If you’re selling a property, renting one out, or building a new home, you’ve probably encountered the question: do I need an EPC certificate? The answer depends on your specific circumstances, but for most property transactions in the UK, the short answer is yes.

This guide breaks down exactly when you need an energy performance certificate, when you’re exempt, what the assessment involves, and how to make the most of your EPC rating. Whether you’re a homeowner preparing to sell, a landlord navigating rental regulations, or simply curious about your property’s energy efficiency, you’ll find clear, practical answers here.

Quick answer: Do I need an EPC certificate or not?

Most homes in England, Wales, Scotland and Northern Ireland need a valid EPC before they are advertised for sale or rent. This is a legal requirement under the Energy Performance of Buildings Regulations, which have been in force since 2008 and were updated in 2012.

When you need an EPC:

• Selling a residential or commercial property
• Letting a property to tenants
• Building a new home or completing a major conversion
• Marketing commercial premises (shops, offices, warehouses)
• Assigning a lease to a new tenant

Common exemptions include:

• Places of worship used solely for religious activities
• Some listed buildings where energy efficiency improvements would unacceptably alter the building’s character
• Stand alone buildings with a total floor area under 50m² that are not dwellings
• Temporary buildings with a planned use of two years or less
• Some non residential agricultural buildings with low energy demand
• Certain holiday accommodation used for limited periods

Fines for failing to provide an EPC in England and Wales typically start from £200 for homes and can reach several thousand pounds for larger or commercial buildings. The penalty doesn’t remove your obligation—you’ll still need to obtain the certificate.

What is an EPC certificate?

An energy performance certificate EPC is an official government-backed document that rates a building’s energy efficiency on a scale from A (most efficient) to G (least efficient). Think of it as your property’s energy report card.

• The certificate is produced by an accredited energy assessor after a site visit for existing homes, or based on plans for new builds
• EPCs for dwellings in England, Wales and Northern Ireland have been mandatory since October 2008 and remain valid for 10 years from the issue date
• The rating uses standard occupancy assumptions and average heating patterns, so your actual energy bills may differ from the estimated costs on the certificate
• The document displays a colour coded system showing your current band, potential band after improvements, estimated annual energy costs, and recommended measures to improve efficiency
• There are separate types: domestic EPCs for residential buildings, non-domestic EPCs for commercial buildings, and SAP/New-Build EPCs for properties assessed from construction plans

When do I legally need an EPC certificate?

In most situations, you must have at least commissioned an EPC before marketing a property for sale or rent in the UK. The certificate must be available to prospective buyers and tenants before they commit to a purchase or tenancy.

England & Wales:

• An EPC is needed when a property is built, sold or let
• The requirement applies from the moment you advertise—whether on Rightmove, Zoopla, other portals, or even with a simple “For Sale” board outside
• The rating must appear on all marketing materials

Scotland:

• Homes require a Home Report (which includes the EPC) before they go on the market
• Display of the energy rating on sales particulars is compulsory

Northern Ireland:

• The same core rules as England and Wales apply for marketing
• Enforcement is handled by district councils and the Department of Finance

New-build homes and major conversions:

• Developers must provide an EPC typically within five days of completion notification to building control

Landlords:

• Any new tenancy or renewal that counts as a new let requires an EPC
• In England and Wales, since April 2018, most rental properties must meet a minimum EPC rating of E unless exempt under MEES regulations

Owner-occupiers:

• If you’re simply living in your own home and not selling or renting it out, there is currently no legal requirement to hold a valid EPC

Commercial premises:

• Shops, offices, warehouses and other commercial buildings also need EPCs when sold, let or built, with marketing materials legally required to show the rating indicator

Do I need an EPC to sell my house?

You must have a valid EPC (or at least have commissioned one) before advertising a home for sale in England, Wales and Northern Ireland. This applies whether you use an estate agent, sell at auction, or handle the sale privately.

In Scotland, the Home Report—which incorporates the EPC—is mandatory for nearly all residential sales and must be available to potential buyers on request.

You can use an existing EPC if it’s still within its 10-year validity period, even if it was originally obtained for a previous sale or rental of the same property.

• If you’ve made significant energy efficiency improvements since your last EPC (such as installing insulation or a new condensing boiler), commissioning a new energy performance certificate before listing can showcase a better rating and strengthen your marketing position
• A valid EPC is required even for:
  • Private sales without an estate agent
  • Sales to family members
  • Shared ownership disposals
  • Auction sales

Failing to provide a domestic EPC can lead to Trading Standards enforcement. The penalty is commonly around £200 for a single dwelling in England and Wales, but you’ll still be required to obtain the certificate regardless.

Do I need an EPC if I’m renting out a property? (Rules for landlords)

Landlords almost always need an EPC when granting a new tenancy or renewing one that counts as a new let. Beyond the basic requirement, additional minimum efficiency requirement rules apply in England and Wales that can affect whether you can legally let your property at all.

Minimum Energy Efficiency Standards (MEES) for domestic rentals in England & Wales:

• Since April 2018, most new and renewed tenancies must have an EPC rating of E or better
• Since April 2020, this generally extends to existing tenancies as well
• Plans to raise the minimum to C from 2025/2028 were scrapped in 2023, though future policy changes remain possible

Cost caps and exemptions:

• If recommended works would cost more than the current £3,500 (including VAT) cap, landlords can register an exemption instead of achieving an E rating
• Exemptions must be registered on the PRS Exemptions Register and typically last five years

Common rental situations:

• A buy-to-let flat being advertised on property portals requires a valid EPC before marketing
• For HMOs (Houses in Multiple Occupation), an EPC may only be required for the whole dwelling, not each individual room
• For lease assignments, the outgoing tenant—not the landlord—may have responsibility for providing the EPC

In Scotland and Northern Ireland, EPC requirements for rental properties also apply, but MEES-style minimum bands differ and continue to evolve. Landlords in these nations should check current devolved government guidance for 2025 onwards.

Landlords with higher-rated properties often find it easier to let, can potentially command higher rents, and face lower arrears risk because tenants benefit from reduced energy bills.

When is an EPC certificate not required? (Exemptions)

While EPCs are widely required, the regulations list specific situations where you don’t need one. Understanding these exemptions can save you time and money—but claiming an exemption incorrectly can still lead to penalties.

Main exempt categories:

• Places of worship used solely for religious activities (churches, mosques, synagogues, temples)
• Stand alone buildings with a total useful floor area under 50m² that are not dwellings (small detached garages, kiosks, sheds)
• Temporary buildings with a planned use of two years or less (construction site offices, temporary event structures)
• Industrial sites, workshops and non residential agricultural buildings with low energy demand (unheated barns, storage facilities)
• Certain listed buildings or buildings in conservation areas where meeting minimum energy performance requirements would unacceptably alter the building’s character—you should get written confirmation from your local authority conservation officer
• Some holiday accommodation used only for limited periods, provided it doesn’t meet the definition of being “let” beyond a specified number of days per year

Additional exemptions:

• Individual rooms in HMOs, boarding houses, hostels, hotels or halls of residence normally don’t need their own EPC where residents share facilities and the unit is not self-contained
• Buildings notified as complete to building control before 30 September 2008 may be exempt from some EPC obligations on sale, though many will have had EPCs produced since for other transactions

Always confirm any claimed exemption with official guidance or your local authority. Misinterpreting the rules doesn’t protect you from enforcement and penalties.

How long does an EPC last, and do I need a new one?

A domestic EPC in the UK is valid for 10 years from the issue date printed on the certificate, unless replaced sooner by a new EPC for the same property.

You do NOT need to renew an EPC every time you sell or rent during that 10-year window. The same certificate can be reused as long as it remains in date.

Practical examples:

• A flat with an EPC issued in March 2017 can be used for any sale or rental up to March 2027
• If the owner renovates in 2024 (adding external wall insulation and solar PV), they may choose to get a new EPC that supersedes the 2017 certificate and better reflects the property’s energy performance

When to consider a new EPC:

• If you’ve made major energy efficiency improvements (new boiler, loft or cavity wall insulation, triple glazing, solar panels, significant extension or conversion) since the last domestic energy assessment, a fresh EPC may show a materially improved band
• Potential buyers and tenants increasingly expect EPCs no more than a few years old, even though the law allows up to 10 years
• Newer certificates can help with marketing and certain mortgage applications, particularly green mortgage products that require evidence of a specific rating

How much does an EPC certificate cost, and how do I get one?

There’s no fixed government fee for EPCs. Prices are set by the market and vary depending on property size, property type, and location.

Indicative EPC cost ranges for domestic properties (2024-2025):

Property TypeTypical Cost (inc. VAT)1-2 bed flat£60 - £803 bed semi-detached house£70 - £1004+ bed detached house£90 - £120Large, complex or rural property£120+

Two common ways to arrange an EPC:

1. Via an estate agent or letting agent: Convenient but often more expensive, as agents typically add a margin to the assessor’s fee
2. Directly hiring an accredited domestic energy assessor: Usually cheaper and more flexible—you can compare quotes and book at times that suit you

Finding an assessor:

• Use the official government EPC register to check if your property already has a valid EPC
• Search for accredited assessors in your area through the register for England & Wales, Scotland or Northern Ireland

What to expect when you book:

• The domestic energy assessor visits your home, usually for 30-90 minutes depending on size
• They collect data on construction, insulation, heating, windows and controls
• The EPC is normally uploaded to the national register and emailed to you within a few working days

Get 2-3 quotes, confirm the price includes VAT and the registration fee, and check the assessor’s accreditation number before confirming your booking.

What happens during an EPC assessment? (EPC checklist)

A domestic EPC assessment is non-invasive. There’s no drilling or damage to your property, but the energy assessor does need access to all rooms and the loft where it’s safe to do so.

What the assessor typically checks:

• External walls, roof type, floor construction and any visible insulation
• Heating systems (boiler type, age, fuel, radiators, underfloor heating, controls and thermostats)
• Hot water cylinder, pipe insulation and any secondary heaters such as gas fires or electric heaters
• Windows and doors (single, double or triple glazing; frame types)
• Lighting types (LED, CFL, halogen or incandescent)
• Presence of renewable technologies (solar PV, solar thermal, heat pumps)

Duration:

• Around 30-45 minutes for a small flat
• Up to 2 hours or slightly more for a large detached or older, complex property

How to prepare for the physical survey:

• Ensure the loft hatch is accessible and any ladders are safe to use
• Have documentation ready for recent upgrades (boiler manuals, insulation invoices, MCS certificates for solar panels)
• Keep all rooms accessible and remove obstacles from meters and heating controls

Since June 2025, assessors increasingly rely on documentary evidence (receipts, certificates, photos) to verify insulation thickness, window specifications and heating systems. Keeping your paperwork organised helps achieve an accurate rating.

After the visit, the assessor enters data into government-approved software (such as RdSAP or SAP) which generates the numeric energy rating and band shown on your EPC.

How to read your EPC certificate

Although EPCs look technical at first glance, you only need to focus on a few key sections to understand your home’s energy efficiency.

Essential parts of the certificate:

• Energy rating graph: Shows your current band (A-G) and potential energy efficiency rating if recommended measures are installed
• Estimated energy costs: A typical 3-year cost projection for heating, hot water and lighting, plus potential savings if improvements are made
• Summary of property features: Walls, roof, windows, heating, controls and their individual ratings (poor, average, good or very good)
• Recommendations: A ranked list of energy efficiency measures with indicative installation costs and potential yearly savings
• Environmental impact and CO₂ emissions: Current and potential values showing how your home contributes to carbon emissions

Understanding current vs potential ratings:

• The “current” rating reflects your property’s energy performance right now
• The “potential” rating shows what could be achieved if all recommended cost-effective measures were implemented
• The gap between these ratings indicates how much room for improvement exists

Regional differences:

• England, Wales & Northern Ireland EPCs are usually available online via the government register using an EPC report number
• Scotland typically issues EPCs as PDF documents attached to the Home Report, stored in a separate register

Contact details for the energy assessor and their accreditation scheme appear on the last page—this is where to look if you think there’s an error in the basic information recorded.

What if I don’t get an EPC, or I think my EPC is wrong?

Failing to provide an EPC when legally required can lead to enforcement action and financial penalties. However, there are also clear routes to challenge mistakes on a certificate if you believe it’s inaccurate.

Consequences of non-compliance:

• Trading Standards or local authorities can issue penalty charge notices
• For homes, this is commonly around £200 per breach in England & Wales
• For non-domestic buildings, the penalty can be 12.5% of the property’s net annual value, subject to minimum and maximum caps
• You’ll still be required to commission and provide the EPC even after paying any penalty

What to do if you believe your EPC is inaccurate:

• Contact the assessor named on the EPC first, outlining the specific issue (for example, loft insulation wrongly recorded as 50mm when you have 270mm installed)
• Provide supporting evidence: invoices, installation certificates, photographs or manufacturer datasheets
• If unresolved, escalate to the assessor’s accreditation scheme (details are on the certificate); they can review the case and require corrections if appropriate

There’s currently no formal government “appeal” process, but accreditation bodies have internal complaints and quality-assurance procedures you can use.

Check your EPC immediately on receipt, not months later. Any obvious data errors are much easier to correct while records are fresh and the assessor remembers the visit.

How can a good EPC rating help me, and should I improve it?

A higher EPC band can make your home more attractive to potential buyers and tenants, lower your running costs, and reduce your environmental impact. Rather than viewing the EPC as just paperwork, think of it as a roadmap to a warmer, cheaper-to-run home.

Key benefits of a better rating:

• Marketability: Buyers increasingly filter online searches by EPC band; lenders and green mortgage products may offer better rates for energy efficient homes rated A-C
• Running costs: Moving from band F or G to D or C can significantly cut typical energy bills, especially in older gas-heated properties—the average household could save hundreds annually
• Compliance: Landlords with a property’s EPC rating of C or better are well-positioned for any future tightening of minimum standards
• Comfort and health: Many improvements (installing insulation, draught-proofing, efficient heating) also boost indoor comfort and reduce issues like condensation and mould

Common improvements that typically raise EPC scores:

• Loft and roof insulation to current standards (270mm or more of mineral wool)
• Cavity wall or internal/external wall insulation
• Upgrading from an old non-condensing boiler to a modern condensing boiler or low-carbon heating
• Installing thermostatic radiator valves, room thermostats and smart controls
• Replacing single-glazed windows with efficient double or triple glazing
• Fitting low-energy LED lighting throughout
• Adding renewable generation like solar PV where roof orientation and budget allow

Your EPC’s recommendation report already includes a priority-ordered list of suggested measures with cost ranges and estimated energy savings. This makes it a helpful first planning tool when considering which upgrades offer the best return for your property.

Do I need an EPC after making improvements, or can I do one myself?

There’s no legal duty to get a new EPC every time you upgrade your home. However, commissioning a fresh certificate can evidence your improvements and update your official rating—which matters when you come to sell or let.

When it’s sensible to commission a fresh EPC:

• Before selling, if major upgrades (such as 2023 insulation works or a 2024 heat pump installation) aren’t reflected in your older certificate
• Before letting, if you previously struggled to meet the minimum E rating and have since invested in energy efficiency improvements
• When applying for green mortgages or grants that require proof of achieving a certain band

Important: You cannot carry out and lodge an EPC on your own property. Domestic and non-domestic EPCs must be produced by accredited energy assessors registered with an approved scheme. This ensures consistency and quality across all certificates.

You can use online “EPC calculators” or energy-saving tools as rough guides to estimate what rating you might achieve, but these are not official documents and don’t replace a lodged EPC.

Keep clear records of all energy-related works—dates, invoices, installer details, product datasheets. This documentation helps future EPC assessments accurately capture improvements and ensures you get the rating your property deserves.

Key Takeaways

• Most properties in England, Wales, Scotland and Northern Ireland need an EPC before being marketed for sale or rent
• EPCs are valid for 10 years and can be reused for multiple transactions within that period
• Landlords in England and Wales must meet minimum standards (currently E rating) or register a valid exemption
• Domestic EPC assessments typically cost £60-£120 and take 30-90 minutes
• A higher rating can improve marketability, reduce bills, and future-proof against stricter regulations
• You cannot produce your own EPC—always use an accredited domestic energy assessor

Whether you’re selling your home, letting a property, or simply want to understand your home’s energy efficiency, the EPC provides valuable insights. Use the recommendations it contains as a starting point for improvements that can save you money, boost comfort, and make your property more attractive to future buyers or tenants.

Ready to check if you already have a valid EPC? Search the government EPC register using your postcode. If you need a new one, get quotes from at least two or three accredited assessors in your area to ensure you’re getting a fair price.