Selling or letting, you need an EPC. A floor plan is optional but helps people understand the layout. A survey is something a buyer arranges for themselves. They answer different questions: how efficient is the home, what is its layout, and what condition is it in.
| Required by law to sell or let? | EPC: yes. Floor plan: no. Survey: no. |
|---|---|
| What it tells you | EPC: energy efficiency, rated A to G. Floor plan: the layout, every room’s size and the total floor area. Survey: the condition of the building. |
| Who arranges it | EPC: the seller or landlord. Floor plan: the seller, landlord or their agent. Survey: the buyer. |
| Who carries it out | EPC: an accredited energy assessor. Floor plan: whoever measures the home. Survey: a surveyor. |
| When | EPC: ordered before the home is marketed. Floor plan: ready for the listing. Survey: after an offer is accepted. |
The survey rows follow the RICS consumer guide to home surveys. I carry out EPCs and floor plans, not surveys.
The EPC: the one you cannot skip
An Energy Performance Certificate has to be ordered before a home is put on the market to sell or let, and the buyer or new tenant must be given it. It rates how energy efficient the building is, on a scale from A to G, and lists ways to improve it. It is valid for ten years. What it does not do is comment on condition: a damp wall or a leaking roof is not part of the assessment. Do you need an EPC to sell? has the timings.
The floor plan: the one that sells the layout
No law asks for a floor plan, but it lets buyers and tenants see how the rooms fit together and compare sizes before they book a viewing. A good one shows every room with its measurements and the total floor area, in a format the portals accept. Mine are laser-measured and drawn to Rightmove and Zoopla specification.
Plans have one more use for landlords: some councils ask for room sizes with a licence application. Newham asks for every room in square metres, which a measured plan already records.
The survey: the buyer’s check on condition
A survey is arranged by the person buying, usually once their offer has been accepted. In England and Wales there is no legal requirement to have one, but it is how a buyer finds out about defects before committing. RICS, the surveyors’ professional body, sets three levels:
- Level 1 for a conventional house, flat or bungalow in good condition.
- Level 2 for conventional homes in reasonable condition, simple in form and layout. It can come with a valuation.
- Level 3 for large, older or run-down properties, or where major work is planned. It is the most thorough.
A mortgage valuation is not a survey. RICS describes it as a limited check carried out for the lender, not for the buyer.
Which do you need?
If you are selling
An EPC, ordered before the listing goes live. A floor plan is worth having for the listing, and both can be done in one visit. The survey is the buyer’s.
If you are letting
An EPC rated E or above, or a registered exemption, and a copy for the new tenant. A floor plan helps tenants and can help with a licence. EPCs for landlords covers the rest.
If you are buying
The seller provides the EPC; check its rating and expiry on the government’s register. The survey is yours to arrange, at the level that suits the property.
Why the EPC and floor plan go together
Both start with the same job: measuring every room. Doing them in one visit means one appointment and one invoice, and it costs less than booking them separately: an EPC and a floor plan together start from £123, against £69 each on their own. See floor plans for examples.
Common questions
Is a floor plan a legal requirement when selling?
No. An EPC is a legal requirement when you market a home; a floor plan is not. It helps buyers understand the layout before they book a viewing.
Does an EPC tell you the condition of a house?
No. An EPC rates energy efficiency. The condition of the building, such as damp or repairs, is what a survey covers.
Is a mortgage valuation the same as a survey?
No. A mortgage valuation is a limited check for the lender. A survey is carried out for the buyer and reports on the condition of the property.
Do I need a survey if I am selling?
No. A survey is arranged by the buyer, usually after their offer is accepted. As the seller, your part is the EPC.
Can the EPC and the floor plan be done in one visit?
Yes. Both need every room measured, so one visit covers them, from £123 for the two together.
Where to go next
EPCs when selling, what an EPC costs in London, and all prices.
Sources for this guide: the Energy Performance of Buildings (England and Wales) Regulations 2012, regulations 6 and 7; RICS, House surveys: the costs, types and benefits of an RICS Home Survey. Read 24 October 2026; checked again 4 November 2026.