Energy Performance Certificates (EPCs): What Buyers and Sellers Need to Know
An Energy Performance Certificate — almost universally known as an EPC — is a document that rates the energy efficiency of a property on a scale from A (most efficient) to G (least efficient). EPCs are a legal requirement in the UK property market and affect both buyers and sellers. Understanding what they mean, when they are required, and what the ratings imply can save you time, money, and surprises.
What Is an EPC?
An EPC provides an assessment of a property's energy efficiency and its environmental impact. It includes a current energy efficiency rating (A–G), an estimate of typical energy costs, and a list of recommended improvements that could improve the rating. The certificate is produced by an accredited domestic energy assessor following an inspection of the property.
EPC ratings reflect the energy efficiency of the building itself — its insulation, heating system, windows, and other features — rather than the energy consumption habits of the current occupants.
When Is an EPC Required?
An EPC is legally required before a property can be marketed for sale or rent in England and Wales. For sales, it must be available to prospective buyers at the point of marketing — it cannot be produced after you have listed. If you are selling a property and your existing EPC has expired (they are valid for 10 years), you must commission a new one before listing.
There are some exemptions — listed buildings are exempt, as are certain protected structures where energy efficiency improvements would be prohibited by heritage protections. Most residential properties, however, require a valid EPC.
EPC Ratings Explained
| Rating | Description | Typical Properties |
|---|---|---|
| A (92–100) | Most efficient | New builds, Passivhaus |
| B (81–91) | Very efficient | Modern builds |
| C (69–80) | Good | Post-1980s homes, upgraded older stock |
| D (55–68) | Average | Most UK housing stock |
| E (39–54) | Below average | Older unimproved properties |
| F (21–38) | Poor | Pre-war solid-wall properties |
| G (1–20) | Very poor | Unimproved historic buildings |
The average EPC rating for UK homes is currently around D. Most modern and recently renovated properties achieve C or above.
Why Does the EPC Rating Matter for Buyers?
A property's EPC rating directly affects running costs. A home rated G will cost significantly more to heat and power than one rated C. As energy prices have risen, buyers are increasingly factoring EPC ratings into their purchasing decisions and offers. Properties with poor EPC ratings may be harder to sell or attract lower offers, particularly as awareness of energy costs grows.
Additionally, mortgage lenders are beginning to factor energy performance into lending decisions. Some lenders offer green mortgage products with preferential rates for properties rated A or B. Conversely, properties with very poor EPC ratings may face stricter lending criteria in the future.
EPC Requirements for Landlords
For rental properties, the minimum EPC requirement in England is currently E. Properties rated F or G cannot legally be let. The government has been consulting on raising the minimum to C for new tenancies — landlords with older stock should be aware of this potential requirement and plan accordingly, as bringing a D or E-rated property up to C can involve significant investment in insulation, glazing, and heating systems.
How Much Does an EPC Cost?
A residential EPC typically costs between £60 and £120. The assessment takes about 30–45 minutes for a typical house. You can commission one through an accredited domestic energy assessor — search the national EPC register or use a comparison service to find assessors in your area.
Can You Improve an EPC Rating?
Yes. Every EPC includes a list of recommended improvements ranked by potential impact. Common improvements include loft and cavity wall insulation, upgrading to a modern condensing boiler, installing double or triple glazing, adding solar panels, and switching to a heat pump. Some improvements attract government grants — check the current position on schemes such as the Great British Insulation Scheme and ECO4, which provide funding for eligible households.
This article is for general guidance and reflects EPC requirements in England and Wales as of early 2026. Regulations are subject to change. Always check the latest requirements with a qualified assessor or the relevant government guidance.