Both Scotland and Northern Ireland require an energy performance certificate (EPC) when a building is constructed, sold or let, and each nation's regulations were made to implement the EU energy performance of buildings directive. Both certificates last ten years, but the trigger, the deadline, the penalties and the enforcer differ. England and Wales have their own EPC rules under the Energy Performance of Buildings (England and Wales) Regulations 2012, which this guide does not cover.
Which rules apply to you
- You are building in Scotland: the EPC is part of the building warrant process. It is affixed to the building and a copy goes in with the completion certificate.
- You are building in Northern Ireland: you must give the owner an EPC within five days of completing the work.
- You are selling or letting in either nation: show the EPC to anyone who asks, give a copy to the buyer or tenant, and put the rating in every advert.
Scotland: new buildings
Scotland: selling or letting
Northern Ireland: new buildings, sales and lettings
Scotland and Northern Ireland side by side
EPC rules by nation
How the EPC duties on new buildings, sales and lettings differ in Scotland and Northern Ireland.
| Point of comparison | Scotland | Northern Ireland |
|---|---|---|
| Legislation | Energy Performance of Buildings (Scotland) Regulations 2008, and standard 6.9 of the Building (Scotland) Regulations 2004 | Energy Performance of Buildings (Certificates and Inspections) Regulations (Northern Ireland) 2008 |
| Trigger on construction | Standard 6.9: an EPC must be affixed to the new building, with a copy in the completion certificate submission | Regulation 6: the person responsible for the work gives the owner an EPC within 5 days of completion |
| Who issues it | Qualified member of an Approved Organisation, from data lodged on the Scottish EPC Register | Energy assessor in an approved accreditation scheme; certificate entered on the register before it is handed over |
| Validity | 10 years | 10 years, unless a newer EPC is obtained |
| Register retention | At least 10 years | At least 20 years |
| Not covered | Temporary buildings of 2 years or less, low-energy workshops and non-residential agricultural buildings, stand-alone buildings under 50 square metres that are not dwellings | The same categories, plus places of worship and industrial sites |
| Display | Buildings over 500 square metres visited by the public at least weekly; 250 square metres for public authorities | Non-dwellings over 500 square metres frequently visited by the public; public authorities must display a display energy certificate at 250 square metres |
| Advertising | Energy performance indicator in any commercial advertisement | Energy performance indicator in any commercial advertisement, A to G for dwellings |
| Penalty charge | £500 for dwellings; £1,000 for other buildings | £200 for dwellings; for other buildings 12.5% of net annual value, minimum £500 and maximum £5,000 |
| Review and appeal | Review by the council, then sheriff court within 28 days | Review by the council, then county court within 28 days |
| Enforcer | Every local authority | District councils |
| Reform | New-style EPCs under the 2025 Regulations are due from 30 April 2028; the 2008 rules apply until then | The 2008 Regulations continue to apply |
Steps to get compliant
- Decide which trigger applies: new build, sale or letting, and whether the building is a dwelling or not.
- Appoint an accredited assessor in the right nation's scheme. Get several quotes: the price is not fixed.
- Get the certificate registered before you rely on it. A certificate that is not on the register does not count in either nation.
- Diarise the deadline: five days after completion in Northern Ireland; completion certificate submission in Scotland.
- Put the rating in your adverts and show the EPC at the first enquiry.
- Keep a copy of every EPC for buildings you sell or let, in case the council asks you to produce it. In both nations a council can require you to produce the EPC up to six months after you last had the duty, and you have seven days to comply.
Legal basis
Primary legislation and key regulations
Official guidance
Scottish Government - Energy Performance Certificates guide (opens in a new tab)
Scottish Government - Energy Performance Certificate reform updates (opens in a new tab)
mygov.scot - Energy Performance Certificates (opens in a new tab)
legislation.gov.uk - Energy Performance of Buildings (Certificates and Inspections) Regulations (Northern Ireland) 2008 (opens in a new tab)