What this law is
An Energy Performance Certificate (EPC) is a legal document that rates a property's energy efficiency from A (best) to G (worst). It must be produced by an accredited Domestic Energy Assessor.
EPCs are required under the Energy Performance of Buildings (England and Wales) Regulations 2012 (and equivalent Scottish and Northern Irish rules). An EPC is valid for 10 years.
Once commissioned, the certificate must be available within 7 days of the property being marketed and included in any material seen by potential buyers.
Why it exists
EPCs exist to help buyers compare the running costs of different homes, to push the housing stock towards lower emissions, and to give the government data on the energy efficiency of the national housing market.
What it means for you
- If you are selling, you need a valid EPC before your home is listed. Your agent can arrange this or you can do it yourself.
- The EPC rating must appear on every listing — Rightmove, Zoopla, the agent's website, the window card — alongside the headline price.
- If you are buying, the EPC gives you a realistic estimate of annual heating and lighting costs. This is especially useful if you are budgeting.
- Failing to provide an EPC can mean a £200 penalty per listing — charged to the seller or landlord, not the agent.
Red flags to watch for
- ⚠A listing with no EPC rating visible — illegal under UK law.
- ⚠A claim of "EPC on order" for longer than a few days. The certificate must be available within 7 days of marketing.
- ⚠An expired EPC (over 10 years old) still being used on a current listing.
- ⚠Very low EPC ratings (F or G) in homes being marketed at premium prices — factor the running cost into your offer.
How to use it
- 1Check the EPC rating on every listing you view. Both the current and potential ratings are shown.
- 2Download the full EPC PDF for free from the gov.uk EPC register — it shows recommendations to improve efficiency and realistic cost estimates.
- 3If a property has no EPC, raise it with the agent. Escalate to Trading Standards if they ignore you.
- 4For leaseholds, check whether there are planned energy efficiency works that would affect service charges.
Key terms, translated
- EPC rating
- A letter from A to G showing how energy-efficient a property is. A is cheapest to run, G is the most expensive.
- Domestic Energy Assessor (DEA)
- An accredited professional who surveys the property and lodges the EPC on the national register.
- EPC register
- The gov.uk database where every EPC is stored. Free and publicly searchable by postcode.
Official source
This guide is a plain-English summary, not legal advice. For the original text, always go to the official source.
Find an energy certificate on gov.ukFrequently asked questions
How much does an EPC cost?
Typically £60–£120 depending on the size of the property and the assessor.
Do I need a new EPC if mine is from 8 years ago?
No — EPCs are valid for 10 years. Anything within that period is still legally valid.
Can I sell without an EPC if the buyer does not care?
No. The EPC requirement is a legal duty on the seller and the agent. Missing it can mean a £200 penalty even if the buyer never asked.
Do listed buildings need an EPC?
Many listed buildings are exempt, but not all. Check the exact exemption criteria — the agent should know.