Selling and letting
How Much Does an EPC Cost in the UK?
An Energy Performance Certificate (EPC) for a typical home costs around £65 on average, according to the HomeOwners Alliance, and the quotes it gathered across the UK in October 2026 ran from £44 to £104. One fixed-fee firm charges £69 for homes up to 3 or 4 bedrooms in the towns we checked. Before you pay anything, check the national register: an EPC lasts 10 years, and if your home already has a valid one you can download it free.
Quick cost summary
Here is what an EPC costs, from the HomeOwners Alliance's October 2026 spot-check of quotes and from local firms' own price pages, which we checked on 29 October 2026.
| What you need | Typical cost |
|---|---|
| A new EPC for a typical home | About £65 on average (£44-£104 quoted) |
| A fixed-fee EPC, homes up to 3 or 4 bedrooms | £69 |
| An online booking firm's starting price | £60-£80 |
| A copy of a valid EPC your home already has | Free |
EPC, gas safety and electrical certificates from vetted engineers.
What local firms charge
These are the prices on each firm's own page for the towns people search for most, read on 29 October 2026. Most of the pages don't say whether VAT is included, so ask before you book.
| Area | Firm | Price | What it covers |
|---|---|---|---|
| Peterborough | Agent Green | £69 | Fixed fee, homes up to 3 bedrooms |
| Peterborough | Homemove | from £80 | The visit, data entry and certificate |
| Luton | Agent Green | £69 | Fixed fee, homes up to 4 bedrooms |
| Luton | Homemove | from £80 | Starting price |
| Bedford | Agent Green | £69 | Fixed fee, homes up to 4 bedrooms |
| Bedford | Homemove | from £80 | The visit, data input, certificate and registration |
| Leicester | Agent Green | £69 | Fixed fee, homes up to 3 bedrooms |
| Leicester | Homemove | from £80 | Final price depends on the size and layout of the home |
| Hammersmith and Fulham | Homemove | from £60 | Varies with the size and type of property |
| Hammersmith and Fulham | Agent Green | £69 | Fixed fee, homes up to 4 bedrooms |
| Barnet | Agent Green | £69 | Fixed fee, homes up to 4 bedrooms |
| Barnet | Fantastic Services | £69-£103 | Average cost in the area |
| Barnet | Homemove | from £80 | London-wide starting price |
Across the country the HomeOwners Alliance found quotes of £44 to £56 for a 3-bed house in Leeds, £50 to £100 for a 3-bed house in Manchester and £50 to £104 for a 2-bed house in London.
What makes an EPC cost more
There is no fixed national price for an EPC. Assessors set their own fees, and four things move them:
- The size and layout of the home. Fixed fees usually stop at 3 or 4 bedrooms, and starting prices rise for bigger or more complicated homes.
- Where you live. London quotes reach higher at the top end, up to £104 for a 2-bed house in the October 2026 spot-check.
- How you book. Arranging it through your estate agent is convenient, but it may cost more than booking an assessor yourself.
- What the price includes. Most price pages don't say whether VAT is included, so check what the quote covers before you agree to it.
Check for a free certificate first
An EPC is valid for 10 years. If your home has had one in that time, you can download it free. In England, Wales and Northern Ireland, search GOV.UK's find an energy certificate service by postcode, street and town, or certificate number. Scotland has its own Scottish EPC Register.
You might still want a new one if you've improved the home since the last assessment, because a better rating looks better to buyers and tenants.
When you need an EPC
GOV.UK says you must have an EPC when you sell a property, rent one out or build a new one, and you must order it before you market the property to buyers or tenants. You can be fined if you don't get one when you need one. In Scotland you must also display the EPC somewhere in the property, for example in the meter cupboard or next to the boiler.
Landlords: the other certificates
Most privately rented homes in England and Wales must have an EPC rating of at least E unless the landlord holds a valid exemption, and you aren't currently required to spend more than £3,500, including VAT, on improvements to reach it. If your rating is lower, our EPC improvement cost guide shows what it costs to move up a band.
Landlords usually need two more certificates. Our price guides put an electrical safety report (EICR) at £120-£300 and a gas safety certificate (CP12) at £60-£110. Homemove, for example, lists a landlord gas safety check from £89 in London and £90 in Peterborough, and an EICR from £129 in London and £120 in Peterborough. Prices for your town are on our electrician and gas engineer pages.
How to avoid overpaying
- Check the register first. A valid certificate costs nothing to download.
- Compare before you say yes to your estate agent's price. The HomeOwners Alliance suggests asking the agent to reduce or absorb the cost as part of their fee.
- Check the assessor is accredited. GOV.UK says to check they are part of an accredited scheme, and its get a new energy certificate page has a service to find one.
- Ask what's included. Check that VAT, the visit and adding the certificate to the register are all in the price.
Planning improvements before your assessment? The insulation guide covers the cheapest measures, which are often the quickest way up a band.
Frequently asked questions
How long does an EPC last?
Ten years. You can reuse a valid certificate when you sell or let, and download it free from the register.
How much is an EPC for a 3-bed house?
Most of the firms we checked charge a fixed £69 for homes up to 3 or 4 bedrooms. In October 2026 the HomeOwners Alliance found 3-bed quotes of £44 to £56 in Leeds and £50 to £100 in Manchester.
Can I get an EPC for free?
Not a new one: you pay an accredited assessor. But if your home already has a valid EPC, you can download it free from the register.
Who pays for the EPC?
The person selling or letting the property. GOV.UK says you must order it for buyers and tenants before you market the property.
Is it cheaper to get an EPC through an estate agent?
Often not. The HomeOwners Alliance says arranging one through your agent may cost more than booking an assessor directly, so compare the two before you agree.
What happens if I don't have an EPC?
GOV.UK says you can be fined if you don't get an EPC when you need one.