EPC cost: how much a certificate costs and how to find an assessor

Typical costs for a standard residential property sit between £60 and £120. There is no government-set maximum price. Assessors are independent businesses and set their own rates.

For a very large property, a listed building requiring additional care, or a property in an area with few assessors and high demand, costs can go higher. For a small flat or a routine booking in an area with plenty of accredited assessors competing for business, you may find prices toward the lower end of the range.

Shopping around is sensible. Three quotes from accredited assessors in your area will give you a realistic picture of local pricing. The quality of the assessment is standardised by the government's accreditation requirements, so a cheaper assessor does not produce a worse or less valid certificate.

Several factors influence what assessors charge:

Property size. Larger properties have more rooms, more features to record, and take longer to assess. Assessors generally charge more for larger homes. A two-bedroom flat and a five-bedroom detached house will not cost the same.

Location. Assessors in London and the South East tend to charge more than those in other parts of England, reflecting higher operating costs and generally stronger demand. Remote or rural properties may attract a higher fee to cover travel.

Timing and availability. Last-minute bookings sometimes carry a premium. If you can book a week or more in advance, you are likely to have more choice and competitive pricing.

Whether it is bundled. Some conveyancers include an EPC in their conveyancing package. If you are selling and using a solicitor or conveyancer, check whether they are arranging the EPC and what they are charging for it. The cost may be competitive, or you may save money by arranging it separately.

The government maintains a register of accredited domestic energy assessors. You can search by postcode to find assessors in your area. The GOV.UK "Get a new energy certificate" page links to the current assessor-finding service. As URLs can change over time, search "find accredited energy assessor" at GOV.UK if a direct link does not work.

When comparing assessors, check:

• That they are on the accreditation register before booking
• That the price they quote is the total cost, including VAT if applicable
• Whether they will upload the certificate themselves or expect you to chase them

The assessor is required to upload the certificate to the national register within 5 days of the assessment. This is not optional. If they fail to do so, the certificate has no legal standing.

In some circumstances, yes. Here are the main routes to a free assessment:

Energy efficiency grants. ECO4 (the Energy Company Obligation scheme) and the Great British Insulation Scheme both include a free EPC in some cases, typically when the property is being assessed for grant-funded improvements. If you are applying for insulation, boiler, or heating upgrades through one of these schemes, the EPC may be included.

Energy supplier assessments. Some energy suppliers carry out free energy assessments when they are recommending improvement work or installing measures. An assessment done by a supplier for their own purposes may also produce a valid EPC.

Green mortgage applications. Some lenders offer products linked to the property's EPC rating and may include the cost of an assessment. If you are remortgaging or buying with a green mortgage, check whether the lender covers this.

In all cases, confirm before assuming. The grant scheme or supplier offer needs to explicitly include a valid EPC upload to the national register for it to count.

For a standard three-bedroom semi-detached or terraced house, expect around 45 minutes to an hour. Larger properties with more rooms, additional outbuildings, or more complex heating systems take longer.

The assessor needs access to all habitable rooms, the loft if there is one, and ideally the boiler or heating controls. They will record details about the construction, insulation, window types, heating system age and type, hot water system, and any renewable energy generation.

Having certain information to hand helps the assessment go smoothly and ensures the certificate accurately reflects the property:

• The approximate year the property was built (or construction period if not exactly known)
• Details of any improvements already made: the year a new boiler was installed, the type and installation date of any insulation, when double glazing was fitted
• The make and model of the heating boiler if known
• Access to the loft hatch, even if it has not been opened recently

An assessor can only record what they can observe and verify. If you know improvements have been made but cannot evidence them, the assessor may not be able to include them in the assessment.