EPC Certificate for Landlords: Requirements, Costs & 2026 Changes

An EPC is required whenever a property is:

• Built
• Sold
• Rented out

For landlords specifically:

• You must have a valid EPC before marketing a property to let
• The EPC must be provided to prospective tenants free of charge
• The energy rating must be displayed on all property advertisements
• You must provide the EPC to the tenant before the tenancy starts

Exemptions

A small number of properties are exempt from EPC requirements:

• Listed buildings where compliance would unacceptably alter the character
• Places of worship
• Temporary buildings with a planned use of less than 2 years
• Standalone buildings with less than 50m² floor area
• Holiday lets rented for fewer than 4 months per year (though this exemption is being reviewed)

The minimum EPC rating for rental properties in England and Wales is currently Band E, as set by the Minimum Energy Efficiency Standards (MEES) Regulations 2015. It is illegal to grant a new tenancy or continue an existing tenancy on a property rated F or G unless a valid exemption is registered on the PRS Exemptions Register. The government has proposed raising the minimum to Band C from 2028. Full details are below.

Current Requirements

Proposed Changes: Band C Target

The government has consulted on raising the minimum EPC rating to Band C. The proposed timeline (subject to confirmation) is:

• New tenancies: Band C minimum from 2028 (proposed)
• All tenancies: Band C minimum from 2030 (proposed)

Spending Cap

Under current MEES Regulations 2015, landlords are not required to spend more than £3,500 (including VAT) on energy efficiency improvements. If you cannot achieve the minimum rating within this cap, you can register an exemption on the PRS Exemptions Register (valid for 5 years).

The proposed Band C rules may increase this spending cap — figures of £10,000 have been consulted on.

An EPC typically costs between £60 and £120, depending on property size and location. The assessment is carried out by a qualified Domestic Energy Assessor (DEA), which you can find through the EPC Register assessor search. The assessment takes 30-60 minutes and covers building fabric, heating systems, lighting, and ventilation. Below are typical costs for assessments and common energy efficiency improvements.

Getting an EPC

Common Energy Efficiency Improvements

The most cost-effective improvements are typically loft insulation, cavity wall insulation, and heating controls. These often achieve the biggest rating improvement for the lowest cost.

Tax Relief on Improvements

Energy efficiency improvements that qualify as repairs or replacements (e.g., replacing an old boiler with a new one) can be deducted as expenses against rental income. Capital improvements (e.g., adding insulation to an uninsulated property) may need to be treated as capital expenditure.

The penalties for EPC non-compliance are financial. Landlords who let a property without a valid EPC face fines of up to £5,000 per property under the Energy Performance of Buildings (England and Wales) Regulations 2012. Breaching the MEES Regulations 2015 by letting below the minimum Band E rating attracts additional penalties of up to £4,000 per property. Trading Standards (the local authority) enforces these rules.

Letting Without a Valid EPC

• Civil penalty of up to £5,000 per property, per breach
• Enforced by Trading Standards (local authority)
• Penalties can be issued retrospectively for up to 12 months after the breach

Letting Below Minimum Rating (MEES Breach)

• Letting for less than 3 months below minimum: up to £2,000 per property
• Letting for 3 months or more below minimum: up to £4,000 per property
• Combined maximum: £5,000 per property per breach

Other Consequences

• Section 21 invalidity: a valid EPC must have been provided to the tenant for a Section 21 notice to be valid
• Mortgage conditions: many lenders require a minimum EPC rating (often Band E) as a condition of buy-to-let mortgages
• Insurance implications: some insurers require evidence of a valid EPC
• Publication: local authorities can publish details of landlords who breach MEES regulations

Step 1: Commission an EPC Assessment

Find a qualified Domestic Energy Assessor (DEA) through the EPC Register assessor search. The assessor will visit the property and assess the building fabric, heating system, lighting, and ventilation. For general guidance on EPCs, see the GOV.UK EPC guidance page.

Step 2: Review the Report

Check your current rating against the minimum requirement (Band E). Review the recommended improvements section — this tells you the most cost-effective upgrades to improve the rating.

Step 3: Make Improvements (If Needed)

If your rating is below the minimum, prioritise improvements by cost-effectiveness:

1. Loft insulation (if less than 270mm)
2. Cavity wall insulation (if walls are uninsulated)
3. Heating controls upgrade (thermostatic radiator valves, programmable thermostat)
4. Boiler upgrade (if the boiler is old and inefficient)
5. Draught-proofing and LED lighting

Step 4: Get a New EPC After Improvements

After making improvements, commission a new EPC to get your updated rating on record. The new certificate replaces the old one and is valid for 10 years.

Step 5: Provide to Tenants and Advertise

Give the EPC to prospective tenants before they commit to the tenancy. Include the rating in all property advertisements (Rightmove, Zoopla, OpenRent, etc.).

Step 6: Plan for Band C

Even if your property currently meets Band E under the current MEES Regulations, start planning for Band C now. Get improvement quotes while prices are competitive and before the deadline rush. The Department for Energy Security and Net Zero (DESNZ) is expected to confirm the Band C timeline in due course.