Do I need to be there?

Someone does, to provide access. It does not have to be you — a tenant, agent or neighbour with a key is fine, as long as they can open every room and the loft hatch.

Will the assessor move furniture or lift carpets?

No. An EPC is a non-invasive survey. Where something cannot be seen, the methodology sets out what must be assumed instead.

Can I improve my rating on the day?

Only in small ways, and only if the change is real. Fitting low-energy bulbs before the visit is legitimate and worth a point or two. Anything larger needs to be genuinely installed.

How soon will the certificate appear?

Usually within one to three working days of the visit, once it is lodged on the national register.

Is an EPC the same as a survey?

No. An EPC assesses energy performance using a standard methodology. It is not a condition report, a valuation, or advice on whether the building is sound.

What actually happens during an EPC assessment

An EPC assessment is a non-invasive survey. Nothing is drilled, lifted or dismantled. The assessor is recording what the building is made of and how it is heated, then the software does the rest.

How long it takes

Property	Typical time on site
Flat, one or two bedrooms	20 to 35 minutes
House up to three bedrooms	30 to 45 minutes
Four bedrooms or more	45 to 60 minutes
HMO or converted building	60 to 90 minutes

The certificate is then produced and lodged on the national register. Most assessors lodge within one to three working days.

What the assessor needs to see

Every room, including any you do not use. Rooms that cannot be seen have to be assumed, and assumptions are always pessimistic.
The loft hatch, if there is one. Insulation depth is measured, not guessed.
The boiler, including its make and model, and the heating controls.
The hot water cylinder, if there is one, and its insulation.
Windows, to record glazing type and roughly when it was fitted.
The meter, and whether there is a smart meter.
Any extension, conservatory, or converted garage or loft.

The three things that waste a visit

Nobody can get into a room

A locked bedroom or a blocked loft hatch means the assessor has to assume the worst case for that part of the building. That is not obstruction on their part, it is what the methodology requires.

Evidence of work is missing

If a wall was insulated but cannot be seen, and there is no paperwork, it must be recorded as uninsulated. A cavity wall guarantee, a building control certificate or an installer invoice can be worth several points on the score.

The work is not finished

The assessor can only record what exists on the day. A boiler being fitted next week does not count. If you are upgrading in order to improve a rating, book the assessment after the work is complete and signed off.

What you get

A certificate showing the current rating, the potential rating, and a list of recommended improvements with indicative costs. It is lodged publicly and anyone can look it up by address.

You can see exactly what a certificate contains before you book.

Look up any property