What to Do If Your EPC Rating Seems Wrong
An Energy Performance Certificate (EPC) gives a property an energy efficiency rating from A to G. It also provides information about the property’s energy performance and possible improvements.
But what should you do if your EPC rating seems wrong?
Perhaps you recently installed new insulation, replaced the boiler or upgraded the windows, but the certificate does not appear to reflect those changes. Or maybe the rating seems unexpectedly low compared with the condition of your property.
Before assuming there has been a mistake, there are several things you can check.
This guide explains what to look for, what evidence may help and what steps you can take if you believe your EPC needs to be reviewed.
Why Might an EPC Rating Seem Wrong?
An EPC is based on information about the property and its energy-related characteristics.
The assessment can consider factors such as:
Property construction
Walls and insulation
Roof and loft insulation
Windows and glazing
Heating systems
Heating controls
Hot water
Lighting
Floor construction
Renewable technologies
Property dimensions
The rating is therefore not simply based on your actual energy bills.
A property owner might use very little energy because they are careful with heating and electricity. However, that does not automatically mean the property will receive a high EPC rating.
Similarly, a property with high energy bills does not automatically receive a poor EPC rating.
The EPC assessment follows the relevant methodology and uses information about the building itself.
For more information about EPC requirements, you can also read the official GOV.UK guidance on Energy Performance Certificates.
1. Check the Property Details on Your EPC
If your EPC rating seems wrong, start by checking the information recorded on the certificate.
Look at details such as:
Property type
Number of bedrooms
Number of floors
Floor area
Heating system
Boiler type
Heating controls
Windows
Insulation
Hot water system
Lighting
Small differences in property information can affect the assessment.
For example, if the certificate contains information that does not match your actual property, make a note of it.
Do not immediately assume that every difference is an error. Some EPC information is based on standard assumptions where specific evidence is unavailable.
However, obvious inaccuracies are worth raising with the assessor.
2. Check Whether Recent Improvements Were Included
Have you recently improved the property?
If so, check whether those improvements were taken into account.
Relevant improvements could include:
New boiler
Loft insulation
Cavity wall insulation
Replacement windows
Heating controls
Solar panels
Other renewable technologies
Improved insulation
If you made improvements before the EPC assessment, tell the assessor and provide supporting documentation where available.
Useful documents may include:
Installation certificates
Invoices
Product specifications
Boiler documents
Window installation records
Insulation certificates
Renewable-energy system documentation
Building work records
Having evidence can be particularly useful when a feature cannot be easily confirmed through a visual inspection.
3. Do Not Compare Your EPC Directly With Your Energy Bills
One common misunderstanding is expecting the EPC rating to match your actual energy consumption.
It does not work that way.
Your personal energy use depends on factors such as:
How often you use the heating
Your preferred room temperature
How many people live in the property
How often appliances are used
Electricity consumption
Gas consumption
Your lifestyle
An EPC instead provides a standardised assessment of the property’s energy performance.
This means two homes with similar EPC ratings can have very different actual energy bills.
If you want to understand what your certificate means, our guide on How to Read an EPC Certificate can help explain the information shown on the report.
4. Gather Evidence Before Contacting the Assessor
If you genuinely believe something has been recorded incorrectly, gather your evidence first.
For example, imagine your property has recently had cavity wall insulation installed.
You may have:
An installation certificate
An invoice
Photographs
Product information
Contractor documentation
Keep these documents together before contacting the assessor.
The same approach can be useful for heating upgrades, windows, insulation and renewable technologies.
Clear evidence makes it easier to explain why you believe a particular part of the assessment should be checked.
5. Contact the Original EPC Assessor
If you believe there is an error, your first step should normally be to contact the assessor who carried out the EPC assessment.
Explain the issue clearly.
For example, you could say:
“The EPC states that the property has X, but the property actually has Y. I have documentation confirming this.”
Give the assessor the relevant information and supporting evidence.
They may be able to explain why the information was recorded that way or identify whether something needs further investigation.
It is better to start with the specific issue rather than simply saying that the overall rating feels too low.
6. What If You Are Still Not Satisfied?
If you have raised your concerns with the assessor and still believe the EPC is incorrect, you may be able to raise the matter through the assessor’s accreditation scheme.
EPC assessors must belong to an approved accreditation scheme.
The details of the assessor and accreditation scheme can normally be found on the EPC.
The appropriate review or complaint process depends on the circumstances, so check the relevant accreditation scheme’s current procedure.
If you are considering challenging an EPC rating, keep copies of:
Your EPC
Supporting documents
Emails with the assessor
Photographs where relevant
Installation certificates
Invoices
Other evidence relating to the disputed information
Keeping a clear record can make the process easier to follow.
7. Should You Get a New EPC?
Sometimes the simplest solution may be to arrange a new assessment.
This can be relevant when:
The property has changed significantly
Major improvements were completed after the previous EPC
The existing certificate has expired
The existing information no longer accurately represents the property
You need an updated certificate for a property transaction
A new EPC is not automatically required simply because you are unhappy with a rating.
If your existing certificate is valid and there is no relevant reason for a new assessment, first consider whether the issue can be resolved through the original assessor or accreditation scheme.
You can also check whether your property already has a valid EPC using the GOV.UK Find an Energy Certificate service.
8. Keep Your Property Records Updated
One useful habit for homeowners and landlords is to keep records of energy-related improvements.
Instead of putting documents away and forgetting about them, create a simple property folder containing:
EPC certificates
Boiler installation records
Heating documentation
Insulation records
Window certificates
Solar panel documentation
Building work information
Relevant invoices
This can make future property assessments easier.
It can also help when you are preparing the property for sale or rent.
If you are preparing a property for the market, GOV.UK confirms that an EPC is generally required before marketing a property for sale or rent, subject to applicable exemptions.
Recent Property Guides From Urgent EPC
If you are a landlord preparing a property for licensing or letting, our recent guides may also be useful.
Our latest article, Selective Licence Floor Plan: What Landlords Need to Show, explains what landlords should consider when a local authority requires a floor plan as part of a selective licensing application.
For HMO landlords, HMO Licence Floor Plan: What Landlords Need to Show explains how an accurate floor plan can help when preparing an HMO licence application.
You can also read Floor Plan for Property Licensing: What Landlords Need to Know for a broader look at floor plans used in property licensing.
These documents serve different purposes from an EPC, but they can all form part of the wider property documentation landlords may need to organise.
When Should You Arrange an EPC?
If your property does not have a valid EPC and you need one for a sale or rental, you should arrange an assessment rather than relying on an old certificate.
An EPC is generally valid for 10 years, although a newer certificate can replace an existing one.
Before booking, check the official register first.
If you need a new residential assessment, you can learn more about our Residential EPC service in London.
If you are working towards a tight property deadline, our Same Day EPC service may also be useful, subject to availability.
EPC Rating Seems Wrong: Quick Checklist
If you believe your EPC rating may be inaccurate, work through this checklist:
Check the property details on the EPC
Check the heating information
Check the insulation information
Check the windows and glazing details
Check the property dimensions
Review any recent improvements
Gather installation certificates and invoices
Contact the original assessor
Explain the specific information you believe is incorrect
Keep copies of supporting evidence
Check the assessor’s accreditation scheme if a formal complaint is necessary
Consider a new assessment if the property has changed or the existing certificate no longer reflects it
Taking these steps can help you understand whether the problem is an actual error or simply a difference between your expectations and the EPC methodology.
Final Thoughts
If your EPC rating seems wrong, do not panic or immediately arrange expensive improvements.
Start by checking the information on the certificate.
Then review any recent changes to the property and gather documents that can support your position. If you identify a specific issue, contact the original assessor and explain the problem clearly.
If the issue cannot be resolved, check the appropriate accreditation scheme’s review process.
For properties that have changed significantly or require an updated certificate, a new EPC assessment may be appropriate.
The most important thing is to base your decision on the actual information recorded about your property rather than simply comparing the EPC rating with your energy bills.
For the latest EPC requirements and official guidance, always check GOV.UK’s Energy Performance Certificate guidance.
