Property answers, made clear.

An Energy Performance Certificate (EPC) shows a home's energy efficiency on an A-to-G scale. In England and Wales, you generally need to commission one before marketing a property for sale or rent if there is no valid certificate. A buyer or prospective tenant should be able to see it early in the process, so leaving it until an offer is agreed can cause a needless delay.

First, check the official certificate register. A current EPC is usually valid for ten years, although a newer certificate replaces an older one. If a valid record exists, you may be able to use it rather than book another assessment. Some properties have exemptions, so check the GOV.UK guidance if yours is unusual.

The simplest preparation is to confirm the address, gather any evidence of insulation or heating upgrades, and arrange access to the whole property. An accredited assessor can then inspect the relevant features and lodge the certificate.

Need an assessment? See IBR's domestic EPC service.

The large A-to-G band is the quickest way to read an EPC, but the useful detail sits underneath it. Look at the current rating, the potential rating and the recommendations. The gap between current and potential shows what the assessment believes could improve, based on the building's recorded features.

Recommendations are a starting point for decisions, not a shopping list to follow blindly. A suggestion may depend on the age, construction or existing condition of the home. Read the estimated costs and savings with care; they are standardised estimates and your actual energy use can differ. Ask a qualified installer to assess feasibility before committing to work.

If you are buying, an EPC helps you compare likely energy performance and plan questions for the surveyor. If you are selling, it can reveal which upgrade records are worth gathering. You can view a sample or locate an existing report through the government's certificate service.

For a fresh report, explore IBR's domestic EPC assessment.

An EPC visit is about recording the building's energy features accurately. Clear access matters more than tidying for presentation. Make sure the assessor can see the boiler, heating controls, radiators, windows and loft hatch where safe access is possible. If a room or feature cannot be inspected, the assessment may have to use a standard assumption.

Gather evidence for improvements that are hard to see: insulation certificates, boiler documentation, window installation paperwork and details of extensions. Do not assume every document will change the rating, but good records help the assessor recognise qualifying features correctly.

Before the appointment, verify whether you already have a valid EPC using the official register. If you have upgraded the property since an earlier EPC, a new assessment may provide a more useful picture even when the old certificate has not expired. Discuss the timing with your agent if you are about to market the home.

Book or enquire about a domestic EPC with IBR.

Start with the report's recommendations, then separate low-disruption steps from major building work. Heating controls, draught proofing and accessible insulation may be easier to evaluate than replacing a heating system or changing the building fabric. The right order depends on what is already installed and what the property needs.

Check whether the recommendation describes an existing feature accurately. If you have proof of insulation or a recent boiler that the EPC does not reflect, ask the assessor how that evidence can be considered. For larger work, get a property-specific quotation and consider ventilation, permissions and installation quality alongside any projected energy saving.

For landlords, an EPC rating can also affect letting decisions. The rules and exemptions are specific, so consult the latest domestic minimum energy efficiency guidance before relying on a general rule of thumb. A current, accurate EPC is the best place to begin.

Need to establish your starting point? View IBR's domestic EPC service.

If a flat is sold or let, it generally needs an EPC for that dwelling, even when another flat in the block already has one. A certificate for the whole building does not automatically replace the record for an individual home. Search by the flat's full address on the government certificate register before arranging a new assessment.

A flat's position in the building can affect its rating. A top-floor home, for example, has different exposed surfaces from a middle-floor one. Heating arrangements and accessible evidence of insulation matter too. Give the assessor accurate information about the flat and any communal heating system, along with documents for upgrades that may not be visible.

The GOV.UK domestic EPC guide explains the sale and letting rules. If a building contains both homes and business space, different parts may need different certificates, so ask an accredited assessor to confirm the scope.

For a flat assessment, view IBR's domestic EPC service.

Adding insulation, better heating controls or new windows does not always force an immediate replacement of a still-valid EPC. For a normal sale or letting in England and Wales, a certificate can usually be reused during its ten-year validity period unless a newer one has been lodged. Some types of building work can create separate EPC requirements, so check the details when a conversion changes the number of dwellings.

There is a practical reason to reassess sooner: your old rating will not update itself. A new assessment can show completed work and give prospective buyers or tenants a more accurate picture. Keep invoices, installation certificates and specifications so the assessor can identify features that are difficult to inspect.

Start by checking the existing certificate, then compare the likely benefit of a fresh rating with your marketing plans. The official domestic EPC guidance explains certificate validity.

Need an updated rating? See IBR's domestic EPC page.

A commercial, or non-domestic, EPC is usually needed when a qualifying building is constructed, sold or let in England and Wales. It shows the building's energy performance and gives recommendations. If you are preparing a shop, office or other business space for the market, check the requirement early: the certificate should be commissioned before marketing where one is needed.

Search the official register first. An EPC normally lasts ten years, but a newer one supersedes it. Exceptions and unusual building arrangements can change the answer, so use the detailed GOV.UK non-domestic EPC guide rather than guessing from property size or use alone.

A non-domestic assessment considers more than the heating system. The assessor may need details of layout, construction, lighting, ventilation, cooling and controls. Gather plans and system information in advance and allow access to the relevant areas.

Arrange an assessment through IBR's commercial EPC service.

A commercial EPC assessor records the building as an energy model. That means measuring or confirming the spaces and documenting the building fabric, lighting, heating, cooling and ventilation. The complexity of the premises matters: a simple shop unit and a multi-zone building may need very different amounts of information.

Help the assessor by supplying floor plans, construction details, equipment schedules and evidence of upgrades if you have them. Make sure plant rooms and occupied spaces can be accessed where appropriate. If information is missing, standard assumptions may be used, which can make the result less representative of the actual building.

The final certificate includes an A-to-G rating and a recommendations report. Use the recommendations as a route into further investigation: a qualified specialist should confirm costs and feasibility before you commit to improvements. The government's non-domestic guidance explains how the certificate is produced and used.

Explore IBR's commercial EPC assessment options.

If you let a non-domestic property in England or Wales, the minimum energy efficiency standard (MEES) may apply. For properties within scope, the current baseline is generally EPC band E unless a valid exemption has been registered. Coverage depends on the building and tenancy, so a low rating is a prompt to check the rules, not a reason to assume the same action fits every lease.

Begin with three questions: does the property need an EPC, is the certificate current, and does the tenancy fall within the regulations? Then look at the rating and any registered exemption. The official MEES guidance for non-domestic landlords sets out the scope, improvement rules and exemption process.

Work through the recommendations with real building information. Lighting, controls and plant performance may offer practical opportunities, but costs and permissions need checking. A current EPC gives your agent, tenant and advisers a common starting point.

For an updated rating, see IBR's commercial EPC service.

A commercial EPC is often commissioned for a sale or letting, but its recommendations can also help shape a maintenance plan. Review the rating alongside the building's actual energy bills. The EPC is a standardised asset assessment; bills reflect occupancy, operating hours and how equipment is used. The two measures answer different questions.

Prioritise recommendations that fit planned works. If lighting is due for replacement, consider efficient fittings and suitable controls together. If heating or cooling equipment is nearing the end of its life, use the EPC to frame questions for a specialist. Ask for expected costs, disruption and the likely impact on comfort as well as efficiency.

Keep records of completed improvements. They can help a future assessor document the building accurately. If the building is about to be sold or let, check whether the existing certificate remains valid using the government EPC register.

Need a baseline for your premises? Visit IBR's commercial EPC page.

Size alone is not a reliable reason to skip an EPC. A small shop or office being sold or let may need a non-domestic certificate just as a larger property does. The key questions are whether the space is a qualifying building or separate part, whether an exemption applies and whether a valid certificate already exists.

Search the official register using the precise unit address. In a multi-unit building, check that the certificate covers the space being marketed; a record for a neighbouring unit may not. The assessment boundary can depend on how the units and their heating or cooling systems are arranged.

If you are uncertain, send a floor plan and a description of the unit to an accredited non-domestic assessor. The GOV.UK guide for non-dwellings sets out the exceptions and rules for parts of buildings. Confirming the correct scope early helps avoid marketing delays.

Explore IBR's commercial EPC service for your premises.

A commercial EPC rates the energy performance of a non-domestic building using a standardised assessment of its fabric and fixed services. A Display Energy Certificate (DEC) reflects actual metered energy use in a public building. Both use an A-to-G scale, but they answer different questions: what the building is designed to achieve, and how it has been operated.

In England and Wales, a DEC is required for certain buildings over 250 square metres that are occupied by a public authority and frequently visited by the public. Private organisations do not generally need a DEC, though they may still need a commercial EPC when a qualifying property is sold or let. GOV.UK explains DEC eligibility.

If you manage a public building, do not assume that one certificate always replaces the other. Check the sale or letting situation separately from the display obligation, and use the certificate register to locate existing records.

For an asset rating, see IBR's commercial EPC page.

Start with the simple controls you can observe without opening the boiler: is the programmer calling for heat, is the thermostat set appropriately, and is there power to the appliance? Check whether the display shows a fault code and note it down. Your boiler manual may explain a user-level reset or pressure reading; follow the manufacturer's instructions only.

If the issue continues, stop repeated resets. A fault that returns needs diagnosis, and attempting internal gas or electrical work yourself can be dangerous. A Gas Safe registered engineer should handle work on the gas boiler itself. You can check an engineer's registration before a visit.

If you suspect a gas leak or an unsafe appliance, do not keep testing it. Follow the HSE's gas safety advice, including calling the National Gas Emergency Service on 0800 111 999 for a suspected gas leak.

For diagnosis and next steps, see IBR's gas boiler repairs page.

A single fault does not automatically mean a new boiler. Ask the engineer to explain the failed component, the repair cost, parts availability and the condition of the rest of the system. A repair may be sensible when the appliance is otherwise sound and the fix is proportionate. Repeated breakdowns or multiple ageing components make replacement worth considering.

Compare more than the headline price. Replacement may involve controls, flue arrangements, system cleaning and installation work. Ask for a written scope so you know what is included. If the boiler is unsafe, follow the engineer's instructions and do not use it until it has been made safe.

Whether repairing or replacing, work on the gas appliance must be done by an appropriately qualified Gas Safe registered engineer. The HSE explains who can work on a boiler.

Discuss the options through IBR's boiler repairs service.

A change in heating performance may be inconvenient; a suspected gas safety issue is different. If you smell gas, suspect a leak or believe an appliance is unsafe, stop using it and follow the HSE's emergency guidance. For a suspected gas leak, call the National Gas Emergency Service on 0800 111 999. Do not try to repair the appliance yourself.

For non-emergency faults, record what you can observe: error codes, unusual noises, loss of pressure, leaks around the heating circuit, or hot water that cuts in and out. This gives the engineer a useful history without requiring you to remove a case or test components. Note when the problem started and whether it occurs during heating, hot water or both.

Regular maintenance can identify developing problems, although no service can promise to prevent every breakdown. The HSE advises that gas appliances and flues are maintained by a Gas Safe registered engineer.

If your boiler needs attention, visit IBR's repair service page.

Before the engineer arrives, note the boiler make and model, any fault code, when the problem occurs and any recent changes to the heating system. If you have a service record or warranty details, keep them to hand. Clear safe access to the boiler, controls and relevant radiators or hot-water outlets.

Ask the engineer to describe the diagnosis and the proposed work before a repair proceeds. For parts that must be ordered, confirm whether the appliance can be used safely in the meantime. Keep written details of completed work and any advice for follow-up maintenance.

Check that the visiting engineer is on the Gas Safe Register and qualified for the relevant work. The HSE's verification guide explains how to check both the business and individual engineer. A careful repair visit should leave you knowing what failed, what was done and what to watch next.

Find out more about IBR's gas boiler repairs.

A sealed heating system should not need frequent topping up. A small change after bleeding radiators can be normal, but pressure that repeatedly falls may point to a water leak, a faulty valve or another system problem. Check the pressure against your own boiler manual rather than relying on a generic number.

Without opening the boiler, look for visible dampness around radiators, valves and accessible pipework. Note how quickly the gauge falls and whether it changes when the heating runs. Those observations help an engineer diagnose the cause. Do not remove the boiler case or keep repressurising a system that loses pressure again; the underlying fault needs attention. Vaillant's pressure guide explains common causes.

If the leak appears to be at the appliance, turn to a Gas Safe registered engineer. The HSE confirms that work on the gas boiler itself requires proper registration and competence.

For diagnosis, visit IBR's gas boiler repairs page.

A service is planned maintenance: an engineer inspects and maintains the appliance in line with its manufacturer instructions. A repair addresses a specific fault, such as no hot water, a persistent error code or a leak. If your boiler is already failing, describe the symptoms when booking so the visit is scheduled for diagnosis rather than assumed to be a routine service.

The two can overlap, but neither should be treated as an automatic substitute for the other. A service can reveal a fault requiring separate parts or work. A repair may restore operation without completing all the maintenance checks due at a service. For landlords, an annual gas safety check is another distinct duty; the HSE warns against assuming that a service automatically covers every safety-check requirement.

Keep records of each visit, ask what was actually completed and follow any advice about unsafe use. Work on the gas appliance must be carried out by a properly qualified Gas Safe registered engineer.

If you have a fault now, see IBR's boiler repairs service.

“CP12” is a commonly used name for the landlord gas safety record. It documents the results of a safety check on relevant gas appliances and flues in a rented property. The record identifies what was checked, who carried out the work and any defects or follow-up action.

For landlords, the key duty is to arrange a safety check at least every 12 months by a Gas Safe registered engineer qualified for the appliances being checked. The check is distinct from routine maintenance or a boiler service; those tasks serve different purposes. The HSE's landlord gas guidance explains the core duties.

Keep the record and act on any safety concern the engineer identifies. A certificate does not cancel the need to maintain appliances and pipework in a safe condition between checks. It is a snapshot of the inspection, not a guarantee for the following year.

To arrange a check, see IBR's Gas Safety Certificate CP12 service.

Plan the next check before the current 12-month period ends. Booking early gives time to arrange access, deal with a missed appointment and resolve any fault found. HSE guidance allows a check in the final two months of the current period while retaining the original anniversary date, provided the rules are followed correctly.

Set a reminder well ahead of the deadline and keep the previous record to hand. If a new tenant is moving in, they need a current record before occupation. Existing tenants must receive a copy within 28 days after the check. The HSE sets out these handover requirements.

A late check does not become “covered” by arranging one retrospectively, so treat access problems early and document the attempts you make. If an appliance is unsafe, follow the engineer's advice immediately rather than waiting for a certificate.

Plan your next visit through IBR's CP12 service page.

The engineer checks the safety of the relevant gas appliances and flues in the property, recording the results and any defects. The exact scope depends on the appliances installed and which are the landlord's responsibility. Tell the engineer about boilers, fires, cookers and other gas equipment, and make sure there is safe access to each relevant appliance and flue.

Ask what the visit includes before booking. A gas safety check is not necessarily the same as a full service: a service may involve additional maintenance specified by the manufacturer. If a defect is found, ask for clear written advice about what must be repaired and whether the appliance can be used. The HSE guidance on defects explains why the record should still be issued when follow-up work is needed.

Check the engineer's Gas Safe registration and the types of work listed on their ID card. Different gas appliances can require different qualifications.

View IBR's landlord gas safety service.

The landlord should give existing tenants a copy of the gas safety record within 28 days of the completed check. A new tenant should receive the current record before moving in. Landlords generally keep records for at least two years. The HSE landlord guidance explains these duties and some specific exceptions.

Send the record in a way the tenant can access and keep evidence of delivery. Store it with the date of the next check and any repair paperwork. If the engineer flags a defect, retain the follow-up record as well: it helps show what action was taken after the inspection.

For a change of tenant, check that the existing record is still current rather than ordering a duplicate automatically. If the check is due soon, arranging a fresh one before the tenancy starts may make management easier. The important point is that the required checks, maintenance and tenant handover are all completed on time.

Arrange a visit via IBR's Gas Safety Certificate CP12 page.

A landlord's annual gas safety-check duty generally covers appliances and flues they own and provide for tenants. If a tenant brings their own gas cooker, the landlord is not normally responsible for that appliance's annual safety check. The landlord still has responsibilities for the relevant installation pipework and any landlord-owned equipment serving it.

Ownership is not always obvious after a change of tenancy. Record which appliances belong to whom, and tell the engineer about every gas fitting in the property so the visit can be scoped correctly. A tenant should not use an appliance they believe is dangerous, regardless of who owns it.

The HSE's landlord FAQ explains the distinction between tenant-owned appliances and landlord-provided fittings. If a managing agent organises the check, make sure the management agreement clearly assigns the tasks and that you receive copies of the records.

For a landlord check, see IBR's CP12 service.

A new boiler in a rented property does not remove the landlord's duty to plan gas safety checks. According to the HSE guidance, a newly installed appliance should be checked within 12 months of its installation date. Other gas appliances already in the property may have their own existing check schedule.

Keep the installation paperwork and the current gas safety record together. Tell the Gas Safe registered engineer when the boiler was fitted and what else is installed, so the next check is planned for the right scope and deadline. In some circumstances, the rules allow a limited one-off adjustment to align a new appliance with existing annual checks; ask the engineer or review the HSE guidance before relying on it.

Installation certification, routine servicing and the landlord's gas safety record are different documents. Keep each one for its own purpose and give tenants the current safety record when required. A new appliance should still be maintained according to its instructions.

Arrange the next check through IBR's Gas Safety Certificate CP12 service.