The law requires you to have an Energy Performance Certificate (EPC) before your property can go on the market. Getting this sorted promptly keeps the whole process moving without unnecessary hold-ups.
Here we explain what an EPC is, what you will be charged for it, how your rating could affect the selling process, and a few recent developments worth knowing about.
What is an EPC?
An Energy Performance Certificate rates the energy efficiency of your home between A and G, with A being the most efficient. You have probably seen the colour-coded chart for efficiency ratings on fridges and washing machines. The principle is the same with buildings.
The certificate covers the energy your home uses for heating, hot water, and lighting, and includes estimated yearly running costs. It also provides suggestions for efficiency improvements and gives an environmental impact score for the property. A trained domestic energy assessor visits to survey the property and produces the certificate. It is valid for 10 years from the date of issue.
The rating is based on a standard occupancy assumption (two adults and two children), rather than your actual household. Your actual household energy use may be significantly different. However, it provides buyers with a reasonable basis for comparison.
Do you need an EPC to sell your house?
You do. The law in England, Wales, and Northern Ireland requires you to have an EPC before selling. This both applies to those selling through an agent and selling privately. The onus is on the seller.
The energy rating must be included in online advertisements, printed details, and any other promotional material. If not, Trading Standards can issue a penalty notice of £200.
In Scotland, before a property is put on the market, sellers require a full Home Report which combines an EPC, a property survey, and a questionnaire.
We often get asked if an EPC is required for private sales. It certainly is.
When is an EPC not required?
There are a few exceptions to this law. Properties that don’t require an EPC before selling are:
- Listed buildings, but only where the required energy improvements would unacceptably alter the building's character or appearance. This is a narrow, conditional exemption, not an automatic one, so most listed homes still need an EPC. Your local conservation officer can advise.
- Temporary structures built to stand for fewer than two years
- Properties used fewer than four months a year, including certain holiday lets.
- Stand-alone buildings under 50 square metres in floor area.
- Places of worship.
- Buildings awaiting demolition, provided all the relevant consents are already secured.
Most residential sales in London and the South East will not fall into any of these categories, but it is worth checking.
How to get an EPC
It is far easier than many vendors imagine: search the government's website for an accredited assessor, make sure they have domestic energy assessor accreditation, arrange a visit (many assessors can get to you within a few days), and let them inspect your heating system, insulation, glazing, lighting, and hot water. They will need to see every room, including the loft. You will have your certificate within hours or a couple of days at most. No intrusion, no drilling, no mess.
Selling through John D Wood & Co.? Your local office can arrange an EPC on your behalf, one less thing to coordinate during a busy period.
How much does an EPC cost?
Expect to pay between £60 and £120. The cost varies depending on property size, type, and location. Larger homes in central London will be at the higher end of this range.
There is no standard charge, so two or three quotes are well worth the five minutes they take. Booking directly with an assessor will usually cost less than going through your estate agent, who may add a mark-up. In the overall costs of selling, this is a small line item, and having it prepared from day one means no delays once your property is on the market.
How long does an EPC last?
Ten years. If you have a certificate that has not expired, it does not matter how many times the home has changed hands in that period.
If you’re not sure whether you already have one, you can search the government's EPC register by postcode. Certificates have been recorded there since 2008, so a good number of properties are listed.
A new EPC rating can greatly work in your favour. If you have improved your insulation, changed the boiler, or installed new glazing since the last assessment, then commissioning a fresh EPC could mean an improved rating, increasing the selling price.
Does your EPC rating affect the sale price?
Increasingly, yes. Figures from the Mortgage Advice Bureau show that homes rated C attract roughly 3% more than comparable D-rated properties. The gap widens sharply at the lower end. E-rated homes fetch 8.8% less, and those in bands F or G trail by 19.6%.
For period properties in London and the South East such as Georgian townhouses, Victorian terraces, and Edwardian villas the situation is more complicated. Buyers who fall in love with a 19th-century house on a tree-lined street are not walking away because of a D rating. But they are building improvement costs into the offer they make. A seller who has already attended to the obvious upgrades like loft insulation, draught-proofing, and a modern boiler, removes that discount from the conversation.
We raise this with clients during every valuation. In some cases, an investment of a few hundred pounds before marketing can make a measurable difference to the eventual sale price.
How to improve your EPC rating before selling
Where your rating has room to improve, these are the measures that make the greatest difference:
- Loft insulation with at least 270mm of depth
- Cavity wall insulation if you have unfilled cavities
- A modern condensing boiler running above 90% efficiency
- Double or triple glazing (particularly worthwhile in older homes)
- LED lighting throughout
- Smart heating controls with programmable thermostats and zone capability
The
Boiler Upgrade Scheme currently offers grants of up to £7,500 towards replacing fossil-fuel heating with a heat pump, though pumps are not suitable for every property or budget.
It’s worth knowing that, since June 2025, assessors record much more detailed evidence during inspections. This includes specific boiler model numbers, glazing manufacturers, insulation types. If you have had work done, hold onto the paperwork. Without it, the improvement may not be reflected in your new certificate.
EPC changes coming in 2025–2030
The system itself is evolving. The government confirmed in January 2026 that the existing single-cost metric will be replaced with four separate measures: energy cost, fabric performance, heating system, and smart readiness. The aim is to give buyers and tenants a more practical breakdown of what they are dealing with. Existing certificates will remain valid until their 10-year expiry.
For landlords, or sellers whose properties have rental appeal, the incoming minimum rating requirements are worth tracking. The current floor is an E rating. That will rise to C for new tenancies, with a backstop of 2030 for all rental properties. The spending cap on required improvements will increase to £10,000. If your buyer is an investor, they will certainly be thinking about this.
Frequently asked questions
Do you still need an EPC to sell a house?
Yes, it remains a legal requirement throughout England, Wales, and Northern Ireland. You must have commissioned one before marketing begins.
Do estate agents pay for the EPC?
The seller pays. Your agent can arrange the assessment for you, but expect to pay a premium compared with booking an assessor yourself.
How can I improve my EPC from D to C?
Loft insulation, cavity wall insulation, a modern boiler, and double glazing are the highest-impact upgrades. Your current EPC includes recommendations for your property so it's best to start there.
What are the EPC changes in 2026 for UK landlords?
A minimum rating of C will apply to all private rented tenancies from 1 October 2030. The landlord spending cap rises to £10,000.
Ready to sell?
John D Wood & Co. has been
selling homes across London and the South East for more than 150 years. Whether you need help arranging an EPC, pricing your property, or navigating the sale from start to finish, your local office is here.
Request an expert valuation and let us get things moving.
