How much does an EPC cost?

Most EPCs cost between £60 and £120, depending on property size and location.

Typical EPC costs

EPC prices vary depending on property size, location, and the assessor you choose. Based on typical rates in 2026:¹

Small flat (1-2 bedrooms)

£60-£80. Quickest to assess due to smaller floor area and fewer rooms.

Terraced or semi-detached house (2-3 bedrooms)

£80-£100. Most common property type in the UK, standard assessment time.

Detached house (3-4 bedrooms)

£100-£120. Larger floor area and more complex heating systems take longer to assess.

Large house (5+ bedrooms)

£120-£150 or more. Assessors may charge extra for properties over 200 square metres.

Prices in London and the South East are typically 10-20% higher than the national average, while prices in the North and Midlands may be slightly lower. Rural areas can also incur higher charges if the assessor needs to travel further.

What affects the price

Several factors influence how much an assessor will charge:

Property size

Larger properties take longer to assess. The assessor must measure every room, check insulation in multiple areas, and document more windows, radiators, and heating zones. A four-bedroom detached house will cost more than a one-bedroom flat.

Location

Assessors in high-cost areas (London, Cambridge, Oxford) charge more to reflect higher business costs and travel time. Remote rural properties may incur additional travel fees.

Urgency

Some assessors offer next-day or same-day appointments for an additional fee (typically £20-£40 extra). Standard appointments are usually available within 5-10 days.

Access and complexity

If the property is difficult to access (upper-floor flat with no lift, remote location) or has unusual features (thatched roof, listed building), some assessors may charge a premium. Properties with no gas or electricity supply may also cost more to assess, as the assessor cannot easily check boiler specifications.

VAT and payment terms

EPCs are exempt from VAT. The price quoted by the assessor is the final price you pay.²

Most assessors require payment on completion of the assessment or before issuing the certificate. Payment methods typically include bank transfer, card payment, or online payment via the assessor's website. Some assessors offer invoicing for landlords with multiple properties.

The certificate is usually delivered electronically as a PDF within 3-5 working days. It is also automatically uploaded to the national EPC register, where you can download it for free at any time.

How long does an assessment take?

A typical EPC assessment takes:³

• 20-40 minutes for a flat
• 30-60 minutes for a house
• 60-90 minutes for a large or complex property

The assessor will:

• Measure room dimensions and property floor area
• Check wall construction type and insulation (if visible)
• Inspect loft insulation thickness (if accessible)
• Record window types (single, double, or triple glazing) and frame materials
• Document heating system details (boiler type, age, fuel, controls)
• Check hot water system (cylinder, insulation, controls)
• Note any renewable energy (solar panels, heat pump)

You do not need to be present during the assessment, but it helps to provide access to the loft (if there is one) and to the boiler cupboard. The assessor will not do any invasive inspection (lifting carpets, drilling walls), so the assessment is non-disruptive.

When you need an EPC

You must have a valid EPC when you:⁴

• Sell a property — the EPC must be available to prospective buyers from the point the property is marketed (before viewings start)
• Rent out a property — the EPC must be given to prospective tenants before they sign the tenancy agreement
• Build a new property — the builder must provide an EPC when the building is completed

An EPC lasts for 10 years. You do not need to get a new one for each sale or tenancy, as long as the existing certificate is still valid. However, if you make significant improvements (new boiler, insulation, windows), it is worth getting a new assessment to reflect the higher rating.

If you already have a valid EPC, you can find it for free on the national register at find-energy-certificate.service.gov.uk.

How to book an assessor

To book an EPC assessment:

1. Find an accredited assessor — search the official register at find-energy-certificate.service.gov.uk/find-an-assessor. Only accredited Domestic Energy Assessors can produce legally valid EPCs.
2. Get quotes — contact 2-3 local assessors and compare prices. Ask about availability, turnaround time, and payment terms.
3. Book an appointment — provide the property address, type (house/flat), and approximate size. The assessor will confirm the price and arrange a visit.
4. Prepare the property — ensure the assessor can access the loft (if applicable) and the boiler. Gather any evidence of improvements (insulation certificates, boiler installation documents) to help the assessor record accurate details.
5. Receive the certificate — the assessor will upload the EPC to the national register within a few days. You will receive a PDF copy by email.

Avoid using unaccredited assessors or comparison sites that take a commission. Booking directly with an accredited assessor ensures you get the best price and a valid certificate.