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EPC’s, also known as Energy Performance Certificates, are a record of how energy efficient a property is. The certificate provides a rating between A and G of the energy efficiency and CO2 emissions of a building, where A is very efficient and G is very inefficient.

An EPC is required when a property is sold or rented, and lasts for 10 years. They are the governments chosen way of complying with the Energy Performance of Building Directive (EPBD) from the EU, and are a key part of the Governments strategy to reduce the 27% of national carbon emissions that come from our houses.

Page 1

  • An energy efficiency rating between A and G, in a similar style to that used for fridges and washing machines.
  • Estimated energy costs and savings averaged over a three year period
    The top three recommendations for the property, their typical cost, and the savings they would provide
  • Brief Green Deal information

Page 2

  • A building summary with statements about elements of the building based on data recorded by the DEA, including construction and insulation details, the heating system and hot water system
  • More in-depth information about Green Deal and how the financing works

Page 3

  • Full list of cost effective recommendations for the dwelling, their indicative cost, typical savings, and whether they can be financed fully or partly through the Green Deal
  • List of possible ‘alternative measures’- these measures improve the energy efficiency of the dwelling, but do not have costs or savings associated with them
  • The Green Deal Package – this lists all the recommendations which can be fully funded by the Green Deal.

Page 4

  • Energy Assessor details including contact information
  • Environmental Impact Rating – this is a rating of the carbon emissions of the dwelling and is a similar A-G rating as the Energy Efficiency rating.



The assessment process

An energy assessment involves an inspection of the property to ascertain the various determining elements of the property relevant to the EPC. The elements that are taken into account are as follows;

  • Size of the property, in terms of area and ceiling height
  • Construction and detachment type of the property
  • Age of the property
  • Heating system or systems
  • Fixed lighting
  • Floor, wall and roof insulation
  • Windows and doors
  • Location
  • Solar panels and/or any other energy efficient additions such as wind turbines

*Please note that this is not an exhaustive list, and other elements may be considered or added at a later date in line with changes in legislation/methodology.

The data gathered during the inspection on the above elements is then entered into government approved RdSAP software, which then uses the elements in combination with two main assumptions to calculate the EPC rating.

The two aforementioned assumptions are;

  • Standard occupancy – the size of the dwelling determines the number of occupants and therefore the hot water requirement.
  • Standard heating pattern – the heating requirement is based on the volume of the dwelling, following standard heating patterns of 9 hours heating a day during the week, and 16 hours a day at the weekend. The living area is heated to 21⁰C and the rest of the house to 18⁰C.

The software is largely assumption based in an effort to ensure that properties are directly comparable in terms of ratings, but it is worth noting that due to the nature of these assumptions the estimated energy costs may not always be ‘correct’, and may be substantially higher than the actual bills you have been paying.

For example if there are only two people living in a large 5 bedroomed property, and the heating is set to only 16⁰C, the estimated energy costs that the software will produce will be substantially higher than the actual bills paid. Alternatively if there are four people living in a small two bedroomed property, with the heating set to a permanent 24⁰C, the estimated energy costs produced by the software may actually be lower than the actual bills paid.

As EPC’s are centrally registered on a government register, domestic energy assessors are subject to quality assurance checks or audits on a regular basis to ensure the accuracy and validity of the EPC’s produced.

For this reason energy assessors have to gather evidence of the elements recorded at the property inspection to be able to include them in the assessment. The evidence is normally gathered by way of photographing the element in question, but this is not always possible.

For example in terms of cavity wall insulation, unless this can be seen and photographed either through an air brick or by the external drill holes where the insulation was pumped in, the insulation cannot be included without documentary evidence to confirm the installation of insulation.

It is therefore wise to find out any certificates or guarantees in relation to any insulation installation prior to the energy assessors visit, so that these can be seen and therefore taken into account for the assessment.


At Bothams we can undertake Energy Performance Certificates for residential properties with our qualified and accredited domestic energy assessor Andrew Terry. For non-domestic commercial properties please contact us for more information.

We can offer this service at a competitively priced rate, so please contact us on 01246 233121 or This email address is being protected from spambots. You need JavaScript enabled to view it. for an up to date quotation.

If we undertake an EPC for you, we will also retest the property free of charge if you undertake any of the recommended measures to improve the rating within 36 months. Please note that if you have extended the property since we have undertaken the first EPC there may be a further charge, as this will require a more in depth second inspection, and effectively a whole new EPC to be produced.

Your property may well already have a valid EPC in place as EPC’s are valid for 10 years. For a small administration fee we can check the online register to confirm whether your property has an EPC in place, and provide you with both a hard copy and digital copy of the EPC. Of course if there is no valid EPC on the register there will be no charge, and we will be happy to book an appointment to undertake an EPC for your property. If there is an EPC in place, but the property has been materially altered or made more energy efficient, we will be happy to make an appointment to inspect the property and produce a new up to date EPC, and the administration fee paid will be taken off the fee for producing the new EPC.

We can also produce professional floor plans for your property, which are an increasingly sought after tool for marketing. These help place a prospective purchaser or tenant in the property, and get a feel for the layout before they make an appointment to view. The floor plans can also be useful if you are thinking of undertaking any renovation work, and we can also work with you to produce proposed plans of what the layout will be once the work has been completed.

Contact us on 01246 233121 or This email address is being protected from spambots. You need JavaScript enabled to view it. to book an appointment for your floor plan today, and if you have booked for an EPC we can also offer a floor plan at the same time at a discounted rate.