EPC Before Marketing: How DEAs Can Talk Lead Times With Landlords and Agents

The government plans to change when an EPC has to exist: not within a few weeks of a property going on the market, but before the marketing starts. If that goes ahead, the first question a landlord or agent asks you may shift from “how much?” to “how soon?”. DEAs who have a clear, honest answer ready will be the ones who win and keep that work.

This article is for assessors and trainees. It sets out what has been proposed, what remains uncertain, and how to have the lead time conversation without overpromising. Nothing here changes how you assess. It changes how you plan your diary and manage expectations.

What Has Been Proposed

In its partial response on reforming the energy performance of buildings regime, published on 21 January 2026, the government proposed that a valid EPC must be obtained prior to marketing. Under the current rules there is a window after marketing begins, and the proposal removes that flexibility.

The reforms were originally aimed at October 2026, but the government has since moved the launch to the second half of 2027, pending secondary legislation and a shared implementation plan with industry. The marketing stage change is part of that package, so treat the timing as provisional and check scheme bulletins as the detail firms up.

Why Lead Time Becomes a Selling Point

Under the current arrangement, a late EPC is an inconvenience. Under the proposed one, a missing EPC could stop a listing from going live. Landlords with a tenant about to leave, and agents with a vendor waiting to list, will feel that quickly.

Some commentary suggests turnaround from booking to lodged certificate typically runs from three to seven working days. That figure comes from a secondary source rather than anything official, so do not quote it to clients as a standard. Your own diary and your own lodgement habits are the only numbers that matter.

The Questions to Ask at Booking

Most lead time problems are avoidable if the right questions come first. When an enquiry arrives, find out:

the date the client wants to start marketing, not just the date they want the visit
whether the property is occupied, and whether the tenant or owner has agreed access
whether every area can be reached, including the loft, any hot water cylinder and meters
whether there is an existing EPC and when it expires
who will be on site, and who else needs a copy of the certificate

These questions also protect you. If the client cannot confirm access, you can explain that the date they want may not be achievable.

Access Problems and the Evidence Standards

Since 1 October 2026, standardised minimum evidence requirements apply to every inspection, and from November your software will ask you to declare that you have followed them. That affects lead time directly. If something cannot be reached or photographed, you cannot simply rush the report out. Our guide to the new EPC evidence standards explains the declaration, and our minimum evidence field guide lists what to capture.

The practical message for clients is simple: a locked loft hatch or a cupboard full of belongings can cost a second visit, and a second visit costs days. Explaining that at booking is far better than at the door.

Setting Expectations Without Overpromising

A few habits keep these conversations honest.

Quote a realistic window rather than a single day, and say what could extend it.
Be clear that the lodgement date is the date that counts for marketing, not the visit date.
Do not guarantee a turnaround if the report depends on information the client still has to supply.
Encourage landlords to book as soon as they know a tenancy is ending, not in the final days.
Remind letting agents that they should check the EPC register before uploading a listing.

It is not yet clear how responsibility would be shared between landlord and agent, but agents are usually keen to hear from an assessor who is organised about timing.

Local Relevance for Northamptonshire and Milton Keynes

Rural and older stock around Towcester, Brackley and Daventry often means more questions on site, from construction type to loft access, while busy lettings markets in Northampton and Milton Keynes mean tighter turnarounds between tenancies. Build a little slack into your diary for those jobs rather than promising the fastest date.

A Note for Mentors and Trainees

If you mentor, make the lead time conversation part of the booking process you teach. A trainee who learns to ask about marketing dates, access and expiry on the first call will have fewer failed visits and fewer awkward calls later.