If you’re preparing to let a property, an Energy Performance Certificate, or EPC, is likely to be on your checklist. It shows how energy efficient your property is and gives prospective tenants an idea of its energy performance.
Most rental properties in England and Wales need an EPC and must meet a minimum energy efficiency standard. But what happens if your rating is too low, or your certificate has expired?
Here, we explain how getting an EPC as a landlord works for a rental property, what the current rules mean and what landlords should know about planned changes.
This guide covers England and Wales. Scotland has separate EPC requirements.
What is an EPC and why do landlords need one?
An EPC is a certificate that rates a property’s energy efficiency from A to G, with A being the most efficient and G the least efficient.
It also includes a recommendations report, which suggests ways to improve the property’s energy efficiency. Depending on the property, these might include improvements to insulation, heating or windows.
An EPC is generally required when a property is built, sold or let, although there are some exceptions. For landlords, it helps prospective tenants understand the property’s energy performance and is also used to assess whether a rental property meets the required minimum standard.
Alongside arranging an EPC, it’s worth reviewing practicalities such as safety checks, maintenance and Landlord Insurance before a new tenancy begins.
What is the minimum EPC rating to legally rent out a property?
The current minimum EPC rating for most privately rented homes in England and Wales is E. This requirement forms part of the Minimum Energy Efficiency Standard, often shortened to MEES.
The standard has applied to new tenancies since April 2018 and existing tenancies since April 2020. If a property covered by the rules is rated F or G, a landlord generally cannot let it, or continue to let it, unless a valid exemption has been registered.
There are different rules and exceptions depending on the type of property and tenancy, so check the government’s guidance on minimum energy efficiency standards if you’re unsure whether the requirements apply to you.
Are landlord EPC requirements changing in 2030?
The government has set out plans for privately rented homes in England and Wales to meet a higher energy efficiency standard by 1 October 2030. The proposed approach uses two measures: one relating to the property’s fabric, such as insulation, and another relating to either its heating system or its readiness for smart technology.
The plans include a £10,000 improvement cost cap, with a lower cap linked to property value for some homes worth less than £100,000. They also provide for existing EPC C ratings obtained before 1 October 2029 to be recognised until the certificate expires.
These changes are not yet the current MEES rules. The details depend on legislation, so landlords should check the latest position before making decisions or relying on a particular deadline or exemption.
You can read more in the government’s response on improving the energy performance of privately rented homes.
How do you get an EPC for a rental property?
Getting an EPC as a landlord is usually straightforward. A registered domestic energy assessor visits the property, assesses its energy efficiency and produces the certificate.
1. Check whether you already have a valid EPC
If you’re unsure whether your property has an EPC, you can find an existing energy certificate on GOV.UK.
An EPC normally lasts for 10 years, so there may already be a valid certificate from when the property was built, bought or previously let.
2. Find a registered energy assessor
If you need a new certificate, use the government’s service to find an accredited assessor.
It’s worth asking for a quote before booking, as prices can vary depending on the assessor, location and property.
3. Arrange access to the property
The assessor will need to visit in person. If the property is occupied, arrange a suitable time with your tenants and give the appropriate notice. Landlords must normally give at least 24 hours’ notice and visit at a reasonable time, unless there is an emergency.
4. Have the assessment carried out
The assessor will walk through the property, take measurements and photographs, and look at features that affect energy efficiency. These can include:
- The construction of the property
- Insulation
- Windows
- Heating and hot water systems
- Lighting
How long the visit takes depends on the size and complexity of the property. Ask your assessor what to expect when you book.
5. Review your certificate
Once the assessment is complete, you’ll receive an EPC showing the property’s rating, along with recommendations for improving it.
Keep a copy for your records and check the requirements for making the EPC available to prospective tenants. If the rating is below E, you’ll need to consider your next steps before letting a property covered by MEES.
How long does an EPC last, and when do you need a new one?
An EPC is generally valid for 10 years.
If the certificate expires during an existing tenancy, you would not normally need to replace it simply because it has expired. You’ll generally need a valid EPC when the property is marketed or let to a new tenant.
There may be other circumstances where a new EPC is needed sooner. For example, requirements can arise when a property is converted into more or fewer dwellings, or as part of certain energy-efficiency funding schemes.
You can also choose to get a new EPC before the existing one expires. If you’ve made improvements, such as upgrading insulation or heating, a fresh assessment could show a better rating to prospective tenants.
What if my property is rated F or G?
If your rental property is rated F or G and is covered by the current rules, don’t panic. Your EPC recommendations report is a useful starting point for understanding which improvements could help.
Under the current rules, landlords may need to invest in energy efficiency improvements up to a cost cap of £3,500, including VAT, to bring a property up to an E rating.
Depending on your circumstances, improvements may be funded through:
- Third-party funding, such as a grant, where available
- A combination of third-party funding and your own money
- Your own funding
The amount you may need to contribute depends on the funding available and the applicable rules. If third-party funding covers the full cost, you may not need to contribute yourself.
If you cannot reach an E rating after making the relevant improvements, or the cheapest recommended improvement would exceed the cost cap, you may be able to register an exemption. Keep evidence of costs, quotes and any work completed.
Remember that the proposed £10,000 cap relates to the planned future standard. The current cap and rules continue to apply unless and until legislation changes.
EPC exemptions: when you don’t have to reach an E rating
Some properties can be let below an E rating if a valid exemption applies and has been registered.
An exemption is not automatic. You’ll need to check that you meet the conditions, gather the required evidence and register it on the PRS Exemptions Register.
The current exemption categories include:
- All relevant improvements made: you’ve made the relevant improvements but the property remains below E, or there are no relevant improvements that can be made.
- High cost: the cheapest recommended improvement would exceed the current cost cap.
- Wall insulation: suitable advice shows that installing the relevant wall insulation would damage the property.
- Third-party consent: you need consent for an improvement but cannot obtain it, or consent is given subject to unreasonable conditions.
- Property devaluation: an independent surveyor’s report shows that the required improvements would reduce the property’s market value by more than 5%.
- New landlord: in certain circumstances, a person who has recently become a landlord can register a temporary exemption.
Most exemptions last for five years. The temporary new-landlord exemption lasts for six months. Exemptions are personal to the landlord and do not automatically transfer to a new owner.
The evidence you need depends on the exemption. It could include quotes, an EPC, correspondence about consent or a report from a surveyor. Check the government’s exemption guidance and evidence requirements before registering.
The government’s 2030 plans also include changes to the exemption framework. Check the final rules when they are published rather than assuming an existing exemption will continue under the new standard.
What happens if you don’t comply?
Local authorities can investigate whether a landlord is meeting the minimum energy efficiency requirements. They may issue a compliance notice asking for information and evidence, and can impose a financial penalty if they establish that the rules have been breached.
Under the current MEES rules, penalties can include:
| Breach | Maximum penalty |
|---|---|
| Letting a non-compliant property for less than three months | £2,000 |
| Letting a non-compliant property for three months or more | £4,000 |
| Providing false or misleading information on the exemptions register | £1,000 |
| Failing to comply with a compliance notice | £2,000 |
The overall maximum is £5,000 per property under the current rules. Details of a breach may also be published.
The government has proposed a higher maximum penalty of £30,000 as part of the future changes, but this is not the current MEES penalty.
If you receive a penalty notice, you can request a review and, in certain circumstances, appeal to the First-tier Tribunal. Separate requirements and penalties can also apply where an EPC itself should have been provided.
Do HMOs need an EPC?
The rules for houses in multiple occupation, or HMOs, depend on how the property is let.
Under the current approach, an EPC is generally needed when a self-contained property is let as a whole, such as under a joint tenancy. An EPC may also be required if the property is sold.
Where individual rooms are let on separate tenancies and tenants share facilities such as a kitchen or bathroom, an EPC is not usually required solely because an individual room is being let.
HMO arrangements can be complicated, and other requirements may apply to the building. If you’re unsure, check the government’s EPC guidance or seek advice.
The government has also outlined plans to change how EPC requirements apply to HMOs. These are future proposals rather than a substitute for checking the rules currently in force.
Frequently asked questions
Do I need a new EPC if I sell a property that already has one?
Not usually, provided the existing EPC is still valid and applies to the property. EPCs generally last for 10 years.
You can check for an existing certificate before arranging a new assessment.
How much does it cost to get an EPC?
There is no single fixed price. The cost can vary depending on the assessor, your location and the size and type of property.
Ask one or more registered assessors for a quote so you know what’s included before booking.
Can I do my own EPC?
No. A valid EPC must be produced by an appropriately accredited energy assessor following an assessment of the property.
You can find an assessor through GOV.UK.
Does the EPC rating affect my mortgage or insurance?
It can be relevant, but the effect depends on the lender, insurer and product.
Some lenders offer mortgage products linked to energy efficiency or may ask about the property’s rating. Insurers may also ask for information about the property and its condition. An EPC does not replace landlord insurance, and a particular rating does not automatically mean a property is insured or uninsured.
Check the questions, eligibility criteria and policy terms, and speak to your lender or insurer if you’re unsure.
Getting your rental property ready
An EPC is one part of preparing and maintaining a rental property. Checking your existing certificate, understanding its rating and planning improvements early can help you stay on top of your responsibilities.
The current minimum for most covered rental properties is E, but further changes are planned. Keeping an eye on government guidance will help you prepare as the details develop.
