What happens during an EPC assessment?

If you’re selling a property in Scotland, you’ll need an Energy Performance Certificate (EPC). It’s one of those things you might hear mentioned a lot... but what actually happens during an EPC assessment? Whether you're a first-time seller or just haven’t gone through the process in a while, here’s a quick and easy guide to what to expect.

First off... what is an EPC?

An EPC gives your home an energy efficiency rating from A (very efficient) to G (very inefficient). It also provides recommendations on how to improve your property's rating, like adding insulation or upgrading your boiler.

It’s a legal requirement to have a valid EPC before your home goes on the market, and will form part of the Home Report that must be must be available to prospective buyers. An EPC certificate is valid for 10 years, but even if you have a valid one, a surveyor has to complete a new one for inclusion in the Home Report.

Booking an EPC assessment

In Scotland, EPC assessments can only be carried out by an accredited Domestic Energy Assessor. As the EPC forms part of the Home Report, your solicitor estate agent will arrange for the EPC assessment to be done by a surveyor as standard.

The surveyor will arrange a time to visit the property, and the assessment will typically take around 30 to 60 minutes, depending on the size and complexity of your home.

What does an EPC assessor actually do?

On the day of the visit, the assessor will carry out a non-invasive inspection of your property. That means they won’t be drilling into walls or lifting floorboards, but they will be having a good look around.

Here’s what they’ll check:

• Insulation: They’ll look in the loft (if accessible) to check the depth and condition of loft insulation. Wall insulation is calculated or assumed by software, and depends on the date band that the property was built or converted. Unless there is evidence of insulation being added at a later date.
• Heating system: This includes your boiler, radiators, and any controls (like thermostats and timers). If you have a hot water tank, they’ll check if it’s insulated.
• Windows and glazing: Are your windows single, double or triple glazed? This impacts your rating. In addition to the type of window/doors, an assessor will measure the size of them and take into account their orientation.
• Lighting: The number of low-energy light bulbs is taken into account.
• Construction details: The type of walls, roof, and floor construction will all factor into the calculation.
• Measurements: Measuring the property is fundamental to the EPC. Not only will they measure the floor area but also the height of the ceilings and which walls are exposed to the air or party to the next house or flat. So a mid-terraced house or a mid-floor flat will generally be more efficient than a detached house or ground or top floor flat.

It’s a good idea to have your boiler manual handy, and if you've made any energy-efficient improvements (like solar panels or underfloor insulation), have the paperwork ready as this helps the assessor give you the most accurate rating.

What happens after an EPC assessment?

Once the visit is complete, the assessor will enter your property’s details into specialist software approved by the Scottish Government. This generates your EPC, which includes:

• Your property’s current and potential energy rating • Estimated energy costs • A list of recommended improvements • Environmental impact data (CO₂ emissions)

The new EPC will form part of the final Home Report and can be viewed therein.

Why does it matter?

A better EPC rating can give you a more energy efficient property, and therefore, more attractive to buyers or renters. It gives people a clearer idea of running costs and how environmentally friendly the home is. In Scotland’s increasingly energy-conscious housing market, it can even influence your sale price.

And while you’re not legally obliged to act on the recommendations, making some improvements, like topping up loft insulation or swapping out old bulbs for LEDs, can be quick wins for your wallet and your EPC score.

In short? An EPC assessment is quick, straightforward, and essential if you're selling or letting your property in Scotland. So when the time comes, don't stress - just pop the kettle on and let the assessor do their thing.