We want to sell our listed house — do we need an EPC?
A. EPCs record the energy efficiency of buildings, rated from A to G. It is a common misconception that they are not needed for listed properties. It is far more complicated than that.
The basic requirements are set out in part 2 of the Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007. Regulation 6 requires a valid EPC to be available whenever a building is to be sold. The maximum penalty for marketing or selling a property without a valid EPC is £5,000, although prosecutions are rare.
• Read more expert advice on property, interiors and home improvement
Under regulation 5, certain properties are exempt from these requirements, including 'buildings officially protected as part of a designated environment or because of their special architectural or historical merit'. Although this potentially exempts listed buildings and houses in conservation areas, they are only excluded if 'compliance with certain minimum energy performance requirements would unacceptably alter their character or appearance'. For example, government guidance notes that many typical EPC recommendations — such as double glazing, new doors and windows, external wall insulation and external boiler flues — would probably cause unacceptable changes in most historic buildings.
This presents a problem in that listed building owners are unlikely to know whether they will need an EPC without first asking an EPC assessor to advise on what energy efficiency measures are needed. Owners may also need to consult with their listed buildings officer to anticipate queries from potential buyers about any advice set out in the EPC. In addition, in December 2024, the government launched a consultation about reforms to the regime, which include proposals to bring all listed buildings within the EPC net.
It is probably best to commission an EPC before marketing a listed house, even if it turns out that a valid certificate is not required by legislation.
Mark Loveday is a barrister with Tanfield Chambers. Email your questions to brief.encounter@thetimes.co.uk
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