A domestic EPC in London usually costs between about £45 and £120, and the biggest single factor is the size of the property. Mine start from £59, the price is fixed in writing before you book, and you pay after the visit.
That range is what London EPC firms were publishing in September 2026. It moves a little from year to year; the reasons behind it do not.
What you get for the money
Whoever you book, a domestic EPC should include the same four things:
- A visit from an accredited domestic energy assessor — typically 30 to 45 minutes for a flat or a standard house.
- The certificate lodged on the government’s EPC register, which is what makes it valid.
- A copy of the certificate for you, usually as a PDF.
- Recommendations for improving the rating, with what each would do to the score.
The certificate lasts ten years, so for most properties this is a cost you pay once a decade.
What makes one EPC cost more than another
The size of the property
Size is the main driver. A studio takes less time to survey and has fewer measurements to record than a five-bedroom house. Some firms price in bedroom bands; I price the property itself, so the step up is gradual — a two-bed flat is not charged as though it were a house.
Extensions and loft conversions
An extension or a loft room adds floor area and another part of the building to record, often with its own age and construction. Mention it when you ask for a quote, so the price allows for it rather than changing later.
Travel
Some firms charge more depending on where in London the property is. I do not charge for travel anywhere inside Greater London; outside it, a travel charge may apply and is included in the quote before you book.
How soon you need it
Some firms charge a premium for same-day or next-day appointments. Same-day and next-day slots are regularly available with me — call or message and I will tell you straight away what is free.
Homes, not shops and offices
Everything here is about domestic EPCs. Shops, offices and other non-domestic buildings need a commercial EPC from a non-domestic energy assessor — a different qualification, a different survey and a different price.
Why some EPCs are advertised so cheaply
A price well below the usual range is not necessarily a problem, but it is worth a few questions before you book:
- Who will actually do the survey? Some booking sites pass the job to whichever assessor is free. Ask for the assessor’s name and accreditation number, and check it on the government’s register of assessors.
- Is the price for your property? A headline price often applies only to the smallest flat. Give the size and any extensions when you ask.
- Is anything added later? Ask whether travel, parking and VAT are in the figure you have been given.
- What if a room cannot be reached? A locked room or a loft hatch that is screwed shut can mean a second visit, so ask how that is handled.
Any EPC is valid if an accredited assessor produced it and it is lodged on the register, whatever it cost. What differs is the care taken on the day — and the rating can only reflect what the assessor can see or you can evidence, so have any insulation and boiler paperwork ready whoever you book.
Who pays for the EPC?
Selling: the seller. The EPC has to be commissioned before the property is marketed — the rules for sellers cover the timing.
Letting: the landlord. In England, the Tenant Fees Act 2019 stops landlords and agents charging tenants for it.
Through an agent: estate and letting agents often arrange the EPC and add it to their fees, so the cost still lands with the seller or landlord. You can always book an accredited assessor directly instead.
An EPC and a floor plan together
If you are selling or letting, you will probably want a floor plan as well. Booked together they are done in one visit, from £99, rather than £134 for my EPC and floor plan starting prices booked separately. More about floor plans.
Do you need to pay for a new one?
Not if your current EPC is still valid. A certificate lasts ten years from lodgement, and you can check yours by postcode on the government’s find an energy certificate service. Paying for a new one early mostly makes sense after improvements that should lift the rating — see how to improve your EPC rating. If you let the property, the rating also has to meet the legal minimum: the rules for landlords.
What I charge
The same prices across every London borough, with no travel surcharge inside Greater London:
- Domestic EPC — from £59
- EPC + floor plan — from £99, in one visit
- Floor plan only — from £75
Every job is quoted in writing before it is booked, and payment is taken after the visit. Landlords and agents with five or more properties a month get volume rates. Full pricing.
Common questions
Is VAT included in EPC prices?
It depends on the firm, so ask. With me, the price you are quoted is the price you pay; if anything about the job would change that, you are told at the quoting stage.
Do I pay for an EPC before or after the survey?
It varies between firms. I take payment after the visit.
How long does an EPC take?
The visit takes 30 to 45 minutes for a typical flat or house. The certificate is lodged on the Gov.uk register within 72 hours as standard, and express same-evening lodgement is available if a listing is waiting on it.
Can a landlord charge the tenant for the EPC?
Not in England. Under the Tenant Fees Act 2019 the cost of the EPC stays with the landlord.
Is a cheap EPC still valid?
Yes, as long as an accredited assessor produced it and it is lodged on the government register. That is what makes any EPC valid, whatever it cost.
Where to go next
What the A to G bands and the score mean, and if you let the property, the minimum standard you have to meet.