What can I do to improve my EPC rating?

First, check the quality of your energy performance certificate. EPCs are created by DEAs (domestic energy assessors) and not all are equally scrupulous. An EPC can be purchased for £35 to £120 — ask more questions at the lower end of the scale. The DEA should visit your home and collect information for the energy model that produces the EPC rating. They should include new energy-efficient windows, loft insulation and other measures you have mentioned, but this doesn’t always happen. Assumptions are made, which can lead to inaccurate ratings. If you have evidence of installation of new windows or insulation measures, give these to the DEA.

Every EPC will come with a list of recommended energy efficiency measures to improve ratings further. With solid walls it may be tricky to get to a C rating without insulating some of them either internally or externally. A lower-cost option might be to install insulation under the suspended timber floor. This involves lifting the floor, but there are less disruptive processes such as Q-Bot. Solar PVs can also help, whether on the roof or ground.

Small things can affect EPC ratings as well. The number of energy-efficient lightbulbs in the property is included in the energy model, as are the types of heating and hot water controls. Care must be taken when installing insulation measures in older buildings: hire a retrofit professional or conservation architect who has experience with historic buildings.

For a bespoke solution some DEAs or retrofit professionals should be able to give you a more detailed energy efficiency options report and help find a path to a C rating. To find a DEA, visit gov.uk. For retrofit assessors, go to trustmark.org.uk.
Dr Sarah Price, technical director at Qoda Consulting, an Efficient Building Solutions business, qodaconsulting.com

My tree is touching the telephone line

Some years ago Openreach relocated a telegraph pole. A cable now crosses our garden to a neighbour. A tree in our garden has grown and the wire passes through it and has become worn. Our tree surgeon is reluctant to clear it, as it may get further damaged and we would be liable. I have filled in a form (no contact number) for Openreach, but have had no contact back after several months.
Lawrie Hill, North Yorkshire

Tree branches chafe overhead wires and can lead to permanent damage. In the case of telecommunication wires the onus is on the tree owner. The Telecommunications Act 1984 states the operator can serve a notice on the tree owner, requiring the tree to be pruned away from the wire. The owner has 28 days to object to this and it can go to court. If the court finds that the tree needs pruning, the operator can do the work but it must be done well. If it is pruned badly by the operator they may have to pay the owner compensation.

Tree surgery near overhead wires is a skilled operation. A suitably qualified, experienced and insured tree surgery company will have risk assessments and method statements to do this. A useful database of tree surgery companies can be found on trees.org.uk. Some of the tree surgeons are specialist tree utility contractors. Avoid severe pruning or “topping”, as this will be bad for tree health and will look unsightly. Best to “halo” around the wire but with enough clearance that swaying branches do not hit the wire. The pruning will need to be repeated every few years to keep the wire clear.

Check with your planning department to see if your tree is protected by a tree preservation order or in a conservation area (sometimes you can do this on their interactive map). If it is you will need permission. If in doubt seek advice from a chartered arboriculturist (charteredforesters.org).
Sharon Durdant-Hollamby, Tree Lady Talks podcaster and president of the Institute of Chartered Foresters

Openreach responds: “We’ve scanned our systems but unfortunately we can’t find any record of a form being sent in from Lawrie in relation to the tree.

If the tree is overgrown it will need to be cut back. If the line were damaged in the process it would be down to the person who rents the line (the person who may lose service) to report a fault to their phone service provider. There might be a charge for that repair work – but that would ultimately be up to the customers’ phone service provider. If Lawrie is worried about pruning the tree while the cable is there, we can send out engineers to come and temporarily move the cable while the tree is being cut. There is a fee. For more information, see our website: Changing our existing network | Openreach.”

Why does my bathroom smell like broccoli?

I live in a block of new-build flats, built about nine years ago. Recently I have noticed that my bathroom has started smelling of what I can only describe as cauliflower or broccoli (not in a good way). Could it be something to do with the actual apartment block sewage system, as opposed to anything localised in my flat? I have used drain cleaner to clean the plugholes etc, but it’s still not shifting the smell. What do you suggest?
Nisha, London

If the smell is only present in your flat and not others it is most likely a localised issue rather than a problem with the main block sewage system. If any of your plugholes are draining slowly, this would indicate that you have a build-up of decomposing debris known as a biofilm, which will be emitting the smell. You mentioned that you have used drain cleaners, and although at times these can work they do not always clear the blockage completely. So if after using these your plughole is still draining slowly, you may need to call a plumber or drainage engineer to help clear the pipes.

The other issue it could be is that you are smelling the sewer gases. This can be due to either the plumbing not having a trap or a trap becoming dry. A trap is designed to keep a certain amount of water in it, which acts as a barrier to stop the sewer smells escaping into your bathroom. If there are no traps or they have become dry you will need to contact a plumber to assess. Depending on what the cause is, as your flat is a new-build it may come under a warranty or guarantee, so it is worth speaking with your management company.
Pat Murphy, technical services manager, Pimlico Plumbers, pimlicoplumbers.com

Do I need my neighbour’s permission to build a roof terrace?

There is a flat roof over my garage and, since our house doesn’t have a very big garden, I was thinking about turning it into a roof terrace for the summer ahead. My neighbours said that they will stop me doing this because it will overlook their garden, but do I need their permission?
FF

The balance between an individual’s freedom to modify their home and a neighbour’s right to protect enjoyment of their home is a common area of dispute. Fortunately you will only need your neighbours’ consent if your property is subject to a restrictive covenant, which prevents the use of the flat roof as a terrace (and your neighbour’s property has the benefit of this restrictive covenant). A solicitor can confirm the position by reviewing your title and any deeds associated with it.

However, using a flat roof for a different purpose is something that requires planning permission. This was confirmed by the High Court when it determined that Harrods needed permission to use its roof as a helipad. Your planning application will also need to cover any balustrades or other structures that you want to erect on the roof. As part of the planning application process your neighbours (and anyone else who does not agree with the proposal) will be entitled to object. This does not necessarily mean that your planning application will fail, but the local planning authority will consider the impact on your neighbours in deciding whether to approve your application. If your planning application succeeds you might be required to erect screening that limits your ability to look into your neighbours’ garden while using the terrace. This may effectively address your neighbours’ concerns.

There are also other issues to consider. For example, you may need consent from your lender (if required under the terms of your mortgage). Also it is important to consider the structural integrity of the flat roof and the load it is capable of bearing, as the roof may require reinforcement before it can be used as a terrace.

Ultimately, although you may not need your neighbours’ consent, there are a range of actions that you will need to take at this stage in order to maximise your ability to enjoy this year’s summer weather.
Annabel Dean, partner, Farrer & Co, farrer.co.uk

GETTY IMAGES

Readers’ clinic

My king-size fitted sheets keep coming off
I have tried deep ones from John Lewis. Tempur fitted stay in place but don’t last. Can you recommend any other brands?
Mary Seddon

Check the dimensions of sheets. Is king definitely the right size? If sheets are too big or deep, they pop off. I downsized and found organic cotton less likely to slip. It’s more effort to get smaller ones on, but once in place they don’t budge.
Amanda Kenton, Stanmore

M&S deep fitted sheets are brilliant. Measure the mattress: king size in the UK is 150 x 200 cm. Mine have lasted and fit very well.
Helen

Belledorm fitted sheets (1,000 thread count) are extra deep and excellent.
Jean Wright

After years of sheets pinging off my deep mattress, I find Rise & Fall fitted sheets stay put.
GKV

The best fitted sheets for a king-size bed are from Sheridan. They are the right depth for our Vispring mattress and I have never had a problem with putting them on the bed or with them staying in place.
Mrs R

King of Cotton has sheets that fit at 33cm. Linen Cupboard has deep fitted sheets at 30, 38 and 46cm, in a range of fabrics. And Marriott bedding is always worth a go.
Hannah Matthews

I stopped using fitted sheets years ago. Impossible to iron. Just use a regular flat sheet and tuck in.
Gill

Try Anna Craven Saigon — her deep fitted sheets are comfortable and hardwearing.
Carole Plant

Future question

Are there any non-toxic scented candles (with no VOCs)?

Send tips and questions to homehelp@sunday-times.co.uk. Advice given without responsibility