EPC F or G Rating as a Landlord: What You Must Do

You Cannot Legally Let a Band F or G Property

Since 1 April 2020, it has been unlawful to let any domestic property in England with an EPC rating of Band F or Band G. This applies to new tenancies, renewals, and continuing tenancies alike — there is no exemption for long-standing lets.

The only way to legally let a sub-E property is to either improve it to Band E or register a valid exemption on the PRS Exemptions Register. Doing neither and continuing to collect rent means you're in breach of the MEES Regulations from the first day.

The Penalties Are Real

Local housing authorities enforce MEES through compliance notices and civil penalties:

Councils can also publish your name and breach details on a public register. Enforcement varies by borough, but any council can act — and proactive ones cross-reference EPC data against tenancy records to find non-compliant properties.

Route 1: Improve the Property to Band E

This is the straightforward path. Follow the EPC recommendation report and install improvements up to the £3,500 cost cap (inclusive of VAT):

1. Review the recommendations on your current EPC — the report lists specific measures with estimated costs
2. Check grant eligibility (ECO4, Great British Insulation Scheme, Warm Homes: Local Grant) for your property or tenant
3. Get written quotes from qualified, TrustMark-accredited contractors
4. Install all recommended measures you can afford within the cap
5. Commission a fresh EPC assessment after the work
6. If the new rating is Band E or above, you're compliant

Common quick wins that often push a Band F into Band E: loft insulation top-up (£300–£600), cavity wall insulation (£800–£1,500), boiler upgrade or controls (£500–£3,500), and LED lighting throughout (£100–£300).

Route 2: Register an Exemption

If you can't reach Band E within the £3,500 cap, you register an exemption. You still have to spend — the regulations require you to install every recommended improvement achievable within the cap, even if they don't get you to Band E. Only after that spending (or demonstrating the cheapest measure alone exceeds the cap) can you register.

The six exemption routes: High Cost, All Relevant Improvements Made, Wall Insulation Unsuitability, Third-Party Consent Denied, Property Devaluation, and New Landlord (temporary, 6 months). Each requires specific documentary evidence uploaded to the GOV.UK PRS Exemptions Register.

What You Should Not Do

Don't ignore it and hope the council doesn't notice. Enforcement is increasing, and some councils proactively audit private rented sector properties.

Don't assume a valid EPC protects you. A valid certificate showing Band F is proof of non-compliance, not a licence to let.

Don't rely on an informal excuse. Having three quotes over the cap or a freeholder who refused consent means nothing unless it's formally registered on the exemptions register. The registration is the legal defence.

Don't wait for the 2030 reforms. The current Band E rule and £5,000 penalties are in force today. The 2030 Band C standard and £30,000 penalties are separate and additional.

Our EPC and Energy Efficiency Compliance Guide covers both routes step by step — the improvement sequence, every exemption with its evidence checklist, the spend tracker, and the 2030 planning — so you can resolve a Band F or G rating methodically rather than under pressure.

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