An EPC certificate rates how energy efficient a property is, from A (best) to G (worst), and it's valid for 10 years. You need one to sell, rent out or build a property, and you must order it before you market the place. As of October 2026 you can check for an existing one free on GOV.UK, and if there isn't one you book an accredited assessor.
Who needs an Energy Performance Certificate
GOV.UK is clear that you must have an EPC when you're selling a property, renting one out or building a new one. The timing is the part people get wrong. You have to order the EPC for potential buyers and tenants before you market the property, not once an offer comes in, and you can be fined if you don't get one when you need it.
Whoever is selling or letting has to show it, too. The person selling the house, the landlord or the letting agent must show the EPC to anyone buying or renting. In Scotland there's an extra rule: you must display the EPC somewhere in the property, for example in the meter cupboard or next to the boiler.
The certificate itself is more useful than most people think. It covers the property's energy use and typical energy bills, plus the steps that would improve its rating, and that list of recommendations matters a lot if you're a landlord, as you'll see below.
How to check or get an EPC certificate
Here's the route GOV.UK gives as of October 2026. Most people can stop at step two.
- Search for an existing certificate on GOV.UK's find an energy certificate service. It covers homes, business properties and public buildings in England, Wales and Northern Ireland, and you can search by postcode, street name and town, or certificate number.
- If you find one, check the date. EPCs are valid for 10 years, and you can download a valid one for free.
- If the property doesn't appear, or the certificate has expired, use the find an accredited assessor service to book someone. You pay the assessor directly, and your estate agent may be able to arrange it for you.
- Book it before you list the property for sale or rent, so the certificate is ready for the first viewing.
- Keep the full report, not just the rating. The recommendations list is what you'll work from if the rating needs to go up.
Two small things save time. Properties in Scotland use a different search service, and the same GOV.UK search also finds display energy certificates for public buildings and air conditioning inspection reports, so you won't need a separate tool for those.
The band E rule for landlords
This is the rule that catches landlords out. Since 1 April 2020, landlords in England and Wales can't let, or continue to let, a property covered by the Minimum Energy Efficiency Standard (MEES) Regulations if its EPC rating is below E, unless a valid exemption is in place. The guidance was last updated on 5 May 2026.
Your property is covered if both of these apply: it's let on an assured tenancy, a regulated tenancy or a domestic agricultural tenancy, and it's legally required to have an EPC. GOV.UK adds that if it's been marketed for sale or let, or modified, in the past 10 years, it will probably need one.
| Your situation | What the guidance says |
|---|---|
| Planning to let a property rated F or G | Improve it to E, or register an exemption, before the new tenancy starts |
| Already letting a property rated F or G | Improve it to E immediately, or register an exemption |
| Property empty and not being let | No action needed until you decide to let it again |
| Not covered by the Regulations | You may let it with an F or G rating |
The spending cap and the exemption trap
The guidance sets a cap on how much a landlord has to spend on energy efficiency work, including VAT. If you can't get the property to E within that cap, you make every improvement you can up to it, then register an all improvements made exemption on the PRS Exemptions Register. Work you've paid for since 1 October 2017 counts towards the cap, and outside funding such as the Energy Company Obligation, local authority grants or Green Deal finance can cover some or all of it.
Here's the trap. You're free to install any measure you like, but if your chosen improvements aren't on the recommended list in your EPC report and the rating still falls short of E, you can't let the property and you can't register that exemption. You'd have to keep improving it until it reaches E. So pick from the report's own list first.
When you don't need an EPC
- Temporary buildings that will be used for less than 2 years.
- Stand-alone buildings with total useful floor space under 50 square metres.
- Industrial sites, workshops and non-residential agricultural buildings that don't use a lot of energy.
- Some buildings that are due to be demolished.
- Holiday accommodation rented out for less than 4 months a year, or let under a licence to occupy.
- Residential buildings intended to be used less than 4 months a year.
- Places of worship.
- Listed buildings, but only where the work needed to meet the minimum standard would unacceptably alter their character or appearance.
Business premises have a display rule
Commercial property works differently. You need an EPC when you rent out or sell the premises, when a building under construction is finished, and when changes to the number of separately occupied parts involve adding or extending fixed heating, air conditioning or mechanical ventilation. The fine for not making one available to a buyer or tenant is based on the building's rateable value.
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On top of that, you must fix the EPC to the building if the total useful floor area is over 500 square metres, the public visits it often, and an EPC has already been produced for its sale, rental or construction. The type of commercial assessor you need depends on how complex the building is. If you get a penalty charge notice you can ask for a review, and if that fails you can appeal to the county court (or the sheriff court in Scotland) within 28 days of the confirmed penalty.
My verdict on getting an EPC
If you're selling, check GOV.UK for a valid certificate before you call an assessor, because a lot of homes already have one that's still in date. If you're a landlord, treat the EPC as part of your compliance calendar, not a one-off chore. Put the expiry date somewhere you'll see it, and if you manage more than one property, a landlord app that tracks certificates and renewal dates will save you a nasty surprise.
And if you're buying to let, read the EPC before you make an offer. An F or G rating isn't a deal breaker, but it's work you'll have to do before you can take a tenant, so it belongs in your sums. My guide to rental properties for passive income covers the rest of that decision.
Frequently asked questions
How long is an EPC certificate valid for?
Ten years. As of October 2026, GOV.UK says all EPCs are valid for 10 years, for homes and business premises alike.
How do I find the EPC for my house?
Use GOV.UK's find an energy certificate service and search by postcode, street name and town, or certificate number. You can download a valid certificate for free.
Can I rent out a property with an EPC rating of F or G?
Not if it's covered by the MEES Regulations in England and Wales, unless you register a valid exemption. Properties that aren't covered may be let with an F or G rating.
Who arranges the EPC when I sell?
You do, as the seller, and you must order it before you market the property. You pay an accredited assessor, and your estate agent may be able to help arrange it.
Do I need an EPC for a holiday let?
Not if it's rented out for less than 4 months a year or let under a licence to occupy, according to GOV.UK.
