Do I need an EPC to sell my house?

When you need an EPC

Any home sold in England or Wales must have a valid EPC, unless an exemption applies. The duty rests with the seller, whether you use an estate agent or sell privately. An agent can often arrange the assessment, but the responsibility for having the EPC stays with you.

1. Check the EPC register. If the home has a certificate less than 10 years old, you can normally reuse it.
2. If not, order one from an accredited assessor before marketing starts. Prices vary by assessor and property size.
3. Make the EPC available to anyone interested, at the earliest opportunity and no later than when they ask for written details or view the home.
4. Give a copy free of charge to the person who buys.

Any advert in commercial media should show the rating, where one is available. The full certificate does not need to appear.

How the timing works

Today's guidance says an EPC must be commissioned before marketing begins, and all reasonable efforts must be made to get it within seven days. If that fails despite those efforts, a further 21 days is allowed.

In practice, have it ready before you list. Reforms announced in January 2026 plan to require a valid EPC at the point of marketing, which would end the 28-day window. Those changes are not in force yet and need parliamentary approval. New-style EPCs are planned for the second half of 2027.

There is no minimum rating for selling

You can sell a home with any rating, including F or G, and you do not have to carry out the recommendations. The legal minimum of E applies to private lettings, not to selling. Buyers may still take the rating into account, particularly landlords, so see what the rating means before deciding whether improvements are worthwhile.

If you have improved the home since the last assessment, you can commission a new EPC before listing, even if the old one is still valid. A newer certificate replaces the older one. Bear in mind that a fresh assessment could show a different result, up or down, so read your old certificate first.

Exemptions

Most homes are not exempt. The main exceptions in government guidance are:

• Buildings due for demolition, where the site is suitable for redevelopment and the relevant permissions are in place.
• Residential buildings used for less than four months a year.
• Temporary buildings with a planned use of two years or less.
• Stand-alone buildings with less than 50 square metres of useful floor space.
• Some listed buildings, but only where meeting minimum energy requirements would unacceptably alter their character or appearance.

The listed building exemption is narrower than many people think. Being listed does not automatically exempt a home. Government guidance suggests checking with your local authority's conservation officer. Planned reforms would remove heritage exemptions altogether, subject to parliamentary approval.

The guidance does not specifically cover every kind of sale. It says some transactions may not count as a sale, depending on the circumstances. If you are selling at auction, as an executor or through a transfer between family members, ask your conveyancer.

Penalties

Trading Standards enforces these rules. The fixed penalty for a home is £200, which can apply if you fail to provide a valid EPC or commission one before marketing, or if an advert leaves out the rating where one is available. Action can be taken up to six months after a failure has been put right. If you receive a penalty notice, you can ask the authority to review it, and you can appeal to the county court within 28 days.

The government's detailed guide for England and Wales was last updated in December 2017. The core rules have not been replaced, but check GOV.UK or ask your agent or conveyancer if your sale is unusual.

Wales, Scotland and Northern Ireland

Wales follows the same rules as England. In Northern Ireland, EPCs are also needed for sales and last 10 years, and the penalty for a home is £200. In Scotland, the rules differ, and the EPC must also be displayed in the property, for example in the meter cupboard or next to the boiler. The Scottish Government plans new ratings and five-year certificates, now expected from 2028, so check Scottish guidance if you are selling there.

If you are on the other side of the sale

Buyers can look up the certificate themselves, and our EPC check shows the rating, score, floor area and certificate dates where a certificate matches. Remember that an EPC is not a survey. See what searches you need when buying a house.