Table of contents
Key points
- An EPC rates a property’s energy efficiency from A (best) to G (worst).
- You need a valid EPC to rent out or sell a home in England and Wales.
- Privately rented homes must currently be rated E or above, unless a valid exemption is registered.
- An EPC is valid for 10 years and can be reused for new tenancies within that time.
- The government has confirmed the minimum will rise to band C by 1 October 2030 for all private rentals.
An Energy Performance Certificate (EPC) is one of the core documents every landlord needs. It tells tenants how much the home is likely to cost to heat and power, it tells you what improvements would make the biggest difference, and, crucially, it decides whether you are legally allowed to let the property at all.
Many landlords only think about their EPC when a letting agent asks for it. That can be a costly habit. A rating of F or G can stop a let going ahead, an expired certificate can delay a new tenancy, and the minimum standard is expected to rise in the coming years. This guide walks through everything you need to know, in plain English, so you can stay compliant and plan ahead.
What is an EPC?
An EPC is an official certificate produced by an accredited domestic energy assessor after a short, non-invasive visit to the property. The assessor records details about the building’s construction, insulation, heating and lighting, and puts them into government-approved software. The result is lodged on the national EPC register, where anyone can look it up.
Each certificate includes:
- The property’s current energy efficiency rating, shown as a band from A to G and a numerical score
- Its potential rating if the recommended improvements were carried out
- Estimated energy costs for heating, hot water and lighting
- An environmental impact (carbon dioxide) rating
- A list of recommended improvements, with indicative costs and the likely effect on the rating
What the A to G bands mean
Band A is the most efficient and band G is the least. A higher numerical score means a more efficient home. Newer homes built to modern building regulations often achieve B or C, while older, solid-walled properties with original windows and limited insulation commonly sit in D, E or below.
For landlords, the band that matters most today is E. A privately rented home rated F or G generally cannot be let unless a valid exemption has been registered. The band likely to matter most in future is C, which we cover below.
Who needs an EPC?
According to GOV.UK, you need an EPC when you:
- Rent out a property: the landlord must give the tenant a copy free of charge, at the start of the tenancy
- Sell a property: an EPC must be ordered before the property is marketed
- Build a new property
This applies to whole houses and flats, and in most cases to properties let through agents too. It is the landlord’s responsibility, not the agent’s, to make sure a valid certificate is in place.
Are any properties exempt?
A small number of buildings do not need an EPC. These include some listed buildings or buildings in conservation areas where improvements would unacceptably alter their character, temporary buildings intended to be used for less than two years, places of worship, some industrial and agricultural buildings, and holiday lets that are rented out for less than four months a year. The vast majority of rental homes are not exempt, so if you are unsure, assume you need one.
What about HMOs and rooms?
Where individual rooms in a house are let on separate tenancies, the rules can be more nuanced, but in practice most HMO landlords hold an EPC for the whole building. If you manage an HMO, it is worth keeping a valid EPC on file at all times, alongside your licensing paperwork.
An EPC is only one part of a landlord’s compliance pack. You will also need an annual gas safety certificate (CP12) if there are gas appliances, and an electrical installation condition report (EICR) at least every five years.
Minimum EPC rating for rented homes
The Minimum Energy Efficiency Standard (MEES) applies to most privately rented homes in England and Wales let on assured (including assured shorthold), regulated or domestic agricultural tenancies. Since 1 April 2020, landlords cannot let, or continue to let, a property covered by the rules if it has an EPC rating of F or G, unless a valid exemption is registered.
If your property is rated F or G, you normally need to carry out energy efficiency improvements to bring it up to at least E. Where that is not possible, you may be able to register an exemption on the government’s PRS Exemptions Register.
MEES exemptions at a glance
| Exemption | When it may apply | Length |
|---|---|---|
| High cost | The cheapest recommended improvement would cost more than £3,500 (including VAT), or you have spent up to £3,500 and the property is still below E | 5 years |
| All relevant improvements made | Every relevant improvement that can be made (within the cost cap) has been made and the property is still below E | 5 years |
| Wall insulation | Expert advice says wall insulation would harm the fabric or structure of the building | 5 years |
| Consent | Consent for works is refused by a tenant, a superior landlord, lender or planning authority | 5 years |
| Devaluation | An independent surveyor says the works would reduce the property’s market value by more than 5% | 5 years |
| New landlord | You have recently become the landlord, for example by purchase | 6 months |
Each exemption has its own evidence requirements, and exemptions do not transfer to a new owner. See the GOV.UK landlord guidance for full details before relying on one.
Will the minimum rise to EPC band C by 2030?
Yes. In January 2026 the government confirmed, in its response to the consultation on raising energy efficiency standards, that privately rented homes in England and Wales will need to meet the equivalent of EPC band C by a single deadline of 1 October 2030, for all tenancies. The maximum a landlord will be required to spend per property is expected to be £10,000, with lower caps for lower-value homes.
Even so, it makes sense to plan ahead. If your property is rated D or E today, look at the recommendations on your current certificate now. Spreading improvements over several years, ideally during void periods or alongside planned maintenance, is usually cheaper and less disruptive than rushing them through against a deadline.
Need an EPC for a London rental?
Domestic EPCs from £75, carried out by accredited assessors and lodged on the national register. Commercial EPCs from £155.99.
How long does an EPC last?
An EPC is valid for 10 years from the date it is issued. During that time you can rely on the same certificate for any number of tenancies, provided the rating meets the legal minimum.
If an EPC expires during a tenancy, you do not normally need to replace it straight away. However, you will need a valid certificate before you next market the property or before a new tenancy starts. Bear in mind that a renewal of the same tenancy with the same tenant may also count as a new tenancy in some situations, so it is safer to keep the certificate in date.
When should you get a new EPC early?
- After making improvements: new insulation, a new boiler or new windows will not show on the register until a new assessment is lodged.
- When the old EPC is borderline: if you are close to the boundary between E and F, an updated assessment with better evidence may change the result.
- Before selling or refinancing: lenders and buyers increasingly look at EPC ratings.
How to check if a property already has an EPC
Every EPC is stored on the government’s national register, so you can check any property in a couple of minutes:
- Go to the free Find an energy certificate service on GOV.UK.
- Search by postcode, or by the certificate number if you have it.
- Select the address and open the certificate to see the rating, expiry date and recommendations.
If no certificate appears, the one shown has expired, or the details look wrong (for example the wrong floor area or heating system), you will need a new EPC.
The register is public, which means prospective tenants and buyers can see your rating too. A strong rating can be a useful selling point when you advertise.
How to get an EPC: step by step
- Check the register to see whether a valid certificate already exists.
- Book an accredited assessor. You can book an EPC assessment in London online with Landlord Sure at a fixed price.
- Arrange access. The assessor needs to see every room, plus the loft hatch, boiler, hot water cylinder and heating controls where possible. If tenants are in, give them proper notice.
- Gather evidence. Installation certificates for insulation, glazing, boilers or solar panels help the assessor record features they cannot see.
- Have the assessment. For a typical flat or house, the visit usually takes under an hour.
- Receive your certificate. The assessor lodges the EPC on the register and you receive a digital copy to share with your tenant or agent.
What happens during an EPC assessment?
The assessment is visual and non-invasive: the assessor will not drill holes or lift floorboards. They will measure the property and take photographs as evidence, recording:
- Property type, size, age and construction
- Wall, roof and floor insulation, where visible or evidenced
- Windows and glazing type
- Boiler make and model, heating system and heating controls
- Hot water system and cylinder insulation
- Any renewables, such as solar panels or heat pumps
- Low-energy lighting
Where a feature cannot be seen, the software applies default assumptions based on the age of the property. These defaults are usually cautious, which is why documentary evidence of hidden improvements, such as cavity wall insulation guarantees, can make a real difference to the result.
How to improve your EPC rating
Your certificate’s recommendations section is the best starting point, because it is specific to your property. The table below shows common measures and how landlords typically approach them.
| Improvement | Typical disruption | Notes for landlords |
|---|---|---|
| Low-energy LED lighting | Very low | Quick win that can be done between tenancies |
| Loft insulation | Low | Often one of the most cost-effective measures where the loft is accessible |
| Cavity wall insulation | Low to medium | Suitable for many post-1920s homes; keep the guarantee as evidence |
| Heating controls (thermostat, TRVs, timer) | Low | Can lift the score without replacing the boiler |
| Modern condensing boiler | Medium | Often a big improvement on older non-condensing boilers |
| Double or secondary glazing | Medium | Check planning or conservation area rules first |
| Hot water cylinder insulation | Very low | A cheap fix that is easy to overlook |
| Solid wall insulation or heat pumps | High | Larger projects best planned during voids; get specialist advice |
It is worth checking whether government or energy supplier grant schemes are available for your property before paying for works yourself, as eligibility changes over time.
Common EPC mistakes landlords make
- Letting with an expired EPC. Diarise the expiry date and renew before you market the property.
- Not giving the tenant a copy. The tenant should receive the EPC free of charge at the start of the tenancy. Keep proof that you provided it.
- Assuming an exemption carries over. Exemptions are personal to the landlord who registered them and do not pass to a buyer.
- Making improvements but not updating the EPC. The register will still show the old, lower rating until a new assessment is lodged.
- Hiding the rating in adverts. Property adverts should show the EPC rating, so make sure your agent or listing includes it.
- Not keeping evidence. Lost insulation guarantees and boiler certificates can mean the assessor has to use worse default assumptions.
Penalties for not having a valid EPC
There are two separate risks. First, failing to make an EPC available when one is required can lead to a fixed penalty from Trading Standards, which for rented homes is typically £200 per breach.
Second, breaching the minimum standard is more serious. Under MEES, local councils can issue financial penalties of:
- Up to £2,000 for letting a non-compliant property for less than three months
- Up to £4,000 for letting a non-compliant property for three months or more
- Up to £1,000 for registering false or misleading information on the exemptions register
- Up to £2,000 for failing to comply with a compliance notice
The maximum combined penalty is £5,000 per property for each breach, and councils can publish details of the breach on a public register. A missing or invalid EPC can also cause problems elsewhere, for example when trying to serve certain notices or when refinancing.
EPC vs other landlord certificates
Landlords often confuse which certificate covers what, and how often each must be renewed. Here is a quick comparison of the main documents.
| Certificate | What it checks | How often |
|---|---|---|
| EPC | Energy efficiency of the property (A to G) | Every 10 years, minimum band E to let |
| Gas safety certificate (CP12) | Safety of gas appliances, flues and pipework | Every 12 months |
| EICR | Safety of the fixed electrical installation | At least every 5 years |
With Landlord Sure you can book these together in one visit where possible, which saves time arranging access with your tenants.
Frequently asked questions
How long does an EPC assessment take?
Most flats and houses take under an hour. Larger properties and HMOs can take longer.
How much does an EPC cost?
Prices vary by provider and property size. Landlord Sure offers domestic EPCs in London from £75 and commercial EPCs from £155.99.
Can I rent out a property with an F or G rating?
Not unless a valid exemption is registered on the PRS Exemptions Register. Otherwise the property must be improved to at least E before it is let.
Do I need a new EPC for every tenancy?
No. One EPC can be used for any tenancy that starts within its 10-year validity, as long as the rating meets the minimum standard.
Do I need to be present for the assessment?
No, as long as the assessor can get access to every room, the loft hatch and the boiler. A tenant or agent can let them in.
Do commercial properties need an EPC?
Yes. Commercial premises need a non-domestic EPC when they are sold or let. See our EPC service page for details.
Who pays for the EPC?
The landlord or seller pays for the EPC and must provide it to tenants or buyers free of charge.
Can my EPC rating go down?
Yes. Changes to the assessment methodology or the removal of features (such as an old storage heater system replaced with less efficient heating) can lower a rating on reassessment.
Book your EPC with Landlord Sure
Fixed prices from £75, accredited assessors and digital certificates. We cover London and surrounding areas, and you can add a gas safety certificate or EICR in the same booking.
Sources: GOV.UK – Energy Performance Certificates; GOV.UK – Domestic private rented property: minimum energy efficiency standard; GOV.UK – Find an energy certificate. Information checked October 2026. This guide is general information, not legal advice.
