Energy Performance Certificates (EPCs) are central to evaluating the energy efficiency of buildings, but there is an ongoing debate in the industry: should EPCs prioritize high-quality building materials (“fabric first”) over advanced technological solutions like smart heating systems or renewable energy?

What Is the Fabric First Approach?

The fabric first approach emphasizes improving the building envelope—walls, roofs, floors, and windows—to reduce energy demand before adding technology. Key elements include:

  • High-quality insulation

  • Airtight construction

  • Thermally efficient windows and doors

  • Reduced thermal bridging

Proponents argue that a well-constructed building fabric reduces reliance on heating or cooling technology, lowering long-term energy use and operational costs.

Technology-Driven Approach

In contrast, some suggest focusing on advanced technologies to improve energy efficiency, such as:

  • Smart heating systems

  • Heat pumps

  • Solar panels

  • Energy management systems

While technology can deliver immediate efficiency gains, critics argue it may mask poor building fabric and create long-term dependency on active energy systems.

How This Debate Impacts EPC Ratings

EPCs currently balance both factors, but the methodology may not always reward superior fabric quality:

  • Homes with high-tech heating or renewable systems may achieve good EPC ratings even if insulation or airtightness is suboptimal.

  • Buildings with excellent insulation but minimal technology may be undervalued.

  • This can influence property value, rental attractiveness, and compliance with future energy efficiency standards.

Finding the Balance

To achieve optimal energy performance and EPC ratings:

  • Invest in quality building materials first – ensure walls, roofs, and floors minimize heat loss.

  • Complement with efficient technology – modern heating, cooling, and renewable systems enhance performance.

  • Regular EPC assessment – ensures both fabric and technology are considered in ratings.

Why EPC Rate?

EPC Rate offers professional EPC assessments across London, taking into account both building fabric and technological systems for accurate ratings:

For consultation or EPC certification, contact EPC Rate today.