What an EPC actually contains
An EPC has two grades on a single page: the current efficiency rating (the band the property sits in today) and the potential rating (where it could reach with the recommended upgrades). Below those headline grades, the EPC lists the building's heating system, hot water source, insulation levels, glazing, lighting and floor area, then provides a recommendations report ranking the most cost-effective upgrades from 'low cost' to 'high cost'.
Who legally needs an EPC?
An EPC is required:
- Before a property is marketed for sale or to let
- Whenever construction is complete on a new dwelling
- When a major renovation creates a new dwelling unit
- When applying to register a property as a holiday let in some areas
How long does an EPC last?
Each EPC is valid for 10 years from the date of lodgement. You don't have to renew it just because something changed — but if you upgrade insulation, replace a boiler or add solar panels, a new EPC will reflect a higher rating, which helps both for sale value and MEES compliance.
MEES: the minimum legal rating for rentals
Under the Minimum Energy Efficiency Standards (MEES), no property can be let in England or Wales with an EPC below E. Sub-E properties cannot lawfully be marketed, let or re-let, and landlords face fines up to £30,000 per breach. The government has consulted on raising the floor to C for new tenancies by 2028 — landlords with D-rated stock should plan upgrades now.
How much does an EPC cost in 2026?
Prices vary by region. In Greater Manchester, EPCs from Certify Property start at £50 for properties up to 3 bedrooms and rise by £5 per additional bedroom. There are no hidden travel surcharges within the GM postcode area.
How the assessment works
A qualified Domestic Energy Assessor (DEA) visits the property for 30–45 minutes (longer for larger homes). They measure room dimensions, photograph the boiler and meter, inspect insulation depth in lofts where accessible, and record glazing type. The data is run through the government's RdSAP methodology, then lodged on the central EPC register, usually within 24 hours of the visit.
How to improve a poor EPC rating
The EPC's recommendations report is your roadmap. The most common quick wins:
- LED lighting throughout (low cost, lifts rating quickly)
- Loft insulation top-up to 270mm
- Hot water cylinder jacket if not already insulated
- Upgrade to a modern condensing boiler
- Cavity wall insulation where the property has unfilled cavities
- Solar PV (high cost but transforms ratings to B/A)
Common EPC questions answered
If you've inherited a property or just bought one, search the central EPC register at gov.uk to see whether a valid certificate already exists. If it does and is less than 10 years old, you can use it — no need to commission a fresh one.