Surveyors play a vital role in the buy-to-let mortgages market, carrying out essential assessments of a property’s condition and evaluating its energy efficiency. But have you ever wondered what a typical day looks like for a surveyor?

Step into the shoes of our Regional Surveyor for the West Country, Stephen Lofthouse, as we explore the fascinating world of property assessment and delve into the growing significance of Energy Performance Certificates (EPCs) in the buy-to-let market.

Can you tell us about your background and how long you’ve worked at Paragon?

I am a Chartered Surveyor based in sunny Torquay on the South Devon coast. Originally from Lancashire, my family moved to Torquay in 1982. We used to come on holiday and one year never went back!

I have been working in the West Country property market for over 40 years, initially in estate agency and latterly as a Chartered Surveyor.

I joined Paragon in 2022 as the Regional Surveyor for the West Country area including Devon, Cornwall as well as parts of Dorset and Somerset.

What is your role and responsibilities as a surveyor?

My role is to be the eyes and ears of Paragon in my area. This includes inspecting the properties which customers have applied for finance on, checking that the condition, location and management of the property meets Paragon’s criteria and importantly providing up to date capital and rental valuations.

Due to the area I operate in, I look at a wide range of properties ranging from single 1-bedroom flats to high value residential properties overlooking the sea, as well as multi-unit blocks of flats or portfolios of houses.

There are several university towns in my area, principally Exeter, Plymouth and Falmouth. I therefore see a wide range of student accommodation.

As well as looking at the individual properties for Paragon, an important part of my role is to keep abreast of changes within the local market and any trends or possible areas of concern. These can include changes in localities e.g. a local authority policy restricting HMO use or examples of major investment in areas which could have an effect on the market. For example, the development of a new Hinkley Point Nuclear power station has had a significant positive affect on Bridgwater, soon to be further benefited by a larger electric vehicle battery plant.

What does a typical day look like for you?

My days are only typical by process. The wide range of property I see means it’s always different and I get to drive around the beautiful West Country seeing some exceptional locations and views. Although the summer holiday traffic can be a pain at times!

My days are divided being either home office or inspection days (guess which I prefer?)

On an inspection day I like to leave as early as possible to drive to the furthest away from home then work back. I can inspect up to 5 or 6 properties in a day although sometimes this is 3 or 4.

The office days are a mix of analysing what I have inspected, preparing as much initial information as I can on properties I am due to inspect, as well as reporting and dealing with any queries or enquires.

Energy performance certificates are becoming increasingly important in the buy-to-let market. To what extent have they impacted property assessments and what factors are considered in the process?

As well as being a Chartered Surveyor I am also a qualified Domestic Energy Assessor (DEA) so am qualified to produce EPCs. When I gained the qualification in 2012 EPCs were not taken seriously. They were just something that a seller or landlord needed, the contents were rarely considered or acted upon.

The introduction of The Domestic Minimum Energy Efficiency Standard (MEES) in 2017 changed this as the Regulations set a minimum energy efficiency level for domestic private rented properties.

Since 1 April 2020, landlords can no longer let or continue to let properties covered by the MEES Regulations if they have an EPC rating below E, unless they have a valid exemption in place.

Most landlords had properties which were or could relatively easily meet the minimum EPC rating of band E so the change was not significant.

The UK Government has committed to look at a long-term trajectory to improve the energy performance standards of privately rented homes in England and Wales, with the aim for as many of them as possible to be upgraded to EPC Band C by 2030, where practical, cost-effective and affordable.

Although the legislation on this has been delayed since the initial announcement, many landlords believe that beginning in 2025, any newly rented properties will need a rating of at least a C, and any existing tenancies will have until 2028 to do the same.

This has meant that more landlords are trying to future proof by adding insulation and more efficient heating systems when undertaking any refurbishments.

Currently, prices have not been affected on properties which meet the current standard of E, although the extra costs of insulation and improvements are being considered when purchasers are considering purchasing older properties with little or no insulation and older heating systems. There are also some landlords, who have historically owned such properties, who have sold or are considering selling as they do not want the cost or hassle of upgrading.

Have you adapted your surveying process or practices to incorporate EPC considerations? If so, how has this affected your work?

Only time will tell on the details and timing of any future legislation, but it is good practice for surveyors and landlords to consider what steps can be taken to prepare, as many of the changes made to improve the energy efficiency of property often also improves the quality of the investment.

Understanding how different measures can affect the EPC rating assist me in providing advice as to the pros and cons.

In your experience, have you noticed any changes in the buy-to-let industry as the role of EPCs continues to evolve?

More landlords are trying to future proof by adding insulation and more efficient heating systems when undertaking any refurbishments.

What are some potential future trends or developments you expect to see in the industry in relation to EPCs and their role in property assessments?

There is a considerable negative effect on the saleability of properties which have an EPC rating of below E and these can be harder to mortgage. If the threshold is raised it could have a similar effect on property which does not meet the new minimum standard, whatever that might be.

What do you normally get up to in your spare time?

Outside of work I like nothing better than to be out on my bike. The Devon and Cornwall hills keep me active and when the opportunity arises the bike is taken on tour with Mrs Lofthouse as support vehicle driver in the Campervan.

I have ridden from Land’s End to John O’ Groats and back the other way and ridden the cycle paths by the Loire and Danube.