Today the minimum energy performance rating for landlords in England and Wales is an E. Since 1 April 2020, you cannot let or continue to let a covered rented property rated F or G without a valid exemption registered on the official database. These rules stay in force. The government plans to raise the standard to EPC C by 1 October 2030, but that is a policy aim that still needs legislation.
The minimum EPC rating today
An Energy Performance Certificate grades a property on its energy efficiency, with ratings running from A down to G. The current minimum standard for a rental property is an E. If your property is rated F or G, you may not let it to new tenants or continue letting it to existing tenants without a valid exemption.
The official landlord guidance, with a page last updated on 5 May 2026, confirms that landlords may not let or continue letting covered properties with a rating below E without a valid exemption. You must hold a valid certificate to prove your property meets this standard. If you are unsure whether you need an EPC to let your home, read the guide on whether you need an EPC to sell or let.
The rule applies to existing tenancies just as strictly as it applies to new ones. You cannot ignore an F or G rating simply because a tenant has lived in the property for years and is happy to pay the heating bills. You must either improve the property to an E rating or register a valid exemption on the official government database.
Which rented homes are covered by the standard
The minimum energy efficiency rules cover domestic private rented properties in England and Wales. They apply to all covered tenancies. If your rental is covered, you must make sure it meets the minimum rating or holds a valid exemption.
The policy only covers England and Wales. This guide says nothing about Scotland or Northern Ireland, so check the rules for those nations separately.
Under the government's planned changes, short term lets will not be required to comply with these minimum standards at this time.
Fines for breaking the minimum rating rule
Local authorities enforce the minimum energy efficiency standards in their areas. They have the power to issue compliance notices and financial penalties if they suspect you are letting a non-compliant property. A local authority can issue a compliance notice up to 12 months after a suspected breach of the rules.
If the local authority decides to issue a financial penalty, they can do so up to 18 months after the suspected breach. The penalties are capped per property, per breach. The maximum total fine you can face for a single property under the current rules is £5,000, even if you have broken multiple rules regarding the minimum standard.
Local authorities can also publish details of the breach, which creates a public record of your non-compliance. This table shows the maximum financial penalties local authorities can issue for breaking the rules today.
|
Type of breach |
Maximum financial penalty |
Publication of breach |
|---|---|---|
|
Letting a non-compliant property for under 3 months |
Up to £2,000 |
Yes |
|
Letting a non-compliant property for 3 months or more |
Up to £4,000 |
Yes |
|
Providing false or misleading exemption information |
Up to £1,000 |
Yes |
|
Failing to comply with a compliance notice |
Up to £2,000 |
Yes |
These are maximum penalties, so the amount a local authority sets for a particular breach may be lower.
The £3,500 spending cap and valid exemptions
If your property is rated F or G, you need to reach an E rating or hold a valid exemption. Landlords are not currently required to spend more than £3,500 on these improvements. This £3,500 spending cap includes Value Added Tax. If you can secure third party funding to pay for the improvements, that funding is not capped.
Leave any electrical, gas or insulation work to qualified installers. If you cannot reach an E rating within the £3,500 cap, or if other specific barriers exist, you can register an exemption. Most exemptions generally last for five years. The valid exemptions are:
- All relevant improvements made. You have made all the relevant improvements but the property still does not reach an E rating.
- High cost. The cheapest recommended measure exceeds the £3,500 cap. You must provide three quotes from qualified installers to prove this.
- Wall insulation. A qualified expert confirms that installing the recommended wall insulation would harm the fabric or structure of the building.
- Third party consent refused. Third-party consent for the work has been refused.
- Property devaluation. A surveyor shows that installing the recommended energy efficiency measures would cut the market value of the property by over 5 per cent.
- New landlord. You receive a temporary six month exemption if you have recently become the landlord of the property in question.
To use the property devaluation exemption, you must hire a surveyor who is a member of the Royal Institution of Chartered Surveyors. Look for the letters AssocRICS, MRICS or FRICS after their name, and the words RICS Regulated for the firm. You should confirm both on the RICS Find a Surveyor service before you instruct them.
Under the Consumer Rights Act 2015, the surveyor's service must be carried out with reasonable care and skill. Services arranged online or by phone normally carry a 14-day cooling-off period. If you ask for the valuation work to start inside that period, you pay for what has been done if you decide to cancel.
How to register a property exemption
You cannot simply decide you are exempt and keep letting the property. You must officially register your exemption on the PRS Exemptions Register. This is the register where exemptions are recorded.
To register, you must provide the full property address, the specific type of exemption you are claiming, and your landlord details. You must also upload the supporting evidence required for your chosen exemption. For a high cost exemption, you upload the three installer quotes. For a devaluation exemption, you upload the formal report from the RICS registered surveyor.
The exemption takes effect from the date of registration. Once registered, a standard exemption generally lasts for five years. After this period expires, you must try to improve the property again or register a new exemption if the barriers still exist. The temporary new landlord exemption only lasts for six months.
The planned change to EPC C from 1 October 2030
The government plans to change the rules. The government response updated on 21 January 2026 sets out a policy aim that private landlords of all tenancies will be required to comply with the higher standard of EPC C by 1 October 2030. It says there will be no earlier compliance date for new tenancies.
These 2030 figures and dates are government policy intentions that still need legislation. The government will seek new powers through primary legislation and then lay a statutory instrument. The aim is for this legislation to come into force in 2027, but the changes remain subject to Parliamentary approval. Until then, landlords must keep to the existing EPC E minimum.
If the planned rules come into force, the penalties would change. A government factsheet published on 4 November 2026 describes the planned standard, under which homes must meet EPC C, or hold a valid registered exemption, to be let. It also describes a new maximum civil penalty of £30,000 for landlords found to be in breach, under regulations covering England and Wales. These are plans that still need legislation.
The planned cost cap and exemptions
If the minimum standard rises to a C rating as planned, the government also plans a higher spending limit. Landlords would need to invest up to £10,000 per property. For properties valued below £100,000, the planned cap is 10 per cent of the value. The exemption text says the cap is £10,000 or 10 per cent of the value of the house, whichever is lower.
Under the plans, the cost cap exemption, the property value adjustment exemption and the negative impacts exemption would each last 10 years. Other exemptions would typically last five years, and the temporary exemption for a new landlord would be six months.
This table compares the current legal requirements with the government's planned changes for 2030.
|
Rule |
Today |
Planned from 1 October 2030 |
|---|---|---|
|
Minimum rating |
EPC E |
EPC C |
|
Spending cap |
£3,500 |
£10,000 (or 10 per cent of value if lower) |
|
Maximum fine |
£5,000 per property |
£30,000 per property per breach |
The 2030 column shows government plans that still need legislation. The figures in the Today column are the current rules.
What landlords can do now to prepare
The government plans to require EPC C from 1 October 2030, subject to legislation, so it is sensible to look at the options early. Start by checking your current certificate to see which measures are recommended and what rating they will achieve. If you need a fresh assessment to understand how close the property is to a C, read the guide on the cost of an EPC and how to find an accredited energy assessor.
If your property is currently rated E, it meets today's minimum. If the planned rules go ahead, you could schedule works during void periods or when a tenant changes. Keep receipts and invoices from qualified installers, since you may need them to support an exemption.
Common questions
What happens if I buy a rented property rated F?
If you purchase a property that is already let to tenants and its rating is below the minimum standard, a temporary six month exemption for recently becoming a landlord is available. Exemptions are registered on the PRS Exemptions Register.
Do I need a surveyor to prove property devaluation?
Yes. If you believe that installing the required energy efficiency measures will reduce the market value of your rental property by more than 5 per cent, the exemption needs an RICS-registered surveyor to show this.
Does third party funding count towards the spending cap?
No. The £3,500 spending cap under the current rules only applies to your own money. Third-party funding is not capped. The high cost exemption applies where the cheapest recommended measure exceeds the cap, and three installer quotes are needed.
Are short term holiday lets included in the rules?
No. The minimum energy efficiency standards cover domestic private rented properties in England and Wales. Under the government's planned changes, short term lets will not be required to comply at this time. This guide says nothing about Scotland or Northern Ireland.
Would the planned 2030 rule apply to existing tenancies?
That is the government's plan. Its response says private landlords of all tenancies will be required to comply with EPC C by 1 October 2030, with no earlier compliance date for new tenancies. This is a policy aim that still needs legislation and Parliamentary approval, and today's EPC E minimum stays in force until then.
Next steps and finding a surveyor near you
If you are letting a property or preparing to let one, follow these steps to ensure you comply with the law:
- Check your current Energy Performance Certificate to confirm the rating is an E or higher.
- If the rating is F or G, instruct qualified installers to carry out the recommended improvements up to the current £3,500 cap.
- If you cannot reach an E rating, gather your evidence and register your exemption on the PRS Exemptions Register immediately.
- Look at the measures recommended to reach a C rating, since the government plans to require it from 1 October 2030 subject to legislation.
- Keep all invoices from qualified installers, as you may need them to support an exemption if the planned rules go ahead.
Compliance protects you from heavy fines and ensures your rental property is legally fit to let. If you need a formal valuation to support a property devaluation exemption, always use a regulated professional and find a surveyor near you.
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