what is an epc check

Energy Performance Certificates are a familiar part of selling or renting property in the UK, yet the phrase EPC check still causes uncertainty. Put simply, an EPC check is the process an accredited energy assessor follows to inspect a building and produce its Energy Performance Certificate. The certificate gives the A to G rating that you see on property listings and sets out tailored recommendations to improve efficiency and reduce running costs. Understanding what the check involves, when you need it, and how to prepare can save time, avoid compliance headaches, and often lead to a better outcome.

What an EPC check actually is

An EPC check is a structured, on-site assessment of features that affect a property’s energy use. The assessor records details of the building fabric and services, then enters the data into approved software that models energy performance. The result is the EPC with its current rating, potential rating if recommended works are carried out, estimated energy costs, and carbon impact. Think of it as an energy health report for the building rather than a survey of general condition.

EPCs exist to help buyers, tenants, and owners understand how costly a home might be to heat and power. They also support national goals to cut energy waste by encouraging practical improvements. The check itself is non intrusive. No walls are opened and no wiring is disturbed. Accurate measurement and evidence gathering are the focus, so the more information you can provide, the better.

When an EPC check is required

In domestic property the law requires a valid EPC when a home is built, marketed for sale, or offered for rent. Estate agents will ask for the rating before listing, and buyers and tenants have a right to see the certificate. In the private rented sector, the Minimum Energy Efficiency Standards require most lets in England and Wales to achieve at least an E rating unless a valid exemption has been registered. That requirement applies whether the tenancy is new or ongoing, so landlords must ensure the certificate is current and the rating meets the threshold.

New homes are assessed as they are built and will have an EPC before first sale. Existing homes need a fresh check only when there is no valid certificate on the national register. Certificates last for ten years, which means you can reuse a still valid EPC for later sales or new tenancies. Many owners choose to commission a new check sooner if they have upgraded insulation, windows, heating, or lighting, because the improved rating can make the property more attractive and reduce questions about running costs.

Non domestic buildings also require EPCs on sale or let. The process is similar in principle but uses a different methodology suited to commercial premises and must be carried out by a suitably qualified non domestic assessor.

Who can carry out an EPC check

Only accredited energy assessors may produce EPCs. Domestic assessors are trained to collect evidence consistently and to use the government approved software that underpins the rating. For commercial buildings, you must use a non domestic assessor with the correct level of accreditation for the complexity of the premises. Reputable assessors will be able to confirm their accreditation and will register the certificate so it appears on the national database.

What the assessor looks at

The check is a walk through of the whole property. The assessor will measure the external dimensions to calculate floor area and heat loss. Construction type is recorded because solid walls, cavity walls, and timber frame behave differently. Insulation levels in the loft and, where visible or evidenced, in walls and floors are noted. Windows and doors are assessed for glazing type and draught proofing. Heating and hot water systems are checked, including boiler model, fuel type, flue type, controls, and the presence of thermostatic radiator valves. Secondary heating such as room heaters is recorded. Fixed lighting is reviewed, with the proportion of low energy fittings contributing to the score. Any renewable technologies such as solar photovoltaic panels, solar thermal, heat pumps, or biomass systems are included.

Evidence matters. If insulation is hidden, the assessor will rely on documentation or reasonable assumptions based on age and construction. Providing installation certificates, invoices, or photographs can improve accuracy and avoid conservative assumptions that might reduce the score.

How long the EPC check takes and what you receive

Most houses and flats take around 30 to 60 minutes to inspect, although larger or more complex properties may take longer. You do not need to move furniture, but you should ensure access to the loft, boiler, hot water cylinder, consumer unit cupboards, and all rooms. After the visit the assessor completes the modelling and uploads the certificate to the national register. You receive a copy that includes the current rating, recommendations grouped by payback period, and an indication of the potential rating if you implement the suggested measures. The certificate remains valid for ten years.

Typical costs and what affects the price

For most homes, an EPC check costs in the region of sixty to one hundred and twenty pounds. Smaller flats at a single storey are usually at the lower end, while large or complex houses cost more because they take longer to measure and model. Location can influence price where travel and operating costs differ. Commercial EPCs are priced higher and vary widely with size and complexity because the methodology and evidence requirements are more involved.

Preparing for the assessment

Good preparation helps the assessor work efficiently and can produce a fairer rating. Make the loft safely accessible and clear a route to the hatch. Have to hand any paperwork for insulation, replacement windows, new boilers, heating controls, or renewable systems. If the property has room in roof insulation or internal or external wall insulation, photographs taken during installation can be very helpful. Check that all fixed lights are fitted with LED lamps where possible. Note programming on smart or programmable thermostats to demonstrate the presence of time and temperature control.

How the EPC check fits with other property compliance

An EPC is separate from an Electrical Installation Condition Report, a gas safety check, or a building survey. It does not confirm that installations are safe or compliant with electrical or gas regulations. Its purpose is to assess energy performance. For sellers and landlords it sits alongside other legal documents. A landlord in England will typically hold a valid EPC, an annual gas safety record where gas is present, an electrical safety report at least every five years, and evidence of smoke and carbon monoxide alarms where required. Each document addresses a different aspect of safety or performance.

Common questions and misconceptions

Many owners assume that a poor EPC automatically prevents a sale. That is not the case. A low rating will not block a sale, but buyers will factor expected running costs and improvement work into their decision. In the rented sector, by contrast, the rating does matter because minimum standards apply. If your rental property falls below E and no exemption applies, improvements are needed before letting.

Another misconception is that EPCs are guesses. While the methodology uses standardised assumptions to allow fair comparisons across buildings, it is evidence led. The more information you provide, the more precisely the model reflects your home. It is also worth noting that the EPC estimates energy use under typical occupancy. Your actual bills will vary with household size and behaviour.

Owners sometimes worry that an EPC check will involve drilling or invasive tests. That is not part of the process. The assessor records what can be seen or evidenced. Where information is missing, the software uses age-based defaults. That is why supplying proof of hidden insulation or upgraded components helps.

Improving your rating before or after the check

The certificate includes recommendations ordered by cost and payback. Quick wins often include topping up loft insulation to the recommended depth, replacing old halogen bulbs with LED lamps, fitting smarter heating controls, and draught proofing. Bigger gains come from insulating cavity walls or, in older homes, installing internal or external wall insulation. Replacing an old noncondensing boiler with a modern condensing model and ensuring each room has thermostatic radiator valves can lift the score. Where budgets allow, adding solar photovoltaic panels or switching suitable properties to a heat pump can push ratings higher. If you complete meaningful upgrades, commissioning a new EPC can showcase the improvements to prospective buyers or tenants.

Landlords, tenancies, and EPC checks

For landlords, EPCs are more than administrative paperwork. A valid certificate must be available before advertising the property. Most rented homes must meet at least an E rating unless a lawful exemption has been registered. The rules apply to both new and continuing tenancies. If your certificate expires during an ongoing tenancy, you should renew it to remain compliant. Where works are difficult, landlords can explore exemptions, but these require evidence and formal registration. It is good practice to plan upgrades between lets to minimise disruption and to align energy improvements with other refurbishment work.

Special cases and listed buildings

Some listed buildings or those in conservation areas may be exempt from EPC requirements if the recommended works would unacceptably alter the character or appearance of the property. This is not a blanket exemption and should be considered carefully. If you intend to sell or let a listed home, you should still check whether an EPC is required and whether sensitive measures such as secondary glazing or roof insulation could be accommodated without harming heritage value.

Why an EPC check matters beyond compliance

A good rating can make a listing more attractive and can support higher demand in the sales and rental markets. For occupiers, the improvements suggested often pay back through lower bills and greater comfort. For owners planning future electrical or heating upgrades, the EPC provides a sensible roadmap that can be aligned with wider works such as consumer unit updates, rewire projects, or heating system changes. Used well, the certificate is a practical planning tool as much as a legal requirement.

Key takeaways

An EPC check is a simple, structured inspection carried out by an accredited assessor to produce your property’s Energy Performance Certificate. You need a valid EPC when building, selling, or renting, and most rented homes must achieve at least an E rating. The check is non-intrusive, evidence based, and typically completed within an hour for a standard home. Preparing paperwork and ensuring access helps. Certificates last ten years, but upgrading earlier and commissioning a new EPC can improve marketability and comfort.