EPC Cost and How to Find an Accredited Energy Assessor

An Energy Performance Certificate rates a home from A at best to G at worst and must be produced by an accredited energy assessor. Typical 2026 prices for this document are in the tens of pounds rather than hundreds. Recent mover data puts the average at around £65, while a government review estimated an average of £70. You must have a valid certificate when you sell a property, and you must order one before you market the property to sell or rent.

What an energy performance certificate is and who provides it

When you decide to sell or rent out your property, you need a document that shows how efficiently the building uses energy. This document is the Energy Performance Certificate. It gives the property a clear rating that runs from A for the most efficient homes to G for the least efficient. Buyers and tenants can use the rating to compare how energy efficient properties are.

You cannot produce this document yourself, and you cannot ask a standard builder or tradesperson to write one for you. You must pay an accredited energy assessor to produce it. You can find a legitimate professional by using the official government service to find an accredited assessor.

The government register covers England, Wales and Northern Ireland, and Scotland has a separate service. If you are a landlord, read the guide on whether you need an EPC to sell or let. You must order the document before you even begin to market the property to potential buyers or tenants.

What an energy performance certificate costs in 2026

You will typically pay in the tens of pounds rather than the hundreds. Prices vary depending on where you live and the assessor you choose.

Recent mover data based on 181,000 home movers shows that an assessment costs around £65 on average. A separate post-implementation review of building regulations published by the government on 2 April 2026 estimated an average cost of £70 for a domestic property. The first is an average of what movers paid and the second is a government estimate, so use them only as a rough baseline when you ask for local prices.

A spot-check of quotes conducted in October 2026 found that actual prices ranged from £44 to £104. The table below shows examples of these typical quotes for different property types and locations.

These are examples from one spot-check in October 2026, and your own quotes will differ. Use them only as a rough benchmark.

What pushes the price of your certificate up or down

When you ask for a price, several factors will dictate whether your quote sits at the lower or higher end of the typical range. The main factors that change the price include:

• The size of your property.
• The type and complexity of your home.
• Your location.
• Your choice of assessor.
• The urgency of your request, because urgent, evening or weekend appointments may cost more.
• Booking through an estate agent, which may cost more than booking directly.
• Whether the quotes you receive include VAT and any booking or administration fees.

You should always ask for the final, total price before you agree to proceed. A quote that looks unusually cheap might be missing VAT or a hidden administration charge that appears on your final invoice.

How to check whether you already have a valid certificate

Before you spend any money on a new assessment, you must check whether your property already has one. An Energy Performance Certificate is valid for 10 years. If the previous owners of your home had one produced within the last decade, and it is still valid, you can use it to sell or let the property today.

You can check this quickly and for free using the official government find an energy certificate service. This register covers properties in England, Wales and Northern Ireland. If your property is in Scotland, you must use a separate Scottish service instead.

You can search for your property using your postcode, your street name and town, or the specific certificate number if you have it written down on old paperwork.

If your search brings up a valid document with an A to G rating, you can download it and give it to your estate agent. You only need to commission a new assessment if the previous one has expired, or if you cannot find one on the register at all.

Booking direct versus using your estate agent

When you decide to sell your home, your estate agent will usually remind you that you must have a valid certificate before they can put the property on the market. Your estate agent may be able to arrange the assessment for you.

However, relying on your estate agent may cost more than booking the professional directly. Prices from assessors can vary, so it is worth asking the agent for their price and comparing it with what you find yourself.

You are under no obligation to use the assessor recommended by your estate agent. You can ask the agent what their price is, and then compare it to prices you find yourself by contacting local accredited professionals.

If the agent's price is higher, you can ask whether the agent will reduce or absorb the cost to secure your business. If they refuse, you are free to book your own assessor and simply hand the finished document to the agent once it arrives.

How to compare accredited energy assessors

If you decide to arrange the assessment yourself, you should treat it like hiring any other professional for your home. You want to secure a fair price and a reliable service that will not delay your property sale or rental.

You should get quotes from several accredited assessors in your local area. When you speak to them, use a simple checklist to ensure you are comparing like for like. Ask these questions when comparing your options:

• What is the total price including VAT and all extra fees?
• How soon can you visit the property to carry out the assessment?
• How quickly will I get the certificate after the visit?
• Are you fully accredited to produce domestic certificates?

Getting the document quickly is often the most important factor, because you cannot legally market your property until it is ordered. An assessor who charges slightly more but can visit tomorrow might be a better choice than a cheaper assessor who cannot visit for two weeks.

How an energy assessment differs from a home survey

Many homeowners confuse an energy assessor with a RICS home surveyor. It is crucial to understand that an energy assessment is not a survey. The assessor is only there to calculate energy efficiency based on the size, layout and specific fittings of the property.

An energy assessment does not value the property and is not a report on its condition, so do not rely on it to tell you whether a building is sound.

When you buy a home, you normally hire a residential surveyor to inspect the property. Home surveys follow three levels set by the Royal Institution of Chartered Surveyors. A Level 1 survey describes condition and flags urgent defects for newer homes. A Level 2 survey, widely called a HomeBuyer Report, adds advice on repairs and maintenance for conventional homes. A Level 3 survey, or full structural survey, is the most detailed inspection for older, larger or run-down homes.

You might also encounter a mortgage valuation when buying a home. This is a limited check carried out purely for the lender's benefit to confirm the property is worth the loan amount. A mortgage valuation is not a survey, and it is certainly not an energy assessment.

If you are selling a home, the EPC is the document you must order. If you are buying a home, you should separately hire a qualified RICS surveyor to carry out a Level 1, Level 2 or Level 3 survey.

Regulation and consumer protection for your booking

When you hire an accredited energy assessor, you have certain protections under UK law. Under the Consumer Rights Act 2015, any service you pay for must be carried out with reasonable care and skill.

Because you will likely arrange this service online or by phone, your booking normally carries a 14-day cooling-off period. This gives you the right to cancel the agreement and receive a refund. However, if you ask for the work to start inside this 14-day period, you will have to pay for what has been done up to the point you cancel.

This level of protection is different from the strict regulation that applies to RICS home surveyors. When you hire a home surveyor, you should look for AssocRICS, MRICS or FRICS after their name and the words RICS Regulated for the firm. The RPSA is another recognised body for residential surveyors with its own survey products. RICS regulated firms must have a formal complaints handling procedure, give consumers free access to an independent alternative dispute resolution provider, and hold professional indemnity insurance.

An accredited energy assessor is not the same as a RICS home surveyor, so ask a surveyor rather than your assessor about building defects, boundary disputes or party wall agreements.

When an energy performance certificate is not needed

Most standard houses and flats require a valid certificate before they can be sold or rented out. However, the government has set out specific exemptions for certain types of buildings. If your property falls into one of these categories, you do not need to pay an assessor. The official selling a home guidance states that no certificate is needed for:

• Temporary buildings that will be used for under two years.
• Stand-alone buildings with under 50 square metres of useful floor space.
• Places of worship.
• Holiday lets that are rented out for under four months a year.
• Listed buildings where meeting minimum energy standards would unacceptably alter their character or appearance.

The exemption for listed buildings is not automatic. You cannot simply decide that your historic home is exempt. GOV.UK says to check with the local conservation officer whether meeting minimum energy standards would unacceptably alter the building's character or appearance.

If you are unsure whether your property qualifies for an exemption, seek advice before you put it on the market.

Common mistakes when arranging your certificate

Home sellers and landlords often make simple errors that cost them time and money. One mistake is assuming the property has no valid certificate because the current owner never commissioned one. Because the document lasts for 10 years, it can outlast a period of ownership. Always check the free digital register before you ask for quotes.

Another frequent error is paying the first price an estate agent suggests without checking the local market. The agent's price may be fair, but it may include booking or administration fees, so compare it with quotes from independent accredited assessors.

Sellers also risk delaying their property transaction by booking the assessment too late. The law states you must order the document before you market the property. If you wait until the last minute, you may have to pay more for an urgent appointment.

Finally, buyers sometimes make the mistake of relying on the energy rating instead of commissioning a proper home survey. An A to G rating is not a report on the condition of the building. Never skip a Level 2 or Level 3 survey just because a home has a good energy rating.

Party wall work and energy improvements

Some energy improvements can involve work on a shared wall or boundary. If you share a wall with a neighbour, the Party Wall rules may apply.

The Party Wall etc. Act 1996 applies in England and Wales only. A building owner must give written notice before building on or at the boundary, working on an existing party wall or structure, or excavating near a neighbour's foundations. Notice is at least two months ahead for party structure works and one month for new boundary walls and excavations.

The neighbour has 14 days to respond, and silence counts as a dispute. In a dispute the owners appoint one agreed surveyor or one each, who produce a party wall award. You cannot act as your own surveyor. The building owner usually pays all surveyors' fees where the work is solely for their benefit.

An award can be appealed in the county court within 14 days. Starting party wall work without serving notice can lead to an injunction, so you must factor this legal process into your timeline and budget if your energy improvements involve shared structures.

Common questions

Do you need a certificate before putting a house on the market?

Yes, you must order the document before you market the property to sell or rent. Your estate agent may ask about the certificate before they market the property.

Does the energy assessor check for property defects?

No, an energy assessor is not a surveyor. The assessment produces an A to G rating and is not a report on the condition of the building. It does not value the property.

How long does the certificate remain valid?

The document is valid for 10 years from the date it is issued. If you bought your home less than 10 years ago, the certificate provided by the previous seller might still be valid for your own sale today.

Can you search for a certificate without the reference number?

Yes, the free government register allows you to search using just the postcode or the street name and town. You do not need the specific document reference number to find out if your property already has a valid rating.

Your next steps

When you are ready to sell or rent out your property, you should approach the energy assessment methodically. Follow these steps to ensure you stay within the law and pay a fair price.

1. Check the free government register to see if your property already has a valid certificate from the last 10 years.
2. Ask your estate agent what they charge to arrange a new assessment on your behalf.
3. Contact two or three local accredited assessors to get direct quotes, ensuring the price includes VAT.
4. Compare the direct quotes against the estate agent's price and choose the best option.
5. Book the appointment and confirm the turnaround time so your property listing is not delayed.

Following these steps helps you compare prices and avoid delay. If you are also buying an onward property and need a professional to inspect its condition, you can find a surveyor near you to discuss the right level of home survey.