What does an EPC cost?
A domestic Energy Performance Certificate typically costs between £60 and £120 in England and Wales. The exact price depends on your property size, type, and location.
Most standard two or three bedroom houses fall in the £65 to £85 range. Larger properties, flats with complex heating systems, or homes in London and the South East tend to sit at the higher end.
What affects the price?
Several factors determine what you will pay for an EPC assessment:
Property size is the biggest factor. A one-bedroom flat might cost £50 to £60, while a five-bedroom detached house could be £100 to £120. Assessors spend more time in larger properties because there are more rooms, windows, and building elements to record.
Property type matters too. Purpose-built flats are usually quicker to assess than period houses with extensions, conversions, or mixed construction. A straightforward semi-detached house from the 1990s is faster to assess than a Victorian terrace with later additions.
Location plays a role in pricing. Assessors in London and the South East typically charge more than those in the North of England or Wales. This reflects higher operating costs rather than a different assessment process.
Urgency can increase the price. If you need an EPC within 24 to 48 hours, many assessors charge a premium for fast turnaround. Planning ahead and booking a week or two in advance usually gets you the best price.
What is included in the assessment?
An EPC assessment covers a thorough inspection of your property's energy features. The assessor will look at:
- Walls — construction type, insulation, thickness
- Roof — insulation type and depth
- Windows — single, double, or triple glazing
- Heating system — boiler type, age, controls
- Hot water — how it is heated and stored
- Lighting — proportion of low energy lighting
- Floor — construction and insulation
- Extensions — any additions assessed separately
The visit typically takes 30 to 60 minutes depending on the property size. You will receive your EPC certificate within a few days, though many assessors can provide it within 24 hours.
Domestic vs commercial EPC costs
| Property Type | Typical Cost | Assessment Time |
|---|---|---|
| 1-2 bed flat | £50 – £70 | 20 – 30 mins |
| 2-3 bed house | £65 – £85 | 30 – 45 mins |
| 4-5 bed house | £80 – £120 | 45 – 60 mins |
| Small commercial | £150 – £300 | 1 – 2 hours |
| Large commercial | £300 – £1,000+ | Half day+ |
Commercial EPCs (also called Non-Domestic Energy Performance Certificates) cost significantly more because they require a different qualification level and a more detailed assessment methodology.
How to find a good EPC assessor without overpaying
The cheapest quote is not always the best value. A rushed assessment can result in an inaccurate rating, which could affect your property's sale price or rental compliance.
Here is how to find a reliable assessor at a fair price:
- Get two or three quotes from accredited assessors in your area
- Check their accreditation — all assessors must be registered with an approved scheme (Elmhurst, ECMK, Quidos, or Sterling)
- Ask about turnaround time — most can complete within a week
- Read reviews if available — look for assessors with a track record of accuracy
- Avoid suspiciously low prices — an assessor charging £30 may be cutting corners on the inspection
Find accredited EPC assessors near you
Do I need to be home for the assessment?
Yes. The assessor needs access to every room in the property, plus the loft if accessible, and any outbuildings that are heated. You do not need to prepare anything special, but having your boiler details and any building work documentation to hand can speed things up.
Is the EPC fee tax deductible?
If you are a landlord, the cost of an EPC is an allowable expense against your rental income. If you are selling your home, the cost cannot be deducted from capital gains but it is a relatively small outgoing compared to other selling costs.