Is your property let on one of the following types of domestic tenancies
2. Is your property legally required to have an EPC? If the property you let has been marketed for sale or let, or modified, in the past 10 years then it will probably be legally required to have an EPC. If you answered Yes to both these questions, and your property has an EPC rating of F or G, you must take appropriate steps to comply with the requirements of the MEES Regulations. We explain how to do this below. If you answered No to one or both of these questions, your property is not covered by the Regulations, and you dont need to take action to improve the property rating. You may let it with an EPC rating of F or G. Find out how to get a rating on your property
Find out more about EPC requirements for homes
2. When you need to take action to improve your property to EPC E
Since 1 April 2020, landlords can no longer let or continue to let properties covered by the MEES Regulations if they have an EPC rating below E, unless they have a valid exemption in place. If you are currently planning to let a property with an EPC rating of F or G, you need to improve the propertys rating to E, or register an exemption, before you enter into a new tenancy. If you are currently letting a property with an EPC rating of F or G, and you havent already taken action, you must improve the propertys rating to E immediately, or register an exemption. If your property is currently empty, and you are not planning to let it, you dont need to take any action to improve its rating until you decide to let it again.
3. Funding improvements to your property
The cost cap you will never be required to spend more than 3,500 including VAT on energy efficiency improvements. If you cannot improve your property to EPC E for 3,500 or less, you should make all the improvements which can be made up to that amount, then register an all improvements made exemption. There are 3 ways to fund the improvements to your property
Option 1 Third party funding
If you are able to secure third-party funding to cover the full cost of improving your property to EPC E, you can use this and you dont need to invest your own funding
you should make use of all the funding you secure to get your property to band E, or if possible higher
Funding can include
Find out more about funding opportunities for landlords
Option 2 Combination of third-party funding and self-funding
If you can secure third-party funding but it is
you may need to top up with your own funds to the value of the cost cap. Option 3 Self funding
If you are unable to secure any funding, you need to use your own funds to improve your property. You will never need to spend more than the cost cap. You do not need to spend up to 3,500 if your property can be improved to EPC E for less. If you can improve your property to E for less than the cap, you will have met your obligation. If it would cost more than 3,500 to improve your property to E, you should install all recommended measures that can be installed within that amount, then register an exemption. If you have made any energy efficiency improvements to your property since 1 October 2017, you can include the cost of those improvements within the 3,500 cost cap.
4. Selecting energy efficiency measures
Your EPC report will include a list of recommendations detailing measures which should improve the energy efficiency of your property. It will include both a short list of top actions you can take, and a more detailed list further down setting out all recommended measures. The recommendations will help you choose which measure or combination of measures to install. Sample table of recommendations from the EPC report
These measures will improve the energy performance of your dwelling. The performance ratings after improvements listed below are cumulative, that is, they assume the improvements have been installed in the order that they appear in the table. Recommended measures Indicative cost Typical savings per year Rating after improvement
Room-in-roof insulation 1,500-2,700 837 E39
Internal or external wall insulation 4,000-14,000 195 E45
Solid floor insulation 4,000-6,000 122 E49
Increase hot water cylinder insulation 15-30 142 E54
Draught proofing 80-120 18 D55
Low energy lighting 20 21 D56
High heat retention storage heaters dual immersion cylinder 1,200-1,800 319 D67
Solar water heating 4,000-6,000 57 C69
Replace single glazed windows with low-E double glazed windows 3,300-6,500 123 C73
Solar photovoltaic panels 5,000-8,000 287 B83
The MEES Regulations refer to the concept of relevant energy efficiency improvements. This is a measure, or package of measures, recommended in your EPC report, which can be purchased and installed for 3,500 or less including VAT - the cost cap.
Other types of energy efficiency reports may contain the recommendations list from the EPC report, for example, a Green Deal Advice Report GDAR, or reports produced by qualified surveyors. If you have installed all relevant energy efficiency improvements for your property, but your propertys EPC rating is still below E, you can register an exemption on the grounds that all relevant improvements have been made and the property remains below an E. You are free to install any energy efficiency measures, but
you will not be able to let the property or register an all relevant improvements made exemption. You will then need to make further attempts to improve the rating to a minimum of E, in order to let the property. 5. Registering an exemption
There are various exemptions that apply to the prohibition on letting a property with an energy efficiency rating below E. If your property meets the criteria for any of the exemptions, you will be able to let it once you have registered the exemption on the PRS Exemptions Register. See Update 16 May 2025 Exemptions Register access
Information required for all exemptions
Exemptions and their requirements
All relevant improvements made exemption
High cost exemption
Wall insulation exemption
Third-party consent exemption
Property devaluation exemption
Temporary exemption due to recently becoming a landlord
All relevant improvements made exemption
Register this exemption if the property is still below EPC E after improvements have been made up to the cost cap 3,500 incl VAT, or there are none that can be made. This exemption lasts 5 years. After that it will expire and you must try again to improve the propertys EPC rating to E. If it is still not possible, you may register a further exemption. To register this exemption, you need to provide this additional information
back to list of exemptions
High cost exemption
Register this exemption if no improvement can be made because the cost of installing even the cheapest recommended measure would exceed 3,500 including VAT.
This exemption lasts 5 years. After that it will expire and you must try again to improve the propertys EPC rating to E. If it is still not possible, you may register a further exemption. To register this exemption, you need to provide this additional information
back to list of exemptions
Wall insulation exemption
Register this exemption if the only relevant improvements for your property are
AND
you have obtained written expert advice showing that these measures would negatively impact the fabric or structure of the property or the building of which it is part.
This exemption lasts 5 years. After that it will expire and you must try again to improve the propertys EPC rating to E. If it is still not possible, you may register a further exemption. To register this exemption, you need to provide this additional information
back to list of exemptions
Third-party consent exemption
Register this exemption if the relevant improvements for your property need consent from another party, such as a tenant, superior landlord, morgagee, freeholder or planning department, and despite your best efforts that consent cannot be obtained, or is given subject to conditions you could not reasonably comply with.
This exemption lasts
In either case, once the exemption comes to an end, you need to try again to improve the EPC rating of the property, or register a further exemption. To register this exemption, you need to provide this additional information
back to list of exemptions
Property devaluation exemption
Register this exemption if you have evidence showing that making energy efficiency improvements to your property would devalue it by more than 5. In order to register this exemption you will need a report from an independent surveyor.
This surveyor needs
This exemption lasts 5 years. After that it will expire and you must try again to improve the propertys EPC rating to E. If it is still not possible, you may register a further exemption. To register this exemption, you need to provide this additional information
back to list of exemptions
Temporary exemption due to recently becoming a landlord
If you have recently become a landlord under certain circumstances see section 4.1.6 in Chapter 4 of the full Guidance document for details of those circumstances you will not be expected to take immediate action to improve your property to EPC E. You may claim a 6 months exemption from the date you became a landlord. This exemption lasts 6 months from the date you became the landlord. After that it will expire and you must have either
To register this exemption, you need to provide this additional information
back to list of exemptions
How to register an exemption
Exemption data cannot be amended once the data has been submitted. Make sure you have checked everything carefully before submitting. All exemptions apply from the point you register them. If you improve an exempt property to E after having registered an exemption or stop renting the property out you can cancel the exemption by going to your account dashboard page and selecting View or manage my exemptions. Register an exemption
Assisted digital support to register an exemption
If you need assisted digital support to register an exemption please get in touch by email esnzcust-serv-details.com or call the digital helpline on 0800 098 7950. The Assisted Digital service provides digital support in lodging an exemption on the register, but it is the responsibility of the landlord to ensure that their property meets the eligibility criteria for an exemption. The service is not able to provide advice on whether individual properties meet the criteria for an exemption.
Members of the public can
6. Enforcement and penalties
The MEES Regulations are enforced by local authorities, who have a range of powers to check and ensure compliance. The Regulations mean that, since 1 April 2018, private landlords may not let domestic properties on new tenancies to new or existing tenants if the Energy Efficiency Certificate EPC rating is F or G unless an exemption applies. From 1 April 2020 the prohibition on letting F and G properties will extend to all relevant properties, even where there has been no change in tenancy. If a local authority believes a landlord has failed to fulfil their obligations under the MEES Regulations, they can serve the landlord with a compliance notice. If a breach is confirmed, the landlord may receive a financial penalty. Non-compliance with the regulations
Compliance notices
Penalties
Right of review and right of appeal
Full compliance and enforcement process
Non-compliance with the Regulations
Your local authority may check for different forms of non-compliance, including one or more of the following
Compliance notices
If a local authority believes a landlord may be in breach, they may serve a compliance notice requesting information to help them decide whether a breach has occurred. They may serve a compliance notice up to 12 months after a suspected breach occurred. A compliance notice may request information on
Penalties
If a local authority confirms that a property is or has been let in breach of the Regulations, they may serve a financial penalty up to 18 months after the breach andor publish details of the breach for at least 12 months. Local authorities can decide on the level of the penalty, up to maximum limits set by the Regulations. The maximum penalties amounts apply per property and per breach of the Regulations. They are
The maximum amount you can be fined per property is 5,000 in total. Right of review and right of appeal
If you do not agree with a penalty notice, you may ask your local authority to review its decision. They can withdraw the penalty notice if
If a local authority decides to uphold a penalty notice, a landlord may appeal to the First-tier Tribunal if they think that
Full compliance and enforcement process
The local authority LA checks if a property is in breach of Regulations where
a. from 1 April 2018 it as been privately let to new or existing tenant or
b. from 1 April 2020 it is privately let or
c. the landlord registered an exemption and provided false or misleading information
If the property appears to be in breach of the Regulations, the LA may serve compliance notice on the landlord requesting further information. If the property is in compliance, no further action will be taken. If satisfied that the landlord is in breach of the Regulations, the Local Authority may serve a penalty notice on the landlord and publish details of the breach
a. either the landlord accepts the penalty notice and pays the penalty
b. or if the landlord disagrees with the notice, they can request a review of the penalty notice decision. The LA reviews the decision
a. either they find in the landlords favour and the penalty is quashed
b. or they uphold the penalty notice
If the penalty notice is upheld, the landlord can appeal the decision to the First-tier Tribunal which will review the decision
a. either the Tribunal finds in the landlords favour and the penalty is quashed
b. or the Tribunal rejects the landlords appeal, and the penalty is affirmed
The landlord then
a. either pays the penalty
b. or does not pay the penalty, in which case the enforcement authority may take debt recovery action
7. More detail and examples
To find the full detail and case studies, read
Legal disclaimer
Please note that DESNZ cannot provide legal advice or a definitive interpretation of the law, as this is a matter for the courts. If you have questions that arent covered here, you will need to seek independent legal advice.
8. Setting long-term energy performance standards
Government has committed to look at a long-term trajectory to improve the energy performance standards of privately rented homes in England and Wales, with the aim for as many of them as possible to be upgraded to EPC Band C or equivalent by 2030. We are exploring policy design options following the 2026 consultation and will provide further information in due course.