EPC Certificate — Frequently Asked Questions

What Is an EPC Certificate?

An EPC — Energy Performance Certificate — is an official document that records the energy efficiency of a building. It tells you how energy-efficient a property is on a scale from A (most efficient) to G (least efficient), estimates the property’s typical energy costs, and recommends improvements that would raise the energy rating.

EPCs are produced by accredited energy assessors who visit the property, gather data about its construction, insulation, heating system, windows, and lighting, and use government-approved software to calculate the energy rating. The certificate is then lodged on the national EPC register maintained by the Department for Energy Security and Net Zero (DESNZ).

An EPC is not a survey — it does not report on the physical condition of the building, structural issues, or compliance with building regulations. It is specifically and solely an assessment of energy performance.

Every EPC contains two ratings: the current energy rating (what the property achieves now) and the potential energy rating (what it could achieve if the recommended improvements were made). It also includes an estimated annual energy cost and a breakdown of recommended measures — such as loft insulation, cavity wall insulation, or a more efficient boiler — with estimated costs and savings for each.

What Does EPC Stand For?

EPC stands for Energy Performance Certificate. The full term is used interchangeably with the abbreviation across legislation, property listings, and compliance documentation. You may also encounter the term energy certificate or energy rating certificate — these are informal names for the same document.

The EPC was introduced in England and Wales in 2007 as part of the implementation of the European Energy Performance of Buildings Directive (EPBD), which required all EU member states to introduce a standardised system for assessing and displaying the energy efficiency of buildings. Following the UK’s departure from the EU, the EPC regime continues under domestic legislation, and the government has signalled further reform of the EPC system as part of its net zero and housing retrofit agenda.

What Are EPC Ratings and What Does Each Letter Mean?

EPC ratings run on a scale from A to G, where A is the most energy-efficient and G is the least. Each rating corresponds to a range of points on the Standard Assessment Procedure (SAP) energy efficiency score, which runs from 1 to 100+.

Rating	SAP Score Range	Description
A	92–100+	Extremely efficient — very low energy costs
B	81–91	Very efficient
C	69–80	Good — above average efficiency
D	55–68	Average — typical of most UK housing stock
E	39–54	Below average — higher energy costs
F	21–38	Poor — significantly above average energy costs
G	1–20	Very poor — highest energy costs

The rating reflects the energy efficiency of the building’s fabric and fixed services — insulation, heating system, hot water, ventilation, and lighting — not how efficiently the occupants use energy. Two identical properties with different boilers or insulation levels will receive different EPC ratings regardless of how the occupants behave.

The majority of UK properties currently fall in the D and E bands. The government’s long-term target is to bring as many properties as possible up to EPC band C, particularly in the private rented sector, as part of the UK’s net zero carbon commitments.

What Is a Good EPC Rating?

A rating of C or above is generally considered a good EPC rating in the UK. Band C (SAP score 69–80) means the property is more energy-efficient than the national average and will have lower-than-average energy costs.

For landlords, a rating of at least E is the current legal minimum for most privately rented properties in England and Wales under the Minimum Energy Efficiency Standards (MEES) regulations. Properties rated F or G cannot legally be let to new tenants without a valid exemption. The government has proposed raising this minimum to band C for new tenancies, though as at June 2026 the revised timeline for this change has not been legislated.

For buyers and sellers, an EPC rating of C or above is increasingly expected in the market and can positively influence sale price and buyer interest. Properties rated D or below are being purchased with a clear expectation of retrofit cost, and buyers are factoring this into offers.

For commercial properties, the MEES minimum for new leases is currently an E rating (as at June 2026), with the government’s stated intention to raise this to B by 2030, though the legislative timetable remains subject to confirmation.

A band A or B rating is exceptional and typically only achieved by new-build properties or properties that have undergone comprehensive energy retrofit.

How Do I Find My Property’s EPC Rating?

The simplest way to find your property’s EPC rating is to search the national EPC register at find.energy-certificate.service.gov.uk. Enter your property’s postcode and select your address from the list — if a current EPC exists for the property, it will be displayed in full, including the rating, the certificate number, the expiry date, and the full list of recommendations.

The register is free to search and publicly accessible — no account or login is required.

If your property does not appear on the register, or if the only certificate found has expired, your property does not currently have a valid EPC. You will need to commission a new assessment before selling, letting, or complying with any regulatory requirement that demands a current certificate.

For landlords managing multiple properties, Liviosiv can check the EPC register for your full portfolio and identify which properties have expired or missing certificates, so you can prioritise renewals. Contact us on +44 20 4617 8121 to discuss a portfolio compliance check.

How Long Does an EPC Last?

An EPC is valid for 10 years from the date it was issued. After 10 years, the certificate expires and a new assessment must be commissioned if the property is to be sold or let, or if the certificate is required for any regulatory purpose.

The 10-year validity period applies regardless of whether the property changes hands during that time — a buyer does not need to commission a new EPC simply because they have purchased the property, as long as the existing certificate is still within its 10-year validity window. However, if significant energy-related improvements have been made to the property — a new boiler, external wall insulation, or a heat pump installation, for example — it is worth commissioning a new assessment to obtain an updated rating that reflects the improvements.

One important exception: a new EPC is required every time a property is marketed for sale or let, even if a valid certificate exists, if the existing certificate was produced for the previous transaction rather than the current one. In practice, most estate agents and letting agents request a fresh EPC when a property comes to market, even if the existing one has not yet expired.

For landlords in England, the Minimum Energy Efficiency Standards (MEES) regulations require the property to meet the minimum rating (currently E) at the time of each new tenancy — meaning that even if the EPC has not expired, a new assessment may be required if the property has been improved and a higher rating is needed for compliance purposes.

How Long Does an EPC Assessment Take?

Most EPC assessments take between 30 minutes and one hour for a standard domestic property. Larger residential properties, commercial premises, and more complex buildings take longer.

The time required depends on the size of the property, the number of rooms and floors, the accessibility of the loft and other key areas, and the complexity of the heating and hot water systems. For a typical one- or two-bedroom flat, allow 30 to 45 minutes. For a three- to four-bedroom house, allow 45 to 60 minutes. For commercial premises, the assessment time is determined by the floor area, building complexity, and the assessment methodology used — commercial EPCs using the SBEM (Simplified Building Energy Model) methodology typically require longer on-site assessment than domestic DEA assessments.

After the on-site visit, the assessor processes the data and lodges the certificate on the national register. Liviosiv issues EPC certificates on the same day as the assessment in most cases, and always within 24 hours.

How Do I Get an EPC Certificate?

To get an EPC certificate, you must commission an assessment from an accredited energy assessor. In England and Wales, domestic energy assessors must be accredited under one of the approved accreditation schemes — the main schemes are Elmhurst Energy, Stroma Certification, and ECMK. Commercial assessors must hold an appropriate CIBSE or equivalent accreditation for non-domestic assessments.

You cannot produce your own EPC — it must be commissioned from and issued by a qualified, accredited assessor. The assessor visits the property, gathers the required data, calculates the rating using approved software, and lodges the certificate on the national register. You receive the certificate digitally, usually on the day of the assessment.

To get an EPC from Liviosiv:

Contact us with your property address, property type, and preferred date — call +44 20 4617 8121 or email contact@liviosiv.co
We confirm availability and provide a fixed price quote
Our accredited assessor visits the property at the agreed time
Your EPC certificate is issued and lodged on the national register on the same day
You receive a digital copy by email, ready for use with your estate agent, letting agent, or local authority

We provide domestic EPC assessments, commercial EPC assessments, and SAP assessments for new builds across all London boroughs. Visit our EPC certificates London page for full details.

Where Do I Get an EPC Certificate?

You get an EPC certificate from an accredited energy assessor. You can find a local accredited assessor through the government’s official EPC register at find.energy-certificate.service.gov.uk — there is a “find an assessor” function on the same portal.

For London properties, Liviosiv provides EPC assessments for residential and commercial properties across all 32 boroughs and the City of London. We cover Central London, West London, East London, North London, and South London. To check availability in your area and receive a same-day quote, call us on +44 20 4617 8121 or visit our booking page.

How Much Does an EPC Cost?

EPC costs in the UK typically range from £60 to £120 for a standard domestic property, depending on the size of the property, its location, and the assessor’s rates. Commercial EPC costs vary more significantly — from approximately £150 for a small retail unit to £500+ for a large commercial building — depending on the floor area and assessment methodology required.

The factors that affect EPC price are:

Property size — number of bedrooms or floor area is the primary driver of cost
Property type — flats, terraced houses, detached houses, and commercial premises all attract different rates
Location — London assessments typically command a small premium over rates outside the capital
Urgency — same-day or next-day assessments may carry a premium

There is no VAT on domestic EPC assessments (they are exempt from VAT). Commercial EPC assessments are subject to VAT at the standard rate.

To receive a fixed price quote from Liviosiv for your specific property, contact us on +44 20 4617 8121 or email contact@liviosiv.co with your property address and type. We provide a written quote within one business hour.

Is an EPC a Legal Requirement?

Yes — an EPC is a legal requirement in a range of circumstances in England and Wales.

The primary legal basis is the Energy Performance of Buildings (England and Wales) Regulations 2012 (SI 2012/3118), as amended. These Regulations require an EPC to be obtained and made available whenever a building is constructed, sold, or rented out. The obligation falls on the seller or landlord — not the buyer or tenant.

When an EPC is legally required:

When a property is put up for sale
When a property is offered for rent (residential or commercial)
When a new building is constructed
When a building undergoing major renovation increases in size by more than 25%

The penalty for failing to provide an EPC when legally required is a fixed penalty charge. For domestic properties in England, this is £200 per property (as at 2026). For commercial properties, penalties are higher and are calculated based on the rateable value of the building, up to a maximum of £5,000.

Do I Need an EPC to Sell My House?

Yes. An EPC is a legal requirement when selling a residential property in England and Wales. The seller must make a valid EPC available to prospective buyers at the point of marketing — it must be included or made available when the property is first advertised, not just at the point of exchange or completion.

Estate agents are legally required to include the EPC rating in all property listings. If your property does not have a current EPC, you must commission one before marketing begins.

The EPC must be provided free of charge to a prospective buyer or tenant on request. If you sell without a valid EPC in place, the penalty is £200. In practice, your estate agent or conveyancer will flag the absence of a valid EPC during the sale process — but leaving it until that point delays the transaction unnecessarily.

Note: If your property is a listed building, an exemption may apply — see the listed buildings question below.

Do I Need an EPC for a Rental Property?

Yes — all privately rented residential properties in England and Wales must have a valid EPC at the start of each tenancy. The EPC must be provided to the tenant free of charge before they move in.

Under the Minimum Energy Efficiency Standards (MEES) Regulations, residential rental properties in England and Wales must achieve a minimum EPC rating of E before a new tenancy can be granted. Properties rated F or G cannot be let to new tenants without a valid exemption registered on the PRS Exemptions Register.

For landlords with existing tenancies, you must also maintain a minimum E rating for the duration of the tenancy. Landlords who let or continue to let a sub-standard property (rated F or G without a valid exemption) face civil penalties of up to £5,000 per property per breach (as at 2026), as well as publication of the breach on the public register.

For HMO landlords, the EPC obligation applies to the whole building — not to individual rooms. A single EPC covering the entire HMO satisfies the requirement for all tenancies within it.

Liviosiv provides landlord EPC and compliance services across London, including domestic EPC assessments, renewal reminders, and portfolio compliance checks.

When Is an EPC Not Required?

An EPC is not required in the following circumstances:

Buildings used less than four months per year — properties that are genuinely used for less than four months of the year are exempt from the EPC requirement. This includes some holiday accommodation, though this exemption is narrower than commonly assumed (see the holiday lets question below).

Standalone buildings with a total useful floor area of less than 50m² — very small standalone buildings below this threshold are exempt.

Temporary buildings — buildings with an intended use of two years or less do not require an EPC.

Industrial sites, workshops, and non-residential agricultural buildings with low energy demand — where these buildings use a low level of energy due to their nature of use, they may be exempt.

Buildings scheduled for demolition — where a property is to be demolished and relevant planning consent and consent under any applicable listed building legislation has been obtained.

Places of worship — buildings used solely for religious activities are exempt from the EPC requirement.

In each case, the exemption must be demonstrably applicable — it is not sufficient simply to claim an exemption without evidence. For commercial properties, the question of whether an exemption applies is often not straightforward, and we recommend seeking specific advice for your situation. Contact Liviosiv on +44 20 4617 8121 if you are uncertain whether your property requires an EPC.

Are Listed Buildings Exempt From Needing an EPC?

Listed buildings in England are not automatically exempt from the EPC requirement — this is one of the most common misconceptions in property compliance.

The relevant guidance from the Ministry of Housing, Communities and Local Government (MHCLG) states that an EPC is not required for a listed building where compliance with the minimum energy performance requirements of the Building Regulations would unacceptably alter its character or appearance.

This is a conditional exemption, not a blanket one. A listed building is exempt only if making the improvements recommended by the EPC would be refused on heritage grounds — for example, if installing external wall insulation would alter the appearance of a historic façade in a way that listed building consent would not permit. The exemption must be assessed property by property; it cannot be assumed to apply simply because a building is listed.

In practice, many listed buildings do require an EPC. The assessor notes the listing in the certificate and records any measures that cannot be implemented due to heritage restrictions. If you own a listed building and are unsure whether an EPC is required, the safest course is to commission an assessment. Contact your local planning authority or a heritage consultant if you believe specific improvement measures would be refused on listed building consent grounds.

Do Holiday Lets Need an EPC?

Whether a holiday let requires an EPC depends on how it is used and how it is marketed.

Holiday lets that are rented out as a furnished holiday letting under the tax definition — meaning they are available for commercial letting for at least 210 days per year and actually let for at least 105 days — have historically been treated as potentially requiring an EPC if the property is individually let to the public on a commercial basis.

However, the government’s guidance has clarified that a building is exempt from the EPC requirement if it is rented out for less than four months per year or is a holiday accommodation building used less than four months per year. The key test is actual annual use, not availability.

In practice, the position for holiday lets is genuinely complex and depends on the specific circumstances of the property and its letting pattern. As a general rule:

If your holiday let is occupied for more than four months per year and is marketed individually to the public, an EPC is likely required
If it is occupied for less than four months per year, the exemption may apply
If you are selling the property, an EPC is required regardless of how it has been used

We recommend seeking specific advice for your holiday let situation. Call Liviosiv on +44 20 4617 8121 and we will advise on whether an assessment is required for your specific property.

What Does an EPC Assessment Involve?

An EPC assessment involves an accredited energy assessor visiting your property and gathering the data required to calculate its energy efficiency rating. The assessor does not carry out any tests, take samples, or open up the structure — the assessment is a visual and data-gathering exercise, not an inspection of the building’s condition.

What the assessor collects data on:

Age and construction of the property — the year of construction and the building type (detached, semi-detached, terrace, flat) determine the default assumptions about wall construction and insulation
Wall construction and insulation — solid walls, cavity walls, and their insulation status; external or internal insulation where present
Roof and loft — loft insulation depth; flat roof construction; room-in-roof configurations
Floor — ground floor construction and insulation where accessible
Windows and glazing — single, double, or triple glazing; approximate age and frame type
Heating system — main heating fuel, boiler type, age and efficiency; controls (thermostats, programmers, zone controls)
Hot water system — how hot water is heated; presence of a hot water cylinder and its insulation
Secondary heating — any secondary heating sources (fireplaces, electric heaters)
Fixed lighting — percentage of fixed light fittings with energy-efficient bulbs
Renewable energy systems — solar panels, heat pumps, or other renewables

The assessor records measurements and photographs as evidence for the assessment. The on-site visit takes between 30 minutes and one hour for most domestic properties. The data is then processed through the government-approved Standard Assessment Procedure (SAP) software to produce the energy rating.

The assessor has no access to your gas or electricity bills, and the assessment does not account for your personal energy consumption behaviour — it is a calculation based on the physical characteristics of the building and its fixed services.

How Is an EPC Rating Calculated?

An EPC rating is calculated using the Standard Assessment Procedure (SAP), the UK government’s approved methodology for assessing the energy performance of dwellings. SAP is published by the Building Research Establishment (BRE) on behalf of the government and is the basis for all domestic EPC calculations in England and Wales. The current version is SAP 10.2 (as at 2026).

The SAP methodology calculates a property’s energy performance in the following steps:

Energy demand — the calculation estimates how much energy the property would use to heat the space, heat water, and provide lighting under standardised occupancy conditions. It uses the building’s physical characteristics (insulation levels, glazing, thermal mass) to estimate heat loss and the energy required to offset it.
Energy supply costs — the estimated energy demand is translated into cost using standard fuel cost data. The fuel type matters significantly: a property heated by mains gas will have a lower SAP score than an identical property heated by oil or electricity, because gas is cheaper per kilowatt-hour than oil or standard electricity tariffs.
SAP score — the calculation produces a raw SAP score from 1 to 100+ (higher scores indicate better performance). A score above 100 is possible for properties that export energy (for example, those with solar panels generating more electricity than they consume).
EPC band — the SAP score is converted to the A–G rating band using the published conversion table.

The key point for property owners is that the EPC rating is a calculation, not a measurement — it predicts how efficiently the building would perform under standard occupancy conditions, not how efficiently the current occupants actually use it. This means that two identical properties with the same physical characteristics will receive the same EPC rating, regardless of how the occupants actually heat them.

For new build properties, the SAP calculation is carried out differently — using the SAP for new dwellings methodology with as-built drawings and specifications rather than as-assessed physical inspection. This is why new builds require a SAP EPC assessment, which is distinct from a standard domestic EPC.

How Can I Improve My EPC Rating?

Improving an EPC rating requires reducing the property’s calculated energy demand or switching to a lower-carbon, lower-cost fuel source. The most effective measures depend on the property’s current rating, its construction type, and which improvements are physically and financially feasible.

The highest-impact improvements by band:

To move from G or F to E (minimum for rental compliance):

Loft insulation (where absent or inadequate) — typically the most cost-effective single measure for properties with accessible lofts
Cavity wall insulation (where applicable) — significant impact on both rating and energy costs
Low-energy lighting throughout — relatively low cost, moderate impact
Upgrading a very old or inefficient boiler — high impact, higher cost

To move from E or D to C (government target for rental sector):

All of the above, plus:
External or internal wall insulation for solid-wall properties — high impact, significant cost
Upgrading heating controls (smart thermostat, programmable room thermostat, TRV upgrades)
Hot water cylinder insulation jacket (for properties with a cylinder)
Double glazing replacement (where single glazed)
Air source or ground source heat pump (high impact, high capital cost, may attract grant funding)

To reach A or B:

Solar photovoltaic (PV) panels — significant impact on SAP score because they reduce net energy cost
Battery storage combined with solar PV
Heat pump (ASHP or GSHP) in a well-insulated property
MVHR (mechanical ventilation with heat recovery) in a new build or deep retrofit

Government funding available (as at June 2026): The Great British Insulation Scheme and the ECO4 scheme provide grant funding for certain insulation and heating improvements for eligible households. The Boiler Upgrade Scheme (BUS) provides grants of up to £7,500 towards heat pump installation. Eligibility criteria and grant amounts are subject to change — check the current position at the time of applying.

Practical advice before commissioning improvements: The EPC itself lists recommended measures in order of cost-effectiveness. However, before undertaking any significant improvement, it is worth commissioning a full retrofit assessment or speaking to a qualified energy assessor who can advise on the likely impact on the EPC rating of specific measures in your specific property. Not all improvements that reduce energy bills will improve the EPC rating — the SAP calculation has specific inputs and weightings that do not always align intuitively with real-world energy saving.

How Often Does an EPC Need to Be Renewed?

An EPC must be renewed — i.e., a new assessment commissioned — when the existing certificate has reached the end of its 10-year validity period. There is no requirement to renew an EPC more frequently than every 10 years solely because of the passage of time, as long as the certificate remains within its validity window.

However, a new EPC is required in the following circumstances regardless of whether the existing one has expired:

When a property is put on the market for sale or let and no valid EPC exists
When a property’s EPC rating needs to be improved to meet MEES minimum requirements (currently E for residential lets)
When significant energy-related improvements have been made and an updated rating is required for grant purposes, mortgage purposes, or to demonstrate compliance with a minimum standard
When the existing certificate was produced under a significantly older version of the SAP methodology and a more accurate current-method assessment is needed

For landlords in England managing multiple properties, the most practical approach is to track EPC expiry dates across the portfolio and commission renewals at least three months before expiry — both to avoid any compliance gap and to allow time to commission improvements if the renewal assessment returns a lower-than-expected rating.

Liviosiv provides EPC renewal reminders and portfolio management for landlord clients across London. Contact us at contact@liviosiv.co to discuss portfolio EPC tracking.

What Is a SAP Energy Performance Certificate?

A SAP (Standard Assessment Procedure) EPC is the energy performance certificate produced for new build dwellings in England and Wales. While it uses the same A–G rating scale and is lodged on the same national register as a standard domestic EPC, the SAP assessment for new builds is produced from drawings and specifications rather than from a physical inspection — and it is required at two distinct stages of a new build project.

Predicted Energy Assessment (PEA) / Design Stage SAP: Before construction begins — or during the planning and Building Regulations application stage — a SAP calculation is carried out based on the design drawings and specifications. This produces a Predicted Energy Assessment, which demonstrates that the proposed building will meet the energy efficiency requirements of Part L of the Building Regulations (Conservation of Fuel and Power). A PEA is required at planning application stage for many new build projects and is submitted to Building Control as part of the Full Plans application.

As-Built EPC / On-Construction EPC: When construction is complete, an accredited energy assessor produces the final as-built EPC, lodged on the national register. This certificate reflects the actual as-built specification of the completed dwelling and is the certificate that is handed over to the purchaser on completion. An as-built EPC is a legal requirement for all new dwellings before they can be occupied and is a condition of the Building Regulations completion certificate.

SAP 10.2 is the current version of the Standard Assessment Procedure used for new build assessments in England and Wales (as at 2026). It introduced significant changes to the carbon emissions factors for electricity compared to earlier versions, which affects the relative performance of electrically-heated and heat-pump-heated properties.

Liviosiv provides SAP calculations and on-construction EPC assessments for residential developers, self-builders, and housing associations across London.

What Is an EPC in Construction?

In the context of construction and new build development, an EPC refers to the energy performance certificate required under Part L of the Building Regulations and the Energy Performance of Buildings Regulations 2012. For new build properties, this takes the form of a SAP-based assessment (see above).

For non-domestic new buildings — commercial, industrial, or mixed-use developments — the equivalent assessment uses the SBEM (Simplified Building Energy Model) methodology rather than SAP. SBEM is the government-approved calculation tool for assessing the energy performance of non-domestic buildings, and the resulting certificate is a commercial EPC lodged on the non-domestic EPC register.

In the context of building procurement and project management, “EPC” also stands for Engineering, Procurement, and Construction — a form of design-and-build contract used in infrastructure, energy, and commercial property projects. This is an entirely different use of the acronym, unrelated to energy performance certificates.

For developers or contractors who require EPC assessments as part of a construction project — whether domestic SAP calculations, commercial SBEM assessments, or new build on-construction certificates — Liviosiv provides all of these services across London. Visit our commercial EPC London page or domestic EPC page for details.

Book an EPC Assessment — Contact Liviosiv

Liviosiv provides accredited EPC assessments for residential and commercial properties across all London boroughs. Our assessors are fully accredited, and all certificates are lodged on the national EPC register on the same day as the assessment.

Get a Free Quote — liviosiv.co/booking