Does MEES apply to all rented properties?

It applies to most domestic properties let on an assured, assured shorthold or regulated tenancy in the private rented sector. Some tenancy types, such as certain short lets and licences, fall outside the regime, and separate rules apply to non-domestic commercial property.

What happens if I don't have a valid EPC at all?

Without a valid, in-date EPC on the register, you cannot demonstrate MEES compliance, and letting the property may separately breach the requirement to provide an EPC to tenants. Commissioning a current EPC is the first step regardless of the property's likely rating.

Can I let a band F or G property while I arrange improvements?

Not without a registered exemption. If the property is rated below E, you must either bring it up to E, spend up to the cost cap and register a high cost exemption, or register another applicable exemption before granting or continuing the tenancy.

Do exemptions transfer to a new landlord if the property is sold?

No. Exemptions are generally tied to the landlord who registered them, so a new owner typically needs to review the property's compliance position and may need to register their own exemption or carry out improvements.

How long does a registered exemption last?

Most exemptions registered on the PRS Exemptions Register last five years from the date of registration, after which the property must be reassessed against the current minimum standard.

Is band C the new minimum standard now?

No. As things stand, band E remains the legal minimum under MEES. A band C standard for rented homes has been proposed by government but is not yet in force — see our guide to the proposed 2030 standard for detail.

Guide · guides

Landlord EPC rules and MEES: the minimum band E requirement explained

What the minimum energy efficiency standard actually requires before you can lawfully let a property, and what to do if your building falls short.

11 min readBy Nabhan Islam Reviewed by Awais Sarwar, MSc Updated 6 Sept 2026

Landlord EPC rules and MEES: the minimum band E requirement explained

The short answer

Under the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015, known as MEES, most private rented homes in England and Wales must have a valid EPC of at least band E before they can be lawfully let. If a property is rated F or G, the landlord must either carry out improvements to reach band E, spend up to a £3,500 cost cap on measures without reaching E, or register a valid exemption on the PRS Exemptions Register. Letting a sub-standard property without an exemption risks a civil penalty from the local authority.

020 3092 8551

Minimum lawful rating

Band E

under current MEES regulations

Improvement cost cap

£3,500 inc. VAT

beyond which an exemption can be registered

Exemption duration

5 years

then must be reassessed and re-registered

Maximum civil penalty

Up to £5,000

per breach, per property, set by the local authority

What MEES actually requires

The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 introduced a minimum energy efficiency standard for domestic and non-domestic private rented property. For most assured, regulated and other domestic tenancies, a landlord cannot grant a new tenancy, renew an existing one, or continue letting under an existing tenancy if the property's EPC shows a rating below band E, unless a valid exemption is registered. The rule is tied to the rating on the current, in-date EPC lodged on the register, so an out-of-date or missing certificate needs addressing before MEES compliance can even be assessed.

Applies to most private rented domestic property let on an assured, assured shorthold or regulated tenancy.
The relevant rating is whatever the current, valid EPC on the register shows for that property.
Bands F and G are below the minimum and non-compliant unless a registered exemption applies.
The obligation now covers continuing tenancies, not only new lets and renewals.
Non-domestic (commercial) rented property is covered by a parallel but separate MEES regime.

The £3,500 cost cap

Where reaching band E would cost more than the statutory cap, a landlord is not required to spend beyond it. The cap is set at £3,500 including VAT and applies to the cost of relevant energy efficiency improvements identified for the property, whether that is loft insulation, cavity wall insulation, draught proofing or heating controls. If a landlord spends up to the cap and the property still doesn't reach band E, a high cost exemption can be registered rather than requiring further, uncapped spending.

The cap covers the cost of installing recommended measures, not the EPC assessment fee itself.
Quotes from at least three installers are generally expected as evidence for a high cost exemption.
Funding received from a third-party scheme can, in some cases, reduce what counts towards the landlord's own contribution.
Cheaper measures should generally be exhausted first, working up from the lowest-cost recommendations on the EPC.

Typical improvement costs landlords weigh against the cap

Property	Typical scope	Price from
Loft insulation top-up	Existing insulation topped up to 270mm	£300–£500
Cavity wall insulation	Standard semi or terrace, unfilled cavity	£500–£1,500
Heating controls upgrade	Room thermostat, TRVs, programmer	£200–£600
Draught proofing	Doors, windows, letterbox, floor gaps	£150–£400

Indicative ranges only; actual costs depend on property type and access.

The buildings behind this advice

Registering an exemption

Where a property cannot reasonably reach band E, or the cost of doing so exceeds the cap, landlords must register a formal exemption on the PRS Exemptions Register before continuing to let. Exemptions are not granted automatically simply because a landlord believes one applies — the register requires supporting evidence, and a false or unsupported exemption claim leaves the landlord exposed to penalties as if no exemption existed at all.

High cost exemption: recommended measures would exceed the £3,500 cap.
All improvements made exemption: every relevant measure has been installed and the property still falls below E.
Wall insulation exemption: cavity, external or internal wall insulation would negatively affect the fabric of the building.
Third-party consent exemption: a tenant, freeholder or planning authority has refused necessary consent.
Devaluation exemption: an independent surveyor confirms the improvement would reduce the property's value by more than 5%.

How MEES interacts with new tenancies

The trigger points for MEES compliance are the grant of a new tenancy and the renewal of an existing one, alongside the extension of continuing compliance to sit-in tenancies more generally. A landlord planning to re-let a property that has sat empty for some time should check the current EPC rating before marketing, since an EPC that has lapsed or was borderline E at the last assessment may need updating, particularly if works have since been carried out or the property's condition has changed.

Check the EPC register for the current, in-date certificate before agreeing a new tenancy.
Where a certificate has expired, commission a new EPC before marketing the property.
Where the rating sits at F or G, resolve improvements or an exemption before granting the tenancy.
Keep evidence of any improvement works carried out, in case the rating is later queried.

Enforcement and penalties

Local authorities are responsible for enforcing MEES and can request evidence of compliance at any time, not only when a complaint is made. Where a property is found to be let in breach of the minimum standard without a valid exemption, the authority can issue a compliance notice followed by a civil penalty, and can publish details of the breach on the PRS Exemptions Register for a period.

Breach period	Typical penalty band
Less than 3 months	Up to £2,000 and/or publication of the breach
3 months or more	Up to £4,000 and/or publication of the breach
False or misleading exemption registration	Up to £5,000

Penalty bands are set by regulation; the amount actually charged is at the local authority's discretion within these limits.

Improving a property to reach band E

Most properties rated F or G can reach band E with relatively modest, low-cost measures, since the gap between the bands at the lower end of the scale is often smaller than landlords expect. The EPC itself lists recommended improvements in cost-effectiveness order, which is the sensible place to start before commissioning any survey or quotation.

Loft and cavity wall insulation are usually the two most cost-effective measures where currently missing.
Upgrading an old boiler or improving heating controls often lifts the rating meaningfully on its own.
Low-energy lighting throughout the property is a low-cost measure that can nudge the score upward.
Draught proofing and hot water cylinder insulation are inexpensive and frequently overlooked.

Getting the EPC right before you act

Every MEES decision starts from the current EPC rating, so an inaccurate or outdated assessment can lead a landlord to spend on unnecessary works, or worse, to wrongly believe a property already meets the standard. A fresh, accurately surveyed EPC that correctly records the construction, insulation and heating system in place is the foundation for any MEES compliance decision, including whether an exemption is genuinely justified.

Need an EPC before you can act on MEES?

Team EPC assesses rented properties across London and the Home Counties, with certificates lodged on the register the same or next working day, from £35.

Written by

Nabhan Islam

Head of Marketing & Commercial Lead

Reviewed by

Awais Sarwar, MSc

Accredited Energy Assessor — Accredited domestic and commercial energy assessor, listed on the EPC Register

11 min readLast reviewed 6 September 2026Facts verified 6 September 2026 Checked quarterly

Sources

The Energy Performance of Buildings (England and Wales) Regulations 2012 — legislation.gov.uk
Find an energy certificate — GOV.UK
The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 — legislation.gov.uk
Domestic private rented property: minimum energy efficiency standard — landlord guidance — GOV.UK

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