An Energy Performance Certificate (EPC) is legally required for all rental properties in England and Wales. This guide explains what rating you need, when to renew, exemptions, and how to prove you gave it to your tenant.
What is an EPC?
An Energy Performance Certificate rates a property's energy efficiency on a scale from A (most efficient) to G (least efficient). The certificate shows the current rating and the potential rating if all recommended improvements were made.
EPCs are valid for 10 years from the date of issue. You can check if a property already has a valid EPC by searching the UK EPC register at gov.uk/find-energy-certificate.
Minimum EPC Rating for Rental Properties
Since April 2020, all rental properties in England and Wales must have a minimum EPC rating of E. Properties with an F or G rating cannot be legally rented unless an exemption applies.
This requirement applies to both new tenancies and renewals. If a property has an F or G rating and no valid exemption, you cannot grant a new tenancy or renew an existing one.
The penalty for renting out a property with an F or G rating is a fine of up to £5,000 per property. Local authorities can investigate and issue penalties.
When You Need an EPC
Before marketing. You must have a valid EPC before advertising a property for rent. This means arranging the assessment before you list the property on Rightmove, SpareRoom, or anywhere else.
Before tenancy starts. The EPC must be provided to prospective tenants free of charge. This usually means making it available during viewings or when you provide the tenancy agreement.
After improvements. If you make energy efficiency improvements that would change the rating, you can commission a new EPC even if the old one is still valid. A new higher rating can make the property more attractive and potentially allow higher rent.
Who Can Produce an EPC?
Only accredited Domestic Energy Assessors can produce EPCs for residential properties. Find an assessor through the government register or professional bodies. Typical costs range from £60 to £120 depending on property size and location.
The assessor will inspect the property, measuring rooms, checking insulation, heating systems, windows, and lighting. The assessment usually takes 30-60 minutes for a standard home.
EPC Exemptions
You can register an exemption if meeting the minimum E rating is not possible. Exemptions last for five years and must be registered on the government's PRS Exemptions Register.
High cost exemption. If all relevant energy efficiency improvements would cost more than £3,500 (including VAT), you can register an exemption. You must obtain quotes demonstrating this and install any measures costing £3,500 or less.
Consent exemption. Where consent is required (from a tenant, superior landlord, planning authority, or building regulations) and that consent has been refused, you can register an exemption.
Devaluation exemption. If an independent surveyor certifies that improvements would reduce the market value of the property by more than 5%, an exemption can be registered.
New landlord exemption. If you recently became a landlord through inheritance or marriage breakdown, you have six months to improve the property or register another exemption.
All exemptions must be registered before you can legally rent a sub-E rated property. Operating without a valid exemption risks the full £5,000 penalty.
Proving You Gave the EPC to Your Tenant
The law requires you to provide the EPC to tenants. But as with all landlord compliance documents, providing it is only half the job. You also need to prove you gave it to them.
Simply emailing the EPC creates a weak record. A tenant can claim they never received it or the email went to spam. At a tribunal, you'd struggle to demonstrate compliance.
Better methods include getting the tenant to sign an acknowledgement that they received the EPC, using a document tracking system that logs when the tenant viewed the certificate, or keeping records of when and how you provided it with evidence the tenant actually accessed it.
What About Renewals?
If an EPC is valid for 10 years, what happens at renewal? The rules depend on the type of renewal.
Statutory periodic tenancy. When a fixed-term Assured Shorthold Tenancy ends and rolls into a periodic tenancy with no new agreement, you don't need to provide a new EPC unless the current one expires.
New fixed-term agreement. If you and the tenant sign a new fixed-term tenancy agreement, this counts as a new tenancy. You must ensure the EPC is still valid and provide it again (even if it's the same certificate).
EPC expires during tenancy. If the EPC expires while a tenant is living in the property, you don't need to immediately get a new one. However, you'll need a valid EPC before granting any new tenancy or renewal.
Future Changes to EPC Requirements
The government has proposed raising the minimum EPC rating for rental properties from E to C by 2025-2030, though the exact timeline remains under consultation. This would mean significant numbers of landlords need to make energy efficiency improvements.
If you have a property rated D or E, it's worth considering improvements now rather than waiting for potential future requirements. This could include loft insulation, cavity wall insulation, upgrading heating systems, or installing double glazing.
Common EPC Mistakes
Not checking the register first. Many properties already have a valid EPC from a previous sale or letting. Check the register before paying for a new assessment.
Relying on an expired EPC. EPCs last 10 years, but landlords sometimes forget to check the expiry date. An expired EPC means you can't legally market or let the property.
No proof of delivery. Handing a tenant a paper copy or emailing a PDF doesn't create adequate records. If the tenant later claims they never received it, you need evidence.
Assuming exemptions are automatic. Even if you qualify for an exemption, you must register it on the PRS Exemptions Register before renting out a sub-E rated property.
Struggling to track EPC expiry dates across properties?
With a 10-year validity period, it's easy to forget when EPCs expire. HouseFile automatically tracks expiry dates and alerts you months in advance, so you never face a compliance gap when it's time to re-let.
Keeping Track of EPC Expiry
With a 10-year validity period, it's easy to forget when an EPC expires. For landlords with multiple properties, tracking expiry dates becomes critical. Missing a renewal means you can't legally re-let the property until you get a new assessment.
Set calendar reminders well before the expiry date. Consider getting a new EPC 12 months before expiry so you have time to make improvements if the rating has dropped. Keep copies of all EPCs with clear expiry dates.
A digital document management system can track expiry dates automatically and alert you when renewals are due.
Never Let EPC Compliance Slip Again
HouseFile takes the stress out of EPC management with automatic tracking and proof of delivery built in.
- Automatic alerts months before your EPC expires
- Timestamped proof when tenants view their EPC
- Store all certificates securely in one place
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