From 4 January 2009, it has become a legal requirement to provide a Commercial EPC with the sales particulars for any commercial property that is to be marketed for sale or to let in England and Wales. All properties need an EPC before being placed on the market.

As soon as a building/or part of a building is in the process of being offered for sale, it is the responsibility of the seller/lessor to make available an EPC to prospective buyers and tenants free of charge. A lease assignment amounts to a sale and the assignor is responsible for providing the EPC. The seller or landlord is responsible for the EPC, even if an agent or another service organisation is acting on their behalf.

When a new or modified building is physically complete, it is the responsibility of the person carrying out the construction to give an EPC and recommendation report to the building owner and to notify Building Control accordingly. Building Control will not issue a certificate of completion until they are satisfied this has been done. If a building is modified to have more or fewer parts than it originally had and the modification includes the provision or extension of fixed services for heating, air conditioning or mechanical ventilation, then an EPC will be required.

The energy rating can help rent out your property. They indicate to a prospective buyer or tenant how energy efficient your property is. It should also provide information that may help to reduce the running cost of the property.

Yes, government guidance notes refer to a building requiring an EPC if: It has a roof and walls and it uses or has the potential to use energy to condition the interior. The following are exempt: Places of worship, Buildings that are intended to exist for less than two years, Agricultural buildings and some basic workshops with low energy demands. Also detached buildings of less than 50 sq m (550 sq ft) are exempt. No EPC is required for a sale of shares in a company where buildings remain in company ownership. Where a building is to be demolished or redeveloped it could be exempt. In this instance the property should have appropriate planning consents etc or the seller has reasonable grounds to believe that a prospective buyer intends to demolish the building.

An EPC is intended to inform potential buyers or tenants about the energy performance of a building, so they can consider energy efficiency and running costs as part of their investment or business decision to buy or occupy a building.
EPCs serve two purposes:
1. Purchasers and tenants are able to compare the energy performance of different buildings. While Energy Performance Regulations require minimum standards, performance ratings will identify buildings that go beyond this to achieve higher specification.
2. Building and energy managers will be able to compare their building's energy performance with other buildings and identify possible improvements (these could include better operational practices or modifications to the fabric or services)

Only qualified energy assessors may carry out energy assessments and issue EPCs. An energy assessor must also be a member of a Government approved accreditation scheme. These schemes are responsible for registering EPCs on the national database and for ensuring the quality of EPCs produced.

The EPC provides an energy rating, known as an Asset Rating, for a building, based on the performance of the fabric of the building itself and its services ie heating, ventilation, lighting etc. The Asset Rating is shown in a graphical format on a scale from A (more efficient) to G (less efficient) as well as giving a numerical value. These ratings can then be used to make comparisons with similar properties. The EPC is accompanied by a Recommendation Report, which provides recommendations on how the energy performance of the building could be improved, together with an indication of the likely payback period.

Local Trading Standards Officers have the powers to fine vendors/lessors for non-compliance. If the relevant person or his/her agent does not provide a commercial EPC upon inspection or with sales particulars then he/she is liable to a fine from the local weights and measures authority (trading standards officer). The officer can ‘require a person who appears to him to be subject to any duties under the regulations to produce a copy of a valid EPC at any time up until 6 months after the marketing took place’. The fine is based on a number of criteria but is mainly calculated on 12.5% of rateable value between a minimum of £500 and a maximum of £5,000. You have defence against a penalty charge notice if you made a proper request for an EPC to an appropriate person at least 14 days before it was required and despite all reasonable efforts, you have not received a valid EPC at the relevant time.

An EPC for a non-dwelling will be valid for 10 years or until replaced with a newer one.

At EPClab we offer competitive pricing. Each job is different and involves a great deal of data gathering. The cost will reflect this. To give you a quick quote we need to know what the property is, approximate size, location and age. Any plans and specifications are helpful but not essential. We will give you a good idea of cost from one call to: 0845 617 0952
The cost will vary according to a number of factors including size, Location, specifiation of HVAC plant including Ventilation systems and the age of the building.
Don’t forget that a commercial EPC is far more complex than the domestic equivalent, you will inevitably pay more for a commercial EPC.

In order to obtain an EPC, an appointment will need to be made for an Assessor to visit and survey the property.
The Assessor will need to undertake a detailed survey of the property including the preparation of detailed floor plans, elevations and sections of the building. We need to record the use of the building and distribution of activities within it. We survey the main fabric of the building and assess its thermal performance. We log the specification for the heating, cooling, ventilation and lighting. This information will be gathered via pre-survey enquiries, information from the Local Authority and by way of the building survey. The resultant information is analysed and fed into software to produce the certificate, along with a Recommendation Report.

An EPC is valid for 10 years and during this period you can provide the same EPC to prospective tenants.
An EPC is valid for 10 years and during this period you can provide the same EPC to prospective buyers.

The relevant person has a duty to make available an EPC to a prospective buyer or tenant and will be liable to a penalty charge if he fails to do so, irrespective of whether the prospective buyer or tenant purports to waive an entitlement to receive the certificate.

You are under no obligation to act on the recommendations for energy improvements to the building. However, taking action on the recommendations is likely to improve the energy efficiency of your building, reduce your fuel bills, cut its carbon emissions and could make it more attractive to potential buyers or tenants in the future

If you can demonstrate the building is suitable for demolition, the resulting site is suitable for redevelopment and you believe on reasonable grounds that the prospective buyer or tenant intends to demolish the building, you do not need to provide an EPC. Generally this can be demonstrated by having the relevant planning permission or evidence that planning permission has been applied for.

The situation with regard to multi-let offices is complex and runs to 8 pages in the government guidance. The general rule is ‘The EPC must reflect the accommodation on offer.’
EPClab will be pleased to advise but bear in mind that it may be appropriate in the case of a multi-let office to obtain one EPC for the entire building and then use that for all the suites if there is a common heating system.
Alternatively, in the case of sub-letting, then an EPC can be prepared on part of a property, but the assessor will need details of the main heating plant.  However, if there are many heating systems, then an EPC should be prepared for each part offered for sale or let.

All sales of property require a commercial EPC upon marketing. This includes any freehold investment sale with a tenant in occupation on full repairing and insuring terms. The idea is that the potential investor can use the energy assessment as part of their investment decision making process.

Absolutely, we are only too pleased to advise clients on ways of cutting costs by improving the Enegy Efficency of their buildings. This includes HVAC improvement, Lighting and Ventilation and any other relevant considerations including how to motivate and involve staff.