Local architects say getting anything though planning in this council is a nightmare so they wont guarantee it being passed anyway...
All this so I can add in some more insulation FOR THE BENEFIT OF THE TENANT. The council Local plan goes on about addressing fuel poverty in the area and how the area is deprived. Council pushing for better insulated houses and ;multi copoeration approach between council and property owners who rent property'.
I cant do any other updates like d/g units (Listed) and internal/external insulation is just not suitable (solid walls and Listed) and solar and heat pumps impossible (and useless anyway if insulation still lacking.)
So the outcome? I am not paying that kind of money for drawings to apply for something which has no guarantee of getting consent.
So I either put in extra insulation and no vent (against the surveyor advice. Apparently the vent classes as 'major work' worthy of now coming under build regs which in turn require higher spec for extraction in bathrooms), put in insulation and vent (without permission) then run the risk of prosecution and fine, or do absolutely nothing.
I could put in insulation then have a free standing extractor but bathroom very small (where to put it?
Are they effective enough?)) and tenant wont plug it in (electric costs) plus another item that has the potential for the tenant to trash.
At present I have no answer. Others must be in the same boat??