Significant EPC Changes Ahead: How Surveyors Can Prepare for RdSAP 10.

Just when we thought EPCs had settled down, they're changing again—but this time, the updates are substantial. As you are aware, EPCs have been part of the property landscape since 2008, but they haven't had the best reputation. We’ve all seen it: generic defaults, outdated cost data, and ten-year certificates that no longer reflect a property’s condition after even modest improvements.

Well, the government has finally acknowledged that the EPC system needs a serious update. So, get ready for RdSAP 10, the shiny new domestic methodology, which is pencilled in to launch on 15 June 2025.

And there’s more—changes to how EPC results are presented are also on the horizon. Instead of that one graph we're all used to, we might be looking at separate ratings for running cost, carbon, primary energy, and even heat demand.

So, what do these changes really mean for us surveyors? Let's break down the headlines.

Key Changes Under RdSAP 10

• More Detailed Data Collection: Expect to gather U-values, floor-to-window ratios, and smarter control info, making site inspections more involved but potentially fairer.
• Documentation Is Essential: If insulation or systems can’t be verified with written evidence, conservative estimates will apply, potentially lowering ratings.
• Winners and Losers: Early modelling suggests that communal-heated flats may see improved scores, while older solid-wall houses could fare worse.
• Carbon Rating Focus: New metrics like kg CO₂/m²/yr are expected to take      centre stage for lenders and retrofit schemes.
• Shorter Validity Periods: EPCs may only last 5 years, requiring more regular reassessments and potentially more scrutiny in survey reporting.

The Bottom Line:

Expect a more complex EPC landscape. As surveyors, you'll be on the front line, explaining to clients why their property's rating has suddenly changed on Rightmove.

Why Misclassification Is a Big Deal

Now, here's where it gets really important for us. Retrofit firms have warned that the new methodology could "misclassify millions of homes" if homeowners don't have the right paperwork. This could lead to grants and funding going to the wrong places.

As surveyors, this raises a couple of red flags:

• Valuation and Lending: An EPC downgrade could scupper a remortgage or buy-to-let purchase if the property doesn't meet the lender's Minimum Energy Efficiency Standard (MEES) requirements.
• Professional Indemnity (PI) Exposure: If your report relies on an EPC rating that turns out to be inaccurate, you could be facing complaints. And nobody wants that!

What This Means for RPSA Surveyors.

This new approach places greater emphasis on your observational and interpretive skills. You’ll likely become a key point of contact for clients confused by a lower EPC score despite recent works, or surprised by a sudden drop in energy rating when listing a home.

From a risk management perspective, it's essential to recognise when EPCs are being used to underpin valuations, mortgage decisions, or MEES compliance. Where inconsistencies arise, a clear explanation in your report—distinguishing between EPC outputs and your professional observations—can help manage expectations and avoid liability.

Level Up Your Surveying Skills

So, how do we navigate these changes? Here are a few tips:

• Request Paperwork Early: Obtain the necessary paperwork, including insulation guarantees, MCS certificates, and commissioning sheets, as soon as possible. They can make a massive difference to the EPC rating.
• Cross-Check Everything: Pay close attention to heat loss paths, such as window area, roof type, and floor construction. If the RdSAP defaults don't seem right, flag it!
• Think Retrofit: Start integrating retrofit advice into your surveys. Linking your recommendations to PAS 2035 retrofit steps is a great way to add value.
• Stay Trained: Keep Your Skills Sharp! RICS/RPSA CPD on RdSAP 10 is scheduled for Q3 2025, so book in early.

The Bigger Picture: Climate Change

We can't forget the big picture here. Homes contribute a significant chunk—around 20%—of the UK's greenhouse gas emissions. The Climate Change Committee has warned that we need to decarbonise the entire housing stock pretty much to meet our climate targets.

Accurate EPCs are crucial for this. They're the foundation for initiatives such as heat pump grants, council retrofit schemes, and green mortgage targets.

As surveyors, we're the ones on the ground, providing that all-important reality check. Spotting things like excluded lofts, hidden insulation, or unreported solar PV makes both the EPCs and the national carbon accounts more reliable.

Your Post-June 2025 EPC Survey Checklist

Use this quick reference on every relevant inspection:

• Grab the latest EPC from the register before you head out.
• Photograph every energy-related bit (boiler plate, thermostat, PV serial,      insulation depth).
• Obtain the all-important documentary proof from the vendor while you're on-site.
• Note down any discrepancies where the RdSAP defaults don't match what you're seeing, and flag them to your client.
• Point your client towards retrofit advice—such as speaking with a PAS 2035      coordinator—if further energy upgrades are needed.

Where to Find More Info

• DESNZ  – Standard Assessment Procedure: Roadmap to RdSAP 10 (May 2025)
• DLUHC – Consultation on Reforms to the Energy Performance of Buildings Regime (Dec 2024)
• "EPC reforms risk misclassifying millions of homes" – Nigel Lewis, The Negotiator, 27 May 2025
• "Latest EPC shake-up: good for flats, bad for houses" – Helen Gregory, LandlordZONE, 30 May 2025
• House of Commons Library – Housing and Net Zero Briefing, July 2024

We’ll be sharing further guidance and a dedicated blog soon to help you navigate RdSAP 10 in practice. In the meantime, if you’ve come across an unusual EPC issue or have questions as the changes roll out, we’d love to hear from you—let’s keep the conversation going.

Audio overview (slightly cheesy, but useful)  Click Here