What is an EPC certificate? EPC ratings explained
An EPC, or Energy Performance Certificate, rates a home's energy efficiency from A, the most efficient, to G, the least. It also gives a score, estimated running costs and suggested improvements. You need one to sell or rent out a home. It lasts 10 years and is a modelled estimate, not a record of real bills.
What an EPC tells you
An EPC is produced by an accredited assessor and held on a government register. It is needed when a home is built, sold or rented out. It shows the current energy rating, the rating the home could reach, typical energy costs and a list of suggested improvements, each with a typical cost and saving.
It also describes the main parts of the building, such as the walls, roof, windows, heating and hot water. Those descriptions are often more useful than the letter, because they show why a home scored as it did.
EPC rating bands and scores
Each band covers a range of scores. A higher score means a more efficient home on the EPC's measure.
| Band | Score |
|---|---|
| A | 92 or more |
| B | 81 to 91 |
| C | 69 to 80 |
| D | 55 to 68 |
| E | 39 to 54 |
| F | 21 to 38 |
| G | 1 to 20 |
The score tells you more than the band. A home scoring 68 and a home scoring 55 are both D, but the first is one point from a C. For context, the Office for National Statistics reported a median score of 74 for flats and maisonettes in England and Wales, and 84 for homes built after 2012.
What the rating actually measures
Despite its name, the current rating is closer to a running cost measure. The government describes it as a form of energy cost metric based on a modelled fuel bill for the property, per square metre of floor area.
- It uses standard assumptions about heating patterns, occupants and weather, so it says nothing about how the current owners use the home.
- It covers heating, hot water, cooling, ventilation and fixed lighting, but not cooking or plug-in appliances.
- It uses set fuel prices, not today's bills, and electricity usually costs more per unit than gas, so electric heating can score poorly.
An EPC is not a survey. It does not assess condition, damp or the quality of past work. If you are buying, read our guide to property reports and surveys.
How long an EPC lasts
An EPC is valid for 10 years, or until a newer one is produced. A valid certificate can be reused for later sales or lettings, and you do not need to renew one simply because it has expired, unless you are selling or letting. Our guide on whether you need an EPC to sell covers the rules and exemptions.
How to read one when you are buying
- Check the date first. A certificate from eight years ago may not reflect a new boiler or insulation added since, or changes such as an extension.
- Compare the current and potential ratings to see how much room for improvement the assessor found.
- Read the walls, roof and heating lines, then ask the seller what has changed and whether they have paperwork.
You can check an EPC by postcode for free, and our EPC check page explains what a Doorstep Report shows. For the wider picture, see what to check before buying a house.
What is changing
SAP and its reduced version, RdSAP, are still the methods behind EPCs in England and Wales. The government plans to replace them with the Home Energy Model when new-style EPCs launch. It moved that launch from October 2026 to the second half of 2027. At the time of writing we could not find a confirmed date.
New-style EPCs are planned to have four headline measures: energy cost, fabric performance, heating system and smart readiness. The current rating is due to keep appearing until at least the end of 2029 so that people can compare, though it may differ from today's figure because the model is different. Existing EPCs will stay valid for their 10 years, and new ones will also last 10 years.
Plans and proposals here are not yet in force, and some details, including score boundaries, are still to be confirmed.
Wales, Scotland and Northern Ireland
Wales follows the same EPC rules as England. Northern Ireland has its own regulations, also with 10-year certificates. Scotland has its own register, and the Scottish Government plans new ratings and five-year certificates, now expected from 2028. Doorstep Reports cover England and Wales only.
Questions, answered
What is a good EPC rating?
There is no official definition of good, but C is the level the government plans to use for privately rented homes by 2030. A home built after 2012 will often score in band B. Older homes vary widely.
Is a higher EPC score better?
Yes. Scores rise as the modelled cost of running the home per square metre falls. Band A starts at 92 and band G runs from 1 to 20.
Does an EPC show what my bills will be?
No. It estimates costs using standard assumptions and set fuel prices. Your real bills depend on your tariff, how many people live in the home and how you heat it.
Has SAP been replaced?
Not yet. EPCs in England and Wales are still produced with SAP and RdSAP. The Home Energy Model is planned to replace them when new-style EPCs launch, which the government now expects in the second half of 2027.