Energy Performance Certificates (EPCs)

In 2024 I qualified to carry out Domestic Energy Performance Certificates, known as EPCs. I decided not to pursue that avenue, but learning about EPCs has given me a much better understanding of energy efficiency and more insight into the assessment of property condition.

What are EPCs required for?

In the UK, Energy Performance Certificates are legally required to provide information in certain situations where properties must meet minimum energy efficiency requirements. This requirement is generally triggered in one of five ways:

• When a property is to be SOLD - EPCs help prospective buyers to understand the energy efficiency of the property and its running costs. Legally, before marketing a building for sale or rent, the seller or landlord must commission an EPC for the building if no valid EPC exists already for it, and the estate agent must be satisfied that the property has an EPC or it has been commissioned. The seller can easily arrange an EPC with any local assessor, who can easily be found via a government portal, but they may be 'encouraged' to book an EPC via their estate agent, who will thereby fulfil their legal obligations and potentially earn a referral fee. The seller, landlord, or agent must use all reasonable efforts to ensure the EPC is obtained within seven days. A further 21 days is allowed if after using all reasonable efforts the EPC cannot be obtained within seven days. All advertisements in the commercial media must clearly show the energy rating of the building (where this is available).
• When a property is to be RENTED - For marketing requirements, see above. An EPC must be provided to potential buyers or tenants before they enter into a contract. Rental properties must have at least an E rating on the EPC to be legally rented out.
• When a property is RENTED and the EPC has expired - Rental properties must have at least an E rating on the EPC to be legally rented out. The Council periodically checks out of date EPCs and contacts the landlord to demand that a new certificate is produced.
• When a property is BUILT - EPCs are required for new builds before they can be sold or occupied, to show the energy efficiency of the new construction. Conversions of buildings to and from flats are treated as a new build. These properties need a more detailed report called a SAP. Domestic Energy Assessors require additional training and accreditation to do these reports.
• When a property undergoes MAJOR RENOVATIONS - When a building undergoes significant renovation or modifications that impact its energy usage, an updated EPC may be required to reflect the changes.

Who pays for the EPC?

The owner or seller pays. Government regulations require an EPC to be provided free of charge to the eventual buyer or tenant of the building.

How much do EPCs cost?

Typical prices for Domestic Energy Assessments range from £35 to £120. All EPCs are exactly the same. There is no difference to the service provided - you don't get a better EPC or a higher rating if you pay more! I charge £48 per lodged survey (no VAT).

Why are some EPCs more expensive than others?

Some assessors charge extra for particular types or sizes of property, to reflect the extra work involved. The assessor has to cover their costs, which may vary, but not substantially. These costs include time spent getting to the property, time spent at the property, accreditation fees, lodgement services, professional insurance, travel costs, and CPD.

How long do EPCs take?

EPCs usually take between 30 minutes and an hour. Newly qualified assessors might take a little more time, to ensure that they do everything perfectly. Experienced assessors may complete your survey a bit faster, and rush off to the next job!

Are EPCs audited?

Not all, but some. All assessors have to be registered with a Government approved accreditation service. I was trained by Elmhurst, but I chose to be accredited by Quidos. These companies provide a range of CPD and auditing services. Newly qualified assessors generally have their first few surveys audited. After this, all surveyors have their work audited periodically.

What is inspected during an EPC

The assessor inspects the inside and outside of the main building and the visual parts of the gas and electricity services.

They also inspect any loft which can be safely accessed from a 3 meter telescopic ladder, which they usually bring with them. They do not inspect any other part of the building requiring access equipment.

They record everything which impacts on the energy performance of the building, including the size of the building, its construction, insulation, and heating systems. They enter this data on my systems.

They take lots of photographs as evidence of my findings. This may include documents which provide definitive proof of improvements and alterations they cannot see, such as loft insulation in places where they can't access the loft.

They don't take photos of you, or of your personal possessions.

Where it is not possible to inspect any parts of the building that are normally reported on, or an assessor has other concerns, they should provide a covering letter, which will inform you about any further investigations that are needed.

What the assessor actually SEES is what counts

If there are energy efficient features hidden in places which cannot be seen, such as behind wall cladding or in inaccessible loft spaces, be sure to tell the assessor and show them any documents you have which provide definitive proof of these improvements. They don't think clients are fabricating details to get a better rating (although that has been known to happen!) it's just that they have to follow the rules, or they could lose their licence. If they can't see it with our own eyes, we are obliged to assume it's not there.

The EPC doesn't take into account things which have not yet been fitted, such as a new boiler sitting in a box on the kitchen floor, waiting to be installed. If you are planning to make upgrades to your property, it may be better to wait until these improvements are done before booking your EPC.

The inspection is non-invasive. Assessors do not take up carpets, floor coverings or boards, drill holes, move furniture, remove the contents of cupboards, remove secured panels or undo electrical fittings.

If it is not possible to access the boiler or other key heating or cooling plant, it is likely that the inspection will have to be abandoned. The assessor may still charge a fee for attending the appointment and the initial inspection of the building.

What the EPC does

• The certificate provides a rating from A (most efficient) to G (least efficient).
• The EPC is valid for 10 years.
• The EPC shows the energy performance of a building on the date it was inspected and provides the necessary certificate.
• The EPC tells you about the energy and environmental performance of the building and suggests improvements that you can make.
• The energy efficiency rating is a measure of the overall efficiency of a building. The higher the rating the more efficient the building is, and the lower the fuel bills are likely to be.
• The property’s performance is rated in terms of the energy used per square meter of floor area, energy efficiency based on fuel costs, and environmental impact.
• The environmental impact rating is a measure of a building’s impact upon the environment in terms of Carbon Dioxide (CO2) emissions. The lower the rating the less impact it has on the environment.

What the EPC doesn't do

• It doesn't tell you the value of the property.
• It doesn't tell you things that are specifically considered when a valuation is provided, such as the locality of the building of the availability of public transport or facilities.
• It doesn't tell you about the condition of the building or it’s services. For example, it is enough that a particular boiler is installed. The assessor doesn't check whether it works.
• It doesn't tell you about any health and safety risks noted by the assessor, except where risks to the assessor restrict the scope of the inspection.
• It doesn't report on the cost of remedial work, or how recommendations should be carried out. This would require a different qualification and accreditation.

A client who needs advice on subjects that are not covered by the certificate must arrange for this to be provided separately.