What landlords need to know about EPCs

If you let a property in England or Wales, you need an Energy Performance Certificate (EPC). It is a legal requirement, and it is also a useful way for tenants to gauge the running costs of a home before they take it on. This guide explains what an EPC is, when you need one, what it costs, how long it lasts, and what to do if your property falls short of the minimum standard.

What is an EPC?

An EPC shows how energy-efficient a property is, giving it a rating from A, the most efficient, to G, the least, much like the label on a fridge or washing machine, so a prospective tenant can see roughly what it will cost to heat and power. The certificate sets out an estimate of energy efficiency and environmental impact, a banded rating from A to G with a score out of 100 where higher is better, the potential savings from recommended improvements, the assessor’s details, and contact information for complaints. An accredited energy assessor has to visit the property in person to produce it.

Do landlords need one?

Yes. Since 2018, a rental property in England and Wales must have an EPC rated E or better before it is let, unless a valid exemption has been officially registered. You must give the tenant a copy of the EPC during the viewing stage and, at the latest, before the tenancy agreement is signed. Providing the EPC is part of letting the property compliantly, and while the old rule that a missing EPC blocked a Section 21 notice no longer applies, since Section 21 was abolished on 1 May 2026 under the Renters’ Rights Act, the duty to hold a valid EPC and give it to tenants remains.

The position differs slightly across the nations. In Scotland, the EPC must be displayed in the property, usually by the boiler or meter, must be in place before the property is marketed, and the rating must appear in any advert. In Northern Ireland, an EPC is required before marketing too, and the rules mirror England and Wales, including the ten-year validity, the minimum E rating, and the duty to give the certificate to tenants before signing; you can book one via the Northern Ireland Energy Performance of Buildings Register.

A few quick rules are worth remembering: each property needs its own EPC, you must have a valid one before you market the property, and you do not need an EPC if you simply have a lodger living with you in your own home.

Where to get an EPC

You have a few options. A local energy assessor is often the cheapest, though it takes a little research. A letting agent is the most convenient but usually the priciest. Online providers are easy to use and generally good value. Whichever route you take, check the assessor is accredited, looking for membership of a scheme such as Elmhurst, Stroma or Quidos, and you can confirm an existing certificate on the government’s EPC register, which our UK property lookup links to for any postcode alongside flood risk, broadband and licensing information.

How much does an EPC cost?

Expect to pay around £65 to £85 for a standard domestic EPC, though prices vary by location and property size. Some agents quote more, so it is usually worth shopping around or going direct to an online supplier.

How long does an EPC last?

An EPC is valid for ten years. You only need to renew it when you are marketing the property to let or sell again and the most recent certificate is more than ten years old. You can choose to update it sooner, which is worth doing if you have made improvements that would lift the rating, but there is no need to renew simply because a new tenant is moving in, as long as the existing certificate has not expired.

What happens during an EPC inspection?

The assessor visits the property and checks room sizes, layout, insulation, heating and lighting, needing access to the boiler, the loft and all rooms. A standard three-bedroom home takes around an hour. You then receive the EPC report, with a list of recommended energy improvements where the property would benefit from them.

What if my property does not meet the minimum standard?

The current minimum is EPC E, and you cannot legally let a property rated F or G unless you have either spent up to the current £3,500 cost cap, including VAT, on the recommended improvements without reaching E, or registered an official exemption. If your rating is F or G and the EPC lists improvements, you need to act on them or stop letting until the property reaches the minimum. The penalty for letting below the standard is currently up to £5,000 per property, and as set out below this rises sharply under the 2030 regime.

The EPC C standard coming in 2030

This is now confirmed rather than proposed. Under the Warm Homes Plan published on 21 January 2026, all privately rented properties in England and Wales must reach the equivalent of EPC C by 1 October 2030, with a £10,000 cost cap per property and a maximum fine rising to £30,000. The way EPCs are assessed is also changing, moving to new fabric-based metrics and the Home Energy Model from 1 October 2029, and a property that achieves EPC C under the current system before that date stays compliant until its certificate expires. This is a significant shift for any property currently sitting at D or E, and our MEES guide for landlords covers the cost cap, exemptions, deadlines and enforcement in full. To get a sense of what reaching C might cost for your property, our EPC improvement calculator models the upgrade path and estimated costs from your current band.

How to improve your EPC rating

The most common and cost-effective upgrades are loft insulation, cavity wall insulation, low-energy lighting, thermostatic radiator valves and double glazing. Not every home needs all of them, and even small changes can lift the score. The EPC’s own recommendations are the place to start, and the EPC improvement calculator sorts the measures by value per EPC point so you can find the cheapest route to a higher band for your specific property.

What happens if you do not have a valid EPC?

There are two distinct penalties. Failing to provide an EPC when marketing the property, or before a tenancy starts, can attract a £200 fixed penalty. Letting a property that does not meet the minimum E rating can attract a civil penalty of up to £5,000 now, rising to up to £30,000 per property once the EPC C requirement takes effect in 2030. Keeping your EPC valid and on file, alongside your gas safety certificate and EICR, is part of letting compliantly.

Frequently asked questions

Does each property need its own EPC?

Yes. An EPC is specific to the property, so every let needs its own valid certificate.

Does a new tenant mean I need a new EPC?

No. You do not need a new EPC just because a tenant changes, provided the existing certificate is still within its ten-year validity.

Do I need an EPC for a lodger?

No. If you have a lodger living with you in your own home, an EPC is not required.

Is EPC C law yet?

Yes, it is confirmed. The Warm Homes Plan set 1 October 2030 as the deadline for all privately rented homes in England and Wales to reach the equivalent of EPC C.

Keeping your EPC and the rest of your certificates tracked, with reminders before anything expires, is what August’s compliance reminders are built for, and it is free for up to two properties.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.