EPCs for Homeowners and Vendors

You need a valid Energy Performance Certificate to sell a home in England or Wales, and it has to be commissioned before the property is marketed — not at exchange. It applies whether you sell through a high street agent, an online agent, or privately.

Home EPC from £45 Accredited assessor, certificate usually within 24 hours. Fixed price confirmed before booking.

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Below: the deadline you are actually working to, which properties are exempt, what a survey involves, and what happens if the certificate is missing when Trading Standards come calling.

Do I need an EPC to sell my house?

Yes. It is a legal requirement under the Energy Performance of Buildings (England and Wales) Regulations 2012, and it has been since 2007. The duty applies to the seller, so selling privately does not avoid it — if anything it makes you the person responsible for getting it right.

Two things often surprise sellers:

It is needed at marketing, not at sale. The certificate is not part of the conveyancing paperwork at the end of the process. It has to exist long before an offer arrives.
Your agent’s EPC is not automatically yours. If the agent arranges it, check who holds the certificate and what it cost. Some bundle it into the fee; others add it on.

When must it be available?

A valid certificate must be given free of charge to a prospective buyer at the earliest opportunity, and in any event no later than the earlier of:

the point at which you first provide written information about the property to that buyer; or
the point at which they view it.

You must also make sure the person who actually buys the property receives a valid certificate. In practice, get it done before the first viewing and none of this needs another thought.

The 7-day and 21-day rule, explained properly

You will often see this described as a grace period to market without an EPC. It is not. The sequence is:

Before marketing: commission the EPC. Commissioned means a request placed with an accredited assessor, with payment or a clear undertaking to pay — not a verbal enquiry.
Within 7 days of first marketing: obtain the certificate, using all reasonable efforts.
If that fails: a further 21 days is allowed, provided you can show those reasonable efforts.

We issue a confirmation advice note the moment an order is placed, so you can show an assessor has been instructed and paid for from day one.

Is my property exempt?

The exemption list is short and narrower than it is often described. The regulations disapply the requirement for:

buildings officially protected for architectural or historical merit, in so far as compliance would unacceptably alter their character or appearance;
places of worship and buildings used for religious activities;
temporary buildings with a time of use of two years or less;
industrial sites, workshops and non-residential agricultural buildings with low energy demand;
residential buildings used or intended for use for fewer than four months of the year;
stand-alone buildings with a total useful floor area of under 50m².

Listed buildings are not automatically exempt. The protection applies only to the extent that meeting energy performance requirements would unacceptably alter the building. A listed cottage that can be surveyed without that harm still needs a certificate — and most can. Ask before assuming, because the £200 charge does not care whether the belief was reasonable.

What happens if there is no EPC

Enforcement is by the local authority trading standards service. Where an officer believes the duty has been breached they can issue a fixed penalty charge of £200 for a dwelling. A notice cannot be issued more than six months after the breach, and there is a right of review and appeal.

There is also a due diligence defence, so a documented instruction placed before marketing is worth having on file. In practice the more common cost is commercial: a buyer who cannot see the rating may assume the worst, and a sale stalling over a missing document is an expensive way to save £45.

What the survey actually involves

An accredited domestic energy assessor visits for around 20 to 45 minutes, depending on the size of the property. They record the construction, insulation, glazing, heating system and controls, lighting, and the dimensions of each room. The data is run through RdSAP to produce a rating from A to G, together with a recommendation report listing improvements and the rating each would achieve.

You do not need to prepare anything, but having the boiler details and any insulation paperwork to hand helps the assessor record what is actually there rather than what can be inferred.

The certificate is lodged on the national register and is valid for ten years. If you already have one that has not expired, you can normally reuse it — unless work has been done that would change the rating, in which case a new assessment usually improves it and is worth having for the sale particulars.

What it costs

Domestic EPCs start at £45 for a standard house or flat, with the price depending on the size, type and location of the property. The price is confirmed before booking, and the certificate is usually with you within 24 hours of the visit.

If you are also selling with gas appliances, an EICR or floor plans, these can usually be booked for the same visit. See our energy advice for what else is worth having in a sales pack.

Where we assess the most houses

These are the districts that produced the most whole-house assessments in our order history, and where the loft, extension and cavity points above matter most.

Frequently asked questions

Do I need an EPC to sell my house?

Yes. A valid Energy Performance Certificate is needed whenever a home is sold in England or Wales, whether through a high street agent, an online agent or privately. It must be commissioned before the property is marketed and available at the earliest opportunity.

Can I market my house before the EPC is done?

Only if a certificate has been commissioned. You must commission it before the property goes on the market, obtain it within seven days, and where that genuinely is not possible you have a further 21 days provided you can show all reasonable efforts.

Is my house exempt from needing an EPC?

Exemptions are narrow. They include places of worship, temporary buildings used for two years or less, residential buildings used for fewer than four months a year, and stand-alone buildings under 50 square metres. Listed buildings are not automatically exempt.

Are listed buildings exempt from EPCs?

Not as a blanket rule. The exemption applies only so far as complying with minimum energy performance requirements would unacceptably alter the building character or appearance. A listed home that can be assessed without that harm still needs a certificate.

What is the fine for not having an EPC when selling?

A fixed penalty charge of £200 for a dwelling, issued by the local authority trading standards service. A notice cannot be issued more than six months after the breach.

How long does an EPC last when selling?

Ten years. If you already have a certificate that has not expired you can normally reuse it for the sale, unless you have made changes that would alter the rating.

Do I need a new EPC if I am only remortgaging?

No. The requirement applies to selling and letting, not to remortgaging in itself. Some lenders may ask for one, but that is a lending condition rather than a legal duty.

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Sources: Energy Performance of Buildings (England and Wales) Regulations 2012, regs 5, 6, 7, 36 and 38 (legislation.gov.uk). This page reflects the position in October 2026.