Do I need an EPC to sell my house?

Yes, you must have a valid EPC before marketing your property for sale.

The legal requirement

Under the Energy Performance of Buildings Regulations, you must have a valid EPC whenever you sell a property in England and Wales. This requirement has been in place since 2007.¹

The EPC must be made available free of charge to prospective buyers. This means providing a copy when requested, or including the EPC certificate number in property listings so buyers can look it up on the national register.

Importantly, there is no minimum EPC rating required to sell a property. You can sell a house with any rating from A to G. However, a low rating may make the property less attractive to buyers or affect its market value, as buyers will factor in the cost of future energy bills and potential improvement works.

When you need to get an EPC

You must have the EPC before you start marketing the property. This means before you:¹

• Instruct an estate agent to sell the property
• Advertise the property for sale online (Rightmove, Zoopla, etc.)
• Put up a for-sale sign
• Show the property to prospective buyers

In practice, most sellers arrange the EPC at the same time as instructing the estate agent. Reputable estate agents will not list the property without a valid EPC, as doing so would put both the agent and the seller at risk of penalties.

Can I use an existing EPC?

Yes. If you already have a valid EPC for the property (one that is less than 10 years old), you can use it for the sale. You do not need to get a new one.²

However, if you have made significant improvements to the property since the last EPC was issued (such as installing a new boiler, adding insulation, or replacing windows), it may be worth getting a new assessment. A better rating could make the property more attractive to buyers and justify a higher asking price.

You can check if your property already has a valid EPC by searching the free national register at find-energy-certificate.service.gov.uk.

How to get an EPC for selling

To get an EPC:

1. Find an accredited Domestic Energy Assessor — search the official register at find-energy-certificate.service.gov.uk/find-an-assessor. Only accredited assessors can produce legally valid EPCs.
2. Book an assessment — contact the assessor and provide your property address, type, and approximate size. They will quote a price and arrange a visit.
3. Prepare for the visit — ensure the assessor can access the loft (if there is one) and the boiler cupboard. Gather any evidence of energy efficiency improvements (insulation certificates, boiler installation documents).
4. Assessment visit — the assessor will measure rooms, check insulation, inspect the heating system, and record window types. This takes 30-60 minutes for a typical house.
5. Receive the certificate — the assessor uploads the EPC to the national register within a few days. You will receive a PDF copy by email, which you can share with your estate agent and prospective buyers.

Most sellers book the EPC at the same time as instructing valuations with estate agents, so the certificate is ready by the time the property goes on the market.

How much does it cost?

A typical EPC costs between £60 and £120, depending on property size and location:³

• Small flat (1-2 bedrooms): £60-£80
• Terraced or semi-detached house (2-3 bedrooms): £80-£100
• Detached house (3-4 bedrooms): £100-£120
• Large house (5+ bedrooms): £120-£150 or more

Prices in London and the South East are typically higher. EPCs are exempt from VAT, so the quoted price is the final price.

Some estate agents include the cost of the EPC in their fee package, or arrange the assessment on your behalf. Check with your agent when you instruct them.

Exemptions from the EPC requirement

Some properties are exempt from the EPC requirement when selling:¹

• Listed buildings — properties officially listed for their historical or architectural interest may be exempt if compliance would unacceptably alter their character
• Buildings due for demolition — if there is a valid demolition notice
• Temporary buildings — with a planned use of less than 2 years
• Stand-alone buildings under 50m² — very small outbuildings or garages
• Places of worship — buildings used primarily for worship or religious activities
• Industrial sites and workshops — buildings with low energy demand (some exemptions apply)

Most residential properties do not qualify for an exemption. If you believe your property is exempt, you should obtain written confirmation from your legal adviser before marketing it without an EPC.

Penalties for not having an EPC

If you sell a property without making a valid EPC available to buyers, you may face a penalty of £200 from your local authority trading standards department.⁴

The penalty applies to the seller, not the buyer. Estate agents can also be penalised if they market a property without a valid EPC.

In practice, enforcement is complaint-driven. If a buyer or competing agent reports the lack of an EPC to trading standards, the local authority may investigate and issue a penalty notice. The sale itself is not invalid if completed without an EPC, but the seller remains liable for the penalty.

To avoid issues, always ensure you have a valid EPC before starting to market the property. The cost of the EPC (£60-£120) is minimal compared to the penalty and potential delays or complications in the sale process.