Whether you’re selling a flat in Manchester, renting out a cottage in the Highlands, or buying your first home in Belfast, there’s one document you’ll encounter across the board: the energy performance certificate.
This guide breaks down everything you need to know about UK energy performance certificates —from the legal requirements and regional differences to costs, penalties, and practical steps for improving your property’s rating.
An energy performance certificate (EPC) is a standardised document that rates a building’s energy efficiency on a scale from A (most efficient) to G (least efficient). It’s a legal requirement across all four UK nations whenever you sell, rent out, or construct a property.
Here’s what you need to know right now:
The certificate isn’t just bureaucratic paperwork. It directly affects your ability to complete property transactions and can influence both running costs and market value.
An EPC is a standardised report created after an on-site energy assessment by a qualified professional. The assessor examines your property’s construction, insulation, heating systems, and other features that affect energy consumption.
A modern UK EPC includes several core elements:
The A-G energy rating scale works like this:
RatingTypical Property TypeA-BNew or heavily upgraded homes with excellent insulation and modern systemsC-DAverage modernised homes with reasonable insulation and efficient heatingE-GOlder properties, often with poor insulation, single glazing, or outdated boilers
The performance certificate also includes recommended measures tailored to your property. These typically cover improvements like loft insulation, cavity wall insulation, upgrading to a condensing boiler, installing solar PV panels, or adding energy efficient lighting. Each recommendation shows estimated installation costs and potential annual savings on energy bills.
It’s worth noting that EPCs estimate typical energy consumption and carbon emissions using standardised occupancy assumptions. The figures won’t match your actual bills because they don’t account for how you use the property.
Non-domestic EPCs for offices, shops, and industrial units use the same A-G scale but follow different calculation rules and software designed for commercial energy usage patterns.
EPC requirements originated from EU Directive 2002/91/EC on the energy performance of buildings, which was transposed into UK law during the mid-2000s. Despite Brexit, these requirements remain firmly in place across all UK nations.
Key legislative milestones:
The current legal framework in England and Wales is primarily contained in the Energy Performance of Buildings (England and Wales) Regulations 2012, with equivalent legislation in Scotland and Northern Ireland.
Each nation operates its own EPC administration:
EPCs for domestic properties are normally valid for 10 years, but property owners can commission a new EPC earlier if they’ve made significant improvements and want the upgrades reflected in their home’s energy rating.
The minimum energy efficiency standards (MEES) regulations represent one of the most significant aspects of EPC law for landlords in England and Wales.
Here’s the timeline and requirements:
Enforcement consequences are real:
The government consulted on proposals to raise the minimum energy performance requirements from E to C for new tenancies in 2020, but this hadn’t been implemented by late 2024. Landlords should check for the latest MEES updates before making investment decisions.
Social housing providers and local councils often set higher internal targets—such as EPC C or above by the mid-2030s—to meet fuel poverty reduction and net-zero commitments.
From April 2014, EPCs served as the basis for calculating deemed annual heat demand under the Domestic Renewable Heat Incentive (RHI) scheme in Great Britain. While the Domestic RHI closed to new applicants on 31 March 2022, many existing participants still rely on EPC-derived figures for ongoing payments.
EPCs continue to connect with newer schemes:
EPCs must be produced by a qualified energy assessor who physically visits the property. You cannot get a valid certificate from photos or remote assessment alone.
Here’s what happens during a typical domestic EPC inspection:
A standard domestic visit usually takes around 45-60 minutes for a typical 3-bedroom semi-detached house. Large or complex properties take longer.
Assessors enter their findings into approved software using either SAP (Standard Assessment Procedure, common for new builds) or RdSAP (Reduced Data SAP, used for most existing homes).
All assessors must be accredited with an approved scheme—for example, Elmhurst, Stroma, or NES—and hold appropriate professional indemnity insurance. Their accreditation details appear on the certificate’s front page, allowing potential buyers or tenants to verify their credentials.
Practical tip: Make sure the assessor can access your loft hatch, meter cupboard, and any locked rooms. If these areas are inaccessible, the assessor may have to make assumptions that could result in a lower rating than your property actually deserves.
Non-domestic EPCs are required for commercial premises over 50 m² (offices, shops, warehouses, schools, and similar buildings) when built, sold, or let. This requirement has been in force since April 2008.
Non-domestic buildings account for roughly 18-20% of UK final energy use and carbon emissions, making their energy certificates significant for national decarbonisation efforts.
Key differences from domestic EPCs:
Display Energy Certificates (DECs) are a separate requirement for certain public buildings in England, Wales, and Northern Ireland:
The DEC Operational Rating scale works differently from EPCs:
Rating ValueMeaning0Zero carbon emissions from building services100Typical energy performance for that building type200Double the typical emissions for that building type
Public bodies most affected include NHS Trusts, universities, and schools—organisations that occupy large buildings with significant public footfall.
EPCs must be produced by accredited assessors, with separate routes for domestic and non-domestic properties and variations between UK nations.
The basic process works like this:
Typical price ranges for domestic EPCs in 2024-2025:
Property TypeApproximate CostStandard existing home£60-£120Large or complex property£120-£180+New build (full SAP calculation)£150-£300+
Your estate agent or letting agent can arrange EPCs for you, but booking directly with an accredited assessor often works out cheaper. Always verify the assessor is currently registered with an approved accreditation scheme before booking.
In England, Wales, and Northern Ireland, only accredited domestic energy assessors (or NDEAs for commercial properties) can issue valid energy certificates.
To find an assessor or check existing certificates:
Once lodged, your EPC typically appears on the digital register within 24 hours. You can download it as a PDF free of charge at any time during its 10-year validity.
Property owners can request to opt out of having their EPC publicly searchable by contacting the Department for Levelling Up, Housing and Communities. The certificate still exists on the secure register and remains valid for legal purposes—it just won’t appear in public search results.
The Property Energy Professionals Association and other industry bodies maintain directories of qualified assessors, though the official government services remain the primary verification source.
Scotland operates its own separate EPC register, accessible via the Scottish Government’s “Scottish EPC Register” website.
For most residential sales in Scotland, sellers must provide a Home Report, which bundles together:
The Energy Report must be produced by a chartered surveyor registered with the Royal Institution of Chartered Surveyors (RICS) or another approved organisation. This differs from the standalone assessor model used elsewhere in the UK.
In Scotland, the EPC is often displayed within the property—for example, in the meter cupboard or close to the boiler—so potential buyers and tenants can easily see the home’s EPC rating during viewings.
Failing to have a valid EPC when required can result in financial penalties, though certain buildings qualify for exemptions under specific criteria.
Certificate TypeTypical Cost RangeDomestic EPC (existing home)£60-£120Domestic EPC (new build with SAP)£150-£300+Non-domestic EPC (small unit)£150-£300Non-domestic EPC (large/complex building)£500-£1,500+
For domestic properties in England & Wales:
For non-domestic properties:
Enforcement is generally carried out by local authority Trading Standards or Building Control teams. They can request evidence that an EPC has been commissioned and take action against non-compliant landlords or sellers.
Not all EPCs are required for every building. Common exemptions include:
Exemptions usually require formal registration on an exemptions register—they’re not automatic. Property owners should document their exemption claim and be prepared to provide evidence if challenged by enforcement authorities.
Improving your property’s EPC rating can lower energy bills, reduce carbon emissions, and increase market value. For landlords, it’s often essential to meet MEES requirements and avoid penalties.
Typical improvement measures mentioned on EPCs include:
Each recommendation on your EPC report shows:
InformationExampleApproximate installation cost band£100-£350, £4,000-£6,000, etc.Estimated annual savings£50-£300 per year typicalImpact on potential ratingShows which band/score you could reach
Typical total upgrade costs to move a home from a low band (F or G) to at least band C can range from around £8,000 to over £25,000, depending on the property’s size, age, and existing condition. These figures are broad 2024 examples—actual costs vary significantly based on property specifics and local contractor rates.
Crucially, improvements only appear on the official EPC record once a new assessment has been carried out and lodged. Completing the work isn’t enough—you need to get an epc inspection done to update your certificate and reflect your home’s energy efficiency improvements.
Homeowners, potential buyers, and tenants can view EPCs for most properties online using national registers.
Where to search:
You can search by property address or, if you already have it, by the EPC’s unique reference number.
The registers allow you to:
This comparison feature is particularly useful when buying. You can see how a property’s energy rating compares to similar homes in the area and factor potential improvement costs into your offer.
Property owners can request that their EPC is not publicly viewable, but it remains accessible to regulators and stays valid for all legal purposes.
Whether you’re a landlord ensuring compliance, a seller preparing to market your property, or a buyer assessing potential energy costs, understanding EPCs gives you practical information to make better decisions. Check your property’s current certificate online, review the recommended improvements, and take action to improve your home’s energy efficiency where it makes financial sense.
