Does underfloor heating improve your EPC rating or add value to your home?
Underfloor heating alone does little for an EPC, which models running cost from insulation and the heat source. It helps when it lets a heat pump be designed for a low flow temperature. What the evidence says about EPC bands and house prices, and rental rules.
Short answer: Underfloor heating on its own does little for an EPC rating, because the rating is based on the modelled cost of heating the home, which depends mainly on insulation and the heat source. Where it helps is with a heat pump: SAP scores a heat pump by its design flow temperature, and UFH lets you design for a low one. Better-rated homes do tend to sell for more, but there is no reliable data showing UFH itself adds a set amount to value.
Many people fitting underfloor heating hope it will lift their EPC band or add to the sale price. Both questions come up most when a home is being sold, let or extended, or when a heat pump is being considered.
The honest answer is that the floor is not what the EPC measures. The EPC models the running cost of the whole home, so the heating system, the fuel and the fabric matter far more than the type of emitter. This guide explains how the rating is worked out, when UFH does change it, what the evidence says about EPCs and house prices, and what to do if your goal is a better band.
Does underfloor heating improve your EPC rating?
Not by itself. Swapping radiators for underfloor heating on the same boiler changes little in the rating, because the heat source, fuel and insulation stay the same. The rating moves when UFH is part of a wider change, mainly a heat pump designed to run at a low flow temperature.
| Change | Likely effect on the EPC |
|---|---|
| Radiators replaced by water UFH, same gas boiler | Small. Fuel and boiler efficiency are unchanged |
| Heat pump with UFH designed for a low flow temperature | Can be significant. SAP uses the heat pump's efficiency at the design flow temperature |
| Electric UFH as the main heating | Usually no help. Electricity costs more per kWh than gas, and the rating is cost-based |
| Insulation added under the new floor | Can help, because it cuts the modelled heat loss through the floor |
How is an EPC rating worked out?
An accredited energy assessor models the home and gives it a rating from A, the most efficient, to G, the least. The rating comes from the Standard Assessment Procedure (SAP). The SAP 10.1 specification describes the SAP rating as an energy cost rating, based on the cost of space heating, water heating, ventilation and lighting, less savings from energy the home generates.
- It is adjusted for floor area, so a big house and a small one with the same build can score the same.
- The scale runs from 1 to 100, where higher means cheaper to run. It can go above 100 with renewable generation such as solar panels.
- Existing homes are normally assessed with RdSAP, a reduced-data version of SAP based on a survey.
- An EPC lasts 10 years and is needed when a home is built, sold or let, according to Somerset Council.
Because the rating is about cost, anything that changes how much heat the home needs, or how much each unit of heat costs, moves it. The type of emitter in the floor or on the wall is only a small part of that.
Why does UFH help a heat pump's EPC score?
Because SAP rates a heat pump on its efficiency at the design flow temperature, and UFH allows a low one. The SAP 10.1 specification takes heat pump efficiency from the product database at flow temperatures of 35°C, 45°C, 55°C and 58°C, and works out values in between. A design flow temperature below 35°C uses the 35°C figure.
If no design flow temperature is given, SAP assumes 58°C for a wet system whatever the emitters are. So the benefit only counts if your heat pump installer designs the system for a low flow temperature and records it. Underfloor heating makes that easier, because a heated floor gives its output at lower water temperatures than most radiators.
One detail matters. SAP 10.1 says an underfloor system that uses a thermostatic mixing valve to blend in hotter water does not count as a low-temperature design, unless the valve is only a safety device. With a heat pump, UFH is often run direct through a non-mixing pump set instead. Our guide to non-mixing pump sets for heat pumps explains the set-up, and UFH flow temperatures covers the numbers.
Does electric underfloor heating lower an EPC?
It can if it becomes the main heating. The rating is cost-based, and electricity costs much more per kWh than gas. As a guide to the gap, the October 2026 price cap is 26.32p/kWh for electricity and 7.97p/kWh for gas. A small electric mat in a bathroom, alongside a main boiler or heat pump, will make little difference either way.
Electric UFH under tiles is still a good choice for comfort in small rooms. Just do not fit it expecting a better EPC. See our guide to underfloor heating running costs for what it costs to run.
Does a better EPC rating add value to a home?
On average, yes. Two large studies found that better-rated homes sell for more, though neither can prove the rating itself caused the difference.
- DECC study, 2013. Research for the Department of Energy and Climate Change, covering over 325,000 sales in England between 1995 and 2011, found homes rated A or B sold for about 14% more on average than similar homes rated G, and E-rated homes about 7% more than G. The report notes it compares like-for-like homes but cannot adjust for condition.
- Oxford Economics, 2024. Linking Land Registry prices with the EPC register, it found A or B homes priced about 3.4% above D, and F or G homes about 7.4% below D.
These are averages across all kinds of improvement, from insulation to new boilers. They are not figures for underfloor heating.
Does underfloor heating add value to your house?
We have not found any reliable UK data that puts a figure on it, so be wary of anyone who quotes one. What UFH can do is make a home more appealing to buyers: it frees wall space, suits open-plan layouts and pairs well with a heat pump. Whether that turns into a higher price depends on the home, the area and the buyer.
Where UFH is part of an extension or full refit, it is usually priced into the value of that work rather than added on top. If you are weighing it up, our guide is underfloor heating worth it? covers the costs and benefits.
What matters if you let the property?
The EPC band matters more than the heating type. In England, a privately rented home must normally be rated E or above to be let, unless a valid exemption is registered. Cheshire East Council notes that councils can fine landlords up to £5000 per property for a breach.
If your rental is close to the line, insulation and the heat source will move the band more than switching to underfloor heating. If you are replacing the heating anyway, a heat pump with low-temperature UFH can improve both the rating and the comfort.
How do you get the most EPC benefit from new underfloor heating?
Treat the UFH as part of a low-temperature system, not just a new emitter:
- Insulate the floor well. New floor insulation cuts heat loss and helps the rating. See insulation under underfloor heating.
- Design for a low flow temperature. Closer pipe centres and low-tog finishes let the floor give its output at a lower water temperature.
- Record the design. Make sure the heat pump installer records the design flow temperature so the assessor can use it.
- Keep good controls. Room thermostats on every zone help comfort and running costs.
- Get a new EPC after the work. An old certificate will not show the improvement.
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Frequently asked questions
Does underfloor heating count towards an EPC?
Only indirectly. The EPC models the running cost of the home, so the heat source, fuel and insulation drive the rating. UFH helps most when it lets a heat pump be designed for a low flow temperature.
Will underfloor heating with a gas boiler improve my EPC?
Not by much. The boiler and fuel are unchanged, so the modelled running cost barely moves. New floor insulation fitted at the same time can help a little.
Does a heat pump with underfloor heating get a better EPC than with radiators?
It can, if the system is designed and recorded at a lower flow temperature. SAP uses the heat pump's efficiency at the design flow temperature and assumes 58°C if none is given.
How much value does underfloor heating add to a house?
There is no reliable UK figure. Studies show better EPC bands are linked to higher prices, but they do not measure UFH on its own.
Does electric underfloor heating affect my EPC?
A small mat in a bathroom makes little difference. If electric UFH is the main heating, it can pull the rating down, because the rating is based on cost and electricity is dearer per kWh than gas.
What EPC rating do I need to let a property?
In England, privately rented homes normally need an E or above, unless an exemption is registered.
Do I need a new EPC after fitting underfloor heating?
You do not have to, but an EPC lasts 10 years and will not show the work until it is redone. Get a new one if you are selling or letting and the work should improve the rating.
Sources: BRE: SAP 10.1 specification, GOV.UK: energy saving measures boost house prices (DECC 2013), Oxford Economics: energy efficiency in home buying decisions, Somerset Council: energy performance certificates, Cheshire East Council: minimum energy efficiency standards, Ofgem: energy price cap
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