Energy Performance Certificates explained: What every homeowner should know

An Energy Performance Certificate, commonly referred to as an EPC, is a document that rates the energy efficiency of a residential property on a scale from A to G. Band A represents the most efficient and Band G the least. The certificate has been a legal requirement for properties being sold or let in England since 2008, and understanding what it contains and how to use it is useful for buyers, sellers, landlords, and tenants alike.

When an EPC is required

A valid EPC must be in place before a property is marketed for sale or let. According to Zoopla's EPC guide, if a property does not have a valid certificate, the seller or landlord must commission one before marketing begins. The government's own guidance confirms that sellers must use all reasonable efforts to obtain an EPC within seven days of beginning to market, with a further 21 days allowed where this is not possible. For new build properties, the builder is responsible for providing the EPC at completion.

An EPC is not required if you are not selling or letting the property. There is no legal requirement for an owner-occupier who has no current plans to sell or let to hold a valid certificate, though it remains a useful document for understanding the property's energy performance.

What the certificate contains

The EPC contains more information than the letter rating alone. It shows the property's current energy efficiency score and its potential score if the recommended improvements were carried out. It provides an estimate of typical annual energy costs, broken down by heating, hot water, and lighting. It lists the main features of the property's construction and systems, including insulation levels, glazing, and heating type, and gives each a rating from very poor to very good.

The recommendations section is often the most practically useful part of the document. It sets out specific improvements that would raise the rating, with an estimated installation cost range and an estimated annual saving for each measure. Rightmove's EPC guide highlights this section as a valuable starting point for homeowners considering energy improvements, as it translates the abstract rating into specific, costed actions relevant to that particular property.

How long an EPC is valid

An EPC is valid for ten years from the date it was issued. If a property has been sold or let previously, there may already be a valid certificate registered. You can check whether a property has a current EPC by searching the government's Find an Energy Certificate service at gov.uk, which is free to use and allows you to download the full document.

What the rating means for buyers

For buyers, the EPC provides an objective indication of how much a property is likely to cost to heat and power. A property rated Band C will typically cost less to run than a comparable property rated Band E or below, and that difference accumulates over years of ownership. When comparing properties of similar size and price, the EPC rating is a practical factor to include in the assessment alongside location and condition.

What the rating means for landlords

Private landlords in England cannot let a property rated below Band E without a registered exemption. The current minimum is Band E and has applied to all tenancies since April 2020. The government has confirmed a target for all privately rented properties to reach Band C by October 2030, though the secondary legislation to make this mandatory has not yet been passed. Landlords should check the current rating of each property in their portfolio and begin planning any required improvements well in advance of that deadline.

How to get an EPC

EPCs must be produced by an accredited domestic energy assessor. The assessor visits the property, inspects its construction, heating systems, insulation, windows, and lighting, and uses a government-approved methodology to calculate the rating.

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