Get an energy performance certificate for a building in Scotland

Guide summary

Appoint a qualified member of an Approved Organisation to issue the EPC; get several quotes
An EPC is valid for 10 years from issue
Check the Scottish EPC Register for an existing EPC before you sell or let
Show a valid EPC to anyone who asks, views or offers, and give them a free copy at completion
Penalty charge for failing to show an EPC: £500 for a dwelling, £1,000 for other buildings
Ask your council to review a penalty notice within the period in the notice, at least 28 days
Appeal to the sheriff court within 28 days if the council confirms the penalty charge after review
Display the EPC in a non-domestic building over 500 square metres that the public visit at least weekly

An energy performance certificate (EPC) rates how energy efficient a building is and lasts ten years. In Scotland the rules are in the Energy Performance of Buildings (Scotland) Regulations 2008 and, for new buildings, standard 6.9 of the Building (Scotland) Regulations 2004. Whoever constructs the building must make sure the certificate is fixed to it. An owner who sells or lets must have a valid certificate available. Every local authority enforces the rules in its area.

The Energy Performance of Buildings (Scotland) Regulations 2025 bring in new-style certificates. On 28 October 2026 the Scottish Ministers made amending regulations that moved the start of most of the 2025 Regulations from 31 October 2026 to 30 April 2028. The 2008 rules apply until then.

New homes

EPC on construction (Scotland, domestic): new homes need an EPC affixed before the completion certificate

What a developer or self-builder of new homes in Scotland must do to get an energy performance certificate (EPC) produced, lodged on the Scottish EPC Register and affixed to each dwelling, how it links to the building warrant completion certificate, and who enforces it.

If you build a new home in Scotland, it must have an energy performance certificate (EPC) by the time it is finished. The duty comes from standard 6.9 in Schedule 5 to the Building (Scotland) Regulations 2004: every building must be designed and constructed so that an EPC is affixed to it. The Energy Performance of Buildings (Scotland) Regulations 2008 (SSI 2008/309) then set out what the certificate must contain, who can issue it and how it is registered.

Regulation 5 of the 2008 Regulations, which covers selling and letting, does not apply until construction is complete. Before that point the EPC is part of the building standards process, so your local authority building standards team (the verifier) checks it when you submit the completion certificate, not a separate EPC body.

Where the duty sits: Standard 6.9, Schedule 5, Building (Scotland) Regulations 2004 (SSI 2004/406); content and registration rules in the Energy Performance of Buildings (Scotland) Regulations 2008 (SSI 2008/309)
Who produces the EPC: A qualified member of an Approved Organisation, working from data lodged on the Scottish EPC Register (regulation 6(1)(e) and regulation 10(4) of the 2008 Regulations)
Calculation for a new dwelling: The same calculation tool used to show compliance with the energy standards, normally SAP 2012, so the rating reflects the home as built (gov.scot technical handbook, standard 6.9)
Separate certificates: Each dwelling in a building with several homes needs its own EPC. For houses, the certificate may be based on a representative house of similar design, size and energy performance if the assessor confirms that in writing (regulation 6(6))
Where it is fixed: Indelibly marked and readily accessible, protected from the weather and not easily hidden. A meter cupboard or near the water stopcock are the examples given in the technical handbook
Validity: 10 years from issue (regulation 6(2)(b)). Register data is kept for at least 10 years (regulation 10(6))
Not required for: Buildings that do not use fuel or power to control the internal temperature, conversions, alterations and most extensions, and limited-life buildings with an intended life of less than two years
Enforced by: The local authority as verifier for the completion certificate, and as the enforcement authority under regulation 15 of the 2008 Regulations

What you must do

Appoint an accredited assessor early. Only a qualified member of an Approved Organisation can issue the EPC. There is no standard price, so get quotes from several assessors on the Scottish EPC Register.
Have the EPC produced from the as-built specification. For a new dwelling the assessor uses the same calculation tool as the building warrant energy assessment, so any change made on site must be reflected before the certificate is finalised.
Make sure the assessor lodges the data on the Scottish EPC Register. The certificate is produced from registered data and has a unique report reference number.
Affix the certificate to the dwelling. Put it somewhere it will stay with the home, for example beside the meter or stopcock, and note on it that it must remain in place.
Include a copy in the completion certificate submission where standard 6.9 applies, so that the verifier can accept it.
Hand the EPC to the buyer or first tenant. Once the home is sold or let, regulation 5 of the 2008 Regulations requires a free copy of the valid EPC and recommendations report to be provided, and any advert must state the energy efficiency rating.

What is changing

The Energy Performance of Buildings (Scotland) Regulations 2025 (SSI 2025/417) replace the 2008 regime with new-style certificates, rating systems and validity periods. The Energy Performance of Buildings (Scotland) Amendment Regulations 2026 (SSI 2026/322), made on 28 October 2026, moved the start date for most of the 2025 Regulations from 31 October 2026 to 30 April 2028. The 2008 Regulations and the existing EPC system continue to apply until then. The provisions on the new EPC accreditation scheme and Approved Organisations came into force on 1 January 2026.

Scottish Government - Energy Performance Certificates guide (opens in a new tab)

New non-domestic buildings

EPC on construction (Scotland, commercial): new non-domestic buildings need an EPC affixed and, if large, displayed

What a developer of new shops, offices, workshops and other non-domestic buildings in Scotland must do to get an energy performance certificate (EPC), which buildings are excluded, when it must be displayed, and who enforces it.

If you construct a new shop, office, warehouse, workshop or other non-domestic building in Scotland, it needs an energy performance certificate (EPC) when it is complete. Standard 6.9 in Schedule 5 to the Building (Scotland) Regulations 2004 requires the building to be designed and constructed so that an EPC is affixed to it, and, for larger buildings, displayed. The Energy Performance of Buildings (Scotland) Regulations 2008 (SSI 2008/309) govern who issues the certificate and how it is registered.

The certificate is prepared as part of the building warrant process. It is produced by a qualified member of an Approved Organisation from data lodged on the Scottish EPC Register, and a copy goes in with the completion certificate submission where standard 6.9 applies.

Where the duty sits: Standard 6.9, Schedule 5, Building (Scotland) Regulations 2004 (SSI 2004/406); Energy Performance of Buildings (Scotland) Regulations 2008 (SSI 2008/309)
Excluded from the 2008 Regulations: Temporary buildings planned for two years or less, workshops and non-residential agricultural buildings with low energy demand, and stand-alone buildings under 50 square metres that are not dwellings (regulation 4)
Standard 6.9 not applied to: Buildings that do not use fuel or power to control the temperature, non-domestic stand-alone buildings under 50 square metres, most conversions, alterations and extensions, and limited-life buildings (under two years)
Who produces the EPC: A qualified member of an Approved Organisation for that category of building (regulation 6(1)(e))
Display on a new building: Standard 6.9 also requires the EPC to be displayed in a prominent place, but the technical handbook applies that display requirement only to buildings over 250 square metres that the public can enter and that are visited at least weekly. A suitable spot is a wall clearly visible in the main entrance lobby or reception (non-domestic technical handbook, standard 6.9)
Display once the building is in use: Regulation 9 of the 2008 Regulations: the owner, or the occupier if the owner is not the occupier, must display a valid EPC in a prominent place in a building over 500 square metres that members of the public visit at least weekly; 250 square metres where a public authority occupies the building
Validity: 10 years from issue (regulation 6(2)(b))
Enforced by: Local authority building standards (verifier) for the completion certificate; every local authority as enforcement authority for the 2008 Regulations (regulation 15)

What you must do

Check the building is covered. Stand-alone buildings under 50 square metres that are not dwellings, temporary buildings of two years or less and low-energy workshops and agricultural buildings are outside the regime.
Appoint an accredited non-domestic assessor who is a member of an Approved Organisation approved for that category of building.
Have the assessor produce the EPC from the completed building and lodge the data on the Scottish EPC Register. A certificate for a building unit can be based on another representative unit with the same energy-relevant characteristics in the same building, or on a common certificate for the whole building (regulation 6(4)), so ask your assessor which approach they will use.
Affix the certificate to the building in a place where it stays with the building and is easy to find.
Submit a copy with the completion certificate so that the verifier can accept it.
Display it if the building is large and visited by the public. The display duty falls on the owner, or on the occupier if the owner is not the occupier.
Pass the EPC to the buyer or first tenant free of charge and state the energy performance rating in any advertisement (regulations 5 and 5A).

New-style non-domestic certificates come in under the Energy Performance of Buildings (Scotland) Regulations 2025 (SSI 2025/417). The Energy Performance of Buildings (Scotland) Amendment Regulations 2026 (SSI 2026/322), made on 28 October 2026, moved their start date from 31 October 2026 to 30 April 2028. The 2008 Regulations apply until then.

Scottish Government - Energy Performance Certificates guide (opens in a new tab)

Selling or letting a building

EPC on sale or let - Scotland: owners must show a valid EPC or face a council penalty charge

What an owner, landlord or agent must do about energy performance certificates (EPCs) when selling or letting a building in Scotland, the £500 and £1,000 penalty charges, the review and appeal route, and who enforces the rules.

If you own a building in Scotland and you are selling it or letting it to a new tenant, the Energy Performance of Buildings (Scotland) Regulations 2008 (SSI 2008/309) require a valid energy performance certificate (EPC) to be available. This applies to homes and non-domestic buildings alike. The duty sits with the owner. A letting agent or estate agent acting for the owner needs the EPC in hand, and the Letting Agent Code of Practice requires the energy performance indicator in lettings adverts.

Regulation 5 does not apply before construction is complete, and renewing a lease with the same tenant is not a letting for this purpose.

Show the EPC: Make a copy of the valid EPC and recommendations report available for inspection free of charge to a prospective buyer or tenant (regulation 5(1)). A person becomes a prospective buyer or tenant when they ask for information, ask to view or make an offer (regulation 3)
Give the EPC: Provide a free copy of the valid EPC and recommendations report to the buyer or tenant when the sale or let completes (regulation 5(2))
Advertising: Any advertisement in commercial media (newspaper, magazine, online or written particulars) must state the energy performance indicator (regulation 5A)
Which certificate: The most recent valid certificate for the building (regulation 5(3))
Validity: 10 years from the date of issue (regulation 6(2)(b))
Penalty charge (dwellings): £500 for dwellings and buildings ancillary to dwellings (regulation 17(4))
Penalty charge (other buildings): £1,000 (regulation 17(4))
When a penalty can be issued: Only if you fail to make the EPC available within 9 days of a request, and within 6 months of the breach (regulation 17(2))
Defence: You asked for an EPC at least 14 days before the relevant time and, despite reasonable efforts, did not have one; or a tenant urgently needed to relocate and you had no time to obtain one and supplied it as soon as practicable afterwards (regulation 18)
Review and appeal: Ask the council to review within the period in the notice (at least 28 days). If it confirms the charge you can appeal to the sheriff court within 28 days (regulations 19 and 20)
Not covered: Temporary buildings of two years or less, workshops and low-energy non-residential agricultural buildings, and stand-alone buildings under 50 square metres that are not dwellings (regulation 4)
Enforced by: Every local authority in its area (regulation 15)

What you must do

Check for an existing EPC. Search the Scottish EPC Register by postcode or report reference number. A certificate is valid for 10 years and does not have to be renewed in that time.
If there is none, commission one before you market the property. Only an accredited assessor can produce it. There is no standard price for the assessment, so compare quotes.
Put the rating in every advert. For homes this is the energy efficiency rating; for non-domestic buildings it is the energy performance rating.
Show the EPC as soon as someone asks about, views or offers for the property, then give the buyer or tenant a copy at the end of the transaction.
Display it where the law requires. A building over 500 square metres that the public visit at least weekly and that has an EPC must display it; the threshold is 250 square metres for a public authority (regulation 9).

If your council issues a penalty charge notice, do not ignore it. You can ask for a review within the period stated in the notice, and the review must consider your representations. The notice itself must say how to pay and how to ask for a review.

The Energy Performance of Buildings (Scotland) Regulations 2025 (SSI 2025/417) introduce new-style certificates with different validity periods. The Energy Performance of Buildings (Scotland) Amendment Regulations 2026 (SSI 2026/322), made on 28 October 2026, moved the start of most of that regime from 31 October 2026 to 30 April 2028. The 2008 rules above apply until then.

mygov.scot - Energy Performance Certificates (opens in a new tab)

Get it done in order

Work out which trigger applies to you: a new building, a sale or a new letting, and whether the building is a dwelling.
Appoint a member of an Approved Organisation who is accredited for that type of building. There is no fixed price, so get several quotes.
Check the certificate is on the Scottish EPC Register before you rely on it.
On a new building, fix the certificate to the building and include a copy with the completion certificate submission.
When you sell or let, put the rating in every advert, show the EPC to anyone who asks and give a copy to the buyer or tenant.
Keep a copy of every EPC for the buildings you sell or let, in case your council asks to see it.

Legal basis

Primary legislation and key regulations

Building (Scotland) Act 2003 Primary 2003 · Scotland The Energy Performance of Buildings (Scotland) Amendment Regulations 2026 Scottish SI 2026 · Scotland The Energy Performance of Buildings (Scotland) Regulations 2025 Scottish SI 2025 · Scotland The Energy Performance of Buildings (Scotland) Regulations 2008 Scottish SI 2008 · Scotland Building (Scotland) Regulations 2004 Scottish SI 2004 · Scotland

Browse UK legislation legislation.gov.uk

Official guidance

Energy performance certificates (opens in a new tab)

www.mygov.scot · Scotland

Energy performance certificate reform updates (opens in a new tab)

Publication · www.gov.scot · Scotland

Energy performance certificates guide (opens in a new tab)

Publication · www.gov.scot · Scotland

Get an energy performance certificate for a building in Scotland

New homes

New non-domestic buildings

Selling or letting a building

Get it done in order

Legal basis

Official guidance

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