EPC to Sell My House

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Do I Need an EPC to Sell My House?

Getting an Energy Performance Certificate (EPC) is one of the first legal steps you’ll need to do if you want to sell your home in the UK. Knowing when you need an EPC, what it implies for your sale, and the rules that are in place right now will help you avoid delays and possible fines.

Legal Requirement: Yes, You Need an EPC

Before you can sell your home in England, Wales, Scotland, or Northern Ireland, you need to have a valid EPC. Since 2008, this has been a legal obligation, and not following it can lead to fines of up to £200.

The EPC must be:

  • Commissioned before marketing begins – not just before completion
  • Made available to prospective buyers at the earliest opportunity
  • Valid for 10 years from the date of issue
  • Displayed in any marketing materials including online listings

How to Get an EPC for Your Property Sale

To obtain an EPC, you’ll need to hire an accredited energy assessor (also known as a Domestic Energy Assessor or DEA). The process is straightforward:

  • Find an accredited assessor through official registers or your estate agent
  • Book an assessment – typically takes 30-60 minutes
  • Receive your certificate – usually within 24-48 hours
  • Cost: £60-£120 depending on property size and location

The energy assessor will inspect your property’s:

  • Insulation (loft, walls, floors)
  • Heating system and controls
  • Windows and glazing
  • Lighting
  • Renewable energy installations

Understanding Your EPC Rating and Property Sale

Your EPC rating can significantly impact your property’s marketability. The certificate rates your home from A (most efficient) to G (least efficient) and includes:

  • Current energy efficiency rating
  • Potential rating after improvements
  • Estimated annual energy costs
  • Environmental impact (CO2 emissions)
  • Recommendations for improvement with costs and savings
Your Property Sale

How EPC Ratings Affect Property Sales

Higher ratings (A-C):

  • More attractive to buyers concerned about running costs
  • Can justify higher asking prices
  • May sell faster in competitive markets
  • Appeal to environmentally conscious buyers

Middle ratings (D-E):

  • Most common in UK housing stock
  • Generally acceptable to buyers
  • May prompt negotiation on price
  • Buyers may factor improvement costs into offers

Lower ratings (F-G):

  • Can deter some buyers
  • May reduce offers due to perceived high running costs
  • Buyers may request price reductions
  • Property may take longer to sell

Improving Your EPC Rating Before Selling

If your EPC rating is lower than expected, consider making improvements before listing. Even modest upgrades can boost your rating:

Quick wins to increase EPC rating:

  • Replace old boiler with modern condensing model
  • Add or top up loft insulation to 270mm
  • Install LED lighting throughout
  • Upgrade heating controls (smart thermostat, TRVs)
  • Draught-proof windows and doors

Higher impact improvements:

  • Cavity or solid wall insulation
  • Solar PV panels
  • Double or triple glazing
  • Heat pump installation

EPC Exemptions: When You Don't Need One

While most properties require an EPC when selling, certain buildings are EPC exempt:

Listed buildings – Both listed buildings and properties in conservation areas may be exempt if compliance would “unacceptably alter their character or appearance.” However, this exemption isn’t automatic. You must apply for an exemption certificate, and each case is assessed individually. The question “do listed buildings need an EPC” doesn’t have a simple yes/no answer – it depends on whether energy efficiency measures would harm the building’s historic character.

Other exemptions include:

  • Buildings used for worship
  • Temporary buildings with planned use of under 2 years
  • Stand-alone buildings under 50m²
  • Industrial sites, workshops, and non-residential agricultural buildings
  • Properties due for demolition (with evidence)
  • Holiday accommodation rented out for less than 4 months per year

If you believe your property qualifies for exemption, you’ll need to register for an EPC exempt certificate to avoid penalties.

sell the property

EPC Regulations and Landlord Rules

If you’re a landlord selling a rental property, understanding current epc regulations is crucial. New epc rules for landlords require all rental properties to have a minimum EPC rating of E since April 2020. Properties rated F or G cannot be legally rented without exemption.

Regarding new epc regulations for landlords in 2025, while the government previously proposed requiring rental properties to achieve a minimum rating of C by 2025-2030, these plans have been delayed. The timeline is currently under review, though the E rating minimum remains firmly in place.

When selling a rental property with a low rating, potential landlord-buyers will factor in improvement costs, which may affect your sale price. Some sellers choose to make improvements before selling to maximize value.

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Frequency Asked Question

An Energy Performance Certificate remains valid for exactly 10 years from the date of issue. Once you obtain an energy performance certificate for your property, you won’t need to commission another assessment for a full decade unless you want to reflect significant improvements you’ve made. The 10-year validity period applies whether you’re selling, renting, or simply keeping the certificate on file. If your energy performance certificate expires before you market your property, you’ll need to arrange a new assessment from an accredited assessor.

An EPC check involves a comprehensive inspection of your property conducted by a qualified assessor who examines all energy-related features. During the EPC check, the assessor inspects insulation levels in your loft, walls, and floors, evaluates your heating system including boiler type and age, examines all windows to determine if they’re single, double, or triple glazed, reviews your lighting installations, and identifies any renewable energy systems like solar panels.

 Smart landlords are proactively improving their properties beyond minimum requirements, as higher EPC ratings attract quality tenants, justify higher rents, and reduce void periods. Financial support is available through government schemes to help landlords meet the new EPC rules for landlords, including the ECO4 scheme and local authority grants for energy efficiency improvements.

The energy performance certificate price varies considerably based on multiple factors that homeowners should consider when budgeting for this essential document. For standard residential properties, the energy performance certificate price typically ranges between £60 and £120, making it an affordable compliance requirement. The energy performance certificate price depends primarily on property size—smaller one-bedroom flats usually cost toward the lower end around £60-£80, while larger four-bedroom detached houses may reach £100-£120 or more. Regional location significantly affects the energy performance certificate price, with assessments in London and the South East generally costing more than those in other UK regions due to higher operating costs and demand.

Improving your EPC rating from E to C requires strategic investment in proven energy efficiency measures. To improve EPC rating from E to C, start with insulation—upgrade loft insulation to 270mm thickness and install cavity wall insulation if available, as these provide the foundation for better efficiency.

An energy assessor is a certified professional qualified to conduct Energy Performance Certificate inspections and produce official EPC reports for properties. Energy assessors must complete rigorous training and maintain accreditation through government-approved schemes to legally operate. When selecting an energy assessor, verify their credentials through official registers, check their professional experience and customer reviews, and confirm they carry appropriate professional indemnity insurance.

While an electrical certificate is not legally mandatory to sell a house in the same way an EPC is required, it’s increasingly expected and strongly recommended. An Electrical Installation Condition Report (EICR), commonly called an electrical certificate, provides buyers confidence that your property’s electrical systems are safe and meet current standards, making the selling process smoother and potentially protecting your sale price.

EPC requirements commercial property owners must understand differ from residential rules in several important ways. All commercial property being sold, rented, or constructed needs a valid Energy Performance Certificate before marketing begins, with the certificate displayed prominently where visitors can see it. EPC requirements commercial property assessments must be conducted by accredited energy assessors specifically qualified for non-domestic buildings, as these use different methodologies than residential evaluations.

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