HIP avoidance ??
Discussion
Hi All,
Im looking at getting back into property development. Use to do it many years ago (before HIPS) and I have been on the net and reading a few posts on this forum but wondered if there any ways of avoidance.
1) Buy a property in August which obviousily has a HIP. Tided property up and market it in September of the same year. So do HIPS have an expiry date ? Can I just change use the original HIP paid for by previous owner, put in my new land registry documents and hey presto hand that to the estate agent ?
2) I see that you don`t need a HIP if you don`t market the property ? Is there a loop hole on this ?
3) I see also if you sell a portfolio of properties again you don`t need a HIP. My current house is actually made up of 4 seperate land registry plots...dodgy ground, but could this be a portfolio ?
4) If I did all the searches and filled in the questionaire, etc... how much does an energy guy charge me to come round and guess my efficienty.
Has anyone done a DIY HIPS ?
5) What happens to a house say half way through development (so not finished) does this still need a HIPS ? I can`t remember which country it is but most of the houses are never finished and when its finished you have to pay tax on the property...its not just our country that creates stupid rules :-)
Is any of the above worth the hassle or just pay the £250(ish)??
Any thoughts, opinions, experiences, etc...welcome.
Im looking at getting back into property development. Use to do it many years ago (before HIPS) and I have been on the net and reading a few posts on this forum but wondered if there any ways of avoidance.
1) Buy a property in August which obviousily has a HIP. Tided property up and market it in September of the same year. So do HIPS have an expiry date ? Can I just change use the original HIP paid for by previous owner, put in my new land registry documents and hey presto hand that to the estate agent ?
2) I see that you don`t need a HIP if you don`t market the property ? Is there a loop hole on this ?
3) I see also if you sell a portfolio of properties again you don`t need a HIP. My current house is actually made up of 4 seperate land registry plots...dodgy ground, but could this be a portfolio ?
4) If I did all the searches and filled in the questionaire, etc... how much does an energy guy charge me to come round and guess my efficienty.
Has anyone done a DIY HIPS ?
5) What happens to a house say half way through development (so not finished) does this still need a HIPS ? I can`t remember which country it is but most of the houses are never finished and when its finished you have to pay tax on the property...its not just our country that creates stupid rules :-)
Is any of the above worth the hassle or just pay the £250(ish)??
Any thoughts, opinions, experiences, etc...welcome.
1) My understanding (and I'm an Architect working for a housebuilder, so not involved in the real nut-and-bolts of HIPs) is that the HIP pack itself doesn't expire, but many of the documents that make it up do. For example, searches are usually only valid for 6 months, EPC's are only valid for 12 months, etc.
2) Only if you sell the property without marketing it. If someone happens to knock on your door and ask to buy your house, you can sell them it without preparing a HIP. If you advertise or market it for sale in any way, you need one.
3) Very dodgy.
4) It varies, but not much. It costs us about £25, but then we're dealing in volume.
5) Yes. You need a HIP even if you'e marketing from plan and haven't dug the footings, never mind if you're half way through construction! The main difference is that you have a PEA (predicted energy assessment) rather than an EPC (Energy Performance Certificate). The PEA (as the name suggests) is a prediction based on the design specification and must be replaced by an EPC (based on the actual build specfication and air leakage result) as soon as the house is finished.
Is it worth the hassle trying to avoid it? I'd say not.
2) Only if you sell the property without marketing it. If someone happens to knock on your door and ask to buy your house, you can sell them it without preparing a HIP. If you advertise or market it for sale in any way, you need one.
3) Very dodgy.
4) It varies, but not much. It costs us about £25, but then we're dealing in volume.
5) Yes. You need a HIP even if you'e marketing from plan and haven't dug the footings, never mind if you're half way through construction! The main difference is that you have a PEA (predicted energy assessment) rather than an EPC (Energy Performance Certificate). The PEA (as the name suggests) is a prediction based on the design specification and must be replaced by an EPC (based on the actual build specfication and air leakage result) as soon as the house is finished.
Is it worth the hassle trying to avoid it? I'd say not.
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