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Resistive heating ‘tech’ hasn’t moved on in 200+ years; it can only ever be ~100% efficient, and will be ruinously expensive to run.
It’s rare that all pathways to ASHP are totally blocked. My mum lives in a tiny flat in Limehouse that came with electric resistive heaters, and despite it technically contravening her leasehold, she recently had a very discreet air-to-air ASHP system fitted (commonly known as ‘aircon’) for relatively peanuts (under £2K complete without any kind of grant) which works fabulously, is more efficient than a common air-to-water heat pump system, and does cooling in summer.
The external unit is very small and quiet, her yearly bill is ~£800.
ectoplasmosis
We are considering buying a really nice upstairs flat built in 1964. You can see the EPC rating for the property here: https://find-energy-certificate.service.gov.uk/energy-certificate/0370-2854-8410-2224-2255
The property listing, including floorplan, is here: https://www.rightmove.co.uk/properties/153370358#/?channel=RES_BUY
It is unlikely that I will be able to install any type wet central heating system.
Likewise, externally mounted heat pumps will almost certainly not be possible due to leaseholder agreements (that may not be strictly true but I think it's best to continue with the assumption it won't be possible).
As such, this locks us into installing a new electric-based heating system.
I envisage (however please suggest any alternatives) running a central hot water boiler for the bathroom and kitchen paired with modern electric heaters. I am not fussy – nor do I have the expertise to comment on the optimal option! – about the technology used for the heaters.
I am also willing to invest in a smart home system (this is the part I'm most excited by), most likely controlled by Home Assistant. I won't go into too much detail as it's beyond the scope of this post but I anticipate using temperature sensors and HA's predictive weather reporting capability to control the system.
The house has good double glazing but, as highlighted in the EPC report, it's not terribly well insulated elsewhere. I may be able to insulate the roof internally using foam-backed panels and the floor with something similar, but additional improvements are unlikely.
Considering all of this and the EPC report, can I get a vibe check on:
To provide context, we really like this property – it's the right size for us, has a sizable garage and is in a great part of town, so it's a really difficult decision.
As a total aside, if leaseholder reforms are brought in, I hope the right to insulate and heat your home with modern tech is made part of it. It seems mad that I even have to consider installing a sub-optimal system, but there you go