A Domestic Energy Performance Certificate (EPC) is one of the most important legal documents connected to a residential property in the UK. It tells buyers and tenants how energy-efficient a home is and estimates running costs, environmental impact, and potential improvements.

EPC requirements are governed by the Energy Performance of Buildings Regulations 2012, with rental minimum standards enforced under the Minimum Energy Efficiency Standards framework, overseen by the Ministry of Housing, Communities & Local Government.

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Many property owners only discover EPC rules when selling or renting — but the law requires preparation before marketing begins. Below is a complete explanation of when you legally need a domestic EPC and what happens if you don’t have one.

What a Domestic EPC Shows

An EPC rates a property from A (most efficient) to G (least efficient) and includes:

  • Estimated annual energy costs

  • Carbon dioxide emissions

  • Heating efficiency analysis

  • Insulation performance

  • Recommended upgrades

  • Potential future rating after improvements

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1. Selling a Property — Required Before Marketing

You must order an EPC before advertising the property, not after finding a buyer.

This includes:

  • Online listings

  • Estate agent brochures

  • Property portals

  • Social media marketing

Buyers must compare running costs before deciding to view.

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2. Renting a Property — Landlord Legal Duty

Landlords need a valid EPC when:

  • Advertising a rental property

  • Starting a tenancy

  • Renewing a tenancy

  • Changing tenants

Minimum rating

Rental homes must usually be E or above.

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Failure to comply may result in fines up to £5,000.

3. After Renovations or Extensions

You may need a new EPC after:

  • Extensions

  • Loft conversions

  • Boiler replacement

  • Insulation upgrades

  • Converting into flats

Why? The property’s efficiency changed — the old rating becomes inaccurate.

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4. New-Build Homes

Developers must provide an EPC:

  • At completion

  • Before handover

  • During conveyancing

Without it, property transfer cannot legally complete.

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5. Tenancy Renewals

EPC validity lasts 10 years.

If the certificate expired before a tenancy renewal, a new EPC is required.

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6. Holiday Lets

An EPC is usually required if:

  • The property is available year-round

  • Functions like a normal rental

May be exempt if used occasionally as a holiday property.

7. Possible Exemptions

Some buildings may be exempt:

  • Listed buildings (with restrictions)

  • Temporary structures

  • Small buildings under 50m²

  • Demolition properties (with proof)

Always verify before marketing.

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8. Validity Period

An EPC lasts 10 years, but updating early can:

  • Increase property value

  • Improve buyer interest

  • Speed up sale

  • Help mortgage approval

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9. What Happens During the Inspection

The assessor checks:

  • Heating systems

  • Insulation

  • Windows

  • Hot water

  • Lighting

  • Property size

Typical duration:

  • Flats: 25–30 minutes

  • Houses: 30–50 minutes

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10. Risks of Not Having an EPC

Possible consequences:

  • Fines

  • Rental bans

  • Sales delays

  • Legal notices

  • Reduced buyer interest

Quick Legal Summary

You NEED an EPC when:

  • Selling property

  • Renting property

  • Renewing tenancy after expiry

  • Building a new home

  • Major renovations

You usually DON’T need one when:

  • Fully exempt property

  • Not selling or renting

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