Fabric First · Tools and retrofit strategy
What to do first, what to defer, and when to sell instead.
Fabric First is Verdintel's range of decision tools for UK property. Use the EPC Upgrade Decision Matrix yourself, or have us run the same logic across your portfolio.
The EPC Upgrade Decision Matrix
Enter a property's details once. Get back a prioritised, sequenced upgrade plan built on the logic a credit committee uses to assess an improvement pathway.
- Excel workbook, no macros, works in Google Sheets
- Written guide with residential and commercial worked examples
- Reuse for one property or a whole portfolio
Portfolio Retrofit Strategy
For portfolios where the decisions are bigger than one spreadsheet. We grade every asset, sequence the work against your refinancing dates and cash flow, and tell you which assets to retrofit, hold or sell.
- Portfolio triage through the Fabric Gate
- Phasing plan tied to voids, lease events and refinancing
- Capital efficiency and dispose-or-retrofit calls
- Insurance checks on measures such as external wall insulation
- A lender-ready summary of the plan
Fixed fee, quoted after a 30-minute call.
What's in the matrix
Free edition and full matrix
The free edition shows the tool works and produces a useful result on its own. The full matrix adds the commercial decisions.
| Component | Free | Full · £29.99 |
|---|---|---|
| Asset profilerEnter the property once and everything else populates. | ✓ | ✓ |
| Automated Fabric GateGrades the envelope Poor, Adequate or Strong and sets what can be prioritised. | ✓ | ✓ |
| Six-category scoring matrixFabric, controls, lighting, heating efficiency, electrification and on-site generation, scored with fabric penalties built in. | ✓ | ✓ |
| Sequencing and phasing planPhased against your refinancing window, with spend tracked against the £10,000 cost cap. | – | ✓ |
| Capital efficiency viewCost per EPC point and cost as a share of asset value. | – | ✓ |
| Dispose-or-retrofit checkA structured hold-or-sell steer for when programme cost outruns the asset. | – | ✓ |
| Written guideThe framework, worked examples and the sequencing mistakes that cost landlords tens of thousands. | – | ✓ |
The first decision
How the Fabric Gate works
- Poor
Fix the envelope first
Little or no loft, wall or floor insulation, single glazing or high air leakage. Spending on the heating system now buys an oversized system for a building that will change.
Fabric first. Controls and lighting can proceed. Heating upgrades, heat pumps and solar wait.
- Adequate
Proceed, with a penalty
Core insulation is in place but with gaps. Most measures can be scored, and the remaining fabric work is planned around the next refurbishment.
Score all measures. Heat pumps and solar carry a one-point penalty.
- Strong
Score on merit
A well-insulated envelope, good glazing and controlled airtightness. Electrification and on-site generation now earn their place on the numbers.
All measures scored without penalty.
Rules the matrix applies
- If the EPC is D or below, fabric and controls come first.
- If the fabric is weak, do not electrify heat yet.
- If refinancing is within 24 months, prioritise upgrades a valuer and lender will see.
- If capex is tight, maximise EPC uplift per pound, not theoretical carbon savings.
- If the programme cost approaches 15 to 20% of market value, test disposal before committing.
Who it is for
SME landlords, property owners, developers, asset managers, and the brokers, accountants and advisors who support them. No energy-assessment expertise is needed.
What it is not
Not legal, financial or formal energy advice, and it does not promise an EPC outcome. It is a decision tool. It makes your judgement sharper and your capital go further.
Working with assessors
We do not issue EPCs or act as retrofit coordinator. Where a property needs an assessment or PAS 2035 coordination, the plan tells you what to ask for.
Have a portfolio rather than a property?
A short call is enough to tell whether the matrix will do or whether a portfolio strategy is worth the fee.