How Long Is an EPC Valid For? And When You Need a New One

An EPC lasts 10 years from the date it was issued. You can sell or let the same property as many times as you like within that period without paying for another one.

The catch is that being in date is not the same as being good enough. A valid EPC with a low rating can still stop you letting the property, and that trips up landlords far more often than expiry does.

At a glance

Valid for: 10 years from issue
Needed when: Selling or letting
Minimum to let (England & Wales): Band E
Where to check: The government EPC register
Cost of a new one: Typically £60–£120

Key Takeaways

Ten years, from the issue date — not from when you bought the property.
You do not need a new one for each sale or tenancy while the existing certificate is in date.
Rented homes in England and Wales need at least band E, regardless of whether the certificate has expired.
Check the free public register before paying — properties often already have one nobody knew about.
You must have one ordered before marketing, and it has to be available to prospective buyers or tenants.

Checking whether you already have one

Every EPC issued in England, Wales and Northern Ireland sits on a free public register, searchable by postcode. Scotland has its own equivalent.

This is worth doing before you book an assessor. Certificates are often issued for a previous sale or tenancy and the current owner has no idea one exists. If it is still within its ten years, you do not need another.

The register also shows the full report, including the recommended improvements and the potential rating — useful if you are weighing up works.

When you actually need one

You need a valid EPC when you:

Market a property for sale
Market it to let, including a renewal to a new tenant
Complete a newly built property

You must have commissioned the EPC before marketing begins, and make it available to anyone genuinely interested. Estate agents will normally chase this because the duty falls on them too.

You do not need one to:

Continue an existing tenancy that started while a valid certificate was in place
Remortgage — though your lender may ask to see one
Simply live in your own home

The bit that catches landlords out

This is the important part, and it has nothing to do with expiry.

Under the Minimum Energy Efficiency Standards, a rented property in England and Wales must normally achieve at least band E. Letting a property rated F or G without a valid exemption is unlawful and carries a financial penalty.

So there are two separate questions:

Is my EPC in date? Ten years from issue.
Is the rating high enough to let? Band E as a minimum.

A brand-new certificate rated F does not let you rent the property out. An eight-year-old certificate rated C does.

There has been a long-running policy direction toward raising that minimum for rented homes. If you are buying to let, treat a property sitting at E as a future cost rather than a settled position, and factor in what upgrading would take.

Getting a new one

An assessment is quick and cheap by property standards — commonly £60 to £120, more for large or unusual homes.

An accredited domestic energy assessor visits, measures, and records construction, insulation, glazing, heating and controls. The visit usually takes under an hour for an average house, and the certificate appears on the register within days.

You can find an accredited assessor through the government's EPC service. There is no need to use the one your agent suggests.

Improving the rating

If you need a better band, the certificate itself lists recommendations ranked by impact. The changes that typically move the needle most:

Loft and cavity wall insulation — usually the cheapest points available
A modern condensing boiler or heat pump
Heating controls — a programmer, room thermostat and radiator valves
Low-energy lighting throughout, which is trivial and does count
Double or secondary glazing

Assessors work from evidence. If you have had work done, have the paperwork ready — insulation you cannot prove may not be counted, which is a common reason for a disappointing score.

Frequently asked questions

How long does an EPC last?

Ten years from the date of issue. Within that period you can sell or let the property repeatedly without commissioning another, provided the certificate remains on the register and accurately reflects the property.

Do I need a new EPC every time I let the property?

No. If a valid EPC is in date, it covers new tenancies. What you do need is a rating of at least band E to let in England and Wales, which is a separate requirement from whether the certificate has expired.

Can I sell a house with an expired EPC?

Not without commissioning a new one. You must have an EPC ordered before the property is marketed and make it available to prospective buyers. Selling without one can lead to a penalty, and your agent shares that duty.

How much does an EPC cost?

Typically £60 to £120 for a normal home, more for larger or unusual properties. Prices vary by area and are not fixed, so it is worth getting more than one quote rather than accepting the first figure your agent offers.

What if my EPC is rated F or G?

You cannot normally let it in England or Wales without registering a valid exemption. You can still sell it — a poor rating is not a barrier to sale, though buyers will factor in running costs and any works needed to make it lettable.

Does an EPC affect my mortgage?

Not usually for a standard residential mortgage, though lenders increasingly ask for one. Some offer green mortgage products with better rates for higher-rated properties, and buy-to-let lenders may take the rating into account given the minimum standards that apply to landlords.