Last updated: 25 September 2026 | Applies to: domestic private rented properties in England and Wales that are covered by MEES. General information, not legal or energy-assessment advice.
Private landlords in England and Wales whose properties are covered by the regulations are currently subject to the minimum energy efficiency standard (MEES). This guide covers the current EPC E rule, exemptions and enforcement, and the government’s confirmed policy for a higher standard from 1 October 2030. That higher standard is not yet in force.
Use this guide quickly
Current rules: EPC E minimum
Since April 2020, landlords cannot let or continue to let a domestic private rented property covered by MEES with an EPC rating below E unless a valid exemption applies. Local authorities can impose financial penalties of up to £5,000 per property.
Exemptions are available where improvements are not cost-effective or technically feasible. Landlords claiming an exemption must register it on the PRS Exemptions Register, and exemptions last for five years.
The current cost cap requires landlords to spend up to £3,500 (including VAT) on energy efficiency improvements before claiming a “high cost” exemption.
Long-term policy direction
In its January 2026 response, the government confirmed its policy to amend the PRS Regulations for a higher MEES in England and Wales from 1 October 2030, subject to legislative changes and Parliamentary approval. The planned standard will use new EPC metrics: a fabric-performance standard plus either a smart-readiness or heating-system standard, intended to deliver an outcome equivalent to EPC C under the existing metric. The government says landlords will be required to invest up to £10,000 per property before a cost-cap exemption may be registered. EPC E and the current exemptions remain the operative rules until the amended regulations take effect.
Future assessment reform
The government has confirmed that new EPC metrics will underpin the planned higher standard, but the legislative changes and detailed future guidance are still to come. Landlords should not assume that a new rating method, a particular heating system or a future score is already required. Until the amended regulations take effect, compliance is judged under the current MEES rules and EPC framework.
Decent Homes Standard
Alongside EPC requirements, the Decent Homes Standard – previously applying only to social housing – is being extended to the private rented sector under the Renters’ Rights Act.
The standard covers property condition including damp, heating, ventilation and thermal comfort. Landlords have until 2035 to comply. Local authorities will have enforcement powers including improvement notices and civil penalties.
Penalties for non-compliance
Penalties for breaching energy efficiency rules are significant:
| Breach | Maximum penalty |
|---|---|
| Letting a sub-standard property for less than 3 months | £2,000 |
| Letting a sub-standard property for 3 months or more | £4,000 |
| Providing false or misleading information on the PRS Exemptions Register | £1,000 |
| Failure to comply with a compliance notice | £2,000 |
| Maximum total penalty per property | £5,000 |
Exemptions
The following are current MEES exemption routes where their conditions are met and the exemption is registered:
- Cost cap exceeded – improvements would cost more than the specified cap and the property cannot reach the standard even with that spending
- Wall insulation exemption – cavity, external or internal wall insulation is not appropriate due to potential damage
- Consent exemption – a third party (tenant, freeholder, planning authority) has refused consent for necessary works
- Devaluation exemption – an independent surveyor confirms improvements would reduce the property’s value by more than 5 percent
- New landlord exemption – temporary exemption for landlords who have recently become responsible for a property
All exemptions must be registered on the PRS Exemptions Register with supporting evidence.
Funding and support
Several funding schemes may help landlords meet the costs:
- ECO4 – the Energy Company Obligation requires energy suppliers to fund improvements for low-income and vulnerable households, including some private tenants
- Boiler Upgrade Scheme – grants of up to £7,500 towards heat pump installation
- Local authority grants – some councils offer grants for insulation and heating improvements
- Green finance – specialist lenders offer loans for energy efficiency improvements
Landlords should check eligibility for ECO4 funding via their tenant’s energy supplier, and search for local authority grants via the Simple Energy Advice service.
What landlords should do now
- Check current EPC ratings – identify any covered properties rated F or G that need improvement to EPC E or a valid registered exemption; use D-rated properties for investment planning, not as a current breach
- Get updated EPCs – certificates are valid for 10 years, but older assessments may not reflect current performance accurately
- Assess improvement options – get quotes for insulation, heating upgrades and other measures
- Budget for costs – factor current EPC E compliance and sensible future improvements into long-term plans; the £10,000 figure is confirmed policy for the planned higher standard, not a current legal cap
- Explore funding – check eligibility for ECO4, the Boiler Upgrade Scheme and local grants
- Consider timing – improvements made during void periods or planned refurbishments may be more cost-effective
- Register exemptions – if improvements are not feasible, ensure exemptions are properly registered with evidence
Timeline
| Date | Requirement |
|---|---|
| Now | EPC E minimum for all private rented properties |
| 2026 | Government response confirms policy and a planned legislative route; the changes remain subject to Parliamentary approval |
| 1 October 2030 | Planned higher MEES for all domestic PRS tenancies, subject to legislative changes and Parliamentary approval; EPC E remains the current legal standard until then |
| 2035 | Decent Homes Standard compliance deadline |
Landlords should deal promptly with any covered F- or G-rated property, retain evidence for any exemption and plan sensible improvements during voids or refurbishments. Check the current rules before making compliance decisions.
Sources: GOV.UK MEES landlord guidance, Government response (January 2026), MEES Regulations
