I Have a Commercial Property with Residential Accommodation Attached – How Many EPCs Do I Need?
Mixed-use properties are common throughout the UK and can include shops with flats above, public houses with owner's accommodation, offices with residential apartments, and a variety of other commercial premises with living accommodation attached.
One of the most common questions property owners ask is:
"Do I need one EPC or two?"
The answer depends on how the property is arranged and occupied.
Understanding Mixed-Use Properties
A mixed-use property contains both commercial and residential accommodation within the same building or on the same site.
Examples include:
A shop with a flat above
A public house with owner's accommodation
An office with a self-contained apartment
A workshop with residential living quarters
A mixed-use investment property
Because domestic and commercial properties are assessed using different methodologies, the EPC requirements can vary depending on the circumstances.
When Are Two EPCs Required?
In many cases, mixed-use properties require:
A Commercial EPC for the non-domestic part of the property.
A Domestic EPC for the residential accommodation.
This is typically the case where the residential accommodation is self-contained and capable of being occupied independently from the commercial premises.
Examples may include:
A shop with a separate flat above.
An office building with a self-contained apartment.
A public house with independently occupied residential accommodation.
When Might Only One EPC Be Required?
There are circumstances where a single Commercial EPC may be appropriate.
This can occur where the residential accommodation is not self-contained and forms an integral part of the commercial operation.
Examples may include certain staff accommodation or living areas that cannot reasonably be occupied independently of the commercial premises.
Each property should be considered on its own merits, and professional advice should be sought where there is uncertainty.
Does It Matter Whether the Property Is Being Sold or Let?
Yes.
The EPC requirement may depend on:
Whether the property is being sold or let.
Whether the residential accommodation can be occupied separately.
Whether separate leases or tenancies are involved.
How the property is marketed.
The physical layout of the building.
For this reason, it is important not to assume that all mixed-use properties are treated in the same way.
Common Examples
Shop with Flat Above
In most cases:
Commercial EPC for the shop.
Domestic EPC for the flat.
Public House with Owner's Accommodation
The requirement will depend on whether the residential accommodation is self-contained and capable of separate occupation.
Some properties may require both a Commercial EPC and a Domestic EPC.
Office with Residential Apartment
Where the apartment is self-contained, separate EPCs will normally be required.
Workshop with Living Accommodation
The EPC requirement will depend on how the residential accommodation is arranged and occupied.
Unsure How Many EPCs You Need?
Many mixed-use properties require individual consideration before determining the correct EPC requirement.
At A1 Home Inspectors, we can review the details of your property and advise on the most appropriate EPC requirement before an assessment is arranged.
This can help avoid unnecessary costs, delays, or the commissioning of the wrong type of EPC.
How A1 Home Inspectors Can Help
Whether you own a mixed-use investment property, a shop with living accommodation, a public house, or another type of commercial premises with residential accommodation attached, we can help you understand your EPC requirements.
Unsure whether you need a Domestic EPC, Commercial EPC, or both? Contact A1 Home Inspectors today and we'll be happy to help.
Disclaimer
The information provided on this page is for general guidance only and should not be considered legal or professional advice. The EPC requirements for mixed-use properties will depend on the specific layout, occupation, and circumstances of the property. Property owners should seek professional advice where appropriate.
