EPC
EPC ratings explained: what A–G actually means for your energy bills
6 min read · Updated May 2026
Every property listed for sale in England, Wales, and Northern Ireland must have an Energy Performance Certificate — an EPC. You've almost certainly seen the coloured A–G bar on a listing. Most buyers glance at it and move on.
That's a mistake. The EPC rating affects what you'll pay to heat and power your home every year, how easy the property will be to mortgage and re-sell in the future, and whether you'll face retrofit costs you weren't expecting.
Here's what it actually means.
What is an EPC?
An Energy Performance Certificate rates a property's energy efficiency on a scale from A (most efficient) to G (least efficient). It also gives an estimated annual energy cost and a list of recommended improvements.
EPCs are produced by accredited assessors who visit the property. They're valid for 10 years, which means the certificate on a listing might be based on a survey carried out years ago — before insulation was added, or before the boiler was replaced. Always check the date.
You can look up the EPC for any property in England, Wales, or Northern Ireland using the government's public register — or search the address on movegrid to see it alongside flood risk, sold price history, and more.
The A–G scale: what each band means
Each band corresponds to a SAP (Standard Assessment Procedure) score from 1–100. Here's what that means in plain terms:
| Band | Score | What it means | Typical annual cost* |
|---|---|---|---|
| A | 92–100 | Exceptional. Near-zero energy loss. Usually new builds with heat pumps and solar. | ~£500–£900 |
| B | 81–91 | Very efficient. Well-insulated, modern heating. Rare in older stock. | ~£900–£1,300 |
| C | 69–80 | Good. The government has announced this will be the minimum for rental properties from October 2030 (legislation pending). Most post-2000 homes. | ~£1,300–£1,900 |
| D | 55–68 | Average. The most common band in England. Solid walls, average insulation. | ~£1,900–£2,600 |
| E | 39–54 | Below average. Draughty, older homes. Heating bills noticeably higher. | ~£2,600–£3,400 |
| F | 21–38 | Poor. Pre-war properties with minimal insulation. Significant retrofit likely needed. | ~£3,400–£4,500 |
| G | 1–20 | Very poor. Listed buildings, unimproved rural properties. Eye-watering bills. | £4,500+ |
* Estimated household energy costs based on median UK usage. Actual costs vary by property size, occupancy, and energy tariff.
Why it matters more than most buyers realise
The cost difference is real and compounding
Moving from an EPC D to an EPC F isn't just a letter — it can mean paying £1,500–£2,000 more per year on energy bills. Over a 5-year period, that's up to £10,000 you weren't accounting for when you made your offer.
Mortgage lenders are starting to care
Several UK lenders now offer “green mortgages” with lower rates for A or B-rated properties. Conversely, some lenders are beginning to restrict lending on F and G-rated homes. As government retrofit targets tighten, this trend will accelerate.
Future saleability
For rental properties, the government announced in January 2026 that EPC C will be required from 1 October 2030 — though legislation has not yet been formally passed. For owner-occupied homes, reaching EPC C by 2035 remains a stated government aspiration, but has not been legislated. The direction of travel is clear, and the timeline has shifted before — but if you buy a low-rated property now, you're likely to face improvement costs at some point regardless.
What affects a property's rating?
The main factors the assessor evaluates:
- Wall insulation — cavity wall vs solid wall. Solid walls (common in pre-1920 properties) are much harder and more expensive to insulate.
- Loft insulation — one of the cheapest and most impactful upgrades.
- Boiler type and age — a modern condensing combi boiler scores well. An old back boiler drags the rating down significantly.
- Glazing — double vs single glazing. Triple glazing is better but rarely the deciding factor on its own.
- Renewable energy — solar panels, heat pumps, and battery storage all improve the score.
- Floor area — larger homes cost more to heat, which affects the estimated energy cost on the certificate.
What the EPC doesn't tell you
The certificate has real limitations worth understanding:
- It's based on the property's physical features — not how the current owners actually use it. A large family in a B-rated house can pay more than a single person in a D-rated flat.
- EPCs are valid for 10 years. A 2017 certificate won't reflect a 2023 boiler replacement or new insulation.
- They don't account for your energy tariff. The cost estimates assume a standard rate — your actual bills depend on who you're with.
- Listed buildings are often exempt from EPC requirements, which can make it hard to assess them at all.
How to find the EPC for a property you're viewing
You don't need to wait for the seller or agent to hand it over. The government's EPC register is public — every certificate issued in England, Wales, and Northern Ireland is searchable by address.
On movegrid, you can search any UK address and see the EPC rating alongside flood risk, price history, and local data — all in one place.
The short version
- EPC A is the best, G is the worst. Most UK homes are D.
- The difference between a C and an F rating can be over £1,500/year in energy costs.
- Check the date on the certificate — it may be out of date.
- Lenders and buyers will increasingly penalise low-rated properties. The direction of travel is clear.
- You can look up any property's EPC for free before making an offer.
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