The Minimum Energy Efficiency Standards (MEES) Regulations have fundamentally changed what rental properties can legally let. If your property is rated F or G on its Energy Performance Certificate (EPC), you cannot legally rent it out — and fines for non-compliance can reach £5,000. Here's everything you need to know about the EPC E minimum standard and upcoming changes.
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What are the MEES Regulations?
The Minimum Energy Efficiency Standards (MEES) Regulations 2018 set minimum energy performance requirements for privately rented properties in England and Wales. They came into force in phases:
- 1 April 2018: unable to grant a new tenancy for F/G rated properties (with some exceptions)
- 1 April 2020: Applies to all existing tenancies — no exceptions for established rentals
The regulations are enforced by local housing authorities and apply to properties that require an EPC — which includes almost all domestic rental properties.
What Does EPC Band E Mean?
The EPC energy efficiency rating runs from A (most efficient, score 92–100) to G (least efficient, score 1–20). Band E covers scores from 39 to 54. Properties scoring below 39 fall into F (21–38) or G (1–20) and cannot legally be rented without a registered exemption.
In practical terms, Band E typically describes:
- Pre-1970s properties with some insulation improvements
- Properties with gas central heating but limited insulation
- Older flats with double glazing but poor loft or wall insulation
Penalties for Renting Below EPC E
| Duration of Non-Compliance | Maximum Penalty |
|---|---|
| Less than 3 months | £2,000 |
| 3 months or more | £4,000 |
| Publication of breach | Details published on national register |
Additionally, who have let a property with an F or G rating may be subject to a Rent Repayment Order, allowing tenants to reclaim up to 12 months of rent.
MEES Exemptions
Exemptions can be registered if:
- All relevant improvements have been made but the property still falls below E — the "all improvements" exemption lasts 5 years
- Cost cap: The cost of improvements would exceed £3,500 (inc. VAT) — this exemption lasts 5 years
- Third-party consent refused: Planning permission or freeholder consent for improvements was refused
- Listed buildings: The property is listed and improvements would unacceptably alter its character
- Devaluation: A surveyor certifies that improvements would reduce the property's market value
Exemptions must be registered on the national PRS Exemptions Register at gov.uk. You cannot simply claim an exemption without registering it — failure to register is treated as non-compliance.
Improving from F or G to E
If your property is rated F or G, you need to carry out improvements to reach at least E before you can legally rent it. The most cost-effective improvements are typically:
- Loft insulation: If the loft is accessible and uninsulated, adding 270mm of mineral wool insulation is one of the cheapest and most impactful improvements. Cost: £200–£600. Grant: Often free under ECO4.
- Cavity wall insulation: If the property has unfilled cavity walls, injection insulation significantly improves the rating. Cost: £500–£1,500. Grant: Often free under ECO4.
- Boiler replacement: Replacing a G-rated old boiler with a modern A-rated condensing boiler typically adds 10–15 EPC points. Cost: £2,000–£4,000. Grant: Available under Boiler Upgrade Scheme.
- Draught-proofing: Low-cost intervention that contributes 1–3 EPC points. Cost: £100–£300.
Upcoming EPC C Requirement — What Should Know
The Government has signalled its intention to raise the minimum EPC from E to C. Original targets were:
- New tenancies: minimum EPC C from 2025
- All tenancies: minimum EPC C by 2028
While these have been delayed, energy efficiency requirements will tighten. with D or E-rated properties should begin planning now. Properties rated C or above will be more attractive to tenants, have lower void rates, and avoid future compliance costs.
Frequently Asked Questions
What is the minimum EPC rating for a rental property in 2025?
Band E (score 39–54). Properties rated F or G cannot legally be rented in England and Wales without a registered MEES exemption.
What is the penalty for renting a property with an F or G EPC?
Up to £4,000 for non-compliance lasting 3+ months. Details are also published on the national register.
How do I register a MEES exemption?
At the PRS Exemptions Register on gov.uk. You must have evidence to support your exemption — you cannot self-certify without documentation.
How much does it cost to raise an EPC from G to E?
It depends on the property, but common improvements like loft insulation (£200–£600), cavity wall insulation (£500–£1,500), and boiler replacement (£2,000–£4,000) can be funded partly or fully by government grants under ECO4 and the Boiler Upgrade Scheme.
How long does an EPC last?
10 years. Get a new EPC after significant improvements to reflect your improved rating immediately.