Before the viewing
Find the certificate on the official register and check that the address and floor area appear consistent with the property being marketed. Note the inspection date, current score, potential score, heating type and first recommended measures.
Questions to test at the viewing
- Does the glazing description match what you see?
- Is the heating system still the one recorded?
- Have advertised insulation or solar panels been installed since the assessment?
- Are there signs of condensation, mould, blocked ventilation or difficult-to-heat rooms?
- Can the seller provide guarantees, invoices or commissioning documents for improvements?
Read the costs carefully
EPC costs use standard assumptions and historical methodology prices. Compare them with bills if the seller is willing to provide them, but remember household use differs. For area context, compare the postcode district with another location on EPCScore.
Treat the potential rating as a scenario
The potential score assumes the recommendation sequence is achievable. Ask whether the property is listed, in a conservation area, leasehold or subject to restrictions. A surveyor or retrofit professional may identify constraints that the certificate does not explore.
Include energy work in the buying budget
Separate urgent condition work from optional efficiency upgrades. A roof defect, damp source or unsafe heating system takes priority over chasing a letter grade. If a major retrofit affects your offer, obtain advice and quotes before exchange where possible.
What the EPC cannot replace
An EPC does not replace a building survey, electrical inspection, gas-safety checks, flood research, planning searches or legal enquiries. Use it as one structured layer of evidence.