Do I need an EPC?
- Required by law when selling or letting a property
- Fines of up to £5,000 for landlords who don't comply
- Valid for 10 years from the date of issue
- Accredited assessors covering all of London
- From £69 with same-day appointments available
The short answer
You need an Energy Performance Certificate (EPC) whenever you sell, rent out, or build a property in England and Wales. The requirement comes from the Energy Performance of Buildings (England and Wales) Regulations 2012, which apply to all domestic and non-domestic buildings.
If you are simply living in your own home and have no plans to sell or let it, you do not need one. But the moment you put a property on the market, whether through an estate agent, online portal, or privately, the law requires a valid EPC to be available to prospective buyers or tenants.
Below we cover every scenario in detail, including the exemptions, the fines for non-compliance, and what to do if you are unsure. If you are a property owner in London and need an EPC quickly, we offer next-day appointments with your certificate lodged within 24 hours. Read our full guide to what an EPC is if you want to understand the certificate itself before reading about when you need one.
Selling a property: EPC required before marketing
If you are selling a house, flat, bungalow, or any other dwelling in England or Wales, you must have a valid EPC before the property is marketed. This means before it goes on Rightmove, Zoopla, or any other listing platform. Estate agents are legally required to include the EPC rating in the listing and cannot advertise the property without one.
The obligation falls on the seller. If you fail to make an EPC available to prospective buyers, you could face a penalty charge notice from your local trading standards office. There is no minimum EPC rating required to sell a property, so even a G-rated home can be sold, but the rating must be disclosed.
If you already have a valid EPC from the last 10 years and have not made significant changes to the property, you can use it. However, if you have upgraded your boiler, added insulation, or installed double glazing since the last assessment, a new EPC will reflect the improved rating. Buyers pay attention to energy costs, and a higher rating can support a higher asking price. For more detail, read our guide to EPCs when selling.
Across London, from Bromley to Camden, we assess hundreds of properties for sellers each month. The assessment takes 30 to 60 minutes, and your certificate is lodged on the national register the same day or next day.
Renting out a property: EPC required with minimum E rating
Landlords in England and Wales must have a valid EPC before letting a property to new tenants. This applies whether you are letting through a letting agent or privately. The EPC must be provided to the tenant before they sign the tenancy agreement, and a copy should be given to them free of charge.
Since April 2020, the Minimum Energy Efficiency Standards (MEES) regulations have applied to all existing tenancies, not just new ones. Your property must achieve at least an E rating on its EPC to be legally let. If it falls below this, at F or G, you must either make improvements to bring it up to an E or register a valid exemption on the PRS Exemptions Register.
The penalties for breaching MEES are significant. Local authority trading standards can issue fines of up to £5,000 per property per breach. This breaks down as up to £2,000 for letting a substandard property for less than three months, and up to £4,000 for longer breaches, with a combined maximum of £5,000. The fine is per property, so landlords with multiple non-compliant properties face substantial exposure.
If you are a landlord in London, our landlord EPC guide covers the MEES requirements in full detail, including what qualifies as a valid exemption and how to register one. Our MEES regulations guide explains the technical requirements and the proposed tightening of standards to a C rating in future.
Building a new property: EPC required on completion
If you are building a new home, an EPC must be produced before the building is occupied or sold. For new builds, this is based on the full SAP (Standard Assessment Procedure) calculation rather than the RdSAP methodology used for existing dwellings. The assessment is typically carried out by an on-construction energy assessor who works from the building plans and specifications.
The responsibility for the new-build EPC lies with the person who commissioned the construction, which is usually the developer or builder. The EPC must be given to the owner and lodged on the national register. This is separate from the building regulations compliance certificate issued by Building Control.
New-build properties in London generally achieve high EPC ratings, often A or B, because they must comply with current building regulations on energy efficiency, including Part L of the Building Regulations. If you are a developer in Lewisham, Hackney, or anywhere else in London and need a domestic EPC for a completed new build, we can help.
Extensions and alterations: when a new EPC is triggered
If you extend or significantly alter your property, the question of whether you need a new EPC depends on the nature of the work and what you plan to do with the property afterwards.
A straightforward extension to a house, such as a rear kitchen extension or a loft conversion, does not automatically trigger the need for a new EPC. However, if the work requires building regulations approval and results in the property being divided into separate units (for example, converting a single house into two flats), each new unit will need its own EPC.
If you plan to sell or let the property after the alterations, and your existing EPC has expired or no longer reflects the property accurately, you will need a new one. Getting a fresh assessment after improvements is often worthwhile anyway, as the upgrades may push your rating higher.
Building regulations approval for extensions and conversions is common across London boroughs. If you have recently completed work on a property in Wandsworth or Camden and are unsure whether you need a new EPC, feel free to call us on 07424 690 050 and we can advise.
When you do NOT need an EPC
There are several situations where an EPC is not required. Understanding these exemptions can save you unnecessary cost, but be aware that the exemptions are narrowly defined and do not apply as broadly as many people assume.
- You are not selling or renting: if you live in your own home with no plans to sell or let, no EPC is needed
- Listed buildings (limited exemption): a listed building is exempt only if compliance with the minimum energy performance requirements would unacceptably alter its character or appearance. This is not a blanket exemption. Most listed homes being sold or let in London still need an EPC. The burden of proof is on the owner to demonstrate that the exemption applies
- Buildings due for demolition: a property with planning permission for demolition and where the owner can confirm the intention to demolish does not need an EPC
- Temporary buildings with a planned use of two years or less: short-term temporary structures used for two years or under are exempt
- Standalone buildings under 50 square metres: small detached buildings that are not dwellings, such as some garages and outbuildings, may be exempt
- Places of worship: buildings used primarily as places of worship are exempt
- Industrial and agricultural buildings with low energy demand: certain non-residential buildings with very low energy use are exempt, but this rarely applies to domestic properties
If you think your property might be exempt, check the specifics carefully. The listed building exemption in particular is often misunderstood. Just because a property is listed does not mean it is automatically exempt from needing an EPC. If you are selling or letting a listed property and want clarity, speak to your energy assessor or local trading standards office.
Fines and enforcement: what happens without an EPC
The consequences of not having an EPC when one is required depend on whether you are selling or letting.
Selling without an EPC: if you market a property for sale without a valid EPC, trading standards can issue a penalty charge notice. For domestic properties, the fixed penalty is £200. While this may seem modest, the more significant risk is that your sale is delayed. Estate agents will refuse to list the property, and solicitors will flag it during conveyancing.
Letting without an EPC: the penalties for landlords are more severe. Failing to have a valid EPC when letting can result in a fine. More significantly, if your property is rated F or G and you let it without a valid MEES exemption, you face fines of up to £5,000 per property from local authority enforcement officers.
Enforcement is carried out by local authority trading standards teams. In London, borough councils have become increasingly active in checking compliance, particularly for HMOs and rental properties. Boroughs such as Newham, Hackney, and Camden have dedicated enforcement teams that proactively check the EPC register against known rental properties.
The simplest way to avoid any risk is to ensure you have a valid, up-to-date EPC before marketing your property. At Kubo EPC, we offer next-day assessments across London, with your certificate lodged on the register within 24 hours.
How long does an EPC last?
An EPC is valid for 10 years from the date it was issued. You can use the same certificate for multiple transactions within that period. If you sell a property, and then the new owner sells it again four years later, the original EPC can still be used provided it has not expired.
You can check whether you already have a valid EPC by searching for your property on the official EPC register. Every certificate lodged since 2008 is available to view online.
While there is no legal requirement to get a new EPC during the 10-year validity period, there are practical reasons to consider it:
- You have made energy improvements: if you have installed a new boiler, added insulation, or upgraded your windows, a new assessment will produce a higher rating
- You are a landlord and your rating is borderline: if your current EPC shows a D or E, and MEES requirements may tighten to C in the future, getting a new assessment after improvements gives you a clearer picture
- Your old EPC used outdated assumptions: the RdSAP methodology has been updated over the years, and older assessments may not reflect current conventions
Domestic vs non-domestic EPCs
There are two types of Energy Performance Certificate, and the type you need depends on the property:
Domestic EPCs cover houses, flats, bungalows, maisonettes, and all other residential dwellings. They are produced using the RdSAP (Reduced Data Standard Assessment Procedure) methodology for existing buildings, or the full SAP methodology for new builds. The assessment is carried out by a domestic energy assessor accredited through a scheme such as Quidos or Elmhurst.
Non-domestic EPCs cover commercial and industrial properties such as offices, shops, restaurants, warehouses, and factories. They use the SBEM (Simplified Building Energy Model) methodology and are carried out by non-domestic energy assessors, who hold a different qualification.
The two types are not interchangeable. A domestic assessor cannot produce a non-domestic EPC, and vice versa. If you have a mixed-use property, such as a shop with a flat above, each part needs its own EPC of the correct type.
At Kubo EPC, we carry out domestic EPCs across London. If you need a non-domestic EPC for a commercial property, we can point you in the right direction, but it is a separate service requiring a different accreditation.
EPC pricing in London
Our pricing is straightforward, with no hidden fees. All prices include the assessment, the certificate, and lodging on the national register:
- Studio: £69
- 1–3 bedroom property: £79
- 4–5 bedroom property: £115
- 6+ bedroom property: £140
- Same-day appointment: +£20
We cover all London boroughs and surrounding areas, from Bromley and Lewisham to Hackney and Wandsworth. Next-day appointments are usually available. Get a quote or call us on 07424 690 050.
Frequently asked questions
Do I need an EPC to sell my house?
Yes. In England and Wales, you must have a valid EPC before marketing your property for sale. Estate agents cannot list your property without one. Failing to provide an EPC when selling can result in a penalty notice from trading standards.
Do I need an EPC to rent out my property?
Yes. Landlords must have a valid EPC before letting a property to new tenants. Under the MEES regulations, the property must also achieve at least an E rating to be legally let, unless a valid exemption has been registered on the PRS Exemptions Register.
How much is the fine for not having an EPC?
For domestic property sales, the penalty is a fixed £200. For landlords breaching MEES by letting a property rated below E, the fine can be up to £5,000 per property, enforced by local authority trading standards.
How long does an EPC last?
An EPC is valid for 10 years from the date of issue. You can use the same certificate for multiple transactions within that period. If you have made improvements, a new assessment will reflect the higher rating.
Do I need an EPC for a listed building?
Listed buildings are not automatically exempt. An EPC is only not required if meeting the minimum energy performance requirements would unacceptably alter the building's character or appearance. Most listed properties being sold or let still need one.
Do I need an EPC for a new build?
Yes. New buildings must have an EPC based on the full SAP calculation before they are occupied or sold. This is the responsibility of the developer or builder, not the buyer.
What is the difference between a domestic and non-domestic EPC?
A domestic EPC covers residential properties and uses the RdSAP or SAP methodology. A non-domestic EPC covers commercial properties and uses SBEM. Different qualified assessors carry out each type, and they are not interchangeable.
Do I need a new EPC if I extend my property?
A standard extension does not automatically trigger a new EPC. However, if the work results in the property being divided into separate units, each unit needs its own EPC. You will also need one if you sell or let the property and your existing certificate has expired.
Related guides
MEES requirements, minimum ratings, penalties, and exemptions
How your EPC rating affects buyers and when to book your assessment
Everything you need to know about Energy Performance Certificates
Minimum energy efficiency standards for landlords explained
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