How to Get an EPC Certificate in England and Wales

If you are searching for how to get EPC certificate because a sale, new tenancy or remortgage is moving quickly, the process is usually more straightforward than it first appears. You book an accredited assessor, provide access to the property, and receive a registered Energy Performance Certificate once the inspection and calculation are complete. The key is arranging it early enough to avoid delaying your listing, tenancy or compliance paperwork.

An EPC gives a property an energy-efficiency rating from A to G and sets out practical recommendations for improvement. It is based on the building and its fixed services, not on how much energy the current occupier uses. For most homes in England and Wales, an EPC remains valid for 10 years.

When do you need an EPC?

You will normally need a valid EPC when selling a home, letting a property or constructing a new dwelling. Landlords must also consider the Minimum Energy Efficiency Standard. In most cases, a privately rented domestic property in England or Wales must have an EPC rating of E or above before it can be let, unless a valid exemption has been registered.

For a sale, it is sensible to commission the EPC before the property goes to market. Prospective buyers and their agents can then see the rating and recommendations from the start, rather than waiting for documents later in the transaction. Estate agents often need the certificate reference number for the listing.

A remortgage does not always require a new EPC, but a lender, valuer or product provider may ask for one. Check their requirements rather than assuming an existing certificate will be accepted. If your current EPC is still valid, you may be able to use it again, although recent improvements will not be reflected unless you obtain a new assessment.

Commercial premises have different rules and require a non-domestic EPC. The process is similar in principle, but the assessment and software are different, so make sure you appoint an assessor qualified for the type of building involved.

How to get an EPC certificate: the practical process

Start by checking whether your property already has a valid certificate. An EPC is recorded on the official register, and a previous certificate may still be available if it is less than 10 years old. This is particularly useful for landlords taking over a property or owners who cannot find their original paperwork.

If a new EPC is needed, book an accredited domestic energy assessor. Accreditation matters because only an appropriately qualified assessor can produce a valid certificate for the register. When requesting a quote, confirm the property address, approximate size, number of bedrooms and whether it is a house, flat, converted property or unusual construction. Clear information helps the assessor provide an accurate price and appointment time.

The usual process is as follows:

1. Arrange a convenient appointment and make sure the assessor can access every relevant room, the loft where practical, heating controls and any outbuildings included with the dwelling.

2. During the visit, the assessor records the property’s construction, insulation evidence, glazing, heating system, hot water provision, lighting and renewable technologies.

3. The information is entered into approved EPC software, which calculates the rating using standard assumptions.

4. The certificate is lodged on the register and issued to you, normally as a PDF with a unique report reference number.

5. Keep the certificate with your sales, lettings or property management records and share it with the relevant agent, tenant, buyer or lender when required.

For a typical home, the assessment itself often takes around 45 to 90 minutes. Larger houses, complex conversions and properties with several heating systems can take longer. Turnaround depends on the assessor’s workload and whether any details need to be checked, but a well-organised local provider can often deliver promptly after the visit.

What an EPC assessor looks at

An EPC assessment is a visual, non-invasive survey. The assessor does not drill into walls, move heavy furniture or test every electrical item. They record what can reasonably be seen and any supporting evidence you provide.

Insulation is a major factor. Loft insulation may be measured where it is safe and accessible, while wall insulation generally needs documentary evidence or visible confirmation. A homeowner may know that cavity wall insulation was installed years ago, but without suitable paperwork the assessor may have to record the construction using default assumptions. If you have invoices, guarantees, building-control documents or installer certificates, have them ready.

The same principle applies to replacement windows, boilers, solar panels and heat pumps. The assessor will note the make, model and age where visible. Product documentation can help ensure the information entered is as accurate as possible, especially for newer heating controls or renewable installations.

The EPC also considers fixed low-energy lighting, main and secondary heating, hot water systems, ventilation and the property’s built form. It does not assess portable heaters, appliances, televisions or individual household energy habits. That is why a high bill does not automatically mean a poor EPC rating, and a low bill does not guarantee a strong rating.

How much does an EPC cost?

The price of an EPC varies by location, property size, layout and urgency. A straightforward one-bedroom flat is generally quicker to assess than a large detached home or a converted building with multiple extensions. Be wary of a quote that seems unusually low if it does not clearly include the visit, calculation, lodgement and certificate.

The cheapest appointment is not always the best value if it creates a delay to a tenancy or property launch. For landlords and agents, reliable turnaround and correct documentation can be more valuable than a small saving. If you also need a marketing floor plan, booking both services together may reduce administration and avoid arranging separate visits.

Common issues that can hold up a certificate

Most EPC delays are preventable. Restricted access is one of the most common problems, particularly where the loft hatch is blocked, a boiler cupboard is locked or a tenant is not expecting the assessor. Give clear notice, arrange keys where needed and make sure pets are secure.

Missing evidence can also affect the result. An assessor cannot simply take a verbal statement that insulation or a new boiler has been installed. Gather the documents you have before the appointment, but do not postpone a necessary certificate indefinitely if paperwork cannot be found. The assessor can still complete the EPC using the evidence available.

Properties with unusual construction can need extra care. Older solid-wall homes, park homes, listed buildings, converted barns and flats above commercial premises may have features that are less straightforward to record. Listed buildings are not automatically exempt from EPC requirements. The legal position depends on whether meeting the requirements would unacceptably alter the building’s character or appearance, so obtain property-specific advice before relying on an exemption.

What to do if your rating is low

A low rating is not necessarily a barrier to selling. Buyers may value a realistic view of the property’s performance, particularly if the report identifies affordable improvements. For landlords, however, the rating may have direct compliance implications.

Read the recommendations as a starting point, not as a one-size-fits-all renovation plan. The best next step depends on the property, its condition, the likely cost, the impact on tenants or occupants, and whether work is already planned. Loft insulation and heating controls may be relatively simple, while solid-wall insulation, replacement heating or glazing can require more careful design and budget planning.

If you are considering substantial upgrades, a retrofit assessment can provide a broader view than an EPC alone. It looks at the home in more detail and helps identify an appropriate sequence of improvements. This can avoid spending money on isolated measures that do not work well together.

Choosing the right assessor

Choose an accredited assessor with clear pricing, suitable availability and experience of your property type. Ask when the certificate will be issued, whether lodgement is included, and whether the provider can also help with floor plans, landlord recommendation reports or further energy-efficiency advice if needed.

For homeowners, landlords and agents in Peterborough, Cambridgeshire and surrounding areas, EPC Access can arrange accredited assessments alongside marketing floor plans and practical support for improvement planning. A quick, properly completed EPC gives you more than a compliance document - it lets your sale, tenancy or improvement plans move forward with fewer loose ends.