If you’re buying, selling, or renting property in Scotland, you’ll quickly encounter the EPC certificate Scotland requires. Whether you’re a first-time buyer trying to understand energy bills, a landlord preparing a flat for tenants, or a homeowner planning upgrades, this document plays a central role in Scottish property transactions.
An Energy Performance Certificate tells you how energy efficient a building is, what it costs to run, and what improvements could save you money. But the Scottish system works differently from England and Wales, with its own register, regulations, and requirements.
In this guide, you’ll learn exactly what a Scottish EPC contains, when you need one, how to get it, and how to use it to your advantage.
An Energy Performance Certificate (EPC) in Scotland rates a property’s energy efficiency on a scale from A (most efficient) to G (least efficient). Think of it as a report card for your building’s energy performance, similar to the labels you see on washing machines and fridges.
Scottish EPCs estimate annual energy use, typical energy costs, and carbon dioxide emissions for both homes and non-domestic buildings. The Scottish Government sets the standards and oversees the accreditation of assessors, keeping the system separate from the one used in England and Wales.
Here’s what you need to know about Scottish EPCs:
An EPC is a legal requirement under Scottish building and property legislation. You cannot legally market a property for sale or rent without one, and failing to comply can result in enforcement action.
You need an EPC certificate in Scotland when:
The EPC must be ordered before a property is put on the market. For sales, it should be included with the Home Report. For rentals, landlords must display the energy rating in any advertisement and make the full certificate available to prospective tenants.
In most Scottish homes, the EPC should be kept with the Home Report documents or displayed somewhere accessible, such as near the boiler, meter cupboard, or main entrance.
Key exemptions in Scotland include:
If you’ve made significant energy improvements—like installing a heat pump, upgrading insulation, or fitting solar panels—you may want to commission a new EPC before the old one expires to reflect your property’s improved performance.
Only accredited organisations and assessors approved by the Scottish Government can produce valid energy certificates. Using anyone else means your EPC won’t be legally recognised.
For domestic properties like houses and flats, EPCs are usually arranged through a government-approved organisation. If you’re selling, your EPC will typically be produced as part of the Home Report by a RICS-registered surveyor.
Here’s the step-by-step process:
Landlords and letting agents can arrange EPCs directly with assessors for rental properties across Glasgow, Edinburgh, Aberdeen, Dundee, and other Scottish locations. Many estate agent firms also offer this service as part of their packages.
The Scottish EPC Register is an official online database listing all valid EPCs for properties in Scotland. It’s separate from the register used in England and Wales, so you need to use the correct one.
Here’s how to use it effectively:
This verification step is particularly helpful for buyers, tenants, and solicitors who want to confirm that a certificate is genuine and current.
While layouts have evolved over time, Scottish EPCs issued between 2023 and 2025 follow a standard format designed to give you a detailed breakdown of a property’s energy performance.
A modern Scottish domestic EPC includes:
The section shows cost estimates for:
The recommendations report lists suggested measures to save energy and improve the rating. Common recommendations include:
Each recommendation includes an indicative cost range and potential savings, giving you a practical roadmap for upgrades.
The EPC also includes an environmental impact rating showing estimated CO₂ emissions. This is increasingly important for owners wanting to reduce their carbon footprint and for tenants who prioritise living in energy efficient homes.
Non-domestic EPCs for shops, offices, and other commercial properties in Scotland contain similar efficiency ratings but follow different technical conventions and use different calculation software.
EPC costs in Scotland vary by property type, size, and location, but the market is generally competitive with many providers offering transparent pricing.
Here’s what you can expect to pay:
If you’re working with an estate agent or letting agent, they may offer to arrange the EPC on your behalf. Be aware that agents sometimes add an arrangement fee on top of the assessor’s charge.
Before booking, always:
One important note: failure to provide an EPC when required can result in enforcement action and fixed penalty charges. For domestic rental properties below the minimum Band E standard, fines can reach £5,000. Timely compliance is always more cost-effective than dealing with penalties.
An EPC is not just a legal requirement—it’s a useful planning tool for cutting running costs and reducing carbon emissions. Understanding your certificate gives you a clear picture of where your property stands and what you can do about it.
Key benefits of having an EPC include:
Buyers and tenants in Scotland increasingly check EPC ratings when choosing homes. Properties with higher ratings are often more attractive because they promise lower energy costs and better comfort. For landlords, a good rating can mean faster lets and potentially higher rents.
Typical improvements that can raise your EPC rating:
ImprovementTypical ImpactCost RangeLoft insulation top-up1-2 band improvement£300-£600Cavity wall insulation1-2 band improvement£500-£1,500Draught-proofingMinor improvement£100-£300Modern condensing boiler1 band improvement£2,000-£4,000Heat pump installationSignificant improvement£8,000-£15,000Solar PV panels1+ band improvement£5,000-£10,000LED lighting throughoutMinor improvement£50-£200
Once significant improvements are completed, you may wish to commission an updated EPC to show the new, better rating on marketing materials and rental listings. This can be particularly helpful if you’re about to sell or re-let a property.
Use the recommendations report as a step-by-step roadmap. Start with low-cost measures like draught-proofing and LED lighting before moving to larger investments. Speak with an accredited assessor or energy advice service to prioritise the measures that will have the greatest impact on your specific property.
Scotland maintains its own EPC Register and regulatory framework, completely separate from the England and Wales EPC Register hosted on GOV.UK. This distinction matters if you own properties in multiple parts of the UK.
Key differences to understand:
If you own properties on both sides of the border, make sure to check the correct register and use appropriately accredited assessors for each jurisdiction. An assessor approved to work in England cannot produce a valid Scottish EPC, and vice versa.
For cross-border landlords, this means maintaining awareness of two separate regulatory systems—each with its own compliance deadlines, exemption processes, and enforcement approaches.
Whether you’re selling a flat in Edinburgh, letting a house in Glasgow, or planning improvements to a Highland cottage, understanding your EPC puts you in control. The basic information in this document is more than just paperwork—it’s a practical guide to reducing costs and boosting your property’s value.
Ready to check your property’s energy performance? Search the Scottish EPC Register for an existing certificate, or contact an accredited assessor to book your assessment today.
