Scotland’s new-style Energy Performance Certificates are scheduled for 30 April 2028, subject to parliamentary approval of the revised dates. The domestic lodgement fee is still due to rise on 31 October 2026. Here is what Edinburgh landlords need to know about certificates, costs and planning.
When a property regulation is delayed, the first question is usually whether you still need to do anything. With Scotland’s EPC reforms, the answer depends on what you are planning for your property and when you next need a certificate.
The useful distinction is between changes to the certificate itself, the cost of producing it and any separate requirements to improve your property. Treating those as one deadline could lead you to commission an assessment too early or overlook something you still need to do.
What has changed in Scotland’s EPC timetable?
The Scottish Government’s August 2026 update sets out the revised timetable below.
| Date | What the Government’s Timetable Sets Out |
|---|---|
| 31 October 2026 | Domestic EPC lodgement fee rises from £2.60 to £6. |
| 30 April 2028 | New-style EPCs and Property Reports begin. Assessors issue the new certificates from this date. |
| 30 April 2029 | Transition ends. Old-style EPCs can no longer be used for sales or new lets covered by these arrangements. |
Ordinary long-term residential lets. Conditions apply to the transition; it is not an extension of an expired EPC.
The Government links the delay to the development of the new assessment model, supporting systems and assessor training. The change is to implementation timing, rather than a withdrawal of the certificate reforms.
What will the new EPC tell you?
The new domestic rating system separates out three aspects of a home’s energy performance:
Heat Retention Rating: how well the building retains heat, reflecting its insulation and the energy needed to maintain a comfortable temperature.
Heating System Rating: the emissions and efficiency of the main heating system.
Energy Cost Rating: modelled energy costs for running the home. This uses standard assumptions, so it is not a prediction of an individual tenant’s bill.
A new Property Report will accompany the certificate, setting out potential improvements and alternative heating options. New-style EPCs will have a five-year validity period rather than the current ten years.
For landlords, the practical point is to look beyond a single letter rating. Ask what is affecting the property’s performance and which measures would be suitable before committing to work. A suggested improvement is a starting point for advice, not a specification for a contractor to follow without further checks.
Will EPC assessments cost more?
The domestic lodgement fee is the charge for registering the certificate. It is scheduled to rise from £2.60 to £6, an increase of £3.40. This is not the total price of an EPC assessment.
There is no standard price for obtaining an EPC. The amount you pay is the assessor’s full quoted price, not simply the register charge.
The fee change may affect contractor pricing, but it would be misleading to assume that every quote will rise by exactly £3.40 or that assessment prices will double. Ask for the current total price and what it includes before booking.
Can you keep using your existing EPC?
Under the current EPC requirements, certificates are generally valid for ten years. The future five-year validity period does not retrospectively halve the life of every existing certificate.
However, the transition arrangements affect when an old-style certificate can be used for a sale or new let. During the transition, a still-valid old-style EPC and recommendation report can cover one transaction. A further sale or new let within that window needs the new-style documents.
An example of a re-let during the transition
For example, suppose you let your flat in June 2028 using a valid old-style EPC. If those tenants leave and you market it for another new tenancy in November 2028, you would need a new-style EPC and Property Report for that next let. You could not rely on the old certificate again simply because its printed expiry date was later.
An expired certificate does not become valid again because there is a transition period. Equally, do not assume getting an old-style EPC shortly before the change will let you use it for another ten years of new lettings.
Does this mean every rental must reach EPC C by April 2028?
No. This announcement concerns EPC reform; it does not itself introduce that requirement. The Government’s response to the EPC consultations treats minimum energy-efficiency standards for the private rented sector as a separate policy process.
A certificate describes a property’s energy performance. A minimum standard determines the level a property must meet. The two are related, but they are not interchangeable. Nor should a current EPC C rating be treated as a guarantee of the same rating under a different assessment method.
When considering advice about future standards, check which policy it refers to, whether it is a proposal or an enacted requirement, which properties it covers and when it applies. The date in an EPC certificate announcement is not enough on its own to answer those questions.
What should Edinburgh landlords do now?
Start with your own property rather than a general list of upgrades. A useful review should leave you knowing what you already have, what needs attention and when another decision is due.
Check the certificate and your letting plans
Locate the EPC and its recommendation report, check the issue date and note any work completed since the assessment. The Scottish Government explains how to check an EPC on the register. Bring that information together with your plans for marketing, re-letting or selling the property.
Do not postpone an assessment that you need for an upcoming new let simply because replacement certificates are planned. Equally, discuss the purpose of an early reassessment before paying for one that is not yet needed.
Get advice before agreeing to upgrades
Take the recommendations to an appropriately qualified assessor or building professional and ask which measures are suitable, what they are likely to achieve and what further checks are needed. For a flat with shared building elements, include questions about access, permissions and co-ordination with other owners.
Ask for a clear scope and written costs rather than a promise to “get the property to C”. You need to understand which rating is being discussed and the evidence behind the proposed work.
Build improvements into a practical maintenance plan
Where suitable improvements can be considered alongside planned maintenance, ask whether doing the work together would make sense. Compare the options, likely disruption and costs before deciding. Keep assessment reports, specifications and invoices together so future advice starts with an accurate picture of the property.
This is a reason to plan carefully, not to put existing repair issues on hold or commission expensive work solely because a headline mentions a future deadline.
Get a clear plan for your property
At Clan Gordon, our property management service for Edinburgh landlords brings together inspections, maintenance co-ordination and day-to-day letting support. We can help you put certificate requirements and property work into that wider plan, with specialist assessment advice where needed.
Already a Clan Gordon landlord? Speak to your property management team about your existing certificate and any planned work. Considering a new letting agent? Start with a conversation about your property and the support you need.
Book a call with Clan Gordon or call 0131 555 4444.
Frequently asked questions about EPC changes in Scotland
When are Scotland’s new EPCs due to start?
The announced date is 30 April 2028, replacing the previous October 2026 timetable. The Government’s guidance says the revised dates are subject to parliamentary approval.
Are Scottish EPCs already valid for only five years?
No. Current EPCs generally have a ten-year validity period. Five years is the validity period for the new-style certificates when the reforms take effect. Transitional rules also limit the future use of old-style certificates for sales and new lets.
Must I renew an EPC that expires during an existing tenancy?
Under the current guidance for buildings for let, expiry alone does not require a replacement during an existing tenancy. A valid EPC is needed when the property is sold or let to a new tenant. Other schemes or contractual requirements may need separate checks.
Does every landlord get the full transition year?
No. The old certificate must still be valid, and using it for a transaction within the transition window does not allow it to be used again for a subsequent sale or new let. Short-term lets have different arrangements.
Will an EPC cost £6?
No. £6 is the planned domestic register lodgement fee, not the assessor’s full charge. Obtain the complete assessment price before booking.
Do I have to replace my gas boiler because the EPC is changing?
The EPC reforms do not themselves require you to install the alternative heating system shown on the certificate. The Heating System Rating is information, not an instruction to replace a working boiler. Any separate legal obligations and the suitability of proposed work need their own assessment.
Can I wait until 2028 to get an EPC for a new let?
Not where you need one for an earlier letting. The current rules require the EPC rating in adverts placed in commercial media, availability to prospective tenants and a copy for the new tenant. The reform timetable does not suspend those requirements.
About Clan Gordon
Founded in 2008, Clan Gordon is a family-owned Edinburgh letting agency specialising in residential lettings and property management. Our approach combines clear communication, professional expertise and practical support for landlords and tenants, from preparing a property for letting to looking after it throughout the tenancy.
This guide covers ordinary long-term residential lettings in Scotland. It is general information, not property-specific legal or technical advice. Guidance reviewed on October 2 2026. Check the latest position before commissioning an assessment or work.