New government proposals to raise energy efficiency standards for privately rented homes to an Energy Performance Certificate (EPC) C rating are under scrutiny, with industry bodies cautioning about the significant impact on Britain's older housing stock. Experts warn that a standardised approach may not be appropriate for properties built before the First World War, potentially leading to unintended consequences for landlords and the wider rental market.
Many older buildings, particularly those constructed with solid walls using traditional materials such as lime mortar and soft brick, were designed to manage moisture naturally. Unlike modern cavity-wall constructions, these properties were not intended to be sealed airtight. Heritage organisations, including the Society for the Protection of Ancient Buildings (SPAB), have expressed concerns during government consultations that applying contemporary insulation standards to these traditional structures could cause harm to both the buildings and their occupants' health. SPAB advocates for a more nuanced approach, suggesting that 'fabric performance' metrics should be used in conjunction with other measures, rather than as a primary focus for older homes.
The government has acknowledged some limitations of the current single-metric EPC system and has announced plans for an overhaul. Proposed reforms would introduce four new headline metrics: fabric performance, heating system, smart readiness, and energy cost, with energy use and carbon emissions provided as secondary information. However, heritage groups argue that some of these new measures might still fail to accurately reflect the unique functional design of older buildings, potentially leading to inappropriate retrofitting advice.
Propertymark, a leading property organisation, has highlighted the practical and financial challenges facing landlords of older properties. Timothy Douglas, head of policy and campaigns at Propertymark, stated that achieving an EPC C rating would be difficult and costly for many pre-1919 and solid-walled homes. He noted that recommended improvements might not always be technically suitable, could negatively affect the building's fabric, or offer minimal energy gains compared to the investment required. Many of their agent members consider the target unrealistic without substantial financial support.
Echoing these concerns, the National Residential Landlords Association (NRLA) believes it is simply not feasible for every property in the private rented sector to meet an EPC C rating within the proposed timeframe. Chris Norris, chief policy officer for the NRLA, emphasised their view that while rental properties should be as energy efficient as practicable, the current proposals do not adequately account for the diverse nature of the UK's housing stock. The potential for landlords to sell off properties they cannot afford to upgrade could tighten supply in the private rented sector, impacting tenants.
Source: Property118