EPC potential on cert only a D on rental property

[Widowworld]

I bought my sons flat with life insurance money after his sale fell through (he was sharing his 1 bed flat with partner and toddler) within a few days of my husband dying suddenly and unexpectedly. I admit I didn’t think it through, was just grieving terribly and wanted to help my also broken hearted son and his family. The rent is what I live off now as I did admin for my husbands business so my job disappeared when he died. He was younger than me, I am in my sixties with no skills to speak of. The EPC rating is D with a potential on the certificate also as D. The flat is one of 10 with a management company responsible for the building. It has new electric timer radiators, new water heater, full double glazing (6 years old) so there is nothing else I can do. I don’t have the money anyway, the rent is £700/month and I pay management services and an estate agents management fees as well. I am well in the red atm from the upgrades I have made. Now I will need to raise it to a C, but how? It’s tiny already and the actual building is not mine to alter. Will I have to sell it and lose all the money I have paid out in purchasing it, stamp duty at higher rate, and on upgrading it as much as I can? My son loved it there for six years, it’s not a horrid rundown place, like seems to be the image painted of how landlords keep these old flat types. He was sad to leave just ran out of space now his son needs a bedroom. I had no idea my trying to do a good thing would end up putting massive financial worry on me. What should I do?

Biggest issue probably at the moment is the electric heating and boiler. Do the radiators have thermostats, or are they just on/off & temp?

Are all the bulbs LEDs?

You might be able to insulate the walls from the inside and, more importantly, prove you have done so to a different EPC assessor. But that would then require replastering and repainting, and joinery alterations.

Frankly the assessors vary so much.

I've had 2 near identical flats in the same building labelled C & D. For no reason other than previous managing agent, before I bought, t seems to have called in different people depending on when the previous tenants could allow access.

You can look up other peoples EPCs online

I'd start with looking up every one in your son's building. If one is a C, use the details listed and call that assessor to do his.

No I think if the epc says the only potential is D then you will be exempt from
the new requirements that are coming. You also have until 2030 to meet them so don’t do anything too quick seek advice. Contact the Retrofit Academy they may be able to advise.

There is also a revised calculation method for the epc about to be released. This will probably knock your epc lower. So get a new epc done when this is released and see what it says then.

My DH has had this recently. Flat got totally different ratings with different assessors. Second assessor also suggested that the electric (modern) heaters would get a different (better) rating than under current system as gas prices have risen so much. At the moment the EPC is heavily weighted towards gas.

If the rent is what you live off, you can’t afford to be a landlord. What if you get a non-payer and it takes 12-18 months to get possession again? Sell it before the recession hits.
See a financial advisor.
Other opinions exist.