How Much Should Landlords Pay For An Energy Performance Certificate (EPC)?

Energy `performance certificate (EPC)

I had to waste my money on one of those Energy Performance Certificate’s (EPC) for the first time recently.

For my Sins, they were made a legal requirement for all landlords back in October 2008. Since then, landlords have been legally obligated to show all prospective tenants (i.e. before any official tenancy is formed) the energy performance report. The idea is that the EPC’s will give prospective tenants an indication of how energy efficient a property is, so they can determine how comparatively expensive (or cheap) it will be to heat a property during winter.

Great, yet another useless piece of legislation that we have to dig into our pockets for. I say “useless”, because from my experience, tenants don’t give a shit about how ‘energy efficient’ a property is. In fact, most of them don’t even know EPC’s exist, let alone show any interest in the document when I casually wave it around under their noses. Maybe it’s like beer– we’ll eventually learn to love it, despite the first taste often being compared to a barrel of piss.

While the EPC seems like a good idea in theory (I’ll give them that), there’s a lot to be said about it’s lack in practicality. It’s really difficult to put a monitory value on a property that gets given a Grade on energy efficiency. If you aren’t aware, that’s generally what the EPC does- grades the property from A to G (‘A’ being the super best, just like in school) in energy efficiency.

The only saving grace- if you can call it that- is that they remain valid for 10 years and they don’t cost an arm and a leg. Don’t get me wrong, it’s money down the drain, but relatively speaking I.e. compared to all the other non-nonsensical and scandalous financial-hoops we’re made to jump through), it’s not that much money.

How much do they cost?

Before getting my first EPC I wasn’t entirely sure how much I was expected to pay for one. I’ve heard people mutter prices that range between £60-£100. A local letting agent quoted me £80. You know when a letting agent quotes you a price, you can probably get the same bloody thing at least 30% cheaper from somewhere else.

That said, I had a little look around on the world wide web, and the cheapest I managed to find was £39.99. That’s almost half the price I was quoted by the agent. I called it.

The EPC company operates in Essex (I’m not affiliated with the company. And fair warning, their website looks like bubbling shit), but I’m sure they’ll be similar prices around the country. I think £40 is a pretty good deal.

From what I found, most other companies are charging between £65-85. The majority was hitting the £70 mark. So I guess the general rules of consumerism applies- shop around.

Has anyone been able to beat £39.99 for a EPC?

22 Join The Conversation...

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MikeC 16th April, 2009 @ 10:47

There are some nutters out there that'll do it for £35 - or even less.

After costs, many estate/letting agents make more than the DEA - troof!

Believe me, in the next few years people will see these things as pivotal - oil:

In fact, people have already taken their homes off the market because of the result of an EPC, and one DEA has recently been (rightfully) sued by a homebuyer for getting an assessment wrong.

The Landlord Avatar
The Landlord 16th April, 2009 @ 11:08

Hey mikeC,

£35? Wow, that is cheap! I've yet to see those crazy deals!

I always assume that estate/letting agent pile on costs when they offer extended services that require external labour! I'm not surprised they take more than the DEA in some cases! Scandalous!

I agree, in the coming years they'll be more vital, but right now, tenants don't seem to be taking any notice.

Kind regards

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GillsMan 16th April, 2009 @ 20:53

We paid £250 for ours. :( The caveat being that we were selling our home and had to get a HIP which we paid for before the agency screwed up so we aborted the plan to sell but couldn't get a refund on the HIP. We used the energy rating thing from the HIP. Utter waste of time and money (HIP and Enery Rating thing).

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Jools 17th April, 2009 @ 12:14

Anywhere between free (letting agent gives free EPC when taking on property) to about £70 in Cardiff.
Bloody ridiculous!just another tax by other means imposed on us by the damn government - dont get me started!!!...

As a matter of interest, do the epc firms have to pay the government anything for each EPC/HIP they do?


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MikeC 17th April, 2009 @ 13:14

Yes they do, Jools; there are lodgement fees, accreditation fees, continual professional development, tech and all the other usual business payouts.

I agree in its current form, EPCs are not effective on the whole. But expect to see that change over the next few years with a dose of carrot and stick.

We get so much energy out of oil (not to mention by-products) compared to what's put in to get it out of the ground.

Now North Sea oil is depleting at a faster rate than initially predicted and with sommat like 50 of the 80-odd major oilfields of the world also in decline, and with 80% of the major oil producers being State-owned - many by unfriendly countries to the west - the energy-invested to energy-return ratio is already more expensive.

Consider that oil was, just a few years ago, around $20/barrel.

Today it's hovering above $50 despite a supply glut thanks to the world recession.

OPEC desperately want it higher and are cutting production.

There comes a point when oil becomes more difficult to extract and refine. So-called 'light-sweet' crude is the nice stuff, then you get into the heavier denser stuff that settles at the bottom of a field = more expensive and difficult.

And that doesn't take account of the terrain.

This recession (and low oil price) is killing the investment needed to develop wells (new and existing) so when - if - we come out of this recession, and demand rises again...

China is steaming into countries, locking them into guaranteed oil deliveries in return for generous revenue and trade deals ('cos they're loaded right now).

2013 - 2015 is worrying a lot of people ATM.

Soz, bit of a long and deep one there - don't have nightmares, though; Gordon Brown will save the world ;)

Guest Avatar
Jools 17th April, 2009 @ 16:28

There is of course the alternative LNG (Liquified Natural Gas)which can provide an excellent alternative to Oil. Hopefully OPEC will not be in such a powerful position in the future especially Saudi Arabia which is now realising that their their supplies and therefore wealth is running out!


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jock 18th April, 2009 @ 17:08

£50 said he would do it over the phone. what a wast of time.

The Landlord Avatar
The Landlord 18th April, 2009 @ 18:14

Can they even do it properly without entering the property? That seems a bit odd.

MikeC, is that possible?

But yeah, £50 for a phone provided service is ridiculous.

Guest Avatar
MikeC 18th April, 2009 @ 19:41

No they definitely can't, that's outrageous.

Name the bleeder if you're willing to stand-by it, or mail me thru' my contact form and I'll see if I can have a word with his/her accred scheme - they may undertake an audit on past work or put a watch on his/her ass.

All DEAs have to take site-notes and photos (if needed).

He/she should be paying you!

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MikeC 18th April, 2009 @ 19:52

Oh and LNG is an example of high energy input to low output ratio, compared to oil.

It has to be "frozen" to more than -200 degrees, shipped across the world then "thawed".

Plus, gas is not so far behind oil.

But it's a part of the mix to keep the wheels turning.

I deliberately didn't factor in the climate change argument 'cos people question it, and let's face it, it's an abstract thing to most of us, whereas oil finality is fact.

But if you do factor it in - and the powers-that-are, do - LNG doesn't help.

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Jools 18th April, 2009 @ 20:42

Have you reported the twat who offered to do it by phone?

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Donna 19th January, 2010 @ 21:17

I just got mine for £36, was advertised for £60 on the internet so I phoned and asked. They dropped the price, will give me the certificate within 24 hours and are even coming out over the weekend!

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PhilB 19th March, 2010 @ 10:35

Here in Warrington it was £50 with VAT. Waste of money.

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Elaine 1st September, 2010 @ 13:34

Facility Associates will do an EPC starting from £37.00 all in for the Midlands and surrounding areas.
You can see testimonials etc on
Well worth taking a look!

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Kev The Landlord 11th February, 2011 @ 22:36

Go to for a list of accredited EPC people in your area. You'll probably be surprised how many there are in your locality.

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Gary Needham 1st November, 2013 @ 09:29

You are just a money grabbing tosser landlord with no respect or thought for your tenants. Most people renting are usually on the bread line so it would be good if arrogant pricks like you made your shitty properties as energy efficient as possible to help them with their bills, As usual though it is look after number 1. You make me sick. I bet you would rob your own gran.

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Gary Nisbett 1st January, 2014 @ 21:42

I'm an energy Assessor and charge from £35 for domestic. An epc can take between 20min to 1hr and a half depending on size. I have never had 1 complaint about my work

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Rachel 4th June, 2015 @ 12:33

I am a tenant and I always look at the EPC with interest. Don't decide what matters for tenants when you are not one.

A landlord trying to let without one is a red flag, definitely.

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The Energy Backyard 18th August, 2015 @ 12:15

I am a domestic energy assessor based in London.

I think the price depends a lot about the location, being remote areas more expensive, because the assessor should pay for the gas.

In London prices start about £35 or £40 until £70.

An EPC should be the same document whoever the assessor is doing the job, so maybe the differences come from other aspects of the service.

In my case I am charging £50, but I deliver the EPC on the spot and I accept card payments.

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Chris Grant 22nd September, 2016 @ 21:11

Fixed price EPCs anywhere in the UK. We charge £52.50 and will give Landlords free advice on achieving the minimum energy efficiency rating which will become law in 2018.

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Dave Sibbitt 9th January, 2017 @ 11:09

Interesting to note that SAP EPC assessments appear to rate houses at least one level higher than standard govt. EPC assessments. Compared 3 SAP EPC's and 5 Domestic HMG EPC's for the same block of houses as mine, and ALL have the same assessed levels (assuming 4* = good and 3* = average etc). As a result the SAPS come out with a 74-76 range (out of a potential 76-80), and the HMG come out with 64-68 out (of a potential 74-83)

So, even if it is meaningless, I am going to ask for a SAP EPC, just to bag the extra credits that the two systems appear to allow!

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Chris Grant 9th January, 2017 @ 20:05

SAP EPC Assessments would be undertaken on New Build properties in order to comply with Part L of Building Regs. EPCs for existing dwellings would be calculated using RdSAP (Reduced Data Standard Assessment Procedure)- RdSAP is not intended to be used to calculate EPC ratings on New Build.

SAP can be used to calculate SAP rating on an existing dwelling however the result would not necessarily generate a higher rating. Unless the owner of the dwelling has a full set of plans and building specification then the process would require the use of multiple assumptions on u-Values and quite possibly an Air Pressure Test.

The likely cost could easily escalate to £200-£400 for a SAP EPC which in our view is somewhat difficult to justify. - Independent providers of EPC, SAP EPC & Part L Compliance


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