Can you sell a house without an EPC?
Usually, you need a valid EPC to sell a house in England or Wales, unless a specific exemption applies. You do not normally need a new assessment for every sale: check whether a current valid certificate already exists. If one is required and none exists, commission it before marketing.
By EPC Benchmark · Last reviewed
Start with the existing certificate
Search the official register for the right property and check the current certificate and expiry date. EPCs are normally valid for ten years, but a newer certificate for the same home replaces the older one. Downloading an existing certificate is free; arranging a new assessment is a separate service.
Check your EPC on GOV.UKEnter address details only on the official service.
What should I do before marketing?
| Situation | What to do |
|---|---|
| A current valid EPC is available | Use the current record and share it with your agent or conveyancer. A sale alone does not mean you must buy a new assessment. |
| No valid EPC is available and one is required | Commission an accredited assessor before marketing and agree access and delivery arrangements. |
| An exemption may apply | Check the official conditions and get advice about your specific property before relying on an exemption. |
Ordering an EPC and receiving it are different
If no valid EPC exists, the detailed government guidance requires commissioning before marketing. It then requires every reasonable effort to obtain the certificate within seven days of putting the home on the market. A further 21 days applies only if it could not be obtained within the first seven despite those efforts. This is not an automatic 28-day permission to ignore the requirement.
The EPC must also be made available to prospective buyers at the required early stage and supplied free to the eventual buyer. Arrange it promptly and ask your agent or conveyancer how the detailed timing and disclosure duties apply to your sale.
Do not assume an exemption
A missing register result does not establish an exemption. Listed status also needs checking against the relevant conditions; where changes may affect a historic building’s character, the government guidance points owners towards their local authority’s conservation officer. Check unusual transactions or uncertain cases with your conveyancer.
A short seller checklist
These are practical preparation steps, not a statutory checklist.
- Confirm the current official certificate and its expiry date.
- If needed, commission an accredited assessor before marketing and keep the booking details.
- Agree with your agent who will make the certificate available and include the required rating information in the listing.
- Resolve a possible exemption or other uncertainty with your conveyancer before relying on it.
Scope of this guide
This guide covers ordinary home sales in England and Wales. EPC Benchmark cannot determine a property’s exemption or replace advice on a specific sale.
Sources
- GOV.UK: Energy Performance Certificates when selling a home — Current selling guidance on ordering, validity, free lookup and conditional exemptions.
- GOV.UK: EPCs for the marketing, sale and let of dwellings — Detailed England and Wales guidance, last updated 11 December 2017, including marketing and disclosure timing.
- GOV.UK: Get a new energy certificate — The official service for finding an accredited assessor when a new certificate is needed.
Related guides
- How long does an EPC last? — Check validity and newer-record rules.
- How do I find my EPC certificate? — Find the current official record.
- Who can carry out an EPC? — Find and check an accredited assessor.
Find your current certificate
Start with the current official record before arranging a new assessment.
Find your current certificate