An Energy Performance Certificate (EPC) is a legal requirement for most properties in the UK when they are sold, let, or built. This guide explains what an EPC is, what the ratings mean, when you need one, how to get one, and what you can do to improve yours.
What Is an EPC Certificate?
An Energy Performance Certificate (EPC) rates the energy efficiency of a building on a scale from A (most efficient) to G (least efficient). It also provides an estimated annual energy cost for the property and a list of recommended improvements with their potential impact on the rating and running costs.
EPCs are produced by accredited Domestic Energy Assessors (DEAs) following a standard methodology set by the government. The assessment covers:
- The construction of walls, roof, and floors
- Heating systems and controls
- Hot water provision
- Lighting
- Ventilation
- Windows and glazing
The assessor collects data on site and enters it into approved software (SAP: Standard Assessment Procedure) which calculates the EPC rating.
EPC Ratings Explained
| Rating | Band | Description |
|---|---|---|
| 92 to 100 | A | Most efficient |
| 81 to 91 | B | Very efficient |
| 69 to 80 | C | Above average |
| 55 to 68 | D | Average |
| 39 to 54 | E | Below average |
| 21 to 38 | F | Poor |
| 1 to 20 | G | Very poor |
The UK average EPC rating is D (around 60 points). Most pre 1920 solid wall properties score E, F, or G without significant energy efficiency improvements.
The EPC also shows a potential rating, the score achievable if all the recommended measures were implemented. This is useful for understanding the gap between current and best case performance.
When Do You Need an EPC?
An EPC is legally required in England and Wales when a property is:
- Sold: the seller must commission an EPC before marketing begins and provide it to the buyer
- Let: landlords must have a valid EPC before marketing a property to tenants
- Newly built: developers must provide an EPC on completion
You do not need an EPC if you are remortgaging (rather than selling), making improvements only, or if the property is exempt (see below).
EPC validity: An EPC is valid for 10 years. If your property has an EPC on the register that is less than 10 years old, it can be used for a sale or letting without commissioning a new one, though if significant improvements have been made, it may be worth getting a new assessment to reflect them.
EPC Requirements for Landlords
EPC rules are particularly important for landlords. Under the Minimum Energy Efficiency Standards (MEES) regulations:
- Since 1 April 2020, landlords in England and Wales cannot grant a new tenancy for a property with an EPC rating of F or G
- Since 1 April 2023, all existing tenancies must also meet the E rating minimum, including properties where no new tenancy has been granted
A landlord with an F or G rated property must either:
- Carry out improvements to bring the rating to E or above, or
- Register a valid exemption
Proposed tightening of MEES: The government has previously consulted on raising the minimum to C for new tenancies from 2026 and all tenancies from 2028. As of April 2026, final legislation has not been confirmed, but landlords should plan on the basis that a C rating will eventually be required and begin improvements accordingly.
EPC Exemptions
Some properties are exempt from EPC requirements. Exemptions include:
- Listed buildings (where compliance measures would unacceptably alter the character of the building)
- Temporary buildings intended to be used for less than 2 years
- Residential buildings used less than 4 months a year
- Standalone buildings under 50m² of useful floor area
- Industrial sites, workshops, and agricultural buildings not modified for residential use
For landlord exemptions under MEES, where a property genuinely cannot reach an E rating cost effectively, a formal exemption can be registered on the PRS Exemptions Register. Exemptions must be renewed every 5 years and are not automatically inherited by a new landlord.
How to Get an EPC
An EPC can only be produced by an accredited Domestic Energy Assessor. You can find accredited assessors on the government approved register at the EPC Register website (epcregister.com) or through accreditation bodies including:
- Elmhurst Energy
- Stroma Certification
- ECMK
- Sterling Accreditation
The process:
- Book an assessment with an accredited DEA
- The assessor visits your property and takes measurements and notes on construction, heating, and services (typically 30 to 60 minutes)
- The assessor enters the data into SAP software
- The EPC is produced and lodged on the national register
- You receive a copy of the certificate
All EPCs are lodged on the publicly accessible EPC Register where you can look up any property in England, Wales, or Northern Ireland.
How Much Does an EPC Cost?
EPC costs in 2026 range from around £60 to £120 for a standard domestic property. Prices vary by:
- Property size (larger properties take longer to assess)
- Location (assessor availability affects pricing)
- Whether the EPC is standalone or part of a package with other services (e.g., conveyancing, energy audit)
For newly built homes, the EPC is typically produced as part of the building regulations compliance process and may be included in the developer’s handover documentation.
EPC Ratings by Property Type
Average EPC ratings vary significantly by property type and age.
| Property Type | Typical EPC Band |
|---|---|
| New build (post 2010) | B or C |
| 1990s to 2000s semi detached | C or D |
| 1960s to 1980s terrace | D or E |
| Pre 1920 solid wall terrace | E or F |
| Victorian detached, unimproved | F or G |
Properties with gas central heating, double glazing, and loft insulation typically rate at D or C. Properties with solid walls, electric storage heaters, and single glazing often rate at E, F, or G.
How to Improve Your EPC Rating
The EPC itself includes a list of recommended improvements ranked by impact and cost effectiveness. The most impactful measures for typical UK properties are:
Loft Insulation
One of the cheapest and highest impact measures. Properties with uninsulated or under insulated lofts (below 270mm) benefit significantly. Can move a rating by 5 to 10 points.
Wall Insulation
For cavity wall properties, cavity fill insulation makes a major difference. For solid wall properties, external or internal wall insulation is required. Wall insulation can move an EPC by 10 to 20 points or more.
Heating System Upgrades
Replacing an old gas boiler (G rated efficiency) with a modern condensing boiler (A rated) improves the EPC. Moving to a heat pump produces an even larger improvement under the current SAP methodology.
Double or Triple Glazing
Replacing single glazed windows with double glazing is reflected in the EPC calculation and improves the rating.
Solar Panels
Photovoltaic (PV) panels are increasingly common and can add 10 to 20 points to an EPC depending on system size and the property’s energy demand.
Heating Controls
Installing a programmer, room thermostat, and thermostatic radiator valves (TRVs) contributes to the rating. Smart controls may be captured in future SAP versions.
EPC and Property Value
EPC ratings increasingly influence property values. Research by various estate agents and property consultancies has consistently found that:
- Properties rated C or above achieve higher sale prices and shorter marketing times than equivalent properties rated D or below
- The gap between C and D rated properties has widened as energy costs rose
- Buyers and mortgage lenders are increasingly factoring energy costs into affordability assessments
Some green mortgage products offer preferential rates for A or B rated properties, providing an additional financial incentive to improve EPC ratings before a sale.
Looking Up an EPC
All current EPCs for domestic properties in England, Wales, and Northern Ireland are publicly available on the EPC Register (epcregister.com). You can search by postcode to find:
- The current EPC rating and certificate for any property
- The date of the last assessment
- The recommended improvements and their potential impact
- Whether the property has had previous assessments
Scotland has a separate register, managed by the Scottish EPC Register (scottishepcregister.org.uk).
EPC and the Green Homes Grant / Funding Schemes
Many government energy efficiency grant schemes use EPC ratings as an eligibility criterion. Properties with lower EPC ratings (D and below) are typically prioritised for funding through schemes including:
- ECO4: requires a property to be EPC D or below (or E, F, G) to qualify for most measures
- Great British Insulation Scheme (GBIS): targets D or below rated properties
- Boiler Upgrade Scheme: focused on heat pump installation regardless of EPC rating
Improving your EPC rating before it reaches the threshold for a grant scheme could inadvertently disqualify you from funding. If you are planning improvements, speak to an installer about which measures to prioritise to maximise grant eligibility first.
EPC Data and What It Tells Us
The EPC register holds data on tens of millions of properties, creating a uniquely valuable dataset on the housing stock’s energy performance. EPC data analysis reveals:
- The geographical distribution of fuel poor households
- Which property types and construction eras have the worst performance
- The rate of improvement across the UK housing stock over time
- Where investment in energy efficiency would deliver the greatest impact
This data is used by policymakers, researchers, energy suppliers, local authorities, and investors to target programmes and understand the challenge of decarbonising UK housing.
Frequently Asked Questions
How long is an EPC valid? 10 years from the date of issue.
Can I use an old EPC when selling or letting? Yes, if it was issued within the last 10 years and lodged on the national register. However, if significant improvements have been made since the last assessment, a new EPC will reflect these changes and should be commissioned.
Does an EPC guarantee the stated energy costs? No. EPC energy cost estimates are modelled on standard occupancy assumptions. Actual costs depend on how the property is used, the number of occupants, and energy tariffs. The EPC is best used as a comparative measure rather than a precise prediction of bills.
Who can produce an EPC? Only a Domestic Energy Assessor accredited by an approved accreditation scheme. Self assessment is not permitted.
Can I challenge an EPC? Yes. If you believe an EPC is inaccurate, for example, if the assessor has incorrectly noted wall construction or heating type, you can raise a complaint with the accreditation body. Significant errors can result in a corrected certificate being lodged.
Does every room need to be assessed? The assessor assesses the whole dwelling, not individual rooms. They need access to all habitable areas, the loft, and the boiler or heating system.
Is an EPC the same as a home survey? No. An EPC assesses only energy efficiency. A home survey (Level 2 HomeBuyer Report or Level 3 Building Survey) assesses the structural condition, defects, and risks of the property. The two are produced by different professionals under different accreditation regimes.
Information correct as of April 2026. EPC regulations, minimum energy efficiency standards, and grant eligibility criteria are subject to change, check current government guidance for the latest requirements.