EPC\'s in Spain and Property Exaggeration

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This topic contains 3 replies, has 2 voices, and was last updated by Profile photo of Fuengi (Andrew) Fuengi (Andrew) 2 years, 4 months ago.

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  • #182360
    Profile photo of angie
    angie
    Spectator

    How important are EPC’s in Spain bearing in mind it is a hotter country than the UK? I’ve noticed  Alhaurin Golf properties have pretty low EPC ratings, down to a ‘D’  which brings to mind someone we know selling a town house there says it is a really cold during Winter months and being all electric, costly to heat in Winter and to air- condition in Summer.

    Are EPC ratings low on other developments, and are they meaningless for Spain?

    Another matter, a large group of estate agents on the CDS has over 40 re-sales on this development, many described as ‘Excellent Build Quality’ which I know for sure they are not. As property marketing is still unregulated in Spain, does this exaggerated description constitute mis-selling which it would in the UK, or is it still ‘Buyer Beware’ and to hell with complaints after purchase? Is there a comeback and who would be responsible, the agent or vendor, could they be successfully sued?

     

     

  • #182361
    Profile photo of Fuengi (Andrew)
    Fuengi (Andrew)
    Participant

    Hi Angie,

    “Are EPC ratings low on other developments, and are they meaningless for Spain?”

    Few properties are rating high in my experience. I only know of one property that received an “A” rating, and that was because it was built as an eco-house.

    I would not say they are meaningless and they help give an idea of the energy consumption of a property. The problem is they are subjective as it is based on the assumed usage of electricity based on whats in the property and not what a current owner is using. Example, me. My house have 5 A/C units. never use them. Yet I will get a worse rating for having them. If I remove them, I would rate better.
    Where the EPCs are of use it where the technician makes recommendations on how to make improvements. Double glazing, blinds, etc…. But I would say most of this is common sense.

     

  • #182386
    Profile photo of angie
    angie
    Spectator

    Thanks for the answer on EPC’s Andrew, as an agent I wouldn’t expect you to comment on the other part of my post although you probably have your own view on it.

    However, as a general question here, does anyone have an opinion on this, when a large group of agents describes lots of properties on the same development such as Alhaurin Golf as ‘Excellent Build Quality’ when they clearly are not. These properties are old now and don’t come near the grade of recent builds.  IMO this is Costa mis-selling  ‘Again’ because people who’ve bought there soon realise they are very poor build quality, especially for noise transference from adjoining properties, low on quality, and cold during Winter months, plus the usual cracking and plumbing leaks etc???

     

    • #182397
      Profile photo of Fuengi (Andrew)
      Fuengi (Andrew)
      Participant

      Hi Angie,

      honestly was not sure how to answer it.  Obviously it is miss selling when you claim the qualities are excellent and obvious they are not. They should at least say “good build quality”. Can’t expect them to say average or mediocre. Or say nothing.

      The whole high quality in relation to EPCs is harder to just. A well built independent villa with intergrated A/C & heating and large open windows would get a worse energy rating than a middle floor apartment, with no A/C and of average quality.

       

       

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