What is an Energy Performance Certificate?
An Energy Performance Certificate, commonly known as an EPC, is an official document that rates the energy efficiency of a building on a scale from A (most efficient) to G (least efficient). Think of it as a nutritional label for your home — but instead of calories and fat, it measures how much energy your property uses and how much it costs to heat and power.
EPCs were introduced in England and Wales in 2007 as part of the EU Energy Performance of Buildings Directive. They have since become a fundamental part of the UK property market, required by law whenever a home is built, sold, or rented out. Scotland and Northern Ireland have their own versions with slightly different rules.
The certificate provides two key pieces of information: your property's current energy rating and its potential rating — what it could achieve if you made the recommended improvements. This makes it not just a snapshot of where your home stands, but a roadmap for making it more efficient.
Every year, millions of EPCs are created across the UK. As of 2026, over 28 million domestic EPCs have been lodged on the official register, covering the vast majority of properties that have been sold or rented in the past two decades.
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You are legally required to have a valid EPC in the following situations:
- Selling a property: You must have an EPC before marketing your home for sale. It must be available to potential buyers from the very first day the property is listed. Estate agents are required to include the EPC rating in property advertisements.
- Renting a property: Landlords must provide a valid EPC to tenants before the start of a new tenancy. Since April 2018, rental properties in England and Wales must also meet a minimum EPC rating of E under the Minimum Energy Efficiency Standards (MEES). Read more about EPC rules for landlords.
- Building a new property: A new-build EPC must be produced when construction is completed, based on the as-built specifications rather than design plans.
The requirement applies to virtually all domestic and commercial buildings. However, there are some exemptions for certain types of property.
What Does an EPC Contain?
An EPC is more detailed than many people realise. Here's what you'll find on a typical domestic EPC:
- Energy efficiency rating (A–G): The headline figure, displayed as a colourful chart similar to the one you see on appliances. A is deep green (most efficient) and G is red (least efficient).
- Environmental impact rating (A–G): A separate score measuring the property's carbon dioxide emissions, also on the A–G scale.
- Estimated energy costs: A breakdown of how much the property is likely to cost to heat, light, and provide hot water per year, based on standard usage patterns.
- Recommended improvements: A prioritised list of changes you can make to improve your rating, along with estimated cost savings and the potential new rating after each improvement.
- Property details: Information about the building's construction, insulation, heating system, glazing, and other features that affect energy performance.
The estimated costs on an EPC use standardised assumptions about occupancy and energy prices, so they won't exactly match your actual bills. However, they provide a useful comparison between different properties and help you understand where energy is being used — and wasted.
The A–G Rating Scale
EPC ratings are based on a points system from 1 to 100 (and sometimes above 100 for very efficient new builds with renewable energy). Each letter band covers a range of points:
| Rating | Score Range | Description |
|---|---|---|
| 92–100+ | Extremely efficient — typically new builds with solar panels and heat pumps | |
| 81–91 | Very efficient — well-insulated, modern heating | |
| 69–80 | Good — above average for UK housing stock | |
| 55–68 | Average — the most common rating in the UK | |
| 39–54 | Below average — improvement recommended | |
| 21–38 | Poor — significant improvements needed | |
| 1–20 | Very poor — highest energy costs and emissions |
The average EPC rating in England and Wales is band D, with a typical score of around 60 points. Around 40% of all properties fall into this band. Only about 4% of homes achieve an A or B rating, while roughly 8% are rated F or G.
For a deeper dive into what each rating means in practice, see our guide to EPC ratings explained.
What Happens During an EPC Assessment?
An EPC assessment is carried out by a qualified Domestic Energy Assessor (DEA). Here's what to expect:
- Booking: You contact an accredited assessor and arrange a visit. You can find assessors through accreditation schemes like Elmhurst Energy, Quidos, or Stroma.
- The visit: The assessor visits your property and spends 30 to 60 minutes inspecting various features. They'll look at walls (construction type and insulation), the roof and loft (insulation depth), windows (single, double, or triple glazing), the heating system (boiler type, age, and controls), hot water system, lighting, and any renewable energy installations.
- Data entry: The assessor enters the data into approved software (such as RdSAP — Reduced Data Standard Assessment Procedure) which calculates the energy rating based on standardised methodology.
- Certificate produced: The EPC is generated and lodged on the national register within a few days. You'll receive the certificate, which is also publicly available online.
You don't need to prepare anything special for the visit, but it helps to have information about your boiler (model and age), any recent improvements (like insulation), and access to the loft if you have one. The assessor will not move furniture or lift carpets — they work with what's visible and accessible.
How Much Does an EPC Cost?
The cost of an EPC varies depending on your location and the size of your property. As a rough guide for 2026:
- 1–2 bedroom flat: £35–£60
- 3 bedroom house: £50–£80
- 4+ bedroom house: £70–£120
- Large or unusual properties: £100–£150+
Prices tend to be higher in London and the South East, and lower in the North and Wales. It's worth getting quotes from multiple assessors, but be wary of extremely cheap options — quality matters, and a poorly conducted assessment could undervalue your property's efficiency.
For a detailed breakdown, see our guide to EPC costs in 2026.
How Long is an EPC Valid?
An EPC is valid for 10 years from the date it was issued. After that, you'll need a new one if you want to sell or rent the property. However, you can choose to get a new EPC at any time — for example, if you've made significant energy improvements and want your updated rating reflected.
There's no obligation to get a new EPC just because your current one is getting old, as long as you're not selling or letting the property. If you're simply living in your home, your existing EPC remains valid for reference even after 10 years.
Learn more in our EPC validity guide.
Exemptions — Who Doesn't Need an EPC?
While most buildings require an EPC, there are some exemptions:
- Listed buildings: Properties that are officially listed or in a conservation area may be exempt if compliance would unacceptably alter their character or appearance.
- Temporary buildings: Structures intended for use for less than two years.
- Places of worship: Churches, mosques, synagogues, and other religious buildings.
- Standalone buildings under 50m²: Very small non-residential buildings that are not dwellings.
- Industrial sites and workshops: Where the main purpose is not providing residential accommodation.
- Buildings due to be demolished: If you have all necessary planning and conservation consents for demolition.
- Holiday lets rented for less than four months per year: Some short-term lets may be exempt, though this varies.
Even if your property is exempt, you might still want an EPC for your own information. It can help you understand your energy costs and identify improvements.
Penalties for Not Having an EPC
If you sell or let a property without a valid EPC, you could face financial penalties:
- Domestic properties: A fine of up to £5,000 for failing to make an EPC available to a prospective buyer or tenant.
- Commercial properties: Fines range from £500 to £5,000 depending on the rateable value of the property.
- Misleading information: Providing false or misleading information on an EPC is a separate offence.
Trading Standards officers enforce EPC requirements and can issue penalty charge notices. Estate agents and letting agents are also under a duty to ensure EPCs are in order before marketing properties.
Tip: Always get your EPC sorted before you start marketing your property. It's a legal requirement from day one of advertising, and the last thing you want is a fine — or a delayed sale — because of a missing certificate.
Frequently Asked Questions
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