What does an EPC check, and what do the scores and bands mean?

In England and Wales, an EPC is a standardised energy assessment, not a building survey. The certificate score is built from what the assessor records on site plus the assumptions allowed by the approved SAP/RdSAP methodology.

What does an EPC assessor actually check?

An EPC assessor checks the dwelling’s age, construction, floors, walls, roof, doors, windows, heating, hot water, ventilation, solar panels and lighting, but the EPC inspection checklist is not a structural survey and does not involve opening up walls or floors. The legal position in England and Wales is that the 2012 Energy Performance of Buildings Regulations require the assessor to use reasonable care and skill, while the practical “what do they check” list sits in RdSAP Table 31, which names the reduced dataset collected for domestic EPCs. Windows are checked, because “doors and windows” are one of the listed data groups, but the assessor is recording energy features such as glazing type, not testing whether a window is defective. A sharper way to understand an EPC certificate is this: it is a controlled energy model of the home, not a condition report dressed up with a rating.

What is secondary heating on an EPC?

Secondary heating on an EPC is a room-heater type appliance that is not the main heating system, and RdSAP can count it even where the heater is in a non-habitable room. The primary RdSAP wording is narrower and more technical than the common trade explanation that secondary heating means a fixed heater “capable of heating a habitable room”; the current specification says the secondary heating system is “a room heater type” and separately says a fixed heater in a non-habitable room still counts. Only one secondary heater is recorded, so if there are several, the conventions use a tie-break involving the main heating, fuel cost and efficiency. Electric focal-point fires can count even if not wired by fixed spur, and an open fireplace can be assessed if it is capable of supporting an open fire. This is one of the areas where a neat online definition is less reliable than the assessor’s convention book.

How do you prepare for an EPC inspection?

To prepare for an EPC inspection, make sure the assessor has clear access to every room, the loft hatch, the boiler, heat emitters and any paperwork proving insulation or upgrades, because poor access can force the assessor to assume “unknown” or stop the assessment. There is no statutory preparation checklist for the owner or occupier, but the RdSAP conventions make preparation matter: if loft insulation is fully obstructed, it is recorded as “loft insulation unknown” unless documentary evidence is available or the obstruction is removed. If a loft hatch exists but cannot be used on the day, that is also recorded as access with insulation unknown. More seriously, if the heating source or heat emitters are present but cannot be inspected and no documentary evidence is produced, the assessment cannot be completed until access is provided. Convention 3.03a also matters: where there is no evidence of retro-fitted insulation, the assessor assumes “as-built”, so receipts, guarantees, building-control records and installer certificates can change the model.

How long does an EPC assessment take?

An EPC assessment usually takes about 30 minutes to 2 hours on site, with many ordinary homes falling around 30 minutes to an hour, but no law sets a minimum or maximum inspection time. The time depends on size, complexity, access, loft inspection, heating layout and whether the assessor has documentary evidence to support upgrades rather than relying on defaults. The legal rule is about access and deadlines, not duration: the occupier must allow access that is reasonably necessary to inspect the building, and the assessor must lodge the data on the register before giving the EPC to the person who requested it. For landlords and sellers, the more important clocks are statutory rather than practical: once a building is put on the market, all reasonable efforts must be used to obtain a valid EPC within 7 days, and the certificate must be entered on the register before the assessor hands it over.

How does the EPC rating system work?

The EPC rating system gives a SAP score and converts it into bands from G to A, with G at 1–20, F at 21–38, E at 39–54, D at 55–68, C at 69–80, B at 81–91 and A at 92 or more. The best EPC score is therefore band A, but “A” is not capped at 100: SAP is expressed on a 1–100 scale and can exceed 100 where renewable generation is included. EPCs meaningfully compare modelled running-cost performance, not measured energy bills, because SAP and RdSAP use standard assumptions about occupancy and property features. The band boundaries are not written directly into the 2012 regulations; the regulations require the asset rating to be calculated and expressed under the Secretary of State’s approved methodology. That makes an EPC points calculator useful for orientation, but not a substitute for the lodged assessment, because small assumptions near 68/69 or 80/81 can move a home across a band boundary.

Is an EPC rating of C good?

An EPC rating of C is good in England, where the median home score is 69 and therefore just inside band C, but in Wales the median is 68 and therefore band D. Legally, C is above the current minimum for privately rented property: the minimum energy efficiency level remains band E, not band C. In the private rented sector, however, C is already the direction of travel rather than a premium target: the government response says private landlords of all tenancies will be required to meet the higher standard by 1 October 2030, but it also says new powers are needed by Act of Parliament, so the date is decided policy but not yet enacted law. The practical reading is that C is “good” only because the market has been slow to catch up; once lenders, tenants and compliance checks price in 2030, C will look less like an upgrade and more like the new baseline.

Is an EPC rating of E bad?

The “£5,000 EPC fine” often quoted for a dwelling is wrong: failing to have or produce a domestic EPC is £200, while £5,000 is the total MEES penalty cap and letting below E for under three months is £2,000. An EPC rating of E is not a legal fail for a rented dwelling, because band E is the current minimum level of energy efficiency; the prohibited category is sub-standard domestic private rented property, meaning below E unless an exemption applies. That said, E is weak in market terms: the government’s impact assessment says band E properties in the private rented sector fell to 7.4% between 2012 and 2023, while C+ rose to 48.4%. E is also on borrowed time for private renting: the January 2026 government response confirms all tenancies are to comply with the higher standard by 1 October 2030, but this still needs an Act of Parliament. For an owner-occupier or sale, no law here makes band E unlawful.

Does an EPC give recommendations?

An EPC normally gives recommendations, but the 2012 regulations include an important carve-out: a recommendation report is required unless there is no reasonable potential for energy performance improvements. Government guidance says an EPC report will include recommendations for measures that should improve energy efficiency, but the statute is more precise than that simplified wording. For landlords, the recommendation report matters because MEES uses it to define “relevant energy efficiency improvements” where a property is below the minimum standard; there is no general legal duty to carry out every recommendation on an EPC. The recommendations are best treated as model-generated leads rather than a works specification, because government has acknowledged that some generic EPC recommendations are not appropriate for heritage buildings. Abodient fits this topic as a compliance record: it can store the EPC certificate against the property, track its expiry, and show overdue obligations across a landlord’s portfolio.

Last reviewed August 2026.

Sources

• No regulation in the Energy Performance of Buildings (England and Wales) Regulations 2012 specifies what an assessor inspects; the only statutory duty on the assessor is a standard of care. — “Energy assessors must carry out energy assessments with reasonable care and skill.” Source
• The inspection itself is legally part of the energy assessment. — “the carrying out of any inspections undertaken for the purposes of preparing any of the documents referred to in paragraphs (a) to (d).” Source
• The checklist is Table 31 Data to be collected — 12 numbered groups: whole-dwelling details, age band, floors, walls, roof, doors and windows, fireplaces and heating, solar water heating, baths/showers, ventilation, photovoltaics, lighting. — “Table 31 : Data to be collected lists the Reduced Data set.” Source
• RdSAP is a site assessment plus assumptions, not a full survey. — “An RdSAP assessment will use a set of assumptions about the dwelling, reducing the volume of data an energy assessor must collect.” Source
• Secondary heating is a room-heater type appliance. — “The secondary heating system is a room heater type.” Source
• Fixed heaters in non-habitable rooms still count. — “A fixed heater in non-habitable rooms is still counted as a secondary heater.” Source
• Only one secondary heater is recorded, chosen by a three-step tie-break. — “If the same choose cheapest fuel – if same fuel select the device with the lowest efficiency.” Source
• Unwired electric fires count. — “Electric focal point fires are included even if not wired by fixed spur.” Source
• A capable-but-unused open fireplace is assessed. — “An open fire is to be considered in the heating assessment if a fire-place is capable of supporting an open fire (that includes having a grate suitable for holding fuel), even if no fuel is present.” Source
• A blocked loft hatch does not stop the EPC; it downgrades the record to insulation unknown unless the owner clears it or produces paperwork. — “If loft insulation is fully obstructed (e.g. boarded or obscured by items stored) enter "pitched, access, loft insulation unknown" unless householder has documentary evidence (maximum thickness is depth of joists) or lifts the boards or removes the obstructions.” Source
• A hatch that exists but cannot be opened on the day is recorded differently from having no hatch at all. — “If there is a loft hatch or other means of gaining access but it could not be used on the date of the site visit (e.g. painted over, obstruction preventing access for health and safety reasons) record as "access, loft insulation unknown".” Source
• Blocked access to the boiler or emitters is the one failure that voids the visit outright — the assessor cannot finish and must return. — “If heating source or heat emitters are present but not accessible for inspection and no documentary evidence is made available, the assessment cannot be completed until access has been provided (excluding community heating).” Source
• Loft insulation must be photographed, not estimated — so the hatch has to be usable. — “Where safe and practicable access to the loft is possible, loft insulation should be measured and photographic evidence provided of its measured thickness.” Source
• Absent evidence, the assessor assumes as-built for retro-fitted insulation. — “Assume "as-built" if there is no evidence of retro-fitted insulation” Source
• No law fixes how long an EPC assessment must take; the only statutory access duty is reasonable access. — “allow such access to any energy assessor appointed by the person referred to in paragraph (1) ("the responsible person") as is reasonably necessary to inspect the building” Source
• Market answer: 30 minutes to an hour on site. — “As a rough guide you could expect anywhere from 30 minutes to an hour.” Source
• A wider market figure is 30 minutes to 2 hours. — “Depending on the size or complexity of the property a typical assessment can take between 30 mins and 2 hours to complete.” Source
• The legal deadline to obtain the EPC after marketing starts is 7 days. — “must use all reasonable efforts to secure that a valid energy performance certificate is obtained for the building before the end of a period of 7 days starting with the day on which the building was first put on the market.” Source
• The certificate cannot be handed over before the assessor lodges the data on the register. — “is entered onto the relevant register before the assessor gives the document to the person who requested that it be issued” Source
• The A-G band boundaries are G 1-20, F 21-38, E 39-54, D 55-68, C 69-80, B 81-91 and A 92 or more. — “1 to 20 G / 21 to 38 F / 39 to 54 E / 55 to 68 D / 69 to 80 C / 81 to 91 B / 92 or more A” Source
• The scale is 1-100 but can exceed 100. — “The SAP rating is expressed on a scale of 1 to 100, the higher the number the lower the running costs. The rating can exceed 100 if renewable generation technologies are used.” Source
• The regulations delegate the asset rating calculation to the approved methodology. — “show the asset rating of the building, calculated and expressed in accordance with the methodology approved by the Secretary of State under regulation 24 of the Building Regulations 2010” Source
• C is not currently required; the minimum is band E. — “"minimum level of energy efficiency", in relation to a domestic PR property and a non-domestic PR property, means an energy performance indicator of band E” Source
• England's median EPC score is 69 (Band C), while Wales's median score is 68 (Band D). — “Homes in England had a median Energy Performance Certificate (EPC) score of 69 (Band C), while homes in Wales had a median EPC score of 68 (Band D), according to records from the 10 years up to March 2025.” Source
• Most privately rented homes in England were below C in 2022. — “In 2022, 55% privately rented homes in England were below EPC C, compared to just 30% of socially rented homes.” Source
• Private landlords of all tenancies will be required to comply with the higher standard by 1 October 2030, but new powers are needed by Act of Parliament. — “Private landlords of all tenancies will be required to comply with the higher standard by 1 October 2030.” Source
• The government will seek new powers by Act of Parliament for the higher PRS standard. — “Government will seek new powers by Act of Parliament for the Secretary of State necessary to enable and enforce these improvements to the PRS Regulations.” Source
• For a dwelling, failing to have or produce an EPC is £200. — “where the building is a dwelling, £200;” Source
• Band E is the current minimum level of energy efficiency. — “'minimum level of energy efficiency', in relation to a domestic PR property and a non-domestic PR property, means an energy performance indicator of band E” Source
• Below E, letting is prohibited unless an exemption applies. — “A landlord of a sub-standard domestic PR property must not let the property unless regulation 25, or one or more of the exemptions in Chapter 4, applies.” Source
• Letting below E for under three months carries a penalty not exceeding £2,000 plus publication penalty. — “a financial penalty not exceeding £2,000, and (b) the publication penalty” Source
• The total of MEES financial penalties must be no more than £5,000. — “the total of the financial penalties imposed on L must be no more than £5,000.” Source
• Band E properties in the PRS reduced to 7.4%, and Band C+ increased to 48.4%. — “Between 2012 to 2023, the percentage of PRS properties rated EER Band F/G reduced from 9.5% to 2.7%, Band E properties reduced from 24.5% to 7.4%, Band D properties reduced from 46.2% to 41.5%, and Band C+ properties increased from 19.8% to 48.4%.” Source
• Private landlords of all tenancies will be required to comply with the higher standard by 1 October 2030, but new powers are needed by Act of Parliament. — “Private landlords of all tenancies will be required to comply with the higher standard by 1 October 2030.” Source
• The government will seek new powers by Act of Parliament for the higher PRS standard. — “Government will seek new powers by Act of Parliament for the Secretary of State necessary to enable and enforce these improvements to the PRS Regulations.” Source
• Statute requires a recommendation report unless there is no reasonable improvement potential. — “include a recommendation report unless there is no reasonable potential for energy performance improvements compared to the energy performance requirements in force;” Source
• Guidance says the EPC report will include a list of recommendations. — “Your EPC report will include a list of recommendations detailing measures which should improve the energy efficiency of your property.” Source
• MEES uses recommendation reports to identify relevant energy efficiency improvements. — “identified as a recommended improvement for that property in a green deal report, a recommendation report, or a report prepared by a surveyor” Source
• Government recognises some generic EPC recommendations are not appropriate for heritage buildings. — “The government recognises that some of the generic EPC recommendations are not appropriate for heritage buildings.” Source