What is an EPC Certificate? | Energy Performance Certificates Explained

An Energy Performance Certificate (EPC) is an official document that rates the energy efficiency of a building on a scale from A (most efficient) to G (least efficient). Every property sold, let, or built in England and Wales must have a valid EPC. It is a legal requirement — not optional.

What Does an EPC Measure?

An EPC measures how energy-efficient a property is based on its construction, insulation, heating system, lighting, and windows. The assessment produces two key outputs:

Current Energy Efficiency Rating — where the property sits right now on the A–G scale, expressed as a number from 1 to 100
Potential Energy Efficiency Rating — where the property could reach if recommended improvements were made

The certificate also includes a breakdown of estimated energy costs per year for heating, hot water, and lighting, along with specific recommendations for improvements that would raise the rating.

Who Issues an EPC?

EPCs are produced by qualified Domestic Energy Assessors (DEAs) who are accredited through government-approved schemes including Elmhurst Energy, STROMA, and Quidos. The assessor visits the property (typically for 30–60 minutes), inspects the building fabric, heating system, insulation, windows, and lighting, then enters the data into approved software that calculates the rating.

The completed certificate is automatically lodged on the official EPC register, where it can be viewed by anyone using the property's address or certificate reference number.

When Do You Need an EPC?

You need a valid EPC in the following situations:

Selling a property — you must have an EPC before the property is marketed. The fine for failing to provide one is up to £5,000.
Letting a property — landlords must provide an EPC to tenants before a tenancy agreement is signed. The current minimum rating for rental properties is EPC E, rising to EPC C by October 2030.
New builds — the developer must provide an EPC for each new dwelling.
Commercial properties — non-domestic buildings also require an EPC when sold or let, though these use a different assessment method and different assessors.

How Long is an EPC Valid?

An EPC is valid for 10 years from the date it is issued. You do not need to renew it during this period unless you want an updated rating — for example, after making significant improvements to the property. A buyer or tenant can rely on an existing valid EPC even if it was commissioned by a previous owner or landlord.

What Does the Certificate Look Like?

The EPC document is typically four pages and includes:

The coloured A–G rating chart showing current and potential ratings
Estimated energy costs per year (heating, hot water, lighting)
A summary of the property's energy features (walls, roof, windows, heating)
Recommended improvements with estimated cost ranges and potential rating impact

Where Can You Find Your Existing EPC?

All EPCs issued since 2008 are stored on the government's EPC register. You can search by postcode or certificate reference number. If your property has had an EPC in the last 10 years, it will appear in the register and you may not need a new one.

Are There Any Exemptions?

A small number of property types are exempt from the EPC requirement:

Listed buildings where compliance would unacceptably alter the building's character or appearance
Temporary buildings with a planned use of less than 2 years
Standalone buildings under 50 square metres
Places of worship
Properties rented for less than 4 months per year (holiday lets under 4 months)

See the full list: EPC exemptions explained

The 2026 EPC Reform

The EPC system is undergoing its biggest change since introduction. The current methodology (SAP/RdSAP) is being replaced by the Home Energy Model (HEM), which will assess properties using four new metrics instead of the single A–G band: Fabric Performance, Heating System, Smart Readiness, and Energy Cost.

The new system is expected to launch in late 2026. Existing EPCs will remain valid for their full 10-year term — there is no need to get a new certificate just because the system changes. Only certificates issued after the launch date will use the new format.

How Much Does an EPC Cost?

An EPC typically costs between £35 and £120 depending on property type, size, and location. Flats are cheapest and large detached houses most expensive. Read the full breakdown: EPC certificate cost.