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If you’re selling a property, renting one out, remortgaging, or simply trying to understand why your energy bills feel so high, there’s a good chance you’ll come across an Energy Performance Certificate (EPC).

For many people, EPCs feel a bit confusing at first. You get a rating, a long list of recommendations, and plenty of technical wording. But, it’s not always obvious what actually matters or whether you should be worried about the result.

The good news is that EPCs are usually much more straightforward once you understand what they’re designed to show. And in many cases, even small improvements can help improve your rating, lower running costs, and make the property more appealing to buyers or tenants.

This guide explains how Energy Performance Certificates work, when you legally need one, what assessors actually check, and what homeowners and landlords should realistically focus on.

What is an Energy Performance Certificate?

You've probably heard the term before, but what actually is an Energy Performance Certificate?

Essentially, an EPC is a snapshot of how energy efficient a property is. It gives the property a rating from A (most energy efficient) to G (least energy efficient).

The certificate also estimates:

• Typical energy costs

• Carbon emissions

• Recommended improvements that could improve efficiency and reduce running costs

In practice, many people first see an EPC when they’re selling or renting out a property. But buyers and tenants are paying more attention to them now too, particularly with energy prices remaining high.

Why EPCs matter more than they used to

A few years ago, many homeowners barely looked at EPC ratings. But things feel very different now.

Before committing to a property, buyers and tenants want to know about:

• Heating costs

• Insulation quality

• How efficient the boiler is

• Whether the property is draughty (and therefore potentially more expensive to heat)

Landlords are also under increasing pressure to improve rental property efficiency standards.

So while an EPC might once have felt like a box-ticking exercise, it’s now become a much more important part of buying, selling and renting property.

When do you need an EPC?

In most cases, you’ll need a valid Energy Performance Certificate if you’re:

• Selling a property

• Renting out a property

• Building a new property

• Marketing a property for sale or rent

And it’s good to know, an EPC is normally valid for 10 years. Therefore if you already have a valid certificate, you usually won’t need a new one until it expires - even if ownership or tenants change during that period.

EPC rules for landlords

If you’re renting out a property, EPC regulations are particularly important.

Under current Minimum Energy Efficiency Standards (MEES), most privately rented properties must usually achieve at least an EPC rating of band E unless an exemption applies.

If a property falls below this level, landlords may need to make improvements before legally renting it out.

Common improvements made to rental properties include:

• Installing loft insulation

• Upgrading the heating system

• Improvements to glazing

• Draught-proofing measures

• Swapping to low-energy lighting

What do buyers and tenants actually look at on an EPC?

Most people don’t study every page of an EPC report in detail.

Usually, they focus on:

• The overall rating

• Estimated running costs

• Heating efficiency

• Recommended improvements

For buyers especially, a poor EPC can sometimes raise concerns about:

• How expensive the property might be to heat

• How well insulated the property is

• Older heating systems

• Future upgrade costs

That doesn’t mean lower-rated homes won’t sell (many older homes naturally score lower), but buyers are increasingly aware of energy efficiency in a way they weren’t a few years ago.

How to make an old home energy efficient

Improving your home’s energy efficiency is a great way to reduce the energy you use and save money on your energy bills. But how do you make an old home energy efficient?

Learn more

What affects an EPC rating?

An accredited EPC assessor will look at several parts of a property to decide on its final EPC score. This typically includes:

• Insulation levels

• Windows and glazing

• Boiler efficiency

• Heating controls

• Lighting

• Property age and construction type

• Renewable energy systems

What usually improves an EPC rating the most?

Some home upgrades have a much bigger impact on an EPC rating than others.

Common EPC recommendations include:

• Improving loft insulation

• Installing cavity wall insulation

• Replacing an older boiler

• Upgrading to double glazing

• Switching to LED lighting

• Installing solar panels

• Improving heating controls

Should you worry about a low EPC rating?

Many perfectly good homes have relatively modest EPC ratings, particularly:

• Victorian properties

• Solid-wall homes

• Older terraces

• Rural properties

An EPC should usually be viewed as a guide rather than a judgement on the property overall.

Having said that, if your home has a particularly low rating, it may be worth understanding:

• Which improvements are realistic

• Which recommendations offer the best value

• Whether changes would genuinely reduce energy bills

In many cases, homeowners tackle improvements gradually over time rather than all at once.

What happens during an EPC assessment?

An EPC assessment is usually fairly straightforward.

An accredited domestic energy assessor will visit the property and inspect the:

• Walls

• Floors

• Roof and loft insulation

• Windows and doors

• Heating systems

• Lighting

• General property layout

They’ll also measure the property and collect information needed to calculate the rating.

You can expect most assessments to take:

• Around 30 minutes to 1 hour for smaller homes

• Longer for larger or more complex properties

Can you do your own Energy Performance Certificate?

Unfortunately not. EPCs must legally be carried out by an accredited domestic energy assessor.

Even if you own the property, you can’t produce a valid EPC yourself unless you’re properly qualified and registered to carry out assessments.

How much does an EPC cost?

EPCs are usually one of the lower-cost property-related assessments, with costs typically ranging between £65–£120.

The exact price usually depends on:

• Property size and type

• Layout and number of bedrooms

• Location

• Urgency of the booking

Our EPC cost guide has a more detailed breakdown of current Energy Performance Certificate costs.

Checklist: Energy Performance Certificates explained

• Check whether your current EPC is still valid

• Confirm the assessor is accredited

• Compare a few quotes before booking

• Ask when the certificate will be issued

• Review the improvement recommendations carefully

• Focus first on realistic, cost-effective upgrades

• Keep a copy of your EPC for future sales or tenancy agreements

Find an EPC assessor near you

Whether you’re preparing to sell, rent out a property, or simply want to understand your home’s energy performance better, an accredited EPC assessor can explain the process clearly and help you understand the results.

Before booking, it’s worth checking that the assessor is properly accredited, what’s included in the fee, how quickly the certificate will be issued, and whether recommendations are included in the report.

Then request quotes from local assessors to get a better idea of the typical pricing in your area.

FAQs

Do I need an Energy Performance Certificate?

In most cases, you'll need an EPC if you’re selling, renting out, or marketing a property. EPCs are a legal requirement in many property transactions.

How long is an EPC valid for?

An Energy Performance Certificate is usually valid for 10 years.

Can I do an EPC on my own property?

You can’t do an EPC on your own property unless you’re a qualified and accredited EPC assessor. EPCs must legally be completed by registered professionals.

What does an EPC assessor check?

An EPC assessor checks things like insulation, heating systems, windows, lighting and the overall construction of the property to calculate its energy efficiency.

Is EPC rating D good or bad?

An EPC rating of D is fairly typical for many UK homes. It’s not considered especially energy efficient, but it’s also not unusual, especially for older properties.

Does double glazing improve EPC ratings?

Yes, double glazing can help improve an EPC rating by reducing heat loss through windows and improving overall energy efficiency.

Should you follow EPC recommendations in order?

Usually, yes. EPC recommendations are often listed in a sensible order based on expected impact and cost-effectiveness, so starting near the top normally makes practical sense.

How quickly can you get an EPC certificate?

Many assessors issue EPC certificates within a few days of the survey, although faster turnaround times are sometimes available.

When should the Energy Performance Certificate first be available for the tenant to view?

For rental properties, tenants should be able to view a valid EPC before the tenancy begins. If you’re marketing a property to rent, the EPC should usually be available early in the process. Failing to provide one where legally required can result in financial penalties.

Are there fines for not having an EPC?

If an EPC is not in place within seven days of a property being put on the market, there's a penalty of £200. Plus, as a landlord if you don't bring the property up to band E (and you don't have an exemption), you could also face fines of up to £4,000.

What’s the difference between an EPC and a gas safety certificate?

An EPC measures energy efficiency, while a gas safety certificate confirms gas appliances and installations are safe to use. They’re completely different legal requirements.

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