Why Listed Buildings May Never Get a Good EPC — And What You Can Do

Listed buildings embody architectural beauty and cultural heritage—but when it comes to Energy Performance Certificates (EPCs), they face a persistent challenge: achieving a high EPC rating is often unrealistic, no matter how much you invest in improvements.

In this article, we’ll explore:

• Why listed buildings often struggle to reach good EPC ratings

• The systemic flaws in the EPC system for heritage properties

• Practical steps to protect your property’s value and compliance status

Why Listed Buildings Struggle with EPC Ratings

1. EPC Methodology Penalises Traditional Building Fabric

The Standard Assessment Procedure (SAP) used for EPC calculations heavily favours:

• Cavity wall insulation

• Modern double/triple glazing

• High-efficiency heating systems

However, listed buildings often feature:

• Solid walls without cavities

• Original single-glazed timber windows

• Restrictions against installing external wall insulation or uPVC frames

🔴 Result: The EPC software applies default high U-values (poor insulation ratings), regardless of actual thermal mass or microclimate effects.

➡️ Learn how EPC defaults affect heritage properties.

2. Inability to Credit Non-Standard Retrofit Techniques

Upgrades like:

• Internal lime plaster insulation

• Draught-proofing with breathable materials

• Secondary glazing
  are often ignored or undervalued in EPC calculations because they’re not standard inputs in the SAP database.

3. Limited Scope for Renewable Energy Integration

Planning restrictions often limit:

• Solar panel installations on visible roofs

• External air-source heat pumps placement
  This further restricts opportunities to improve EPC scores through low-carbon technologies.

The Real-World Implications of a Poor EPC on Listed Buildings

Exemptions: Your Legal Protection for Listed Buildings

EPC Exemption for Listed Buildings

If energy efficiency improvements would unacceptably alter the building’s character or appearance, you may apply for an EPC exemption.

➡️ However, the exemption is not automatic—it must be registered on the PRS Exemptions Register with supporting evidence.

➡️ Contact EPCrate for exemption eligibility assessments.

What You Can Do to Maximise Your Listed Building’s EPC Score

1. Focus on Hidden Improvements

While external alterations may be restricted, you can:

• Install discreet floor insulation (e.g., insulated underlays)

• Improve loft insulation where accessible

• Draught-proof doors and sash windows with heritage-friendly solutions

2. Document Every Upgrade

EPC assessors must default to worst-case assumptions if upgrades aren’t verified. Provide:

• Installation certificates (e.g., loft insulation, glazing)

• Product specifications for heating systems

• Photographic evidence where possible

➡️ Learn how missing data silently lowers EPC scores.

3. Choose an Assessor Experienced with Heritage Properties

At EPCrate, we specialise in:

• Minimising default values through meticulous inspection

• Accurately reflecting non-standard upgrades

• Advising on compliant yet effective improvement strategies

➡️ Book a heritage EPC survey with EPCrate.

4. Apply for an EPC Exemption (If Applicable)

If legitimate upgrades are not feasible without harming the building’s character, an exemption can legally protect you from MEES-related penalties or restrictions.

Conclusion: Accept the Limits, Maximise the Opportunities

While listed buildings may never achieve top EPC ratings under the current system, property owners can:

• Optimise their score within realistic boundaries

• Ensure all possible improvements are documented and credited

• Secure legal exemptions where appropriate

With the right strategy and expertise, you can protect your property’s value, compliance, and market appeal without compromising its heritage integrity.

➡️ View our transparent EPC pricing and service options
➡️ Speak to EPCrate for a tailored assessment plan