Updated: 03 January 2025
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What you need to know about changes to Energy Performance Certificates
What are government targets for energy efficiency?
As the UK government works towards its legally-binding target of reaching net zero emissions by 2050, it has looked to tackle emissions across all sectors of the economy, including property. The UK's housing stock is older than any country in Europe, consequently, the government, homeowners and landlords face unique and complex challenges to increase the energy efficiency of homes and commercial buildings.
The UK government has sought to bring in measures to steer property owners in England and Wales to make greener choices (Scotland has a separate system Opens in a new window of rules and financial help), and part of this is to tighten standards around energy efficiency ratings.
Here is our guide to what you need to know about Energy Performance Certificates (EPCs) and energy efficiency rules.
What is an EPC rating?
An Energy Performance Certificate (EPC) is a document that sets out how energy efficient a property is from A (most efficient) to G (least efficient). It is valid for 10 years.
A property's EPC rating indicates the costs associated with heating and lighting it. It also sets out the potential level of emissions with the associated costs of improving the rating for that building.
EPC bands are calculated by assessing several factors such as insulation, airtightness, windows and heating systems.
A valid EPC must be in place whenever a property is built, sold or rented. Property owners must obtain an EPC for potential buyers and tenants before the property is marketed to buy or rent, if a current and valid EPC is not already in place.
What are MEES?
Legislation introduced in 2015 established Minimum Energy Efficiency Standards Opens in a new window (MEES) for residential and commercial properties. Phased in over several years, MEES, requires properties in scope to have a minimum EPC rating of E in order to be let, unless they have a valid exemption.
Properties with an EPC rating of F or G cannot be let unless work is carried out first to improve their energy efficiency. Some exemptions to the EPC and MEES requirements do apply; listed or officially protected buildings for example, do not require an EPC if the owner can demonstrate meeting the requirements would alter it unacceptably. Listed property owners are still subject to MEES regulations, however, and must show how they have tried to comply with the listing limitations when seeking an exemption.
What are the current MEES requirements?
From 1 April 2018 MEES requirements came into force, making it unlawful to let properties, both domestic and commercial, on a new lease with an EPC rating lower than E.
On 1 April 2020 the band E threshold was extended to existing leases on privately rented residential properties.
From 1 April 2023 MEES requirements were extended to all existing commercial leases.
The government is also taking a phased approach to exemptions from the MEES requirements. Previously, domestic landlords could apply for an exemption if they showed meeting the requirements would involve a cost to them. In 2019 this changed, and exemptions could only be applied where the cost of bringing a property up to EPC E would cost over £3,500, or the costs of improvements would take over seven years to pay back. The most recent consultation on further tightening MEES proposed raising this cost cap to £10,000 per property.
Potential exemptions include if a landlord can show they have carried out the maximum amount of work to improve a property’s energy performance, but are still unable to meet the requirements. Other exemptions include if a tenant refuses the work, or if such works would cause devaluation to the property.
How could requirements for commercial properties change in the future?
The previous Conservative UK government set out its plans for the future trajectory for non-domestic MEES in its Energy White Paper, published in 2020, proposing commercial properties should meet EPC band B by 2030. It published a consultation paper in June 2021 on proposals for the implementation and enforcement of its EPC B plans, proposing the introduction of two ‘compliance windows’.
- 2025-2027: Currently, if an EPC expires mid-tenancy, a landlord is not compelled to get a new one. The first ‘compliance window’ would begin with the requirement for landlords to present a valid EPC in April 2025, at a minimum EPC of E. From April 2027, a minimum of EPC C would need to be presented.
- 2028-2030: The second compliance window would require all let commercial real estate in scope to present an EPC of B by April 2030The current UK government is expected to stand by the introduction of an EPC B MEES by 2030.
How could the requirements for residential properties change in the future?
In 2023, the UK government scrapped proposed requirements for domestic landlords to achieve minimum EPC of C for new tenancies by 2025 and existing by 2028. A proposed boiler ban was revised, so that 80% of boilers would be banned from 2035 onwards. This would be a “soft” ban in the sense that replacement parts would no longer be available, rather than homeowners being compelled to replace systems.
At the same time, the boiler upgrade scheme (BUS), valid for heat pump installations and certain biomass boilers, was revised, and currently offers up to £7,500 in grants with previous insulation requirements removed to reflect improvement in heat pump performance.
Soon after taking power, the current UK Labour government confirmed its intention to raise MEES for private rental properties to EPC C, from 2030. Detailed proposals are yet to be published.
In addition, the UK government and devolved administrations are considering mechanisms to require owner-occupied homes, to have a minimum EPC rating of C by 2035, although no proposals have been set out at this stage.
2025: Future Homes and Buildings Standards
In 2025, the Future Homes and Buildings Standards Opens in a new window is expected to come into force affecting property in England. This will change building regulations for new homes and non-domestic property, introducing more ambitious requirements for energy efficiency and heating for new homes and non-domestic buildings. The UK government says these standards will mean no further work will be needed for new buildings to produce zero carbon emissions.
At the same time, the methodology and metrics for EPC assessments are being overhauled, to better model real energy consumption within buildings and the impact of low carbon technologies like heat pumps, solar and batteries. These changes will further highlight how such measures can lower energy consumption and emissions, bringing the more stringent energy performance regulations within reach. Changes are likely to take effect by 2026.