An Energy Performance Certificate (EPC) is part of every Scottish Home Report and tells you how efficient the home is and roughly what it costs to heat. The rules are changing: the Scottish Government's new regulations are due to start on 31 October 2026, bringing new-style EPCs with a shorter five-year validity. If you are buying around this date, check which type of certificate you are looking at and what it actually tells you.
What an EPC tells you
mygov.scot says the energy report contains the EPC, which shows energy use and the approximate average cost of heating, lighting and hot water. It also rates the home's carbon dioxide emissions and lists contacts for advice on improving efficiency. Sellers must provide an EPC even where a Home Report is not required, and Citizens Advice Scotland says the EPC information must appear in any advert, with a £500 fine from the local council if it is not provided.
- The costs shown are estimates for a typical household, not forecasts for yours.
- The recommendations list improvements, but costs and savings are indicative.
- Two homes with the same rating can run very differently depending on heating system and how you use it.
What changes from 31 October 2026
Law-firm and trade reports describe the Energy Performance of Buildings (Scotland) Regulations 2025 as replacing the 2008 regime on 31 October 2026. The reported changes for homes are:
| Area | Before | From 31 October 2026 (as reported) |
|---|---|---|
| Headline rating | One A to G rating | Separate assessments for fabric, heating system and running cost |
| Fabric | Part of overall score | A Heat Retention Rating, A to G |
| Heating system | Cost-based rating | A Heating System Rating, A to G; heat pumps rate Band A, and gas boilers are typically capped at Band E |
| Running cost | Estimated cost figures | An Energy Cost Rating |
| Validity | Ten years | Five years |
| Advice | Recommendations list | A Property Report with improvement measures, heating options and costs |
Transitional rules reported for sales: between 31 October 2026 and 31 October 2027, either an old or new-style EPC can be used, but a property sold or let again in that window needs a new-style one. After 31 October 2027 only new-style EPCs are valid. Because these details are secondary reports of regulations, confirm the current position on gov.scot or with your solicitor, especially if your purchase straddles the date.
Using the EPC when you are buying
- Check the date of the certificate and which type it is.
- Look at the heating system first. It often has more effect on bills than the rating letter.
- Read the recommended improvements and price the top few with a tradesperson before you offer; see the Home Report explained.
- Ask the seller for recent energy bills to compare with the EPC's estimate.
- Think about whether upgrades could be done as part of other work, such as a new boiler or roof repair.
A low rating does not mean the home is a bad purchase. It means you should build the likely improvement cost into your offer and your budget, and ask for quotes rather than relying on the certificate's indicative numbers.
Reducing running costs after you move
Once you have the keys, compare gas and electricity tariffs for your address, and read the small print on exit fees and fixed periods. Home Energy Scotland provides free advice on energy efficiency; check its website for current support available. Running costs sit alongside council tax in your monthly budget, so include both when you test affordability.
Heating systems and ratings
Reports on the new regime say the Heating System Rating replaces the old cost-based approach. Heat pumps are placed in Band A, oil, coal and peat systems fall in F to G, and gas boilers are typically capped at Band E. That does not mean a gas-heated home is a poor buy: it means the certificate will reflect the type of fuel as well as the efficiency of the building. When two homes look similar on paper, the heating system is often the biggest long-term difference.
New-build homes
For buildings completed on or after 31 October 2026, developers must provide a new-style EPC and Property Report to the owners within seven days of submitting the completion certificate, according to CMS. If you buy new, ask for it as part of the handover.
Ask your solicitor which type of EPC is being provided for your purchase and when it was issued, and keep a copy with your completion papers. If you plan to sell in a few years, the EPC may matter again at that point. A certificate issued now under the old rules may need replacing under the new system, so avoid assuming that a rating you buy with will remain the one shown on your own advert.
This is general information, not energy or legal advice. Regulations may change, so check gov.scot for the current rules.
Frequently asked questions
How long is a Scottish EPC valid?
Ten years under the 2008 rules. Reports say new-style EPCs from 31 October 2026 last five years.
Is an EPC required when I sell?
Yes. Sellers must provide one, and exempt Home Report properties still need an EPC.
What happens if I do not provide an EPC?
Citizens Advice Scotland says the local council can fine you £500.
Where can I get free energy-saving advice?
Home Energy Scotland offers free advice. Check its site for what support is currently available.