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Do You Need an EPC Before Listing a House for Sale?

Learn when a seller must order an EPC, how to check for a valid existing certificate and how to arrange a new assessment.

Find My Surveyor team

Reviewed by a RICS surveyor · 28 Sept 2026 · 3 min read

GOV.UK says you must order an EPC before marketing a property for sale, unless it qualifies for an exemption. You might already have a valid certificate, so the first step is to check rather than book blindly.

Check the register

Most EPCs last 10 years. For properties in England, Wales and Northern Ireland, search the official certificate service by address; Scotland has a separate service. If one is valid, share the certificate with the estate agent.

If there is no valid EPC

Arrange an accredited domestic energy assessor and tell them your planned listing date. Confirm the quote, visit and expected certificate lodgement. Exceptions to the requirement exist for certain property types, so check GOV.UK guidance if you think one applies.

An EPC is not a home survey

The EPC rates energy performance. It does not report on structural defects, damp, roof condition or the other matters a buyer's RICS home survey may cover. Sellers and buyers can need different property reports for different decisions.

What to tell your estate agent

Send the agent a link to the valid certificate if one exists, rather than relying on an old screenshot. If you have ordered a new assessment, tell them the confirmed appointment and expected lodgement date. Keep the distinction clear: GOV.UK requires an EPC to be ordered before marketing in ordinary cases, while the finished certificate gives buyers the rating to inspect. Ask the agent how they will display or share it once available.

Why the timing matters

The EPC is intended to give prospective buyers energy-efficiency information as the home is marketed. GOV.UK says an EPC must be ordered before marketing, unless an exemption applies. An offer to buy is too late as a planning point. If you are approaching an agent, check the existing certificate and discuss any new assessment alongside photography and listing dates.

Use the register before paying twice

A previous owner's certificate may still be valid even if you never received the original PDF. EPCs generally last 10 years. Search the official register for the address in England, Wales and Northern Ireland, or use the separate Scottish service. If you find a valid record, share it with your agent. If there is no valid certificate, book an accredited assessor for the actual property.

Questions for the assessor or provider

When is the earliest confirmed visit? What is the total price for assessment and lodgement? What property information do you need? When should the digital certificate appear on the register? If you have made energy improvements since the previous EPC, tell the assessor and ask whether documentation is useful.

Do you also need a home survey?

The EPC is about energy performance. A RICS home survey, usually commissioned by a buyer, examines the condition of a property and potential defects. A seller might seek advice on condition before listing, but neither that report nor an estate agent's valuation replaces the EPC where one is required. Keep the two decisions and budgets separate.