Energy Performance Certificates explained: What every homeowner should know

An Energy Performance Certificate, commonly referred to as an EPC, is a document that rates the energy efficiency of a residential property on a scale from A to G. Band A represents the most efficient and Band G the least. The certificate has been a legal requirement for properties being sold or let in England since 2008, and understanding what it contains and how to use it is useful for buyers, sellers, landlords, and tenants alike.

When an EPC is required

A valid EPC must be in place before a property is marketed for sale or let. According to Zoopla's EPC guide, if a property does not have a valid certificate, the seller or landlord must commission one before marketing begins. The government's own guidance confirms that sellers must use all reasonable efforts to obtain an EPC within seven days of beginning to market, with a further 21 days allowed where this is not possible. For new build properties, the builder is responsible for providing the EPC at completion.

An EPC is not required if you are not selling or letting the property. There is no legal requirement for an owner-occupier who has no current plans to sell or let to hold a valid certificate, though it remains a useful document for understanding the property's energy performance.

What the certificate contains

The EPC contains more information than the letter rating alone. It shows the property's current energy efficiency score and its potential score if the recommended improvements were carried out. It provides an estimate of typical annual energy costs, broken down by heating, hot water, and lighting. It lists the main features of the property's construction and systems, including insulation levels, glazing, and heating type, and gives each a rating from very poor to very good.

The recommendations section is often the most practically useful part of the document. It sets out specific improvements that would raise the rating, with an estimated installation cost range and an estimated annual saving for each measure. Rightmove's EPC guide highlights this section as a valuable starting point for homeowners considering energy improvements, as it translates the abstract rating into specific, costed actions relevant to that particular property.

How long an EPC is valid

An EPC is valid for ten years from the date it was issued. If a property has been sold or let previously, there may already be a valid certificate registered. You can check whether a property has a current EPC by searching the government's Find an Energy Certificate service at gov.uk, which is free to use and allows you to download the full document.

What the rating means for buyers

For buyers, the EPC provides an objective indication of how much a property is likely to cost to heat and power. A property rated Band C will typically cost less to run than a comparable property rated Band E or below, and that difference accumulates over years of ownership. When comparing properties of similar size and price, the EPC rating is a practical factor to include in the assessment alongside location and condition.

What the rating means for landlords

Private landlords in England cannot let a property rated below Band E without a registered exemption. The current minimum is Band E and has applied to all tenancies since April 2020. The government has confirmed a target for all privately rented properties to reach Band C by October 2030, though the secondary legislation to make this mandatory has not yet been passed. Landlords should check the current rating of each property in their portfolio and begin planning any required improvements well in advance of that deadline.

How to get an EPC

EPCs must be produced by an accredited domestic energy assessor. The assessor visits the property, inspects its construction, heating systems, insulation, windows, and lighting, and uses a government-approved methodology to calculate the rating.

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First-time buyer schemes explained: What help is available

Getting on the property ladder for the first time involves one of the largest financial commitments most people will make. To help buyers manage the upfront cost of a deposit and access the mortgage market, the government operates several schemes in England. Each works differently, addresses a different part of the affordability challenge, and comes with its own eligibility requirements. Understanding what is available before you begin searching helps you identify which scheme, if any, is suited to your circumstances.

Shared ownership

Shared ownership allows you to buy a portion of a property, initially between ten per cent and seventy-five per cent, and pay rent on the share you do not own. Your mortgage covers the cost of your purchased share, which makes the deposit and monthly payments lower than purchasing outright. Over time, you can buy additional shares in a process called staircasing, eventually owning the property in full if you choose.

Shared ownership is available through housing associations on both new-build and resale shared ownership properties. Zoopla's first-time buyer schemes guide notes that eligibility is subject to an income cap of £80,000 per year or £90,000 in London. Monthly costs include your mortgage, rent on the unowned share, and service charges. It is important to calculate the combined monthly outgoings carefully before committing, as the total can be higher than it appears from the mortgage payment alone.

First Homes

The First Homes scheme allows eligible first-time buyers to purchase a new-build property in England at a discount of between thirty and fifty per cent of market value. The discount is permanent and is passed on to the next buyer when you sell, which means the property remains discounted for future purchasers.

According to Rightmove's guide to first-time buyer schemes, the purchased price after discount must not exceed £250,000, or £420,000 in London. Household income must be below £80,000 per year, or £90,000 in London. Some areas prioritise key workers or those with a local connection. Availability varies by area, as the scheme requires local councils to adopt it within their planning requirements.

Mortgage Guarantee Scheme

The Mortgage Guarantee Scheme, made permanent in July 2025 and sometimes referred to as Freedom to Buy, is a government guarantee provided to participating mortgage lenders that encourages them to offer ninety-five per cent loan-to-value mortgages. This allows buyers to purchase with a deposit of five per cent on properties costing up to £600,000.

The scheme is available to both first-time buyers and home movers, and does not require a separate application. If your lender participates, the guarantee operates automatically in the background. Rightmove's scheme guide notes that many lenders already offer ninety-five per cent mortgages independently, so the scheme does not always change which products are available, but it supports the availability of low-deposit lending more broadly.

Lifetime ISA

The Lifetime ISA is a savings account available to buyers who open it before the age of forty. The government adds a twenty-five per cent bonus to contributions of up to £4,000 per year, producing a maximum bonus of £1,000 per year. The saved funds, including the bonus, can be used toward the purchase of a first home costing no more than £450,000, provided the account has been held for at least twelve months. A withdrawal penalty applies if the funds are used for any other purpose before the age of sixty.

The Lifetime ISA works alongside other schemes and can be used in combination with Shared Ownership or the Mortgage Guarantee Scheme where eligibility allows.

Checking current availability

Scheme rules and eligibility thresholds can change. Rightmove and Zoopla both maintain updated guides to first-time buyer schemes, and the government's own website at gov.uk provides the definitive current eligibility conditions for each.

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Sell first or buy first? Solving the property puzzle

For anyone who already owns a home and wants to move, one question tends to surface early in the process and rarely has a simple answer: should you sell your current property before buying the next one, or find your next home first and then sell? Both approaches are possible, and each involves trade-offs that depend on your personal circumstances, your financial position, and the conditions in your local market. Understanding the practical implications of each route is the most useful starting point.

Selling first

Selling your current property before you buy gives you a clear, confirmed budget for your next purchase. Once your sale has completed or exchanged, you know exactly what funds you have available, which removes a significant source of uncertainty from your decision-making.

Buyers who have already sold are also typically more attractive to sellers they approach. An offer from someone who is chain-free, or whose own sale has exchanged, carries considerably more certainty than one from someone who has not yet found a buyer for their current home. This stronger position can make the buying process more straightforward and potentially give you more leverage in any negotiation.

The principal difficulty with selling first is the question of where you live between completion of your sale and completion of your purchase. If both cannot be coordinated to happen on the same day, you may need to arrange temporary rented accommodation, store your belongings, or negotiate a delayed completion or rent-back arrangement with your buyer. These arrangements add cost and logistical complexity, though they are manageable with planning.

Buying first

Finding your next home before selling your current one means you secure the property you want without risk of losing it to another buyer while your own sale is being arranged. This can be particularly relevant when the property you want to buy is genuinely difficult to find and likely to attract significant competition.

The practical difficulty is that most sellers will want to know that your own sale is at least underway before they accept your offer. Zoopla's guide to buying and selling at the same time is clear on this point: sellers are unlikely to accept an offer from someone whose own property is not yet on the market, since their circumstances are too uncertain. Buying first also carries the financial risk of owning two properties simultaneously if your sale takes longer than anticipated, which may require bridging finance and involve higher costs.

Doing both at the same time

The majority of UK home moves involve selling and buying simultaneously, with both transactions forming part of a chain that exchanges and completes on the same day. This is the most common approach because it avoids the need for temporary accommodation and does not require owning two properties at once.

The key to making this work is coordination. Getting your property on the market as soon as you begin searching for your next home makes your position as a buyer clearer and more credible. Zoopla's guide recommends having your solicitor instructed before you find a buyer, so that the legal process can begin immediately once a sale is agreed. Choosing a buyer based on their circumstances as well as the price they offer, specifically someone who is motivated, in a strong financial position, and not dependent on a complicated chain, gives your own transaction the best chance of completing smoothly.

The question to ask yourself

The right answer depends on your tolerance for risk and disruption, your financial flexibility, and how urgently you need to move. Neither approach is universally superior. What matters is understanding the implications of each before you begin, and making sure your agent and solicitor are working together to keep both sides of the process moving efficiently.

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First impressions sell houses: Simple ways to make buyers fall in love

When you are preparing a property for sale, it helps to think about the buying experience from the buyer's point of view rather than the seller's. A buyer encounters your home in stages, and each stage forms part of a cumulative impression that shapes how they feel before, during, and after a viewing. Understanding those stages, and making straightforward improvements to each, is the most practical approach to presenting your home well.

The online impression comes first

Most buyers begin their search on property portals, and photographs are usually the first thing that catches their eye when scrolling. Good listings show a home's best assets clearly and honestly. Before your agent books a photographer, it is worth spending time preparing the property so that the images reflect it at its best.

This means clearing surfaces, making beds neatly, removing personal items such as family photographs from visible surfaces, and decluttering rooms so that the space reads clearly. The exterior photograph is usually the first image buyers see on property portals, which makes the front of the property as important as any interior room for the purposes of photography.

Where possible, arrange the photo shoot for a day with good natural light. Properties photographed in bright, clear conditions generally read better online than those shot on overcast or grey days. Check that the front of the property is tidy before the photographer arrives, since that exterior shot will carry a great deal of weight in generating viewing interest.

The exterior sets the tone before buyers arrive

It's well understood in the trade that many buyers do a drive-by past a property before ever booking a formal viewing. This means the exterior of your home is being assessed independently of any viewing appointment, and the impression it creates can determine whether an enquiry is ever made.

The front door is a significant focal point. A door that looks fresh and well-maintained, whether through a coat of paint or a thorough clean, sets a positive tone. The front path and any garden or outdoor space visible from the street should be kept tidy and free of weeds. Bins should be out of sight where possible. Windows should be clean. Small jobs such as these can make as much difference as larger projects.

If the property has a front garden, keeping it neatly maintained and free of clutter creates an impression of a well-cared-for home before anyone has seen a single room inside.

The interior viewing continues the story

Once buyers arrive, the interior should feel welcoming and easy to imagine living in. Tidying, decluttering, and getting the lighting right can go a long way, alongside small touches such as fresh flowers or a neatly folded throw. The aim is to create an environment where buyers can focus on the space itself, rather than the clutter or personal belongings of the current occupants.

Surfaces throughout the home should be clear and clean. Every room benefits from good natural light, so curtains and blinds should be fully open during viewings. The smell of a property is something buyers notice immediately and cannot be shown in photographs. Good ventilation and freshness are straightforward to achieve and make a meaningful difference to how the property feels.

The overall aim across all three stages is consistency. A property that looks the same in person as it did online, and which feels as well-maintained inside as it appeared from the street, is one that builds confidence rather than uncertainty in the buyer's mind.

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Moving into a new property at a new location can bring a whirlwind of emotions, including stress, excitement, and a slight apprehension, but it’s essential to create a positive impression on your new neighbours.  

Your neighbours play a vital part in keeping you and your property safe, so it's crucial to create a good, solid relationship.  

Start with a simple introduction  

When relocating into a new home, you should approach your new neighbours at the first chance and introduce yourself. A great way to confidently do this is by approaching them and beginning your relationship with a kind, simple smile and introduction, creating a solid foundation.  

Having this first interaction creates an important first impression and can help you identify what your new neighbours are like, potentially preventing future disputes.  

Keep your surrounding property tidy  

Whether you live in an apartment, a terraced, semi-detached, or detached property, you may have shared-cared spaces you look after with your neighbours. This could be a shared drive, fence, or pathway, so it’s important that you communicate clearly and create a rotation of care for the shared space to avoid disputes.  

It is vital that you help maintain these spaces and create a clean environment in your community. By having an untidy entrance or drive to your home, it can imprint a negative impression on your neighbours and potentially make their property look untidy. So, by simply sweeping around your property to remove any loose leaves or debris, you can make a positive impression on your neighbours.  

Property garden maintenance  

Maintaining your property's surroundings also includes keeping your garden well-groomed to produce a beautiful appearance. You can simply care for your garden by ensuring your grass doesn't overgrow with a weekly cut and potentially planting some bulbs, which will allow effortless flowers to appear every year. Don't become the property that everyone avoids; instead, impress your neighbours with a well-cared-for garden.  

Neighbouring hedges and fences  

When it comes to first impressions with your neighbour, disputes can easily be encouraged if you are sharing a fence or hedge. This is extremely common, so before making any changes to any hedges or fences, it is key to discuss your options with your neighbour and ensure you receive the green light. Your neighbours will appreciate the discussion, demonstrating clear communication from your end and an excellent first impression.  

Home improvements  

When moving into a new property, sometimes you want to make slight home improvements, which can potentially cause disruption to your new neighbours. Keeping your neighbours informed and providing them with notice of any completed work is crucial.
Being a good neighbour means being considerate of others and being aware of the little things. For example, outdoor flood lighting can shine into your neighbouring homes, disturbing their privacy, or an outdoor shed could disturb their garden's sunlight. Being aware of the little things can create a good first impression on your neighbours.  

Be a considerate neighbour  

When moving to a new home, it’s vital to be a good, kind neighbour and considerate of your surroundings. This can be as simple as not being disruptive with noise pollution, taking your rubbish bins out at the correct times, parking in the correct place; there are so many unwritten rules of being a good neighbour and creating a good first impression.  

Clear communication is a key rule to maintaining a positive relationship with your neighbours and keeping you and your community safe. Exchanging numbers with your neighbour allows you to communicate clearly if you feel something suspicious is occurring. The more people you know in your area, the safer you and your property will be.  

If you're considering upgrading a potential property through a home renovation, it can be an exciting process, but it can also present challenges. Instead of buying a move-in-ready property, you have the option of renovating a character-filled, fixer-upper. We have compiled 10 steps to follow to guarantee success throughout a home renovation.

Step one: Find a property and make a renovation plan

With our 10 steps to successful renovations, you can easily lay out a plan and begin your renovation journey. But to begin your renovation adventure, you need to find the right property. Study potential properties and uncover their hidden value.

Make sure to have a survey completed. The most detailed survey you can receive for a property is a level 3 survey, which is the most thorough analysis of the entire property’s building structure and condition. The overall report provides extensive details, including recommendations, estimated costs, and a timeline for any necessary work. This can help you produce a solid plan and give you an idea of where to start.

Step two: Understand your legalities

When you decide to complete renovations on a property, you need to understand the legalities. This will include ensuring you have planning permission in place (if needed). Even though plenty of home alterations don’t need planning permission, it’s always beneficial to check before diving straight in. You can apply for planning permission before you purchase a property.

Once you exchange contracts and have secured your property, it will be your responsibility to have the right insurance in place. Home insurance during renovations can come at a higher expense, but it is worth every penny as it provides you with peace of mind throughout the entire process.

Although a house warranty is not a requirement when renovating your property, it protects you from any flaws in the potential design, materials, or overall build quality, and will also cover any problems that occur for 10 years as a result of these factors.

Step three: Calculate your costs

Correct cost alignment is crucial for delivering a successful renovation project. You're looking to get the best value for money. Being vigilant about potential hidden costs is crucial to staying within the right budget. Always overbudget by 10% to provide yourself with flexibility, and you can utilise any remaining funds for enhancing your home's interior design or landscaping your ideal garden.

Step four: Understand EPC and ways you could improve it

If you’re renovating your home, consider the future and its resale value. Energy Performance Certificates (EPC) are now more important than ever in terms of increasing value; the future may create difficulties for homes without a good EPC score, so the quicker you take this into account, the better.

You can enhance your EPC rating by installing insulation in your home and surrounding pipes, replacing light bulbs with energy-efficient ones, upgrading your boiler and heating system, installing solar panels, a smart meter, and installing double or triple-glazed windows.

Step five: Discover a trustworthy contractor

This is a crucial step because this individual will bring your ideas to life. Become your own project manager and oversee the entire project, and if you’re a seasoned pro, get stuck in and knock a few walls down. Shop arounFd, gather ideas from different contractors, and take into account positive references and reviews.

Step six: Organise the removal of materials

A renovation project always leads to plenty of waste, especially if the demolition of walls is part of the plan. By organising a skip hire for the property, you can create less hassle for everyone involved, and the skip hire company will be able to dispose of the materials. You could potentially sell certain elements of the property to generate additional revenue.

Step seven: Protect the property’s original features

The main attraction when you buy a fixer-upper is the original character features. These can easily be rediscovered and highlighted throughout the home renovation, adding a timeless charm to the property. By utilising these original features, you have a chance to save some money on new materials. Particular attention should be paid to certain features such as:

While renovating, remain careful around these areas to avoid potential damage to the original features.

Step eight: Update your plumbing and electrics

Even though rewiring and plumbing are expensive renovations, they're definitely worth it. This allows you to add certain light features or bathroom looks that suit your lifestyle. By completing this, you could also add characteristics that cut down your energy bill and increase your EPC rating, improving the property’s end value.

Step nine: Turn structural problems into upgrades

While the property is stripped back, this gives you the perfect opportunity to fix or improve any structural issues in the home. This allows you to match the home to modern-day living, potentially creating an open-plan living space or inserting large bi-fold doors leading to the garden.

Take a look at the floor plan, external and internal features, and identify the potential characteristics it could offer. Is there conversion potential for the loft, basement, or garage?  Identifying these key potentials can present a substantial increase in your property’s value.

Step ten: Create a snagging list

As you finalise the property by adding all your interior and décor, you finally see the light at the end of the tunnel.

What is a snagging list?

A snagging list typically indicates that the home renovation is complete. This is an inspection completed at the end of building work to identify any minor defects and meet the standards you expect, potentially achieving perfection.

Examine your completed project and pinpoint any minor issues you wish to address or monitor to allow issues to be flagged up in a timely manner. The contractor can assist in resolving these issues, ensuring a flawless completion of the project.