What is an Energy performance certificate?

Energy Performance Certificates: What Sellers, Landlords and Buyers Need to Know

An Energy Performance Certificate, usually called an EPC, shows how energy efficient a property is. It gives the property a rating from A to G, with A being the most efficient and G being the least efficient.

EPCs are used for homes, commercial properties and some public buildings. They help buyers, tenants, landlords and owners understand likely energy use, estimated running costs and possible improvements that could make the property more efficient.

What Does an EPC Show?

An EPC includes an energy efficiency rating, estimated energy costs and recommendations for improving the property. It may also show the potential rating the property could achieve if recommended improvements were carried out.

The rating is based on factors such as insulation, heating systems, hot water, glazing, lighting, property type, age, construction and fuel used. The certificate is intended to give a standardised view of energy performance, although it is not a full building survey.

When Is an EPC Needed?

An EPC is usually required when a property is built, sold or rented. Sellers and landlords should normally make an EPC available when the property is marketed.

The requirement applies to both residential and commercial properties, although there are some exemptions. Anyone unsure whether a property needs an EPC should check the current rules before marketing, selling or letting.

How Long Is an EPC Valid?

An EPC is normally valid for 10 years. If a valid EPC already exists for the property, a new one may not be needed until it expires, unless the owner wants an updated certificate after improvements.

Because an EPC can remain valid for many years, it may not reflect recent upgrades such as new insulation, double glazing, solar panels, heating changes, or other energy-efficiency improvements. A new assessment may be useful where the property has been improved.

EPCs for Landlords

Landlords should check the EPC rating before letting a property. In most cases, a privately rented domestic property in England and Wales must have an EPC rating of at least E unless a valid exemption has been registered.

Letting a property with an F or G rating may breach the Minimum Energy Efficiency Standards unless an exemption applies. Landlords should keep records of EPCs, improvement works, exemptions and advice received.

Commercial Property

Minimum energy efficiency rules also apply to many non-domestic rented properties. Since 1 April 2023, the requirement to have at least an E rating, unless a valid exemption applies, has applied to all privately rented non-domestic properties within scope.

Commercial landlords and tenants should check lease terms carefully, particularly where improvement works, access, service charges, repair obligations or regulatory compliance are involved.

Finding an EPC

The official EPC register can be accessed through GOV. UK's Find an energy certificate service. This allows users to search for existing certificates for properties in England, Wales and Northern Ireland.

There is a separate service for properties in Scotland. Property owners can also use the official register to find an accredited energy assessor where a new certificate is needed.

Who Can Produce an EPC?

An EPC must be produced by an accredited energy assessor. For homes, this is usually a domestic energy assessor. For commercial buildings, a non-domestic energy assessor may be required.

Estate agents, letting agents and solicitors may be able to point owners towards assessors, but a properly accredited assessor must produce the certificate itself.

Common EPC Recommendations

EPC recommendations often focus on improvements such as loft insulation, cavity wall insulation, solid wall insulation, low-energy lighting, heating controls, boiler upgrades, hot water insulation, double or secondary glazing, solar panels or other renewable technology.

Not every recommendation will be suitable for every property. Older, listed, leasehold or unusual properties may need specialist advice before works are carried out.

EPCs and Older or Listed Buildings

Some older buildings, listed buildings or properties in conservation areas may need careful treatment. Energy improvements should not be carried out in a way that damages historic fabric, breaches planning controls or causes damp and ventilation problems.

Owners of listed buildings or heritage properties should take advice before making changes such as replacing windows, insulating walls, changing heating systems or adding external equipment.

Why EPC Ratings Matter

Energy efficiency has become more important due to rising energy costs, mortgage lending, tenant expectations, environmental concerns, and future regulatory risk. A poor EPC rating may affect marketability, rentability, finance options and the cost of bringing a property up to standard.

Buyers and tenants may also consider likely fuel bills, insulation, heating systems, glazing and comfort levels when deciding whether to proceed with a property.

EPCs and Property Transactions

In a sale or letting, the EPC is only one of the factors to be considered. Buyers should still consider surveys, searches, title documents, planning history, building regulation documents and any information provided by the seller.

Tenants should check the EPC rating before signing a tenancy agreement and ask questions if the property appears difficult or expensive to heat.

Can You Opt Out of Public EPC Data?

Some EPC information is publicly searchable through the official register. In certain circumstances, an owner may be able to opt out of having their certificate publicly available.

Opting out does not remove the need to provide an EPC where the law requires one for sale, letting or construction.

When Legal Advice May Be Needed

Legal advice may be needed when a property is being sold or let without a valid EPC, when a landlord is concerned about the Minimum Energy Efficiency Standards, when improvement works affect a lease, or when there is a dispute over who must pay for energy-efficiency upgrades.

Advice may also be important for listed buildings, commercial leases, leasehold flats, properties with tenants in occupation, enforcement notices, exemptions or disputes arising during a sale or letting.

Current Position

EPCs remain an important part of selling, letting and managing property in England and Wales. They provide a standard energy-efficiency rating from A to G and are typically valid for 10 years.

Owners, sellers and landlords should use the official GOV.UK service to check existing certificates, find accredited assessors and understand whether an EPC is required. Landlords should also check whether Minimum Energy Efficiency Standards apply before letting a property.

Disclaimer

Solicitors.com is not a firm of solicitors and does not provide legal advice. The information on this page is for general guidance only and should not be relied upon as a substitute for advice from a regulated solicitor. Property law, EPC requirements and energy efficiency rules can change, and how the law applies will depend on the facts of each case.

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