compliance epc energy-efficiency mees retrofit

EPC Ratings for Landlords: What You Need to Meet and What's Coming

Energy Performance Certificates are already required for every let property. Upcoming regulations will require a minimum EPC C rating — here's what you need to know now.

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PropLedger Editorial

Energy Performance Certificates (EPCs) are a legal requirement for every privately rented property in England and Wales. But with upcoming changes to minimum energy efficiency standards, the stakes are getting higher. Here’s the current state of the rules and what landlords need to be planning for.

Every property let under an AST must have a valid EPC. The rules:

  • You must obtain an EPC before marketing the property (before advertising to prospective tenants)
  • EPCs are valid for 10 years — but your regulatory obligation is the date it was assessed, not simply when it expires
  • You must provide a copy to prospective tenants at the point of viewing, and to the tenant at the start of the tenancy
  • The EPC must be lodged on the government EPC register

An EPC rates the property on an A–G scale, with A being the most efficient and G being the least. The rating reflects the estimated cost of heating and lighting per year.

The Minimum Energy Efficiency Standards (MEES)

Since 1 April 2020, it has been unlawful to grant a new tenancy on a property with an EPC rating of F or G — unless an exemption applies. Since 1 April 2023, this applies to all existing tenancies too — not just new ones.

In plain terms: if your property is rated F or G and has a tenant in it right now, you are in breach of MEES unless you have a registered exemption.

Exemptions exist for:

  • Properties where the cost of improvements to reach E would exceed £3,500 — registered as a “high cost” exemption
  • Listed buildings or properties in conservation areas where consent for works cannot be obtained
  • New landlord exemptions (short grace period when you inherit a tenancy)
  • Properties where an independent report confirms improvements would devalue the property

Exemptions must be registered on the PRS Exemptions Register — they do not apply automatically.

Enforcement: Local authorities can issue fines of up to £5,000 per property for non-compliance and the fine can be up to £150,000 in persistent cases.

What’s Coming: The Push to EPC C

The previous Conservative government’s proposed requirement for EPC C by 2025 (for new tenancies) was dropped. However, the current Labour government has outlined plans to:

  • Require a minimum EPC C rating for all new tenancies by 2030
  • Extend the C requirement to all tenancies by 2035

These dates have not yet been enacted in law as of April 2026, but the direction of travel is clear. The question is not whether EPC C will become mandatory — but when.

For landlords with E-rated properties, the practical planning horizon is now. Capital works take time to arrange, and popular installers are already booking months ahead.

What Improvements Can Boost an EPC Rating?

EPC ratings are modelled, not metered — they estimate energy performance based on the property’s construction, insulation, heating system, and glazing. Improvements that have the most impact:

Insulation

  • Cavity wall insulation: Often the single biggest improvement for solid-walled period properties with cavity construction. Can add 5–10 points to an EPC score.
  • Loft insulation: Government-recommended 270mm depth. Cheap and high-impact — commonly one of the first recommended improvements.
  • Solid wall insulation: More expensive (£8,000–£20,000+) but necessary for pre-1920s solid brick or stone properties. Internal or external options available.
  • Floor insulation: Less common but relevant for suspended timber floors.

Heating

  • Gas boiler replacement: A modern condensing boiler (A-rated) replacing an older G-rated boiler can significantly improve the rating.
  • Heat pump installation: Air source heat pumps score well under the EPC methodology, which now penalises gas heating. Relevant for properties targeted at the longer-term.
  • Heating controls: Programmable thermostats, TRVs, and smart controls all contribute.

Glazing

  • Double or triple glazing: Single glazing is heavily penalised in EPC assessments. Upgrading from single to double glazing on all windows can add meaningful points.

Low-cost wins

  • LED lighting: Easy, cheap, and contributes to the lighting efficiency score
  • Hot water cylinder insulation jacket: Small but registered as an improvement
  • Draught-proofing: Not always captured in the model but worth doing regardless

Getting an EPC Assessment

EPCs must be carried out by an accredited energy assessor — find one on the government’s EPC register at epcregister.com. Costs typically range from £60–£120 for a standard property, more for larger or complex properties.

If you have an older EPC and you’ve made improvements (new boiler, insulation, glazing), commission a new assessment — a better rating makes the property more attractive to tenants and lenders.

How to Find Your Current EPC

Check the government’s EPC register: find-energy-certificate.service.gov.uk — enter the property address to find any registered certificates. You can also download the detailed recommendations report, which shows what the assessor believes would improve the rating and by how much.

EPC and Mortgage Lending

An increasing number of lenders offer green mortgages with preferential rates for A and B rated properties. Some lenders are beginning to charge higher rates for properties at E or below. As energy efficiency becomes a mainstream credit consideration, EPC ratings will matter beyond just regulatory compliance.

Tracking EPC Expiry

An EPC is valid for 10 years — but if the property changes significantly (major renovation, extension, heating system replacement), the old EPC may no longer be accurate, and a fresh assessment is advisable even if the certificate hasn’t expired.

PropLedger tracks the EPC issue date and expiry date for each property, with alerts before expiry so you’re never caught with a lapsed certificate. The compliance dashboard shows at a glance which properties are approaching renewal.

The direction is clear: less efficient properties will become harder to let legally, and eventually harder to finance and sell. The landlords planning their retrofit programmes now will be ahead of a deadline that, when it arrives, everyone will be scrambling for.

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