How to Get an EPC for a Rented Property in England

What an EPC Is and Why You Need One

An Energy Performance Certificate rates your property's energy efficiency on a scale from A (most efficient) to G (least efficient). Under the Energy Performance of Buildings Regulations 2012 (S.I. 2012/3118), you must commission an EPC before marketing a rental property in England. The certificate is valid for 10 years from its lodgement date.

If your property already has a valid EPC on the register, you don't need a new one unless it has expired or you want an updated rating after improvements.

Find an Accredited Domestic Energy Assessor

Only a qualified Domestic Energy Assessor (DEA) registered with a government-approved accreditation scheme can carry out the assessment. The main schemes include Elmhurst Energy, ECMK, Quidos, and Stroma.

To find an assessor:

1. Go to the GOV.UK "Get a new energy certificate" page
2. Enter your postcode
3. Compare assessors by price, availability, and accreditation scheme
4. Verify the assessor's credentials are current before booking

Fees are set by the market — typically £60 to £90 for a standard residential property, though larger or more complex homes cost more.

Prepare for the Assessment

The assessor conducts a non-invasive visual inspection of your property's building fabric, heating systems, hot water, and fixed lighting. They cannot move furniture, lift floorboards, or access sealed cavities.

This matters because what they can't see gets recorded as a default assumption — and defaults are almost always less favourable than reality. Before the visit:

• Loft insulation: make sure the hatch opens easily and the insulation depth is visible and measurable
• Cavity wall insulation: have the installer's certificate or guarantee on hand
• Boiler: locate the model number and installation date — the assessor needs both
• Heating controls: confirm your programmer, room thermostat, and TRVs are accessible and labelled
• Lighting: note how many fixed light fittings use LED or low-energy bulbs versus halogen

A 20-minute preparation can prevent a rating that's one or two bands lower than the property actually deserves.

What Happens During the Visit

The assessor will walk through the property recording:

• Wall construction type and thickness
• Roof and floor insulation
• Window glazing type and age
• Main heating system, fuel type, and controls
• Hot water system
• Fixed lighting count and bulb type

The visit typically takes 30 to 60 minutes. The assessor enters the data into RdSAP (Reduced Data Standard Assessment Procedure) software, which calculates the energy efficiency rating and generates the certificate.

After the Assessment

The assessor lodges the completed EPC on the central Energy Performance of Buildings Register within a few working days. Once lodged:

• The certificate appears on GOV.UK's "Find an energy certificate" search
• You receive a copy (usually by email) with the full certificate and a recommendation report
• The 10-year validity clock starts from the lodgement date

You must provide a complete, unedited copy of the EPC to prospective tenants free of charge — at the earliest opportunity and no later than the time of viewing. The successful tenant must receive a copy before signing the tenancy agreement.

The 28-Day Rule

If no valid EPC exists when you start marketing, you must commission one immediately and use reasonable endeavours to have it lodged within 28 days. You must also display the energy rating in all commercial advertising — online listings, print ads, and brochures.

Failing to obtain or display an EPC is a separate offence enforced by Trading Standards, carrying a fixed penalty of £200 per breach.

When You Need a New EPC

You don't need a fresh certificate for every new tenancy — only when the existing one has expired or you want to capture a better rating after improvements. But if you're letting a property with an EPC rated F or G, you face a separate problem: the Minimum Energy Efficiency Standards (MEES) make it unlawful to let that property without a registered exemption, regardless of the certificate's age.

Our EPC and Energy Efficiency Compliance Guide walks through the full process — from checking your current rating through to MEES compliance, exemptions, and the 2030 Band C changes — with a dated checklist you can work through property by property.

See more England guides →