Your EPC rating is more than just a letter on a certificate—it impacts your energy bills and home comfort. If you are selling, it can add value to your home, and if you are renting, it can determine your legal standing. The EPC rating is the headline on the EPC certificate, but there is substance behind it. Let's look at what EPC ratings actually mean and how you, as a seller, landlord, buyer, or tenant, can use the information.

The EPC Rating Scale & SAP Points

When we complete an EPC assessment and calculate the score, we get a total number of SAP (Standard Assessment Procedure) Points. There are 100 available. During the EPC, we're looking for energy efficiency in your home. For each part of it, you gain (or lose) SAP points. For example, if you have a new, efficient boiler, this could boost your score by as much as 10 points. Low-energy lighting may gain you two points. However, if you have no loft insulation, this could reduce your points total.

These points are tallied, and the final number will fall within a banding range:

• Band A: 92+ Points - Extremely Efficient
• Band B: 81-91 Points - Very Good
• Band C: 69-80 Points - Above Average
• Band D: 55-68 Points - UK Average
• Band E: 39-54 Points - Needs Improvement
• Band F: 21-38 Points - Significant Upgrades Needed
• Band G: 1-20 Points - Extremely Inefficient

Although most people go straight to the banding, the workings behind the EPC ratings are actually these SAP points. Only one point can be the difference between a Band D and a Band C. We've seen a solitary light bulb be this difference on more than one occasion.

EPC Band A through G Explained

Now we know that more SAP points equal a higher EPC rating band. Band A is for the most efficient properties, and Band G is for the least efficient. Let's see what this means in practice.

Band A & B

These bands are reserved for the most efficient properties. We only ever see new builds or homes with significant energy upgrades reach these bands. The cavity walls will be fully filled, the loft will have at least 270mm of insulation, and every light fitting will have an energy-saving bulb. The boiler will be extremely efficient too. Older homes usually need some form of self-generation to reach this level, such as a wind turbine or solar panels. New builds require a minimum of a Band B.

Band C

This is a good target for most older homes. A home with a Band C EPC rating is probably not a newer home and will need a few upgrades to reach this level. One of the biggest point scorers is wall insulation, especially in a semi-detached or detached house with lots of heat-loss walls. Retrofitting wall insulation—whether cavity, internal, or external—is important if this is your target. Having an efficient heating system is also a necessity. Remember, a gas system is more efficient (in terms of cost) than an electric system. The typical semi with a Band C EPC rating usually has a modern gas-fired boiler with good controls, fully insulated loft and walls, and efficient lighting.

Band D, E & F

This is where work is required if you want to reduce your energy consumption, increase your EPC score, and boost your property's market appeal. Band D is the nationwide average, but there is still room for improvement. These properties will likely lack insulation and use inefficient heating systems. We work with many landlords in these bands, helping them improve their EPC scores. The current minimum rating for renting is Band E, but this will likely increase in the next few years to Band C. The first place to look is your current EPC, which will contain recommendations specific to your house. This serves as a roadmap for increasing your score.

Band G

We rarely see properties in this low band. It's not something the average homeowner needs to worry about too much. Those in Band G have significant energy efficiency failings. We once assessed a very old, solid-wall detached house in Runcorn with no gas supply. It had high ceilings, four uninsulated heat-loss walls, single-glazed windows, no loft insulation, and an electric direct-action heating system—another rarity. Its SAP points total did not break 10. Luckily, this was an EPC for a sale rather than a rental. The new owners will be able to boost this property's score by implementing the basics to reduce their energy bills.

EPC Compliance: The Importance of EPC Band E (&C)

The government has imposed strict regulations on landlords through the EPC. They have set Minimum Energy Efficiency Standards (MEES) for all properties within the private rented sector. The current minimum standard is Band E. In practice, this means that you cannot legally rent a home with an EPC rating of Band G or F. These MEES are enforced by local councils, which can issue fines of up to £5,000 for non-compliance. Furthermore, the EPC is a part of the legal documents within the tenancy agreement. If a home is rented out without meeting the minimum EPC requirements, the tenancy is not legally valid, making eviction even more difficult.

EPC Band E is also significant for home buyers. Many mortgage companies consider EPC ratings when making lending decisions, with some imposing their own minimum ratings, usually around Band E. If you are selling a home with a Band F or G rating, consider upgrading your property to reach at least Band E.

The private rented sector MEES will become stricter in the coming years. We'll likely see Band C as the new minimum standard, forcing landlords to improve their EPC ratings or sell. Lenders will likely follow suit.

Conclusion: Using the EPC Bands

Understanding your EPC rating helps you make informed decisions about energy efficiency and property value. If you're a homeowner or landlord, understanding your EPC score can help you decide whether to make improvements. For buyers, a low EPC score is a good indication that the property may require upgrades. If you have questions, check out our EPC FAQ section or get in touch to book an assessment.