What the English Housing Survey tells us about how energy-efficient our homes are

Recently released results from the English Housing Survey (EHS) for 2023 reveal that England has passed a significant milestone in energy efficiency.

The largest and longest running housing survey in England, commissioned by MHCLG, reported that for the first time more than half of homes are rated Energy Performance Certificate (EPC) C or better.

The EHS Energy Report found that 13.3 million homes, or 52.5% of homes in England now meet the government’s 2030 target of all homes to be at EPC C or better. Over the long term, results show sustained progress. Ten years ago, 23.1% of homes were EPC A-C, 15 years ago, it was only 10.3%. But despite the progress residential buildings currently contribute a significant amount – around 20% – of the UK’s CO2 emissions so we must keep up the pressure on improving domestic energy efficiency to have any chance of meeting the government’s goal of net zero by 2050. This is also crucial for reducing energy bills to tackle fuel poverty.

Proportion of homes in England in EPC bands A to G

Housing associations are at the forefront of this effort. Nearly three quarters (72.5%) of housing association homes are at EPC C or better, up from 44.9% in 2013. This compares with just under half (48.4%) of private rented homes, and 48.8% of owner-occupied homes. Energy efficiency across local authority homes is also well ahead of the private sectors.

Proportion of homes in England with EPC rating C or better

But these results also reveal the scale of the challenge ahead. In the 10 years 2013-2023 housing associations upgraded 578,000 homes in England to EPC C or above, leaving 713,000 (or 27.5% of their homes) still in EPC bands D to G.

The 2030 target means that on average just over 100,000 housing association homes need to be upgraded in each year. This would be an increase of 73% on the average upgrade of 57,800 homes per year achieved in the last 10 years.

However, this is better news than for other tenures such as the private rented sector where a four-fold increase is required to meet the 2030 target.

Homes below EPC C and the average number of upgrades needed per year

Housing associations have made substantial progress boosting energy efficiency in their residents’ homes, thanks to a sustained and continuing focus on investment in insulation measures and a growing focus on clean heat technologies. Results from the EHS show us how they have done it.

What are the most effective home upgrades?

The single most effective type of insulation is wall insulation and measures installed in housing association homes are ahead of national averages. For homes with cavity walls, housing associations have insulated 79.7% compared with the national average of 71.6%. For solid walls, the difference is even wider, with 28.2% of housing association homes insulated compared with 12% nationally.

The vast majority of housing association homes (95.4%) benefit from double glazing of the entire home. For homes with lofts, nearly 60% of housing association homes have insulation thicker than 200mm compared with just under 40% nationally.

Types of insulation in homes 2023

The insulation of homes is critical to improving energy efficiency, but heating systems are also vital in the drive towards decarbonisation and the reduction in fuel poverty.

The EHS helpfully sets out how housing association homes are heated compared with other tenures.

As you might expect, most housing association homes (91.1%) have central heating, and 79.6% now have condensing boilers with higher energy efficiency. This is ahead of the private rented sector where 85.7% have central heating systems and 74% have condensing boilers.

There are 232,000 (8.9%) of housing association homes without central heating and the majority of those (182,000) are heated mostly by storage heaters. There are 50,000 (1.9%) of housing association homes heated with fixed/portable room heaters (the least efficient type of heating). But this is ahead of the private rented sector where 7.6% of homes are heated by fixed/portable room heaters.

To truly decarbonise housing and deliver warmer, cheaper heating to residents, millions of homes will need to be upgraded to clean heating systems like heat pumps and decarbonised heat networks.

According to the EHS, heat networks supply 181,000 housing association homes, over a quarter of all the homes supplied by heat networks in England. This type of heating is used in 7% of housing association homes, ahead of the proportion in private rented homes (3.9%).

There are 41,000 housing association homes with heat pumps. This is only a small proportion of housing association homes (1.6%). But it is far more than the private rented sector where 24,000 heat pumps are in just 0.5% of homes.

Type of heating in homes, 2023

Results from the latest EHS show how housing associations have made huge progress on improving the energy efficiency of their residents’ homes. But clearly there is still more to do. The estimated cost of upgrading their 713,000 homes is £4.5bn, and the pace of upgrading homes to EPC C or better must increase from 58,000 to 100,000 a year. Government investment is hugely welcome. £1.36bn has been allocated through the Social Housing Decarbonisation Fund and WH:SHF since 2023. Housing associations play their part by matching this investment with their own funds. But to make further gains in energy efficiency housing associations are calling on the government for an additional £3.7bn for energy efficiency improvements.

In partnership with the government, housing associations can achieve the goal of bringing all their homes up to EPC C by 2030.