An Energy Performance Certificate is a standardised report on how energy-efficient a building is. It gives the building a score and a band from A (best) to G (worst), lists the features that produced that score, and recommends improvements. It is valid for 10 years GOV.UK, and in England, Wales and Northern Ireland you must have one, or have ordered one, before you market a property for sale or rent GOV.UK.
What the certificate actually shows
Front and centre, two things:
- The current rating. Where the building sits today on the A to G scale, shown on the chevron chart this site borrows its design from. The score behind the band is a SAP score from 1 to 100+ GOV.UK SAP.
- The potential rating. Where the building could sit if you carried out the certificate's recommended improvements. A house can be a D with a potential of B; that gap is the to-do list.
Below the headline, the certificate itemises each element: walls, roof, windows, heating, hot water, lighting. Each gets a star-style efficiency judgment, so you can see exactly what drags the score down. The recommendations section then lists measures with indicative costs and the band each would help you reach.
Who issues it
An accredited domestic energy assessor. They visit the property, survey it under the RdSAP methodology (an assessment standard for existing homes; the EPC vs SAP page untangles the acronyms), and lodge the result on the official register. You find one through the government's assessor search GOV.UK, or through any letting or estate agent, who will arrange it for you at a margin.
When you legally need one
| Situation | Requirement |
|---|---|
| Selling a property | Order an EPC before marketing; provide it to buyers GOV.UK |
| Letting a property | Valid EPC before marketing, plus a band E minimum in England and Wales under MEES; see the landlord ruleset |
| Newly built property | An on-construction EPC must be lodged before handover; see new-build EPCs |
| Living in your own home | No requirement. The certificate can expire without consequence until you next sell or let |
Some buildings are outside the net entirely: places of worship, some listed buildings, temporary buildings in use for under 2 years, stand-alone buildings under 50 square metres, and holiday lets rented for under 4 months a year GOV.UK. The exemptions page takes each in turn.
What it costs and how long it takes
There is no fixed government fee; assessors set their own prices GOV.UK. The cost page breaks down what is verifiable about pricing, including the scheme fees assessors themselves pay per certificate. Before paying anyone: the property may already have a valid EPC from a previous sale or letting, and checking the register is free GOV.UK register.
If you market without one
Trading standards can issue a penalty charge notice. For a dwelling the penalty is £200 per breach under the 2012 regulations SI 2012/3118; the penalties page covers the full schedule, including the much larger MEES fines for letting below band E.
Where next
- What the A to G bands mean, including the SAP points behind each
- How long an EPC lasts and when early renewal backfires
- Check the register before paying for a new assessment
- Fines and penalties for getting it wrong