Can You Sell a House Without an EPC? The Rules for Sellers

No. In England and Wales, you must order an EPC before your home goes on the market. You don’t need the finished certificate on day one, but it must be on its way. This guide covers the timing rules, what happens if you skip it, and how to check whether your home already has a valid EPC.

What the law says

The rules come from the Energy Performance of Buildings (England and Wales) Regulations 2012. In short, you must commission an EPC before you start marketing your home. That means you’ve booked it, even if the assessor hasn’t visited yet.

After that, the clock starts. You should have the certificate within 7 days of marketing. If it’s delayed for a good reason, you get a further 21 days. So 28 days is the absolute limit.

Here’s what the rules expect from you as a seller:

• Check first. An EPC lasts 10 years, so your home may already have one.
• Order one before listing if it has expired or never existed.
• Show it to buyers. Anyone viewing or buying must be able to see it, free of charge.
• Include the rating in adverts. Property listings should show the energy rating.

The duty applies to you, not the buyer. Similarly, it applies whether you sell through an estate agent, online or privately. A word-of-mouth sale still needs an EPC.

Why your estate agent will stop you first

In practice, few sellers ever get near a legal problem. Instead, they get stopped much earlier, at the agent’s desk.

That’s because estate agents carry a legal duty too. They can be fined for marketing a home without an EPC. As a result, most agents won’t put a listing live until the EPC is booked, and some wait until it’s finished.

Property websites add another layer. Listings are expected to show the A to G rating, so a missing one makes the advert look incomplete. Buyers notice that, and it can cost you early viewings.

The same applies later in the sale. For example, the buyer’s solicitor will usually ask for the EPC during conveyancing. Some mortgage lenders want to see the rating too. If it’s missing at that point, the paperwork simply pauses until you provide it.

What happens if you don’t have one

You can be fined. For a home, the penalty is usually £200, and Trading Standards enforce it. The fine can land on the seller or the estate agent.

However, the fine is rarely the biggest cost. Delay usually is. A missing EPC found late can push back your listing, your viewings or even your exchange date. On top of that, booking an assessment in a rush adds stress to a process that’s already tense.

Also bear in mind that an expired EPC counts the same as no EPC. So if yours is more than 10 years old, you’ll need a new one before you list.

Does a low rating stop you selling?

No. There’s no minimum EPC rating for selling a home. You can sell a house rated F or G, as long as it has a valid certificate.

That said, the rating can still matter. Buyers use it to judge running costs, so a low rating may come up during negotiations. Landlord buyers will also look closely, because rented homes must currently reach at least band E. Our EPC rules for landlords guide explains why.

If you’re not sure what your letter means, EPC ratings explained walks through each band. For the basics, see what an EPC certificate is.

Homes that don’t need an EPC

A few buildings are exempt, but the list is short. It includes some listed buildings, temporary buildings and small standalone buildings. GOV.UK lists the exemptions in full.

Age alone doesn’t count. An old house still needs an EPC, even a Victorian one. And even for listed homes, the exemption only applies in limited cases. So if you think your home might qualify, check with your solicitor before you rely on it.

Check your home’s EPC before you call an agent

The simplest step is to check what you already have. 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 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. It’s worth booking before you instruct an agent, so the listing isn’t held up.

Frequently asked questions

Do I need an EPC to sell my house?

Yes. You must order an EPC before your home goes on the market in England or Wales. If your home already has one that’s less than 10 years old, you can use that instead.

Can I sell my house privately without an EPC?

No. The rule applies however you sell, including private sales with no estate agent. In practice, the buyer’s solicitor will ask for it anyway.

Is there a minimum EPC rating to sell a house?

No. You can sell a home with any rating from A to G. However, the minimum band E rule does apply if the home is let, so landlord buyers will check it carefully.

Who pays for the EPC when selling a house?

The seller does, because the duty to have one sits with the seller. A domestic EPC typically costs £60 to £120. With us, it’s a fixed £69 for up to 3 bedrooms or £79 for 4 bedrooms.

How long do I have to get an EPC once my house is on the market?

You must order it before marketing starts. After that, you should have it within 7 days, with a further 21 days allowed if there’s a good reason for the delay. Even so, it’s far simpler to have it in hand before you list.

Does my house need an EPC if it’s very old?

Yes. Age alone doesn’t make a home exempt. Only a few narrow categories qualify, such as some listed buildings, so check with your solicitor if you’re unsure.

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