Understanding EPC — Your Complete Guide to Energy Performance Certificates

What Is an EPC?

An Energy Performance Certificate (EPC) is a document that shows the energy efficiency of a property on a scale from A (most efficient) to G (least efficient). It also provides estimated energy costs and recommendations for improving the property's energy performance. EPCs are produced by accredited Domestic Energy Assessors (DEAs) and are valid for 10 years.

EPCs were introduced in England and Wales in August 2007 under the Energy Performance of Buildings (England and Wales) Regulations 2012. They are required whenever a property is built, sold or rented out. For , an EPC must be obtained before a property can be marketed to let — and since 2018, all newly rented properties must have an EPC rating of E or above.

What Does an EPC Assess?

The EPC assessment is carried out by visiting the property and collecting data on all energy-related features. The assessor collects information on:

• Property construction — age, type (flat, terraced, semi-detached, detached), floor area
• Insulation — loft insulation (thickness), cavity wall insulation, solid wall insulation, floor insulation
• Heating system — boiler type and age, controls (programmer, room thermostat, TRVs), heat emitters (radiators, underfloor heating)
• Hot water system — cylinder insulation, solar thermal panels
• Windows and doors — glazing type (single, double, triple), frame material, low-E glass
• Lighting — proportion of low-energy light fittings
• Renewable energy systems — solar panels (PV), air or ground source heat pumps, wind turbines
• Secondary heating — open fires, electric heaters, gas fires

How the EPC Rating Is Calculated

The data collected by the assessor is input into the Standard Assessment Procedure (SAP) — the UK Government's methodology for calculating energy performance. SAP calculates the annual energy cost per square metre (£/m²/year) based on standardised occupancy assumptions. This is then converted to the A–G band scale using the following EPC score ranges:

Legal Requirements for

Under the Minimum Energy Efficiency Standards (MEES) Regulations:

• Since 1 April 2018: all new private rental tenancies must have an EPC rating of E or above.
• Since 1 April 2020: all existing private rental tenancies must have an EPC rating of E or above.
• Maximum enforcement fine: £5,000 for renting out a property below an E rating without a valid exemption.
• The EPC must be provided to prospective tenants at the start of the marketing process.
• The EPC must be given to the tenant before they move in.

How Long Does an EPC Last?

An EPC is valid for 10 years from the date of assessment. A new EPC is only required if the existing certificate is more than 10 years old. If significant energy improvement works have been carried out — such as a new boiler installation, double glazing or loft insulation — it is worth getting a new EPC to reflect the improved rating (which may affect MEES compliance or rental marketability).

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