If you let out property in England or Wales, your Energy Performance Certificate (EPC) rating is no longer a box-ticking exercise – it affects whether you can legally rent, the tenants you attract, and how future-proof your portfolio is.
This guide explains the current EPC rules for landlords, what’s proposed for 2030 and beyond, when exemptions apply, and the practical steps you can take now to stay on the right side of regulation.
- Understand the current minimum EPC rating for rentals
- See what’s happening with the proposed EPC C requirement
- Learn when exemptions apply – and how to register them
- Get a landlord-focused improvement and funding roadmap
To see where your own properties stand, start by using our free EPC checker and looking up each address.
1. Current EPC requirements for landlords (E minimum)
As of 2025, the key rule for most private rented homes in England and Wales is:
- You must not let (or continue to let) a property on a domestic tenancy if the EPC rating is below band E, unless a valid exemption is registered.
This stems from the Minimum Energy Efficiency Standards (MEES), which have applied in stages:
- Since April 2018 – new tenancies and renewals had to meet at least E.
- Since April 2020 – the rule extended to all existing tenancies.
In practice, that means:
- If a property is F or G with no exemption, you should not be marketing or continuing a tenancy.
- Letting agents, lenders and many insurers now expect to see a valid EPC at E or above.
Some types of property and tenancy are exempt from the rules (we cover those below and in detail in EPC Exemptions for Landlords: When You Don’t Need to Comply).
2. The proposed EPC C by 2030 requirement – what’s going on?
For several years, the government signalled an ambition to raise the minimum EPC rating for rentals to band C. Various consultation documents have floated:
- A requirement for new tenancies to be C by a certain date.
- A later date for all existing tenancies to reach C.
- Increased cost caps and targeted support for landlords.
However, the exact timing and legal status of a C requirement have shifted and may continue to change with future policy decisions.
What’s clear is the direction of travel:
- Policy and lender pressure favour more efficient rental stock.
- Tenants and local authorities are increasingly focused on warm, affordable homes.
- Properties stuck at E or D are likely to face more headwinds over time.
From a risk-management perspective, many landlords are now planning to move towards band C in stages, even though the final legal timetable remains fluid.
3. Which properties and tenancies are affected?
The rules apply primarily to the private rented sector (PRS) in England and Wales. Typically affected:
- Assured shorthold tenancies (ASTs) and similar private lets.
- Single-let houses and flats rented to individuals or families.
- Many HMOs, depending on how they’re let and licensed locally.
Key points:
- The requirement is tied to the property’s EPC, not the tenant.
- It applies to both new tenancies and renewals, and, since 2020, to ongoing tenancies as well.
- Some categories of building – such as certain listed buildings, temporary structures or non-residential units – may be outside these rules.
For complex cases (e.g. mixed-use buildings, HMOs, or unusual tenancy structures), it’s worth checking the latest government guidance and your local authority’s policies. A future article will cover EPC requirements for HMOs in more depth.
4. EPC exemption routes for landlords
If your rental property cannot reasonably be improved to meet the minimum standard, you may be able to register an EPC exemption. The main routes typically include:
Cost cap exemption
If you’ve spent up to the relevant cost cap on recommended improvements and the property still cannot reach the minimum rating, you may register an exemption. This usually involves:
- Obtaining three quotes for recommended measures.
- Showing you have spent up to the cap (or would need to).
- Demonstrating that even with those measures, the property would not reach the target band.
Consent exemption
Available where required third-party consent is refused, for example:
- Your tenant refuses consent to works that cannot reasonably be done with them in situ.
- A freeholder or superior landlord refuses permission for improvements in a leasehold flat.
- Planning permission is refused for certain works (e.g. external wall insulation in a conservation area).
You’ll need evidence of reasonable attempts to obtain consent.
Devaluation exemption
If a qualified independent surveyor confirms that recommended improvements would reduce the market value of the property by more than a specified percentage (often cited as 5%), you may be able to claim this exemption.
Listed building / heritage exemption
Some listed buildings or properties in sensitive conservation areas may be exempt where:
- Required works would unacceptably alter the character or appearance of the building.
Even here, you’re expected to pursue reasonable, sensitive upgrades – see How to Improve EPC on a Victorian House for a period-friendly starting point.
For a detailed breakdown of each route, documentation requirements and common pitfalls, read EPC Exemptions for Landlords: When You Don’t Need to Comply.
5. What happens if you don’t comply? (Fines and enforcement)
Renting out a property that falls below the minimum EPC standard without a valid exemption can lead to:
- Civil penalties (fines) that vary with breach length and property type.
- Publication of details of non-compliant landlords on public registers.
- Potential issues with lenders, insurers and future transactions.
Enforcement is handled by local authorities, and approaches can differ by area. Broadly, they can:
- Request information and evidence from landlords.
- Issue compliance notices and, if necessary, penalty notices.
- Levy fines that can run into thousands of pounds per property.
For a focused breakdown of penalty levels, enforcement trends and how to respond if you receive a notice, see Landlord EPC Fines: Penalties for Non‑Compliance (2025 Update).
6. How to check your rental property’s EPC
Before you can plan improvements, you need to know where you stand.
- Use our free EPC checker to search by postcode and address.
- Open your property’s EPC and note:
- The current rating and SAP score (e.g. E 42, D 62).
- The potential rating (e.g. C 75).
- The list of recommended improvements and estimated costs.
- If your EPC is over 10 years old or missing, you’ll need a new assessment. See How to Find, Check and Download Your EPC and Is My EPC Still Valid?.
Once you’ve loaded the property in EPC Advisor, switch to the landlord persona (where available) to see landlord-specific recommendations and messaging.
7. Cost-effective EPC improvements for landlords
Landlords need upgrades that balance:
- Regulatory compliance
- Upfront cost and payback
- Minimising void periods and disruption
From an EPC perspective, improvements typically fall into three tiers.
Fabric first: insulation and draughts
The most cost-effective EPC gains often come from:
- Loft insulation upgrades to at least 270mm.
- Cavity wall insulation where suitable.
- Targeted floor insulation in suspended timber floors.
- Sensible draught proofing around doors, windows and chimneys.
See these landlord-friendly deep dives:
- Does Loft Insulation Improve Your EPC?
- How to Improve EPC from E to D
- How to Improve EPC from D to C
- How to Improve EPC on a Victorian House for period rentals.
Heating systems and controls
Once the fabric is in better shape, tackle heating:
- Replace very old or non-condensing boilers with A-rated condensing models.
- Install modern controls – room thermostats, programmers and TRVs.
- Consider smart heating controls for better management between tenancies.
Resources:
Low-carbon upgrades and renewables
For some properties and portfolios, the next step is:
- Air source heat pumps, particularly in well-insulated stock.
- Solar PV, which can improve EPC and appeal to tenants.
See:
For a full, measure-by-measure overview, read our main improvement hub: 27 Ways to Improve Your EPC Rating.
8. Grants and funding for landlords
Depending on your tenant profile, property location and heating system, you may be able to offset upgrade costs through:
- ECO4 and related schemes (often focused on low-income or vulnerable households).
- The Boiler Upgrade Scheme for heat pumps.
- Local authority or combined authority grants targeting cold homes.
- Specialist landlord-focused programmes in certain regions.
We map the landscape in Home Energy Grants UK 2025: Complete Guide to Funding (/insights/home-energy-grants-uk) and, for boiler-specific options, Boiler Grants UK 2025.
If grants aren’t available, landlords may still be able to spread costs by:
- Phasing works over tenancy cycles.
- Combining upgrades (e.g. insulation plus boiler) to minimise repeat disruption.
- Exploring green finance products linked to energy performance.
9. England, Wales and Scotland – key differences
This guide focuses on England and Wales, where the EPC regime and PRS rules are closely aligned. Scotland has:
- A separate EPC register and certificate format.
- Different and evolving minimum energy standards proposals for rentals.
If you own property in Scotland as well as England/Wales, treat them as separate regulatory tracks. EPC Advisor currently focuses on England and Wales; a future phase will add Scottish support.
10. Preparing for 2030: landlord action plan
Given policy uncertainty, the safest approach is to act on what we know and build in flexibility.
Short-term (0–12 months):
- Audit all rental properties using our EPC checker.
- Address any F or G properties immediately – or register valid exemptions.
- Tackle obvious quick wins (loft insulation, basic draught proofing, controls).
Medium-term (1–3 years):
- Bring E-rated properties up to D or better using a fabric-first approach.
- Plan boiler upgrades at natural replacement points, prioritising worst performers.
- Consider targeted works in harder-to-treat stock (Victorian, solid wall).
Long-term (3–7 years):
- Aim for C or better on most of your portfolio, even if legal deadlines shift.
- Evaluate heat pumps and solar where appropriate, especially on long-term holds.
- Keep EPCs up to date so you aren’t caught with expiring certificates mid-transaction.
Throughout, keep good records of quotes, invoices and any planning or consent decisions – they’re vital if you ever need to rely on an exemption.
11. FAQs
What is the minimum EPC rating for a rental property?
For most domestic private rentals in England and Wales, the current minimum is band E. Renting out a property below E without a valid exemption can lead to enforcement action and fines.
Do I have to reach EPC C by 2030?
Government proposals have pointed towards a band C requirement for rentals, but the exact timetable and legal details have been in flux. Even so, lenders, local authorities and tenants are increasingly favouring higher ratings, so planning towards C-ready stock is a sensible risk-management strategy.
Can I still let a property with EPC E?
Yes – as of 2025, E is the minimum for most rentals, so an E-rated property is legally lettable (subject to other standards and licensing). However, relying on E as a long-term strategy may be short-sighted if requirements tighten or tenant expectations rise.
How do I register an EPC exemption?
You must register exemptions on the official PRS Exemptions Register, providing evidence such as:
- Quotes and invoices showing you have met the cost cap.
- Letters or documents proving consent was refused.
- Surveyor reports for devaluation cases.
See EPC Exemptions for Landlords: When You Don’t Need to Comply for step-by-step guidance.
What should I do next?
- Use the EPC checker to review your portfolio’s current ratings.
- Prioritise any F or G properties and E-rated homes that are close to expiring certificates.
- Build a phased improvement plan using:
- Check whether any properties genuinely qualify for exemptions and document these carefully.
Managing EPC obligations proactively can reduce regulatory risk, improve tenant satisfaction and protect the long-term value of your rental portfolio.