EPC to sell property - EPC expires in 10 days

Middledyke

I'm about to put my Mum's flat on the market (she's in a care home and & I have an LPA).  She bought it 10 years ago and the original EPC is due to expire in 10 days.  I'm seeing estate agents on Monday to see about getting it up for sale however as the EPC is still actually valid do I need another one so long as it's marketed before it expires (ie within 10 days)?

Nothing has changed from when the original EPC was done so it would just be a repeat of what already exists thus I'm loathed to get it done just for the sake of it if I can just put it on the market before the expiry date, either with an estate agent, or myself via Gumtree etc, before the EPC actually expires.

In a nutshell, my understanding is that so long as the EPC is valid when it is initially marketed there shouldn't be a need for another one even though it will expire afterwards, and that if I do go with an estate agent too, even if this is after it's expiry date, so long as it's been marketed by me before then I don't believe I'd need one  ... am I correct?

Many thanks in advance for any advice! 

anselld

https://www.gov.uk/government/publications/energy-performance-certificates-for-the-construction-sale-and-let-of-dwellings/a-guide-to-energy-performance-certificates-for-the-marketing-sale-and-let-of-dwellings

"The regulations require an EPC to be given free of charge to the person who becomes the buyer or tenant of the building."  So if any prospective buyer turns up after 10 days you are stick.  Buyers and/or solicitors may query the expiry and insist on a replacement later on.

Not sure who you will attract with an advert on Gumtree and a ten year old EPC.   It's going to look "cheap" which might influence offers.

Tiglet2

Sorry, but when you have a buyer and they instruct a solicitor in the purchase of your property, they will expect an in-date EPC to be provided.  So, you will have to get it renewed unfortunately.  

propertyrental

Middledyke said:

.....

Nothing has changed from when the original EPC was done so it would just be a repeat of what already exists ......

Very unlikely. The way EPCs are undertaken have changed dramatically in the last 10 years. And the 'scoring' system has changed too.

You may find a new EPC has a completely different rating to your existing one (and probably not in a good way!)

Though on that point, you could consider marketing using the existing EPC (with its current rating) and getting an up to date one as soon as a sale is agreed(perhaps with a lower rating which would have put off some buyers initially......

Doozergirl

An EPC isn't expensive, certainly not in the grand scheme of a house sale, and you can get it carried out quite quickly.  You can probably have one in hand by Monday. 

Bluebell1000

An estate agent might offer to provide a free EPC as part of their package.

propertyrental

Bluebell1000 said:

An estate agent might offer to provide a free EPC as part of their package.

though read the small print.

If you decide to switch agents, or to not sell, they'll probably then charge you at above 'normal' rates for the EPC...

[Deleted User]

Not expensive just get a new one done. 

youth_leader

I agree to get a new EPC, my seller didn't have it when I viewed, it was 'coming'.  She also didn't engage anyone to do a floor plan,  which I'd recommend.  

Muttleythefrog

As above... get a new one done... possibly speak to estate agent on Monday and see if they will throw one into your agreement with them or quickly refer for a cheap one... otherwise they are cheap.... no point risking the process delays without having a valid one for the sake of £40-100. My understanding is one is likely to be insisted upon that is valid (within expiry) at completion. 

I'd also be wary of Gumtree for property transacting.... much as I have limited regard for Estate Agents a good local one can be very effective in quickly getting the right potential buyers (who they may well already have vetted for ID and affordability) in to view and therefore attract possible offers above which you otherwise might get even with their fees considered. 

maisie_cat

Bluebell1000 said:

An estate agent might offer to provide a free EPC as part of their package.

Most of them do this in my experience, but if not they are not expensive to do yourself.