General guidance only, not legal advice. This article covers domestic private rented property in England and Wales. Rules and schemes change, so check current GOV.UK guidance.
Reviewed by Lee Daniels, Founder and Managing Director of Helpland, with 27 years in property possession and eviction. Last reviewed November 2026.
Landlords must have a valid Energy Performance Certificate (EPC) to let a property and, under the Minimum Energy Efficiency Standard (MEES), must meet a minimum rating unless an exemption is registered. Here's what you need to know.
What is an EPC?
An EPC rates a property's energy efficiency from A (most efficient) to G (least), with typical energy costs and recommended improvements. It is valid for 10 years and must be given to tenants at the start of the tenancy.
The minimum standard
Under the MEES regulations, domestic private rented properties must have an EPC rating of at least E. This has applied to new tenancies since April 2018 and to all tenancies since April 2020. Properties rated F or G can't be let unless improved, or unless a valid exemption is registered.
Landlords must spend up to £3,500 (including VAT) on improvements before relying on the high-cost exemption.
How to obtain an EPC
- Book an accredited domestic energy assessor.
- The assessor inspects the property's insulation, heating, glazing and so on.
- The assessor lodges the EPC on the national register, where you can find it through GOV.UK.
Penalties
Councils enforce MEES. The maximum penalties are:
- Up to £2,000 (and/or publication) for letting a non-compliant property for less than three months
- Up to £4,000 (and/or publication) for three months or more
- Up to £1,000 (and/or publication) for providing false or misleading information on the exemptions register
The total is capped at £5,000 per property per breach. A property that doesn't meet the standard can't lawfully be let to new tenants.
MEES exemptions
Exemptions must be registered on the PRS Exemptions Register with evidence. They generally last five years.
- High-cost exemption: you've spent up to £3,500 and the property is still below E, or no improvement can be made within that cap (evidenced by three quotes).
- All relevant improvements made: the property is still below E.
- Wall insulation: where it would damage the property.
- Consent: where necessary third-party consent, such as planning permission, is refused.
- Devaluation: where improvements would reduce the property's value by more than 5% (independent surveyor's report required).
- New landlord: a temporary six-month exemption in certain circumstances.
Financial support
- Energy Company Obligation (ECO): energy suppliers fund improvements for eligible low-income households. See Ofgem.
- Boiler Upgrade Scheme: grants towards heat pumps and other low-carbon heating. See GOV.UK.
- Local schemes: check with your council for current Warm Homes funding.
The Green Homes Grant closed in 2021 and is no longer available.
What's changing
Earlier plans to require EPC C from 2025 were dropped in 2023. In 2025, the government consulted on new proposals to require private rented homes to reach EPC C by 2030, with a higher cost cap. Check GOV.UK for the outcome and current timetable before planning works. Under the Renters' Rights Act 2025, the Decent Homes Standard is also due to be extended to private rentals in future.
Practical steps
- Check your EPC ratings and expiry dates across your portfolio.
- Plan improvements for any F or G properties now.
- Consider cost-effective upgrades for D and E properties ahead of possible future changes.
Further information is available from the Energy Saving Trust.
This article provides general guidance and does not constitute legal advice. Last reviewed: November 2026.
Need help with this?
