Can You Market a Property Without an EPC in the UK?

Do you need an EPC before marketing a property?

In England and Wales, an Energy Performance Certificate (EPC) must generally be commissioned before a property is marketed for sale or rent. This means estate agents and landlords cannot simply list a property without first taking steps to obtain an EPC.

However, the regulations allow some flexibility. As long as the EPC has been commissioned and reasonable efforts are being made to obtain it, marketing can begin while the certificate is pending.

What counts as “commissioning” an EPC?

Commissioning an EPC means instructing an accredited Domestic Energy Assessor to carry out the assessment. This is typically done by booking an EPC inspection in advance of marketing.

For example, properties being prepared for sale in areas such as Stoke-on-Trent or Preston are usually booked in early to ensure the certificate is available in time for listing.

Can you advertise without the EPC rating?

Once an EPC has been commissioned, agents are expected to include the EPC rating in marketing materials as soon as it becomes available.

Failing to provide EPC information when required can result in compliance issues, particularly if the property remains on the market without a certificate for an extended period.

Why delays happen in practice

Delays typically occur when EPCs are left too late in the process. Sellers may not realise an EPC is required, or agents may assume an existing certificate is still valid.

Using a structured approach, such as booking through the Move-Nest booking system, helps ensure EPCs are arranged early and reduces the risk of last-minute delays.

How much does an EPC cost before marketing?

One of the reasons EPCs are sometimes delayed is uncertainty around cost. In reality, most EPCs fall within a typical price range depending on property size and location.

For a quick estimate, tools such as the EPC cost calculator can provide an instant guide based on property type, bedrooms and postcode.

Best practice for estate agents and landlords

To avoid compliance issues and delays, most property professionals follow a simple process:

• Check if an existing EPC is still valid
• Commission a new EPC early if required
• Ensure the rating is added to marketing materials
• Avoid listing properties without taking action

This approach helps maintain momentum in the sales or lettings process.

The bottom line

While you may be able to begin marketing once an EPC has been commissioned, leaving it too late can create unnecessary friction. Ensuring the EPC is arranged early helps keep transactions moving and avoids compliance risks.

For estate agents, landlords and homeowners, treating EPCs as part of the initial listing process — rather than an afterthought — is the most effective way to avoid delays.