What Is an EPC Certificate? A Plain-English Guide

An EPC (Energy Performance Certificate) rates how energy efficient a home is, from A (most efficient) to G (least efficient). You need one when you sell, let or build a home in England or Wales, and it lasts 10 years. This guide explains what the certificate shows, when you need one, and how to check if your home already has one.

What an EPC certificate is

An EPC is a short report on a home’s energy use. An accredited assessor visits, records how the home is built and heated, and then enters the details into approved software. The software works out the rating, so the assessor doesn’t pick the letter by hand.

Most people only look at the letter. However, the certificate packs in much more than that. Here’s what you’ll usually find:

• Current and potential rating. Where the home is now, and where it could be after the suggested upgrades.
• A building summary. Walls, roof, windows, heating, hot water and lighting, each marked from very poor to very good.
• Estimated energy costs. These are based on standard use, not your real bills.
• Recommended improvements. Each one comes with a rough cost and its likely effect on the rating.
• Key dates and details. The assessment date, expiry date, certificate number and the assessor’s accreditation.

The estimated costs catch a lot of people out. They use standard heating hours and a standard household, so your own bills could be higher or lower. That’s why they’re best used to compare one home with another, rather than to predict what you’ll pay.

Similarly, the recommendations are a menu, not a to-do list. You don’t have to carry out any of them to sell a home. If you’re a landlord, though, they often show the cheapest route to the minimum rating you need.

The A to G rating in brief

Every EPC gives a home a letter and a score out of 100. The higher the score, the more efficient the home. Here’s how the scores map to the letters:

The score matters because it shows how close a home is to the next band. For example, a score of 69 is just inside band C, whereas 68 is the top of band D. So a small job, such as topping up loft insulation, can sometimes tip a home over the line.

The certificate also shows a potential rating. This is the score the home could reach if you made the recommended changes. It’s an estimate, not a promise. For a fuller look at each band, see EPC ratings explained.

When you need an EPC

You need an EPC in three situations. In each case, the rule is about the moment you market or complete the home, not about living in it.

• Selling. You must have an EPC, or have ordered one, before the home goes on the market. Buyers must also be shown it.
• Letting. You need a valid EPC before you advertise the home, and you must give your tenant a copy.
• Building. A new home needs an EPC once it’s finished.

If you simply live in your home and aren’t selling or letting, you don’t need an EPC at all. However, if you do need one and don’t have it, you can be fined. For a home, the penalty is usually £200.

Landlords also have a minimum rating to meet. At the moment, most rented homes must reach at least band E. On top of that, the government has confirmed that privately rented homes must reach the equivalent of band C by 1 October 2030. That’s confirmed policy rather than law so far, and one deadline covers both new and existing tenancies. Our EPC rules for landlords guide covers the detail, including exemptions and cost caps.

A few buildings don’t need an EPC. These include some listed buildings, temporary buildings and small standalone buildings. GOV.UK lists the exemptions.

How long an EPC lasts

An EPC lasts 10 years from the date it was lodged. During that time, you can reuse it for any sale or new let. So if your home was sold or let in the last few years, it may already have a valid certificate.

An expired EPC doesn’t break the law on its own. Instead, you only need a new one when you next sell or let. Even so, it pays to check the expiry date early, because an agent won’t market a home until the EPC is sorted.

Bear in mind that a new EPC won’t always match the old one, even if nothing has changed. That’s because the assessment method is updated from time to time. As a result, the same home can come out a little higher or lower.

What happens at an EPC assessment

An accredited domestic energy assessor visits the home. They look at the walls, loft, windows, boiler and heating controls, hot water and lighting. They also measure the rooms and take photos as evidence. For a typical house, the visit takes under an hour.

You can’t produce your own EPC, even if you know a lot about insulation. Only an accredited assessor can lodge one on the national register.

If you’ve had work done, keep the paperwork handy. For example, window certificates, insulation guarantees and boiler install records all help. Without proof, an assessor may have to assume the worst for anything they can’t see. Our guide on how to get an EPC certificate walks through the steps.

How to check if your home already has an EPC

Before you book anything, check whether a valid certificate already exists. It takes about a minute, and it could save you the cost of a new one.

With our free EPC rating check, you enter a postcode and pick the address. You’ll then see that home’s 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.

What an EPC costs

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

Is an EPC a legal requirement?

Yes, but only when you sell, let or build a home. In those cases, you must have one before the home is marketed. If you’re just living in your home, you don’t need one.

Can I sell my house without an EPC?

No. You must have an EPC, or have ordered one, before the home goes on the market. In practice, most estate agents will ask for it before listing, so it’s worth checking early.

Can I do my own EPC?

No. Only an accredited domestic energy assessor can produce an EPC and lodge it on the national register. However, you can check the register yourself for free to see if one already exists.

Do I need a new EPC after home improvements?

No, there’s no legal need to update it. Still, a new EPC may show a better rating once the work is done. So if you’re planning to sell or let, it often makes sense to wait until the work is finished and then book one.

What happens when an EPC expires?

Nothing happens straight away. You only need a new one when you next sell or start a new let. Landlords should check the 2030 band C rules, though, because meeting them will need an up-to-date certificate.

Where can I find my EPC certificate?

Every lodged EPC sits on the government register, and you can download the full certificate there for free. Alternatively, our free lookup shows the rating and expiry date for one property at a time.

Is an EPC the same in Scotland?

Scotland also uses EPCs, but it has its own register and rules. This guide and our lookup cover England and Wales only. For a Scottish home, search the Scottish EPC Register instead.

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