Yes, you must have an energy performance certificate when you are selling a property, and the same rule applies if you are marketing a home to let. You must order one before you market your property, and the certificate remains valid for 10 years.
Do you need an energy certificate to sell your house?
GOV.UK states that you must have an EPC when you are selling a property. The certificate rates the energy efficiency of the building and gives it a score from A to G. Buyers and tenants can use the rating to compare how energy efficient properties are.
You pay an accredited assessor to visit the property and calculate this rating. Your estate agent may be able to arrange the assessment for you, or you can find an assessor independently. The assessor visits the property to work out the rating.
They do not carry out a structural survey or look for building defects. The certificate rates energy efficiency and does not describe defects.
Do you need an energy certificate to let a property?
The rules for landlords are similar to the rules for sellers, but they include a strict minimum standard. You must order an energy certificate before you market a property to let. The rating must also be shown in any rental listing.
GOV.UK domestic private rented minimum standard guidance states that covered rental properties legally require an EPC. Since 1 April 2020 landlords may not let or continue letting covered properties rated below E without a valid exemption.
This means that if a covered rental property is rated F or G, you may not let it without a valid exemption. You can read more about the minimum EPC rating rules to understand what landlords must do. Trading Standards or the local council can confirm how enforcement works.
When you must order the certificate
You must order the certificate before you market your property to sell or rent. You cannot wait until you have found a buyer or a tenant to arrange the assessment. Propertymark notes that agents must be satisfied that an energy certificate has been commissioned for the building before it is listed for sale or rent.
Getting a new certificate before marketing is best practice. It helps avoid delay when your agent is ready to list the property. If you are arranging the assessment yourself, you will need to pay an accredited energy assessor directly.
Ask the assessor how soon the certificate will arrive, and pass it to your estate agent so the rating can appear in the listing.
How long an energy certificate lasts
The certificate stays valid for 10 years unless a newer one has been produced for the property. This means you do not automatically need to pay for a new assessment every time you sell or find a new tenant. If the previous owner's certificate was issued less than 10 years ago, it may still be valid today, so check the register.
However, if you have made significant changes to the property, you might choose to commission a new assessment voluntarily. Major improvements to the property may change its energy efficiency.
A new assessment may give a different rating. A certificate stays valid for 10 years unless a newer one has been produced for the property.
How to check the energy certificate register
Before you pay an assessor, you should always check the free government register first to see if your property already has a valid certificate. The GOV.UK find an energy certificate service covers England, Wales and Northern Ireland. It holds the records for homes, business properties and public buildings.
You can search by postcode, street name and town, or certificate number. Scotland has a separate service for its own property records. Checking the register is free and will show you whether a certificate is held for your home and whether it is still valid.
What must appear in the property listing
Propertymark guidance notes that a valid EPC rating must be shown in any property listing produced by the seller, landlord or agent. This rule applies unless the building has a valid exemption.
Ask your agent to confirm that the rating will appear in every listing, and check the listing once it goes live. The rule covers listings produced by the seller, landlord or agent, so it matters whoever writes the advert.
What happens if you do not have one?
GOV.UK states that you can be fined if you do not get an EPC when you need one. Trading Standards or the local council can confirm how this enforcement works in your area.
For property professionals, the penalties are highly specific. Propertymark states that failure to comply with the law could result in a fine of up to £200 per advertisement, which Trading Standards can levy on an estate or letting agent. That is Propertymark's wording for agents, not a figure from GOV.UK.
Propertymark says agents must be satisfied that an EPC has been commissioned for the building before it is listed for sale or rent, so expect your agent to ask about it.
Buildings that do not need an energy certificate
Certain types of buildings are entirely exempt from the energy certificate rules. If your property falls into one of these specific categories, you do not need to order an assessment before you sell or let it. The estate agent can market the property without displaying an energy rating.
GOV.UK lists the following exemptions:
- Temporary buildings used for under two years.
- Stand-alone buildings under 50 square metres of useful floor space.
- Certain low-energy industrial, workshop or non-residential agricultural buildings.
- Some buildings that are due for demolition.
- Holiday lets rented under four months a year or under a licence to occupy.
- Residential buildings used under four months a year.
- Places of worship.
- Listed buildings where meeting minimum energy standards would unacceptably alter their character or appearance.
Being a listed building does not automatically mean you are exempt from needing a certificate. The exemption only applies if making the recommended energy improvements would unacceptably alter the historic character or appearance of the property.
Rules for England, Wales, Scotland and Northern Ireland
The registers differ by nation. The GOV.UK find a certificate service covers properties located in England, Wales and Northern Ireland. Scotland operates its own distinct system and register.
In Scotland, GOV.UK states that the EPC must be displayed in the property, for example in the meter cupboard or next to the boiler.
Why an energy assessment is not a home survey
Many homeowners confuse the energy certificate with a structural survey, but they are entirely different services. An EPC rates energy efficiency. It is not a report on the condition of the building and does not describe defects such as damp or structural problems.
When you sell a house, you provide the energy certificate, but the buyer will arrange their own home survey to check the condition of the property. Home surveys follow three levels set by RICS and are sold at a fixed fee quoted up front. The price is driven by the survey level, property value, size, age, complexity and location.
The table below shows the typical price ranges for the three RICS survey levels.
|
Survey level |
Typical price range |
|---|---|
|
Level 1 |
£300 to £450 |
|
Level 2 |
£400 to £950 |
|
Level 3 |
£600 to £1,500 or more |
These are typical 2026 ranges rather than quotes, and local fees will differ.
The Level 1 survey describes condition, flags risks and urgent defects, and suits conventional, newer homes in good condition. The Level 2 survey suits conventional homes in reasonable condition and adds advice on repairs and maintenance. It comes as a survey only or a survey and valuation, and is a visual, non-intrusive inspection.
The Level 3 survey is the most detailed and suits older, larger, altered, unusual or run-down homes, or homes you plan to alter. Reports use condition ratings shown as traffic lights to highlight the severity of any problems.
What to expect when the buyer books a survey
Once you have accepted an offer, the buyer will instruct a surveyor to inspect your home. You will need to allow the surveyor access to the property to carry out their checks. Inspections take roughly one to two hours for a Level 1 survey, two to four hours for a Level 2 survey, and four to eight hours for a Level 3 survey.
The surveyor carries out a visual inspection of the property. They will not lift carpets, move your furniture or test the gas and electrical services. Reports usually follow within about 3 to 10 working days.
If the report finds significant issues, the buyer might try to renegotiate the purchase price. You should always ask them to provide proper repair quotes before you agree to lower the price.
Common questions
Can I sell a house with a low energy rating?
The GOV.UK minimum rating of E applies to landlords letting covered rental properties. For a sale, the requirement is to have a valid EPC and show the rating in your listing. A low rating might put some buyers off.
Does the energy assessor test the boiler?
No, an EPC is a rating of energy efficiency, not an inspection of whether the heating works. If a buyer wants the boiler checked, they can ask a qualified heating engineer.
Will my estate agent arrange the energy assessment?
Your estate agent may be able to arrange the assessment for you at their price. You can also shop around and hire an independent accredited assessor directly. Compare their fees before you decide, as you pay for the certificate either way.
Do I need a new certificate if I fit a new boiler?
A certificate stays valid for 10 years unless a newer one has been produced for the property, so you do not have to get a new one just because you made an improvement. You may choose to order a new one, but it may or may not show a better rating.
What to do next
Before you put your property on the market, you must ensure you have the correct documentation in place. Taking the right steps early will prevent delays when your estate agent is ready to list the home.
- Search the free government register to see if your property already has a valid certificate.
- Check the expiry date to make sure the certificate will remain valid while you market the property.
- Ask your estate agent if they arrange assessments and what they charge for the service.
- Compare the agent's price with quotes from independent accredited energy assessors.
- Order the certificate before you or your agent publish the property listing.
- Keep a copy of the final certificate for your records in case the buyer or tenant requests it.
If you need a professional to inspect the condition of a property you are buying, you can find a surveyor near you to discuss your requirements.
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