Ask three assessors what an EPC costs and you will get three answers, usually because they are quoting for slightly different things. Here is what the price is actually made of, and what a fair London figure looks like.

The short answer

For a standard London home of up to three bedrooms, expect to pay somewhere between £60 and £90. We charge a flat £69, and £89 for four or five bedrooms. That includes VAT, the survey itself, and lodging the certificate on the central government register — there is nothing else to pay afterwards.

You will see £35 advertised. It is usually real, but it is a volume price built for estate agency panels feeding an assessor twenty jobs a week in one postcode. Applied to a single booking across London it either comes with travel and lodgement charges bolted on afterwards, or it comes with a very fast visit.

Why London costs more than the national figure

Two reasons, and neither is greed. Travel is the first: an assessor who can do six jobs a day in a compact suburb can manage three or four across London, and the price has to carry the difference. The second is the housing itself. A 1960s semi with cavity walls and a single heating system is a quick, unambiguous assessment. A converted Victorian maisonette with a loft room, three different window types and a party wall that may or may not be heated on the other side is not.

What should be included, and what to question

  • Lodgement on the register — this is not optional and should never be a separate line. A certificate that has not been lodged does not legally exist.
  • VAT — ask whether the quote includes it. A £60 quote plus VAT is £72.
  • Travel or call-out fees — a flat price should mean a flat price. Ours does.
  • Floor plans — a legitimate add-on if you are marketing the property, but not part of an EPC and not something you should be charged for by default.

What actually drives the price up

Size is the honest one. More rooms means more measuring, more windows to record individually, and more heated volume to model. Beyond three bedrooms the job takes meaningfully longer, which is why most assessors including us have a second tier.

Everything else — Victorian versus modern, flat versus house — changes how long the visit takes but rarely changes the price. It should change how carefully the assessor works.

Is the cheapest EPC a false economy?

Sometimes, and specifically in London. The single most common reason a certificate has to be re-lodged here is a converted flat assessed as though it were half a house, with party walls recorded as external ones. That mistake costs you a band, and a band can cost you a sale or put a rental below the legal minimum. A rushed twenty-minute visit is where it happens.

If you want a fixed price with nothing added afterwards, you can book online in about two minutes and we will call you the same working day to arrange the visit.