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The current EPC rules for landlords

From 2030, rented homes in England and Wales must have an EPC of C, as part of the government’s plan to improve energy efficiency. The 2030 deadline is a change from previously announced deadlines of 2025 and 2028, which have led to confusion about what’s expected from landlords. 

11.11.25

By Steve Cox

current EPC rules for landlords

We take a definitive look at the current EPC guidelines so you can be confident you're meeting your landlord responsibilities.   

What are the current EPC rules? 

Currently, privately rented homes in England and Wales must have an EPC rating of E or above. If you’re already renting out a property with an EPC rating of F or G (or want to rent one out), you must either improve its rating or register an exemption. 

The government had previously announced that private rented homes would need an EPC of C for new tenancies by 2025, and for all tenancies by 2028 – these proposals have since been scrapped. Instead, the government has proposed a new deadline for EPC improvements in privately rented homes in England and Wales. It suggests that new tenancies must have an EPC of C (or equivalent) by 2028, with all remaining tenancies achieving a C rating by 2030.  

The government is also proposing changes to how EPCs are measured and is currently reviewing feedback on what those new measures might be. These plans are still under consultation, and there are no official changes to the current EPC rules. In short, as long as your property has an EPC rating of E or above, it can currently still be rented. 

How much do I have to spend on EPC improvements? 

Currently, there’s a limit on how much you’re expected to spend on making energy efficiency improvements – at the moment, this is £3,500 (including VAT). If you make improvements up to this value and your property still doesn’t meet the minimum E rating, you can apply for an exemption.  

What is an energy performance certificate (EPC)? 

An EPC grades a property based on its energy efficiency. Homes rated A are the most efficient, while homes rated G are the least efficient. Certificates are valid for ten years. If you make any energy efficiency changes – for example, adding insulation or installing double glazing - you can arrange to have your EPC updated to reflect those improvements. 

Unsurprisingly, new homes tend to be more energy efficient, meaning they cost less to run than equivalent older buildings. The average rating for homes in the UK is D. 

EPCs were introduced in phases, and by 2008, all domestic properties needed an EPC when they were built, sold or rented. Now, EPCs are an essential part of the housing market, regardless of whether you’re a homeowner, landlord, or tenant.  

If you’re marketing your property for sale or let, it must include an EPC, and landlords must provide tenants with a copy of the EPC certificate. In Scotland, EPCs should also be clearly displayed within the building itself (for example, near the boiler). 

EPC certificates estimate current energy costs and compare them with what they could be if the property were made more energy-efficient. EPCs also provide guidance on how to make those energy-efficiency improvements. This information can help homeowners, landlords, and tenants save money on bills and reduce the environmental impact of energy use. 

A practical guide to managing EPCs for landlords 

Since April 2020, landlords who rent out private and commercial properties such as holiday lets must achieve at least an E rating on their EPC certificate. This applies even if there hasn’t been a change in tenancy. 

Here’s how to stay on top of current EPC rules. 

How to arrange an EPC 

When your EPC expires, an accredited assessor will need to visit your property to evaluate its energy use, identify improvements, and calculate savings before they can issue a new one. 

If you need to apply for an EPC, you can do this online:   

All EPCs are available to view online, so you can check whether your property already has one at GOV.UK, find an energy certificate (for England, Wales, and Northern Ireland).  

Landlords and homeowners in Scotland should head to the Energy Saving Trust, where you can search for an EPC using a postcode or the report reference number (RRN). 

The cost of an EPC varies by assessor and property size, but typically ranges from £60 to £120.  

When is an EPC not required? 

You don’t need an EPC for: 

  • Temporary buildings used for less than two years. 

  • Stand-alone buildings with less than 50 square metres total (useful) floor space. 

  • Industrial sites (including workshops). 

  • Some buildings due to be demolished. 

  • Holiday accommodation rented for less than four months a year (or is under a licence to occupy). 

  • Residential buildings used for less than four months per year.  

  • Places of worship. 

Can I apply for an exemption? 

There is some acceptance that not all buildings can be brought up to current minimum EPC standards, and you can apply for an exemption under certain conditions. If your rental qualifies for an exemption, you’ll be able to rent it out once you’ve registered the property on the exemptions register.  

Reasons for exemptions and the conditions you need to meet are: 

All relevant improvements made – if you’ve made improvements up to the value of the current limit (£3,500) and your property still doesn’t meet the minimum EPC E rating, you can apply for an exemption under this clause.  

High-cost exemption – if the cheapest improvement exceeds the £3,500 limit, then you can apply for an exemption using this reason. Registering a high-cost exemption will require you to provide three quotes from qualified installers. The quotes must show that the cost of buying and installing the cheapest energy efficiency measure will exceed £3,500 (including VAT). 

Wall insulation exemption – if the only suitable improvements are cavity wall, external wall or internal wall insulation and those updates would negatively affect the structure or fabric of the property, you can apply for an exemption. You’ll need to provide written evidence from an expert that this is the case.  

Third-party consent exemption – if you need consent to make changes to the property (for example, another landlord, freeholder, or tenant) but cannot get it, you can use this reason to register an exemption. This reason can also be used if consent is given, but it comes with conditions you cannot reasonably meet. You’ll need to provide evidence (such as correspondence) to support this. 

Property devaluation exemption – you can use this reason if you can show that improvements would devalue the property by more than 5%. You’ll need to have a report from an independent surveyor who is listed on the Royal Institute of Chartered Surveyors (RICS) register of valuers.  

Temporary exemption due to recently becoming a landlord – if you’ve suddenly become a landlord, you can apply for a 6-month exemption using this reason. However, you can only apply for this if you’ve become a landlord under certain circumstances, which can be found in the government’s official guidance document.  

How long does an exemption last? 

An exemption for the following reasons last five years: 

  • All relevant improvements made exemption 

  • High-cost exemption 

  • Wall insulation exemption 

  • Third-party consent exemption 

  • Property devaluation exemption 

After five years, you’ll need to try to improve the EPC rating. If that’s not possible, you can register for another exemption using the same reason as before. 

Temporary exemptions granted due to recently becoming a landlord are only valid for six months. 

Are listed buildings exempt from needing an EPC? 

No. Listed buildings and those in conservation areas are not automatically exempt from needing an EPC. You must still obtain an EPC certificate for the building, but it may be exempt from the Domestic Minimum Energy Efficiency Standard (MEES).  

If you own a listed building (or a property within a conservation area) and you want to rent it out, you should still try to make energy efficiency improvements up to the value of £3,500. If you cannot make any improvements because they would negatively impact the character of the property, you’ll need to register a reason for exemption. 

What are the penalties for non-compliance? 

Yes. If you breach any of the EPC rules, you can be fined up to £5,000. 

Under the proposed changes for 2030, the government is proposing to increase the fine to £30,000 per property – but this is still in consultation.

How to improve an EPC rating 

There are several steps you can take to improve your EPC rating to meet regulations, including:  

  • Switch to energy-efficient bulbs – this is one of the quickest and cheapest ways to cut energy costs. 

  • Draught-proof windows and doors – this can easily be done by sealing joints and adding draught excluder tape to preserve heat. 

  • Add or increase insulation – another relatively cost-effective way to increase EPC ratings is to top up or install loft insulation. It's recommended that loft insulation is at least 270mm thick. 

  • Invest in double or triple glazing – if your property doesn’t already have double glazing, it’s unlikely to meet the EPC target. 

  • Install a more efficient boiler - your central heating system plays a huge part in your EPC rating, so upgrading to an A-rated boiler can make a big difference. 

Landlords have a long list of responsibilities, and with frequent regulatory changes, navigating those obligations can be tough. To help you stay up to date, we’ve put together news, advice and guides in our landlord info hub. 

We can also help protect your property investment with our award-winning landlord insurance. As well as landlords’ liability cover, we can tailor a package of protection that includes rent guarantee insurance, legal expenses, and malicious damage cover.

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