What Is an EPC Certificate and Do You Need One? Complete Manchester Guide

If you own, rent out or sell property in Manchester, you will encounter the letters EPC at some point — usually when a letting agent asks for one or a buyer's solicitor requests it during conveyancing. Yet many property owners are unclear on what the certificate actually measures, who needs one, and what happens if they do not have one.

This guide answers those questions directly. It explains what an Energy Performance Certificate is, who is legally required to hold one, what the assessment involves, and how Manchester Compliance delivers the process from on-site inspection to a lodged certificate — typically within 24 hours.

What Is an EPC?

An Energy Performance Certificate (EPC) rates a property's energy efficiency on a scale from A (most efficient) to G (least efficient). It estimates annual energy costs and provides a list of recommended improvements that could raise the rating.

The certificate is produced by an accredited Domestic Energy Assessor (DEA) who visits the property and records its construction, insulation, heating system, hot water provision, windows and lighting. That data is entered into approved software — our assessors use Easy software, which calculates the Standard Assessment Procedure (SAP) or Reduced Data SAP (RdSAP) rating and generates the certificate. The finished EPC is then lodged on the national EPC Register, where it is publicly accessible, and a copy is sent to the property owner.

An EPC is valid for 10 years from the date of issue. You can use the same certificate across multiple tenancies within that period, provided the property has not undergone significant changes — such as a new boiler, added insulation or a window replacement — that would alter the rating.

Who Needs an EPC?

You need a valid EPC whenever you sell, let or build a property in England and Wales. The requirement comes from the Energy Performance of Buildings Regulations 2012, and it applies to:

Private landlords letting residential property — the EPC must be in place before marketing, and a copy must be provided to prospective tenants free of charge.
Homeowners selling a property — the EPC must be available when the property is first marketed for sale.
Developers of new-build properties — a predicted EPC is needed at design stage and a final EPC on completion.
Commercial property owners letting or selling non-domestic premises — a separate commercial EPC (DEC or non-domestic EPC) applies.

There are narrow exemptions for listed buildings where compliance would unacceptably alter the character, places of worship, temporary buildings with a planned use of less than two years, and certain industrial sites. For the vast majority of Manchester rental and sale properties, an EPC is required.

What Does the Assessor Check?

An EPC assessment is a non-invasive visual inspection. The assessor does not move furniture, lift floorboards or drill into walls. They record what is visible and measurable:

Building fabric — wall type and insulation (cavity, solid, insulated), roof and loft insulation depth, floor construction.
Heating system — boiler type, age, fuel and efficiency rating; radiator or underfloor heating distribution; heating controls including thermostat, programmer and thermostatic radiator valves.
Hot water — how hot water is generated and stored, cylinder insulation, and any solar thermal contribution.
Windows and doors — single, double or triple glazing; frame material; draught proofing.
Lighting — percentage of low-energy (LED or CFL) fittings.
Renewables — solar PV panels, heat pumps, wind turbines or any other on-site generation.

The assessor enters all of this into Easy software on site using a tablet. Easy runs the RdSAP calculation in real time, which means the rating is visible before the assessor leaves. The certificate is then lodged on the national register, usually within 24 hours, and a PDF is sent to you by email.

Understanding Your EPC Rating

The A-to-G scale works on a points system from 1 to 100:

Band A (92-100) — Extremely efficient. Rare in existing housing stock; common in high-spec new builds.
Band B (81-91) — Very efficient. Modern well-insulated homes with efficient heating.
Band C (69-80) — Good efficiency. Target for most improvement programmes.
Band D (55-68) — Average for England's housing stock. The most common band for Manchester's Victorian and Edwardian terraces.
Band E (39-54) — The current legal minimum for rental properties under MEES.
Band F (21-38) — Below the legal minimum. Cannot be let unless an exemption is registered.
Band G (1-20) — Least efficient. Letting is unlawful without a registered exemption.

Many Manchester properties — particularly the older terraces across Fallowfield, Levenshulme, Longsight and Gorton, and the stone-built houses of Saddleworth, Mossley and Stalybridge — score in the D and E bands. The good news is that targeted improvements (loft insulation, a modern combi boiler, LED lighting) often lift a D to a C or a low E to a comfortable D at modest cost.

What Happens If You Do Not Have One?

Failing to provide a valid EPC when letting or selling a property can result in a fixed penalty of up to £5,000. Local authority Trading Standards officers enforce the requirement, and penalties are per property, so a landlord with five non-compliant lets faces five separate fines.

Under the Minimum Energy Efficiency Standards (MEES), it is also unlawful to grant a new tenancy for a property rated F or G. The penalty for a MEES breach is up to £5,000 per property, and local authorities in Greater Manchester — including Manchester, Salford, Stockport and Oldham — have become increasingly active in enforcement, particularly where tenant complaints trigger an investigation.

Beyond fines, mortgage lenders and buy-to-let finance providers routinely require a valid EPC, and a missing or expired certificate can delay or block a property sale.

How Manchester Compliance Delivers Your EPC

Our assessors follow a consistent four-step process:

Step 1 — Booking. Call 0161 706 1360 or email Info@manchestercompliance.co.uk. We arrange a convenient appointment, often within the same week. If you also need an EICR or gas safety check, we coordinate a combined visit.

Step 2 — On-site assessment. Our accredited DEA inspects the property, recording all data directly into Easy software on a tablet. The assessment takes 30 to 60 minutes depending on property size.

Step 3 — Rating and lodgement. Easy calculates the SAP rating from the recorded data. The assessor reviews the result and the recommendations report, then lodges the certificate on the national EPC Register.

Step 4 — Certificate delivery. You receive the EPC and recommendations report by email as a PDF, typically within 24 hours of the visit. The certificate is also publicly available on the EPC Register at any time.

Frequently Asked Questions

How much does an EPC cost in Manchester?

Manchester Compliance provides EPC certificates from £85 + VAT per property. Portfolio discounts are available for landlords booking multiple assessments.

How long does an EPC assessment take?

Between 30 and 60 minutes on site, depending on property size. The certificate is typically lodged and delivered within 24 hours.

Can I get an EPC and EICR on the same visit?

Yes. We coordinate combined visits to reduce disruption and save time. This is particularly useful for landlords managing several properties at once.

Do I need a new EPC every time I change tenants?

No. The EPC is valid for 10 years regardless of tenant changes. You must, however, give each new tenant a copy.

What if my property is rated F or G?

You cannot legally let it under MEES unless you register a valid exemption. Our recommendations report will show you the most cost-effective improvements to lift the rating to E or above.

Book Your EPC Assessment in Manchester

Manchester Compliance provides fast, reliable EPC assessments for landlords, letting agents and homeowners across Greater Manchester. Our accredited assessors use Easy software for accurate, same-day digital reporting and rapid certificate lodgement.

Phone: 0161 706 1360 (Monday to Friday, 8 AM to 5 PM)
Email: Info@manchestercompliance.co.uk
Address: 25 Holden Clough Drive, Ashton-under-Lyne, OL7 9TH
Price: From £85 + VAT per property

What Is an EPC Certificate and Do You Need One? Complete Manchester Guide