Home Information Packs and Energy Performance

What happened to Home Information Packs

Home Information Packs, usually called HIPs, were introduced in England and Wales in 2007. Sellers had to put together key documents about a property before marketing it, so buyers could see important information early rather than after they had made an offer and begun spending money on the purchase.

The pack included legal paperwork such as title documents and local authority searches. Supporters hoped this would speed up sales and reduce the number that fell through late in the process.

In practice, HIPs were widely criticised. Many estate agents, sellers and surveyors felt the packs added cost and delay without making transactions noticeably easier. Critics also argued that searches could need updating or replacing during the transaction, reducing the pack's usefulness.

The government suspended HIPs on 21 May 2010, and they were later formally abolished. EPC requirements remained in place.

What an Energy Performance Certificate tells you

An Energy Performance Certificate, or EPC, gives a home an energy efficiency rating on a scale from A to G, where A is the most efficient. New homes are assessed through a different route. For an existing home, an accredited domestic energy assessor assesses features such as:

  • loft and wall insulation
  • the type and age of the heating system
  • windows and glazing
  • hot water systems
  • lighting
  • low carbon or renewable technologies, such as heat pumps and solar panels

The rating uses a standardised assessment, not your actual meter readings or bills. It has traditionally been based mainly on modelled energy costs under standard assumptions. Energy efficiency, running costs and carbon emissions are related, but they are not the same measure, so a better rating does not automatically mean lower emissions.

The certificate also estimates typical energy costs and carbon dioxide emissions, and lists recommended improvements with an indication of how much each might raise the rating. This allows a standardised comparison between homes, but it is not a forecast of your bills. Floor area, occupancy, heating habits, weather and tariffs all matter, and cost figures on an older certificate may be well out of date.

Your situation may be slightly different. ask a question below ↓ and our editorial team will reply with our advice.

When you need an EPC and how to get one

In England and Wales, if a property needs an EPC and does not already have a valid one, you must commission one before marketing it for sale or rent and obtain it within the required timescale. Prospective buyers and tenants must be given access to the EPC, and applicable property adverts must show the energy rating. Northern Ireland has similar rules. Some exemptions exist, but listed buildings are not automatically exempt.

In Scotland, most homes marketed for sale need a Home Report, which includes an energy report and EPC. Exceptions apply. EPC requirements also apply when renting out homes.

An EPC is normally valid for 10 years. If you are staying in your home, you do not normally need a new one just because the old one has expired. A fresh assessment can still be worthwhile before selling or letting if you have made improvements.

In England and Wales, privately rented homes covered by the minimum energy efficiency standards generally need a rating of at least E, unless a valid exemption applies. Other UK nations have their own rules, and higher standards have been proposed. Check current official guidance before letting, and treat proposals as proposals until they become law.

To find an existing certificate or an accredited assessor, use the GOV.UK energy certificate service for England, Wales and Northern Ireland, or the Scottish EPC Register for Scotland. Assessors set their own prices, so compare a few quotes. Penalties can apply if you fail to provide an EPC when one is required.

Using your EPC to cut energy use and emissions

The recommendations section is a useful starting point if you want to lower your bills and carbon footprint, but it is not a detailed plan for work. Insulation, ventilation, damp and the suitability of the building should be considered together.

Common suggestions include topping up loft insulation, insulating cavity walls, fitting heating controls and switching to low energy lighting. If your heating system is old, weigh up insulation, controls and suitable low carbon options together rather than assuming another fossil fuel boiler is the answer. Simpler measures are often cheaper and quicker, while larger projects such as solid wall insulation cost more but can reduce heat demand by more.

Savings shown on a certificate are estimates, and those on an older EPC may not reflect current prices.

The Energy Saving Trust offers independent advice, and GOV.UK lists current government schemes and grants. Support varies across the UK, and Home Energy Scotland and Nest in Wales provide advice in their nations.

A practical first step is to look up your home's certificate on the relevant register and read its recommendations before seeking advice or quotes.