EPC Certificates in Hackney

£85 for the commonest home in Hackney, 56–75 m²: more than 1 in 4 certificates here. Studios start at £65. No travel charge from our Stratford base, ready within 72 hours, and your exact price is confirmed before booking.

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Abdul Motaleb Taher, Elmhurst and Quidos accredited assessor, EES/036265 QUID202220 · Check the GOV.UK register. Figures updated 30/10/2026.

Map of Hackney: the borough boundary with its streets, parks, railways and river — What 27,465 Hackney certificates record
Walls50.9%solid brick, no added insulation
Heating72.7%mains gas boiler
Built36.2%before 1930
Floor area62 m²median; houses 114 m²
Map data © OpenStreetMap contributors. Boundary: ONS, OGL.

Ratings in Hackney

How do homes in Hackney rate?

74.4% of the 27,465 EPCs lodged for existing homes in Hackney since January 2023 are rated A to C, against 61.7% across London.

74.4% of Hackney’s certificates are rated A to C, against 61.7% across London, the 2nd highest share of 33 boroughs. Among privately rented homes, 23.8% are rated below C, against 35.0%.

74.4%of Hackney EPCs rated C or above, 61.7% across London
10,993EPCs for privately rented homes, 10th of 33 London councils
62 m²median floor area of a Hackney home

Hackney27,465 certificates

All London879,704 certificates

EPC ratings of existing homes, Hackney and London, certificates lodged 01/01/2023 to 12/10/2026
Area	A to C	D	E	F or G	Certificates
Hackney	74.4% (20,444)	22.4% (6,161)	2.7% (755)	0.4% (105)	27,465
All London	61.7% (542,996)	32.8% (288,661)	4.6% (40,358)	0.9% (7,689)	879,704

Source: MHCLG, Get energy performance of buildings data, certificates for existing homes lodged 01/01/2023 to 12/10/2026 (file of 13/10/2026). Contains public sector information licensed under the Open Government Licence v3.0.

Share rated A to C, by year lodged

Year	Hackney	London
2023	73.6% of 7,441	58.0%
2024	71.2% of 6,338	59.2%
2025	75.9% of 6,874	63.5%
2026 (to 12/10)	77.0% of 6,812	67.2%

How these figures are counted

Landlords

If you let in Hackney

10,993 of the certificates in Hackney were for privately rented homes. 23.8% of those were rated below C, against 35.0% across London, and 31 were rated F or G.

A rental needs an E or better today unless a valid exemption is registered.

Read the rules for landlords today, what the 2030 standard means, what a licence application asks for, or how we work with landlords.

Letting in Hackney: the licences from May 2026

Hackney has three licence types. A selective licence is needed for a home let to one household, one tenant or two sharers, in 17 wards. An additional HMO licence covers shared homes of three or four people from two or more households who share a kitchen or bathroom, and a mandatory HMO licence covers five or more. A home outside the 17 wards can still need an HMO licence.

The council lists a selective licence at £925, paid as £555 on application and £370 once the licence is approved. Additional and mandatory HMO licences are £1,400, as £840 and £560. Its discounts include £100 off Part B for an EPC of B or above and £50 off Part B for a C. The council’s page gave 1 May 2026 as the date it would start processing selective and additional HMO applications.

The application asks for a gas safety certificate. Floor plans of the whole property, an electrical report and the tenancy agreement are listed as ways to avoid delays.

The 17 wards where a selective licence is needed:

Brownswood
Cazenove
Clissold
Dalston
De Beauvoir
Hackney Central
Hackney Downs
Hackney Wick
Homerton
King’s Park
Lea Bridge
London Fields
Shacklewell
Springfield
Stamford Hill West
Stoke Newington
Victoria

Hackney Council, check which property licence you need, checked 28/10/2026. Hackney Council, apply for a property licence, checked 28/10/2026. Hackney Council news, Hackney approves plans to introduce property licensing, checked 28/10/2026.

Homes in Hackney

Why homes in Hackney rate as they do

Hackney is mostly Victorian terraces now split into flats, Georgian squares such as Clapton Square, and ex-council estates from the 1930s onwards, with newer blocks around Hackney Wick, Dalston and Shoreditch. The council describes De Beauvoir Town as the first large-scale housing development in Hackney built to a formal plan, from the 1830s.

In a terrace divided into a flat per floor, two flats in the same building can have different roofs, floors and boilers, so the upper and lower flats can differ. Receipts and photos for a new boiler, glazing or loft insulation are worth finding. In the estates and newer blocks, ask the managing agent whether heating is communal.

36.2% of Hackney’s certificates are for homes built before 1930, against 31.3% across London, and 17.6% date from 1991 to 2011, against 12.7%. Mains gas heats 72.7%, below the London figure of 76.2%, and 50.9% record solid walls with no added insulation.

What the certificates record in Hackney and across London
Recorded on the certificate	Hackney	London
Built before 1930	36.2%	31.3%
Solid walls, no added insulation	50.9%	48.1%
Cavity walls, insulated	24.4%	24.4%
Mains gas boiler	72.7%	76.2%
Communal heating	14.7%	10.8%
Electric heating	11.9%	12.2%

On 86.6% of the certificates rated D or lower, the potential rating (every recommendation carried out) is C or better.

Coverage

Areas and postcodes we cover in Hackney

Stoke Newington, Dalston, Clapton, Homerton, Hackney Central, Hackney Wick, London Fields, Haggerston, Hoxton, Shoreditch, De Beauvoir and Brownswood.

EPCs lodged for existing homes in Hackney by postcode district, 01/01/2023 to 12/10/2026
District	EPCs	A to C	Typical size
N16Stoke Newington	6,804	70.1%	61 m²
E8Dalston, London Fields and Haggerston	5,199	74.9%	61 m²
E5Clapton	4,712	71.9%	61 m²
N1Hoxton and De Beauvoir	3,611	79.3%	66 m²
E9Homerton, Hackney Wick and Victoria Park	3,554	74.0%	64 m²
N4Brownswood and Woodberry Down	1,914	80.3%	61 m²
E2Haggerston and Hoxton	996	81.9%	64 m²
EC2AShoreditch	321	80.4%	76 m²
EC1VOld Street	203	93.6%	64 m²

Districts with fewer than 200 certificates are not listed (151 certificates in 3 other districts).

Next to Hackney

Local rules

Council rules that affect improvement work in Hackney

Conservation areas and Article 4 in Hackney

Hackney’s conservation area list runs from Albion Square to Well Street, and takes in Victoria Park, Clapton Square, Stoke Newington and the Regent’s Canal. Not every area carries extra controls, so the answer depends on the street.

De Beauvoir has an Article 4 Direction, made on 7 July 2008 and approved by the Secretary of State on 27 November 2008. It brings under planning control changes to windows, front doors, railings, plasterwork and doorcases, painting the outside, gates, walls and fences, roof alterations including chimneys, porches, hard surfaces and satellite dishes. The council says not every property in De Beauvoir is affected and points owners to its Article 4 property database.

Its list also flags Article 4 Directions for St Mark’s, Beck Road and Brownswood. For the last two the council says it has made non-immediate directions, to protect features such as original windows and doors.

Hackney Council, conservation areas, checked 28/10/2026. Hackney Council, De Beauvoir conservation area, checked 28/10/2026. Hackney Council, Beck Road conservation area, checked 28/10/2026. Hackney Council, Brownswood conservation area, checked 28/10/2026.

How Hackney describes its older streets

The council’s conservation area pages give a picture of the older stock. Beck Road, designated on 19 July 2021, is a well-preserved street of late Victorian terraces that are largely uniform. Brownswood, designated on 24 February 2020, is a late Victorian suburb with a clear hierarchy of housing types set out from the 1860s.

Elsewhere the list describes the semi-detached villas of Albion Square, the heritage of Clapton Square, mid-Victorian terraced houses in Queensbridge Road and a late-Victorian residential estate in Northwold and Cazenove. If an EPC recommendation would change the front windows, doors or roof on one of these streets, the council’s planning duty desk is the contact listed on those pages.

Hackney Council, conservation areas, checked 28/10/2026. Hackney Council, Beck Road conservation area, checked 28/10/2026. Hackney Council, Brownswood conservation area, checked 28/10/2026.

Questions

EPC questions for Hackney

Does my Hackney rental need a selective licence?

If it is in one of 17 listed wards, from Brownswood and Cazenove to Victoria, and let to one household, one tenant or two sharers, yes. Outside those wards you do not need a selective licence, but a shared home of three or more can need an additional or mandatory HMO licence.

Hackney: which licence you need

Does a good EPC lower the Hackney licence fee?

The council lists £100 off Part B for an EPC of B or above and £50 off Part B for a C. Selective licences are £925 in total and HMO licences £1,400, before discounts. The council’s full fee schedule has the conditions.

Hackney: apply for a property licence

Do I need a floor plan to apply for a Hackney licence?

It is not on the list of required items, but the council says floor plans of the entire property help you avoid delays. Its required items include a gas safety certificate. An electrical report, an emergency lighting certificate for mandatory HMOs and the tenancy agreement sit in the same list as floor plans, as things that help avoid delays.

Hackney: what the application needs · Our floor plans

Can I change the windows in De Beauvoir?

Not without planning permission, for the properties the direction covers. The De Beauvoir Article 4 Direction brings changes to windows, front doors, railings and similar features under planning control, though not every property in the area is affected. The council’s Article 4 property database confirms an address.

Hackney: De Beauvoir conservation area

Which Hackney postcodes rate lowest?

Of the districts with enough certificates to compare, N16 has the lowest share rated A to C at 70.1%, from 6,804 certificates, and EC1V the highest at 93.6%. The table above has every district.