EPC when selling your home
You need a valid Energy Performance Certificate before you can market your property for sale. Here is what you need to know about EPCs when selling, how your rating can affect buyers, and how to make the most of your assessment.
The legal requirement
In England and Wales, sellers must provide a valid EPC to potential buyers before marketing begins. Estate agents cannot legally list your property without one.
If you fail to provide an EPC, you could face a penalty of up to 12.5% of the rateable value of the property, with a minimum fine of £500. The requirement applies to all homes being sold, regardless of age, size, or value.
The requirement comes from the Energy Performance of Buildings (England and Wales) Regulations 2012. It applies whether you sell privately, through an estate agent, or at auction. The EPC must be available to prospective buyers at the earliest opportunity, and certainly before contracts are exchanged.
What your estate agent needs from you
Before your agent can list your property on Rightmove, Zoopla, or OnTheMarket, they need a valid EPC. Most agents will not even book a photographer until it is in place. Here is what to expect:
- EPC certificate number — your agent enters this into the listing portal to verify the rating
- The rating itself (A to G) — this appears on the listing and is visible to every buyer searching online
- The full PDF report — buyers and their solicitors will request this during the conveyancing process
Without the EPC, your property sits in a queue. Every day without a listing is a day without viewings. If you are in Swanley, Dartford, or Bromley, we can usually visit the next day and have your certificate lodged within 24 hours.
How your EPC rating appears to buyers
Every property listing on Rightmove and Zoopla displays the EPC rating prominently. Buyers often filter their searches by energy rating, especially with rising energy costs. A property rated D or above stands out. A property rated F or G may be filtered out entirely by cost-conscious buyers.
According to research by the Department for Energy Security and Net Zero, homes with an EPC rating of A or B sell for approximately 5% more than comparable G-rated properties. Even moving from an E to a D can make a meaningful difference to buyer perception.
Your EPC also includes estimated annual energy costs, broken down by heating, hot water, and lighting. Buyers use these figures to compare running costs between properties. A lower estimate makes your home more attractive, particularly to first-time buyers stretching their budget.
Common EPC issues we find when selling
Having assessed hundreds of properties across Bexley, Greenwich, Sidcup, and Orpington, these are the issues that most often drag down a rating when selling:
- Missing evidence of improvements — cavity wall insulation was done 15 years ago but the guarantee has been lost, so the assessor must assume uninsulated
- Old boilers — a boiler installed before 2005 will score poorly regardless of how well it has been maintained
- Single glazing — still common in older properties in Sevenoaks and Eltham, particularly in conservation areas
- No loft insulation — or insulation that has been removed for a loft conversion without adequate replacement
- Electric heating — older storage heaters score poorly in RDSAP compared to gas central heating
If any of these sound familiar, read our guide to improving your EPC rating before booking your assessment. Even small changes can make a difference.
Selling a rental property? Check your EPC
If you are a landlord selling a buy-to-let, remember that the EPC you used for letting may still be valid for the sale. However, the minimum E rating required for landlords is a lower bar than what many buyers expect. Getting a fresh assessment after recent improvements could boost your rating and attract higher offers.
Under MEES regulations, you also need a valid EPC to continue letting while the property is on the market. If your current certificate has expired, you will need a new one regardless.
Is your existing EPC still valid?
EPCs are valid for 10 years. If you had one done within the last decade, you may not need a new one. You can check your existing certificate on the EPC register.
However, if you have made energy improvements since your last assessment, getting a new EPC can show buyers a better rating. Common upgrades that improve your score include:
- Loft insulation (typically 270mm or more)
- Cavity wall or external wall insulation
- A new condensing boiler or heat pump
- Double or triple glazing
- Smart heating controls or a room thermostat
- LED lighting throughout
If you have made any of these changes, a new assessment will reflect them and give your listing a stronger energy rating.
How your EPC rating affects buyers
Buyers are increasingly aware of energy costs. A higher EPC rating signals lower running costs and can make your property more attractive compared to similar homes with lower ratings.
A poor rating does not stop you from selling, but buyers may use it to negotiate a lower price, factoring in the cost of improvements they would need to make. Conversely, demonstrating a good rating — or recent improvements — can support your asking price.
Your EPC also includes a list of recommended improvements, so buyers can see exactly what could be done to improve the property further.
When to book your EPC
The best time is before your estate agent starts marketing. Many agents will not take photos or create a listing until the EPC is in place. Getting it done early avoids delays.
If you are planning improvements to boost the rating, complete those before the assessment so the assessor can record them. Once the assessment is done, the certificate is lodged on the national register within 24 hours and is valid for the next 10 years.
What happens during the assessment
A qualified assessor visits your property for around 30 to 60 minutes. The assessment is non-invasive — no drilling, no damage, and no disruption. The assessor will check:
- External and internal walls (construction type and insulation)
- Roof and loft space (insulation depth)
- Floors (solid or suspended, insulation)
- Windows and doors (glazing type)
- Boiler and heating system (age, type, controls)
- Hot water system
- Lighting (proportion of low-energy bulbs)
- Room dimensions (measured for floor area)
To help the assessment go smoothly, make sure the assessor can access all rooms, the loft hatch, and the boiler. If you have any documentation for insulation or heating work, have it ready.
Frequently asked questions
Do I need an EPC to sell my house?
Yes. You are legally required to have a valid EPC before you market your property for sale. Your estate agent cannot list the property without one, and failure to provide it can result in a fine.
How long is an EPC valid?
10 years from the date it was issued. If yours is still within this period, you can use it. But if you have made energy improvements, a new assessment will give you a better rating to show buyers.
Does my EPC rating affect the sale price?
It can. Buyers factor in energy costs when making offers. A better rating makes your property more attractive and can support a higher asking price. A poor rating may lead to lower offers.
Can I sell with a low EPC rating?
Yes. There is no minimum EPC rating required to sell a property (unlike renting, which requires a minimum E rating). However, a low rating may discourage some buyers or reduce offers.
When should I get the EPC done?
Before your agent begins marketing. If you are making improvements, complete them first so the assessment reflects the upgrades. We offer next-day appointments with your certificate lodged within 24 hours.
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