What is an EPC? And do I need one when selling a house?
What is an EPC - Energy Performance Certificate – and do I need one to sell or rent my home? Or am I exempt? How much do they cost? How quickly can I get one? And why are they so important? We've got all the answers...
What is an EPC?
An EPC – or Energy Performance Certificate – ranks properties in terms of energy efficiency. The most energy efficient homes are rated A while the lowest are rated G. This rating will take into account the potential energy performance of the property itself and its services, such as heating, hot water etc.
EPCs use a colour coded system so that you can clearly see the rating – it’s like when you buy a new kitchen appliance, which has a coloured sticker telling you how energy efficient the appliance is.
EPCs also include:
- Information about the property’s estimated energy use and costs
- Recommendations about how to make your home more energy efficient and cheaper to run. These could include everything from installing insulation to switching to energy-saving lightbulbs.
- An Energy Performance Certificate will give an indication of how much these measures may cost to install as well as how much you can expect to save on your energy bills after you’ve made the upgrades.
EPCs are valid for 10 years from the date of issue, or until a newer Energy Performance Certificate is created for the same property.
However, when consider what is an EPC rating, bear in mind the energy efficiency rating uses ‘standard occupancy’ assumptions which are typically two adults and two children. This could be very different from how the people living in the house actually use things like heating and lighting in the home.
Do I need an EPC when selling a house?
Yes, you need an EPC when you’re selling a house or renting out a property in England, Wales and Northern Ireland. An EPC is also required when a property is built.
Sellers in Scotland have to provide a more extensive “home report”, which includes an EPC, as well as a survey and a property questionnaire.
An EPC must be commissioned before the property is put on the market and it must be available to be shown to prospective buyers or tenants if requested. However, there are some exemptions – read on for more on these.
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Is there a minimum EPC rating to sell a property?
No, there is no minimum EPC rating to sell a property. However, a higher EPC rating may make your property more appealing to potential buyers.
Do I need an EPC for a listed building?
Listed buildings may be exempt from needing an EPC, although the government says ‘you should get advice from your local authority conservation officer if the work would alter the building’s character’.
When is an Energy Performance Certificate not required?
EPCs are not required for:
- Holiday accommodation and residential buildings used less than 4 months a year
- Industrial sites and workshops
- Buildings that are to be demolished
- Buildings intended to be used for less than 2 years
- Stand-alone buildings with less than 50 square metres of useful floor space
- Places of worship
How to get a copy of my EPC Certificate?
You may already have a valid EPC and it’s easy to find out by checking the government’s EPC register in England and Wales. For properties in Scotland check the Scottish EPC register and similarly the Northern Ireland EPC register.
The requirement to have an EPC has been the law since 2008, so it may have one. However, once completed, the EPC is only valid for 10 years.
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How much does an Energy Performance Certificate cost?
An Energy Performance Certificate (EPC) costs between £60 and £120. The cost will vary depending on:
- the size of your property
- location of your property
- the type of building.
There isn’t a set price so you should compare quotes from energy assessors to get the best deal. For more information read our guide How much does an EPC cost
How to get an EPC Certificate
Many people get an EPC when selling a house through their estate agent for convenience. But this is generally the pricier option. Don’t forget to negotiate or save yourself the hassle by arranging your own EPC independently; you can do this by finding local Domestic Energy Assessors in your area.
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Can I get an EPC online?
Yes, you can book your EPC online but having one carried out requires a physical survey of your home.
How long does it take to get an Energy Performance Certificate?
The whole process of getting an Energy Performance Certificate can take up to around 10 days, this includes:
- You should be able to book a visit for the assessment within the week.
- The EPC assessment may take up to an hour, although it will depend on the size of the property.
- You should get the report back in a matter of hours to a few days. But check this with the company before you commission them.
EPC checklist: What to expect from a domestic energy assessment
The accredited Domestic Energy Assessor will visit your property and consider a number of factors when establishing how energy efficient your house is. The EPC checklist will include:
- The overall size of the property
- The type of insulation used and how much of it is used
- What heating system the property uses
- Whether the windows are single, double or triple-glazed.
- The type of lighting used
The Domestic Energy Assessor will need access to all rooms including the loft. But when considering what is an EPC, the domestic energy assessment is non-invasive so no drilling or other invasive measures are needed.
How to read an EPC
We’ve looked at what is an EPC – now how do you read them? EPCs differ depending on where abouts in the UK your property is located and whether it’s a new build or existing property. But every energy performance certificate will include the basic information first such as the property type, address and floor size. It will also include the Domestic Energy Assessor’s name and contact information.
Here’s what your EPC contains in more detail:
- The energy efficiency rating: Your property’s current and potential energy efficiency rating will be clearly shown. EPCs use a colour coded system which makes them easier to read.
- Breakdown of a property’s energy performance: Your EPC will list the features of your property such as your walls, roof, windows and mains heating and give each a rating from very good to very poor
- Environmental impact of the property: The environmental impact of your property will be shown as an A to G rating. Again, this is based on average occupancy and use.
- How to improve this property’s energy performance: The EPC will include a list of measures for improving the property’s energy performance. It’s recommended that you follow the steps in order as each step builds on the one before it so that you can save the most energy.
- Estimated energy use and potential savings: This will show the estimated cost of how much the average household living in the property would spend on heating, lighting and hot water. And it will show the potential savings too if the measures are implemented – although this will be based on a typical household in that property – it’s not tailored to you.
How can a good EPC rating benefit me?
There are a number of ways you may benefit from a good EPC rating including:
- Lower energy bills: The better your EPC rating, the more energy efficient your property will be. In turn, this should mean lower energy bills.
- Improve property value: If you’re thinking about selling your property, improving its energy rating could improve the value – although you’ll need to weigh up the costs.
- Better mortgage rates: You may be possible to access lower mortgage rates if your EPC rating is good enough to qualify for a green mortgage.
- Reduce your carbon footprint: Increasing your property’s energy efficiency will reduce your carbon emissions.
How can I find the EPC if I’m buying a house?
If you’re looking to buy a property, the EPC rating should be shown on the property listing. If it isn’t, speak to the estate agent or alternatively you can go to the EPC register to search by address.
What is an EPC useful for if I’m buying?
So what is an EPC useful for if you’re buying a house? It’s an important source of information. It will tell you how much you’ll be likely to pay on your energy bills and what changes you can make in the future to improve the property’s energy efficiency – and how much these improvements are likely to cost.
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What if I don’t get an Energy Performance Certificate?
If you do not get an EPC when selling a house or you’re a landlord, you could be fined up to £5,000.
What is an EPC: Rules for landlords
If you’re letting out your property it must have a minimum EPC rating of E unless you qualify for certain exemptions.
Under the Minimum Energy Performance of Buildings Bill, the government had proposed to increase this to a minimum EPC rating of C for new tenancies from 2025 and for all rental properties by 2028, where practical, cost-effective and affordable. Under the current rules the amount landlords need to spend in order to get properties up to EPC band E is £3,500. Then they can register an ‘all improvements made’ exemption. But under the proposed changes this threshold would have increased to £10,000.
But in September 2023, the government said it would ‘scrap policies to force landlords to upgrade the energy efficiency of their properties’. And instead they will be encouraged to ‘do so where they can’.
However, if you’re a landlord there are reasons why you may still wish to improve your property’s energy efficiency, for example it may make the property more appealing to new tenants as their heating bills will be lower.
What is an EPC: What homeowners need to know
EPC ratings are important for homeowners too. While you live in your home there are no rules on the minimum EPC rating you have to have. But the lower the band your property is in the more you’re likely to have to spend on your energy bills. Analysis by property consultancy JLL found a typical household living in a home with a rating of G would pay a staggering £3250 a year more for their energy than those in properties in Bands A, B and C.
And plans are afoot to try to encourage homeowners to increase their EPC rating. In the Minimum Energy Performance of Buildings Bill, the government proposes that it wants all homes to achieve at least an EPC band C by 2033 ‘where practical, cost-effective and affordable’.
How to improve your EPC rating
The steps you can take to improve your EPC rating should be listed on your EPC. However, some of the common ways to improve a property’s energy efficiency are:
- Getting insulation such as loft insulation installed: Find out more in our guide on How to make your home more energy efficient.
- Replacing your boiler: Not only can this improve your EPC rating but you can also get a grant of up to £7,500 to cover part of the cost of replacing fossil fuel heating systems (including oil, gas and electric) with a heat pump or biomass boiler. But they’re not right for everyone. Find out more in our guide Heat pump grants – and how to get one.
- Double glazing: New windows can improve the aesthetics of your home, and they keep your home warm and improve its energy efficiency thereby reducing energy bills. Find out more in our guide Replacing windows: What to expect.
Do I need an EPC after undertaking energy efficiency improvements?
You don’t have to. But if you’re aiming to improve your EPC rating, then we would recommend getting an Energy Performance Certificate before (If you don’t have a valid one) and after the changes. This will allow you to track the impact of your energy efficiency improvements.
We advise using the same assessor or firm to avoid the risk that even after improvements are made, a discrepancy in approach or equipment used in the assessment means you don’t get a higher rating. You could also ask the assessor’s advice on your home improvements before you invest.
I think my new EPC is wrong – who can I turn to?
If you want to challenge your EPC rating or your certificate contains an error you should contact the energy assessor who carried out the report first. You’ll find their details on the energy performance certificate and you can ask them to re-assess your home based on your concerns. For example if you think they recorded the wrong appliances on your EPC or that they missed off an important factor. But if you’re not happy with the response you can appeal to the accreditation scheme the assessor is licensed by. You should also find the details on your certificate.
Similarly if you have any queries your first point of contact should be the energy assessor who carried out the report. And if they can’t help, contact the accreditation scheme.
What will fail an EPC?
If you’re considering what is an EPC you may be asking what will fail an EPC. But there is no pass or fail, you simply get a rating and a score. Although, as we explain above there are different rules for landlords.
What is an EPC – can I do the assessment myself?
No. To get an EPC for your property in the UK, you’ll need to use an accredited energy assessor.
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