What is an EPC?

EPC Definition

An Energy Performance Certificate (EPC) is an official document that rates the energy efficiency of a building on a scale from A (most efficient) to G (least efficient). It shows how much the property costs to heat and power, its carbon dioxide emissions, and recommends improvements that could save energy and money.

EPCs are a legal requirement in England and Wales. You must have a valid EPC before marketing a property for sale or rent, whether it is freehold or leasehold. Certificates are produced by accredited domestic energy assessors and are valid for 10 years from the date of issue.

EPC Rating Bands

The EPC uses a colour-coded scale similar to those found on household appliances. Each band corresponds to a Standard Assessment Procedure (SAP) score out of 100:

The average EPC rating in England is D. New-build properties typically achieve B or C. The government's long-term target is for all homes to reach band C by 2035.

When Do You Need an EPC?

You are legally required to have a valid EPC in the following situations:

• Selling a property: An EPC must be available before the property is listed for sale and included in marketing materials
• Letting a property: Landlords must provide an EPC to tenants before the start of a new tenancy
• Building a new property: A new-build EPC must be produced on completion
• Modifying a building: If significant alterations affect the number of parts designed for separate use

You do not need an EPC for listed buildings (where compliance would unacceptably alter their character), places of worship, temporary buildings used for less than two years, stand-alone buildings with a total useful floor area of less than 50 square metres, or industrial sites and workshops with low energy demand.

EPC for Landlords

The Minimum Energy Efficiency Standards (MEES) regulations set the minimum EPC rating for privately rented properties at E. Since April 2020, this applies to all existing tenancies, not just new ones. Landlords who let a property with a rating of F or G face fines of up to £5,000.

The government has proposed raising the minimum standard to C for new tenancies, though the implementation date has been postponed. Landlords should check the latest position before investing in improvements, as exemptions and spending caps apply.

How to Improve Your EPC Rating

The EPC report includes a recommendations section listing specific improvements and their estimated impact. Common upgrades include:

• Loft insulation: Adding or topping up loft insulation to 270mm can improve ratings by 1-2 bands
• Cavity wall insulation: Filling cavity walls typically saves around £200-£400 per year on heating bills
• Condensing boiler: Replacing an old boiler with a modern A-rated condensing boiler makes a significant difference
• Double or triple glazing: Upgrading from single-glazed windows reduces heat loss substantially
• LED lighting: Replacing halogen and incandescent bulbs with LEDs is a low-cost improvement
• Smart heating controls: Programmable thermostats and thermostatic radiator valves improve efficiency
• Solar panels: Photovoltaic panels can push a property into band A or B

How Much Does an EPC Cost?

EPC assessments typically cost between £60 and £120 for a standard residential property. The price varies depending on the size and location of the property. You can find an accredited assessor through the government's EPC register or comparison websites.

Since the certificate is valid for 10 years, you do not need a new one each time you sell or let the property during that period - as long as no significant changes have been made that would affect the rating.

EPC and House Prices

Research from the Department for Energy Security and Net Zero shows that properties with higher EPC ratings command a premium. Homes rated A or B sell for approximately 5-14% more than equivalent properties rated D. As energy costs rise and regulations tighten, the gap is expected to widen, making energy efficiency an increasingly important factor in property valuations.