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Do I need an EPC to sell my house? What the rules say and what to do if you do not have one

Yes, you normally need an EPC before marketing a home in England and Wales. How long it lasts, the exemptions, the penalty and how to find an existing one.

  • 3 min read
  • Last reviewed 4 November 2026
  • By Your Property Check team

Key answer

Yes, in England and Wales you normally need an energy performance certificate before you market a home for sale. GOV.UK says to order one before marketing, and that it is valid for 10 years. A few buildings are exempt. Citizens Advice says Trading Standards can issue a £200 penalty per dwelling.

Part 1 of 9

Do I need an EPC to sell my house?

General information, not advice. GOV.UK says: "You must order an EPC for potential buyers and tenants before you market your property to sell or rent." The rules are in the Energy Performance of Buildings (England and Wales) Regulations 2012. Scotland has its own rules, so this page covers England and Wales. We read the pages named below on 4 November 2026.

Part 2 of 9

What the regulations say

  • Commission before marketing. Regulation 7 says that before a building is put on the market, the relevant person must secure that an EPC is commissioned for it.
  • Get it quickly. The regulation requires all reasonable efforts to obtain a valid certificate within 7 days of the building first being put on the market, with a further 21 days allowed if that is not possible.
  • Make it available free. Regulation 6 says a valid EPC must be made available free of charge to any prospective buyer or tenant, at the earliest opportunity and no later than when written information is first provided or when a viewing takes place.
  • Show the rating. Citizens Advice says sales adverts from 9 January 2013 should show the EPC rating.

Part 3 of 9

When is an EPC needed?

SituationEPC needed?Source
Marketing a home for saleYes, order before marketingGOV.UK, Regulation 7
You already have an EPC under 10 years oldUse the existing oneCitizens Advice: valid ten years and reusable
Your EPC has expiredGet a new one before marketingGOV.UK: Find an energy certificate
Temporary building used for less than 2 yearsExemptGOV.UK
Stand-alone building under 50 square metres of useful floor spaceExemptGOV.UK
Place of worshipExemptGOV.UK
Some listed buildingsExempt where meeting minimum standards would change the character or appearanceGOV.UK
Letting a home rather than sellingYes, and below E needs a valid exemption since 1 April 2020GOV.UK landlord guidance

GOV.UK says these are some of the cases, so check the full list on the page before relying on an exemption. If you think your home is listed, ask your conveyancer.

Part 4 of 9

How long does an EPC last?

GOV.UK says an EPC gives a rating from A to G and is valid for 10 years. Citizens Advice says the certificate can be used multiple times in that period.

Part 5 of 9

How to find an existing EPC

GOV.UK's "Find an energy certificate" service lets you search by postcode, street and town or certificate number. GOV.UK says to check there first. If the property does not appear, or the certificate has expired, you need a new one from an accredited assessor. Our guide to finding an EPC for a property and the EPC finder walk through it.

Part 6 of 9

Penalty for not having one

Citizens Advice says Trading Standards can issue a notice with a penalty charge of £200 per dwelling. GOV.UK says only that you can be fined if you do not get an EPC when you need one.

Part 7 of 9

What it costs

GOV.UK says you pay an accredited assessor and does not give a price. We have not seen an official price, so we do not state one. Get several quotes, and ask your estate agent whether they can arrange one.

Part 8 of 9

Steps to take before you list

  1. Search GOV.UK's Find an energy certificate service for your address. GOV.UK says to do this first, because a valid certificate may already exist.
  2. If there is none, or it has expired, find an accredited assessor. GOV.UK says you pay the assessor and that your estate agent may also help arrange it.
  3. Order it before marketing starts, so that the 7 day target in the regulations is met.
  4. Tell your agent the rating, because Citizens Advice says adverts should show it.
  5. Give the certificate free of charge to anyone who asks for information or a viewing.

Part 9 of 9

Landlords

If you are selling a rental, the lettable standard is separate. Our guide to EPC rules for landlords covers the minimum standard and the penalties. GOV.UK's landlord guidance says the improvement cost cap is £3,500 including VAT and sets an overall penalty cap of £5,000 per property. The EPC C checker shows whether a rating is likely to meet a C target.

This page is general information, not advice.

Our take

Find your EPC before you list, not after

The rule is simple: in England and Wales you normally need an energy performance certificate before you market a home, it lasts 10 years, and Trading Standards can issue a £200 penalty per dwelling. The common mistake is paying for a new one when a valid certificate already exists for the address. Look first, then order only if you need to.

Our free EPC finder looks up the energy certificate held for a property, so you can see whether yours is still in date before you spend anything. It is a quick first step in the selling checklist, and it takes a postcode and an address.

Find my EPC

Our opinion, drawn from the facts on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.

Questions, answered

Frequently asked questions

Do you legally need an EPC to sell?
In England and Wales, yes. GOV.UK says to order one before you market a property for sale, and Regulation 7 requires it to be commissioned before marketing, subject to listed exemptions.
How long does an EPC last?
GOV.UK says an EPC is valid for 10 years. Citizens Advice says it can be used multiple times in that period, so you can reuse an unexpired certificate.
What are the exemptions?
GOV.UK lists temporary buildings used for less than 2 years, stand-alone buildings under 50 square metres of useful floor space, places of worship and some listed buildings, among others.
What is the penalty for not having one?
Citizens Advice says Trading Standards can issue a penalty charge of £200 per dwelling. GOV.UK says you can be fined if you do not get an EPC when you need one.
How do you find an existing EPC?
Use GOV.UK's Find an energy certificate service, searching by postcode, street and town or certificate number. If none shows, or it has expired, order a new one from an accredited assessor.

Where this comes from

Sources

Last reviewed 4 November 2026 by the Your Property Check team. This page is general information, not legal, tax or financial advice. For your own situation, speak to a conveyancing solicitor or another qualified professional.

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