EPC booking for house sale

Since an EPC is valid for 10 years, you should check the central register before booking a new one. However, if you have made significant energy-saving improvements like adding solar panels or new insulation, a fresh assessment is highly recommended to reflect the increased value and efficiency of your home.

What Does the Work Involve?

• Internal and External Measurement: The assessor will measure the perimeter of the property and individual room dimensions to calculate the total floor area.
• Heating System Inspection: A visual check of the boiler, heat pump, or electric heaters, including any programmers, thermostats, and thermostatic radiator valves (TRVs).
• Insulation Assessment: Checking the depth of loft insulation and determining wall construction (e.g., cavity or solid wall) to see if it has been insulated.
• Glazing and Lighting: Recording the type of windows (single, double, or triple glazed) and the percentage of low-energy lighting throughout the home.
• Hot Water Storage: Inspecting the hot water cylinder (if present) to check for insulation jackets or factory-fitted foam.
• Renewables: Documenting any solar PV panels, thermal systems, or wind turbines.
• Data Lodgement: Processing the collected data through approved software to generate the certificate and lodging it on the national EPC Register.

Typical Costs

Prices for EPCs are not fixed by the government, meaning assessors set their own rates based on property size, location, and the complexity of the building's layout. Expect to pay more if the property has multiple extensions or unusual construction methods that require more research.

How Long Does It Take?

• On-site Inspection (Flat/Small House): 30 to 45 minutes.
• On-site Inspection (Large Detached): 60 to 90 minutes.
• Data Processing: 1 to 2 hours of off-site administrative work.
• Certificate Turnaround: Most assessors will provide the digital link or PDF within 24 to 48 hours of the visit.

DIY or Professional?

You cannot produce a legal EPC yourself. In the UK, an EPC must be carried out by a qualified and accredited Domestic Energy Assessor (DEA). This ensures the data is accurate and that the certificate is legally lodged on the central GOV.UK database, which is a mandatory requirement for completing a house sale.

While you cannot do the assessment, you can "prep" your home by ensuring the assessor has clear access to the loft, the boiler, and any heat cylinders to ensure you get the most accurate (and highest) rating possible.

Choosing the Right Tradesperson

• Check the Register: Ensure the assessor is listed on the official "Find an energy assessor" section of the GOV.UK website.
• Verify Accreditation: Ask which body they are accredited with (e.g., Elmhurst, Quidos, or Stroma) and for their unique assessor number.
• Insurance: Confirm they hold Professional Indemnity and Public Liability insurance.
• Red Flags: Avoid anyone who offers to "guess" the insulation levels over the phone without visiting, or those who cannot provide an accreditation number.

3 Questions to Ask:

• "Will you need to see receipts or warranties for my double glazing or cavity wall insulation?"
• "How soon after the visit will the certificate be live on the GOV.UK register?"
• "Are there any additional travel or parking fees not included in your quote?"

UK Regulations

• Mandatory Requirement: Under the Energy Performance of Buildings Regulations, you must have a valid EPC to market your property for sale.
• Validity: Certificates are valid for 10 years from the date of issue.
• Enforcement: Local Trading Standards officers can issue fines (usually £200) if a property is marketed without a valid EPC.
• Paperwork: You should receive a digital copy, and the record will be publicly searchable on the national EPC Register.

Common Problems

• No Loft Access: If the assessor cannot see the loft insulation, they must enter "unknown," which defaults to a very poor rating based on the age of the house.
• Locked Boiler Rooms: Inability to see the boiler's data plate means the assessor may have to assume an older, less efficient model.
• Hidden Insulation: If you have internal wall insulation or underfloor insulation that is now covered by plasterboard or flooring, you must provide building regs completion certificates or photos, or it cannot be included in the report.
• Evidence Gaps: Without documentary evidence for works like "retrofitted" floor insulation, the software will default to the standard for the year the house was built.

Frequently Asked Questions

Can I sell my house if the EPC rating is a G?

Yes. While rental properties currently require a minimum rating of E, there is currently no minimum energy rating required to sell a house in the UK. You just need to have a valid certificate, regardless of the score.

How long is an EPC valid for?

An EPC lasts for 10 years. If you bought your house 8 years ago, the EPC from that purchase is likely still valid for your sale, provided you haven't made major structural changes.

Do I need an EPC if I am selling to a cash buyer?

Yes. The legal requirement to provide an EPC is triggered by the act of marketing the property for sale, regardless of how the buyer intends to fund the purchase.

What is the 'lodgement fee'?

This is a small fee (usually around £6-£10) paid by the assessor to the government's register to host your certificate. Most assessors include this in their total quote, but it is worth checking.

Will the assessor need to take photos of every room?

Yes. Assessors are required by their accreditation bodies to take "evidence photos" of heating, windows, insulation, and the general layout to prove they actually visited the property and to justify the rating given.

Can I get an EPC for free?

Generally, no. You must pay a DEA for their time and the lodgement fee. Some solar panel installers or insulation companies may include one as part of a package, but for a standard house sale, it is a homeowner cost.