Can You Do Your Own EPC? Why You Need an Accredited Assessor

No, you can’t do your own EPC. Only an accredited domestic energy assessor can produce one and lodge it on the government register. This guide explains why a home-made report won’t count, what you can do yourself, and how to check whether your home already has a valid certificate.

Why a self-made EPC doesn’t count

An EPC only becomes valid once it’s lodged on the national EPC register. At that point, it gets its own reference number. Agents, solicitors and councils check the register for that number, rather than looking at any paperwork you hand them.

A report you make yourself never reaches the register. So nobody can look it up, and it has no legal weight. That’s true however official it looks.

There’s a good reason the process is locked down. Every assessor uses approved software, and they must belong to a government-approved accreditation scheme. The scheme checks their work and handles complaints. As a result, buyers and tenants can trust that two EPCs were worked out the same way.

Online EPC calculators are not EPCs

Some websites let you type in details about your home. In return, they show a letter grade and a colourful chart. It can look very much like a real certificate.

However, these tools only give an estimate. Nobody has visited the home, and the result isn’t lodged anywhere. So no estate agent, letting agent or conveyancer will accept it.

Estimates can also be wrong in either direction. For example, a calculator might say C when a proper assessment finds D. If you’re a landlord, that gap matters, because rented homes must currently reach at least band E. On the other hand, a low estimate might worry you for no reason.

Calculators do have one use, though. They can give you a rough feel for which upgrades might help before you book a real assessment.

Who can produce an EPC

For homes, it must be a domestic energy assessor, often shortened to DEA. They’re trained to survey homes, and they must be a member of an approved accreditation scheme. Without that membership, they can’t lodge a certificate.

That means a general tradesperson can’t do it either. For instance, an electrician, surveyor or builder can only produce an EPC if they’re also accredited as an energy assessor.

Checking an assessor is simple. First, ask which accreditation scheme they belong to, and check their membership with the scheme. If you book with us, we check every assessor’s accreditation for you. Once your EPC is lodged, the certificate itself shows the assessor’s name and scheme, so you know who to contact if something looks wrong.

What you can do yourself

You can’t skip the assessor. Still, there’s plenty you can do to save time and help the rating come out right.

• Check the register first. An EPC lasts 10 years, so your home may already have a valid one.
• Gather your paperwork. Insulation guarantees, boiler install records and window certificates all help. Assessors can only record what they can see or what you can prove.
• Clear access. The assessor needs to reach the loft hatch, the boiler and the heating controls.
• Finish any upgrades first. If you’re about to add loft insulation or a new boiler, book the assessment after the work is done.

The paperwork point matters more than most people think. For example, cavity wall insulation is hidden inside the walls. Without a guarantee or invoice, the assessor may have to assume it isn’t there. Our guide on how to get an EPC certificate covers the visit step by step.

Common mistakes to avoid

Most people who try to skip an assessor aren’t cutting corners. Instead, they’re trying to save time or money. But these mistakes can leave you without a valid EPC halfway through a sale or a let.

• Treating an online calculator as an EPC. It isn’t lodged, so it doesn’t count.
• Assuming an old certificate still works. Once it’s more than 10 years old, you can’t use it for a new sale or let.
• Using energy bills instead. Bills show what you use, not how well the building holds heat.
• Paying someone who isn’t accredited. If they can’t lodge it, you haven’t got an EPC.
• Assuming a listed home is exempt. Listed status alone doesn’t mean you’re off the hook. The exemption only applies in limited cases.

The fix for most of these is the same. Check what you already have before you do anything else.

Check your home’s EPC first

With our free EPC rating check, you enter a postcode and pick the address. You’ll then see the rating, the date it was lodged and when it expires. It’s free, needs no sign-up, and shows one property at a time. The data comes from the government EPC register, although we aren’t the official register ourselves.

If you’re not sure what the letters and scores mean, EPC ratings explained walks through each band. For the basics, see what an EPC certificate is.

If you need a new EPC

A domestic EPC typically costs £60 to £120. The price depends on the size of the home and where it is. With us, it’s a fixed £69 for up to 3 bedrooms or £79 for 4 bedrooms. Our guide to how much an EPC certificate costs explains what affects the price.

If your certificate has expired or you’ve never had one, you can book an EPC assessment with us. An accredited assessor carries out every EPC, and we confirm the appointment with you.

Frequently asked questions

Can I do my own EPC certificate?

No. Only an accredited domestic energy assessor can produce an EPC and lodge it on the national register. A report you make yourself won’t be on the register, so agents and solicitors can’t use it.

Can an electrician do an EPC?

Only if they’re also accredited as a domestic energy assessor. Electrical qualifications on their own don’t cover EPC work. So always ask which accreditation scheme someone belongs to before you book.

Can I use an online EPC calculator instead?

No. A calculator gives a rough estimate, but it isn’t lodged on the register and has no legal value. However, it can help you think about upgrades before a real assessment.

Can I use the EPC from when I bought the house?

Yes, as long as it’s less than 10 years old. It stays valid for its full 10 years, even if you’ve improved the home since. That said, if you’ve made upgrades, a new EPC may show a better rating.

Does each flat in a converted house need its own EPC?

Yes. Each self-contained flat needs its own EPC. In other words, you can’t share one certificate across several flats, even in the same building.

What happens if I let my home without an EPC?

You can be fined, and the penalty for a home is usually £200. You must also give your tenant a copy of the EPC. On top of that, rented homes must currently reach at least band E. Our EPC rules for landlords guide covers the detail.

For more on ratings, costs and landlord rules, browse all our EPC guides.