When selling a property in the UK, one of the first legal requirements you’ll need to think about is an Energy Performance Certificate (EPC). Whether you’re selling your home on the open market, through an estate agent, or directly to a home-buying company like SELLTO, having a valid EPC is absolutely essential.
But one of the most common questions sellers ask is: “How much does an EPC cost?”
The answer isn’t always straightforward, because EPC costs vary depending on who you use, where your property is located, and the type of property you own. In this in-depth guide, we’ll break down everything you need to know about EPC costs, why an EPC is important, and how you can avoid unnecessary delays or costs when selling your property quickly.
By the end of this article, you’ll not only know exactly what to expect when it comes to EPC prices, but you’ll also understand why selling directly to SELLTO can save you time, stress, and in many cases, money.
What is an EPC and Why Do You Need One?
An Energy Performance Certificate (EPC) is a government-mandated document that provides buyers and tenants with an overview of how energy efficient a property is. It uses a scale from A (most efficient) to G (least efficient), similar to the energy labels you see on appliances.
An EPC also includes:
- An estimated energy cost for the property.
- Recommendations for improvements (such as insulation or double glazing).
- Potential savings if those improvements were made.
By law, you must have a valid EPC before putting your property on the market, unless your property qualifies for one of the rare exemptions. EPCs are valid for 10 years, but if you’ve made improvements to your home (such as installing a new boiler or better insulation), it can be worth getting a new one to reflect the upgrades and potentially make your property more attractive to buyers.
Without an EPC, you cannot legally market your property. This is one of the reasons why EPCs are so important for homeowners who need to sell quickly.
How Much Does an EPC Cost?
The cost of an EPC in the UK can vary widely, but in general, you can expect to pay anywhere between £35 and £120.
Factors that influence the price include:
- Property size – Larger properties take more time to assess, so they often cost more.
- Location – Prices are generally higher in London and the South East compared to other regions.
- Assessor’s rates – Different accredited assessors may charge different fees.
- Urgency – If you need an EPC carried out quickly, you may pay more for a faster service.
To put it simply: a one-bedroom flat in Manchester might only cost around £40–£50 for an EPC, whereas a large detached home in Surrey could cost closer to £100–£120.
Who Carries Out EPC Assessments?
EPCs can only be carried out by accredited domestic energy assessors. These professionals visit your property, inspect key features such as your heating system, insulation, windows, and construction type, and then generate your EPC report.
You can book an EPC through:
- Local energy assessors.
- Estate agents (though they often charge more).
- EPC comparison websites.
- Some online providers who send out assessors.
It’s worth noting that if you’re working with an estate agent to sell your home, they may include the EPC as part of their package—but usually at a higher price than if you arrange it yourself.
Why Do EPC Costs Vary So Much?
Unlike things like Land Registry fees, EPC costs are not fixed by the government. Assessors set their own prices, which is why you’ll often see a wide range depending on who you use.
Let’s break down the main reasons why EPC prices vary:
1. Property Complexity
A small one-bedroom flat takes less time to assess than a six-bedroom detached house with multiple extensions. The more complex the property, the more time the assessor needs to spend gathering data.
2. Travel Costs
If your property is in a rural location, assessors may charge more to cover travel time and expenses.
3. Urgency of the Report
If you need your EPC within 24–48 hours, many assessors will charge a premium fee for fast-tracking the report.
4. Estate Agent Commissions
Estate agents often subcontract EPC assessments and add their own markup. A job that costs £45 directly with an assessor might be listed at £100 through an agent.
This is why it pays to shop around.
Do You Always Need an EPC to Sell?
For almost all residential sales in the UK, yes—you will need an EPC. However, there are a few exemptions, such as:
- Listed buildings where improvements would alter the character.
- Temporary buildings.
- Some types of industrial or agricultural properties.
For the average homeowner looking to sell, though, an EPC is non-negotiable.
How Long Does an EPC Last?
An EPC is valid for 10 years from the date of issue. If you had one carried out within that time frame, you can check if it’s still valid by searching the official EPC register.
If your EPC has expired, you’ll need a new one before putting your home on the market.
The Hidden Costs of EPCs When Selling
While an EPC itself might only cost £50–£120, the real cost can sometimes come in the form of delays. For motivated sellers who need to move quickly, waiting a week or more for an EPC appointment can hold up the entire selling process.
For example:
- If you’re selling through an estate agent, they usually won’t list your property until they have the EPC.
- If you’re selling at auction, the auctioneer may refuse to market your property without an EPC in the legal pack.
This is why many sellers choose to avoid the hassle by selling directly to a professional home buyer like SELLTO, who can handle everything quickly.
Case Study: The EPC Dilemma
Imagine Sarah, a homeowner in Leeds, who decided to sell her two-bedroom terrace on the open market. She booked an EPC through her estate agent, who charged her £95. The assessor couldn’t attend for over a week, delaying her listing.
By the time the EPC was completed, the market had slowed, and Sarah struggled to attract serious buyers. Frustrated with the delays and the hidden costs, she eventually approached SELLTO, who bought her property quickly without the stress.
For sellers like Sarah, the EPC was just one more delay in an already complicated process.
How to Avoid EPC Hassle When Selling
If you’re a motivated seller, the last thing you want is unnecessary delays and costs. Here are your options:
- Arrange the EPC Yourself – Often the cheapest option, but still requires time and coordination.
- Use Your Estate Agent – Convenient, but usually more expensive.
- Sell to SELLTO – The fastest option. At SELLTO, we buy properties in any condition, often without you needing to worry about EPC delays. We handle the process quickly so you can move forward.
Why EPC Ratings Matter to Buyers
EPC ratings aren’t just a legal requirement—they can also affect how attractive your property is to potential buyers.
- A higher EPC rating (C or above) can make your property more appealing, especially as buyers look to reduce energy costs.
- A lower EPC rating (E, F, or G) can make buyers more cautious, as they may face higher running costs or difficulty securing a mortgage (since new rules limit buy-to-let landlords from purchasing low-rated homes).
This is another reason why motivated sellers sometimes prefer selling directly to SELLTO. We don’t base our decision solely on EPC ratings—we buy properties regardless of condition or rating.
Selling Without the Stress
The truth is, while an EPC is a small part of the selling process, it often highlights a bigger issue: selling on the open market is slow, uncertain, and full of red tape.
At SELLTO, we provide a direct, hassle-free alternative. Instead of worrying about EPC costs, delays, or whether buyers will be put off by your rating, you can sell directly to us. We offer:
- Fast, guaranteed sales – no waiting around.
- No hidden fees – we cover all the costs.
- No stress about EPCs – we make the process smooth.
- Certainty – once we make an offer, you can rely on it.
Conclusion
So, how much does an EPC cost in the UK? Typically between £35 and £120, depending on property size, location, and urgency. While the cost itself may not seem significant, the real challenge is the potential delays and complications an EPC can introduce to your property sale.
If you’re selling your home on the open market, an EPC is unavoidable. But if you want to bypass the hassle, avoid delays, and sell quickly, SELLTO is here to help.
We buy properties in any condition, with or without a strong EPC rating, and we move fast—because we know that when you’re ready to sell, you don’t want to wait around.
👉 Ready to sell your property quickly and easily? Contact SELLTO today for a no-obligation cash offer and move forward with peace of mind.
