The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 have been enforced since 1 April 2020 across all new and existing private sector tenancies. The E rating minimum is not aspirational — it is a legal condition of letting. Local authorities are the enforcement body and can inspect, issue compliance notices, and impose civil penalties.
The Government has consulted on raising the minimum to EPC C — new tenancies by 2028, all tenancies by 2030 — but as of May 2026 this remains proposed legislation. EPC E is the current enforceable floor.
Which properties must comply?
MEES applies to all domestic private rented properties in England and Wales that are required to have an EPC. Almost all residential lettings fall within scope. Narrow exemptions from EPC requirements (listed buildings where compliance would unacceptably alter their character) carry through as MEES exemptions. Scotland has separate regulations under the Scottish Government.
- All assured shorthold tenancies (now periodic assured tenancies from 1 May 2026) in England and Wales
- Regulated tenancies
- Properties let on licences that are functionally equivalent to tenancies
- Properties let furnished or unfurnished — there is no exemption for furnished properties
The four MEES exemptions
A landlord can lawfully let an F or G rated property only if one of these four registered exemptions applies:
- Cost Cap exemption: all available improvements to reach EPC E would cost more than £3,500 (inclusive of VAT). The landlord must have obtained at least three quotes and implemented all measures costing less than the cap
- Third Party Consent exemption: the landlord has been refused consent by a superior landlord, leaseholder, local planning authority, or other third party, and cannot carry out improvements without that consent
- Wall Insulation exemption: a registered surveyor has confirmed that solid wall insulation would cause structural or other damage to the property
- New Landlord exemption: a six-month temporary exemption available to landlords who have recently become landlords through inheritance, repossession, or court order — gives time to bring the property up to standard
How to register an exemption
Exemptions are not self-certifying. Each exemption must be formally registered on the government's PRS Exemptions Register before the property is let or a tenancy is continued.
- Access the register at gov.uk/guidance/register-an-exemption-from-the-minimum-energy-efficiency-standards
- Gather supporting evidence before registering — quotes from contractors (for cost cap), written consent refusals (for third party), surveyor report (for wall insulation)
- Exemptions last 5 years except the New Landlord exemption which lasts 6 months
- An exemption registered by one landlord does not automatically transfer to a subsequent owner — the new landlord must register their own
Civil penalties
Local housing authorities enforce MEES and can issue civil penalty notices. The penalty structure is:
- Up to £2,000 for letting a sub-standard property for less than 3 months
- Up to £4,000 for letting a sub-standard property for 3 months or more
- Up to £1,000 for providing false or misleading information on the exemptions register or to an enforcement authority
- Maximum total per property: £5,000 — both a duration penalty and false information penalty can be levied simultaneously
The road to EPC C — what to plan for
Landlords with properties rated D, E, F, or G should begin planning improvement works now, ahead of proposed regulation changes:
- Government has proposed: EPC C minimum for new tenancies by 2028 and all tenancies by 2030
- Proposed higher cost cap of £15,000 per property — significantly more than the current £3,500 cap
- Common cost-effective improvements: loft insulation, cavity wall insulation, draught-proofing, LED lighting upgrades, smart thermostats
- Commission a new EPC after works to formally update the rating — the original EPC does not update automatically
- As of mid-2026, EPC E remains the legally enforceable minimum — do not treat EPC C as current law
Frequently asked questions
What is the minimum EPC rating to legally let a property in England?+
EPC E. Properties with ratings of F or G cannot lawfully be let to new or continuing tenants in England and Wales without a registered exemption on the PRS Exemptions Register.
What is the MEES fine for landlords?+
Up to £5,000 per property — £2,000 for sub-standard lettings under 3 months, £4,000 for 3 months or more, and £1,000 for publishing false information. Penalties are enforced by local authorities.
Can I let my F-rated property without making improvements?+
Only if you register a valid exemption on the PRS Exemptions Register. The most common exemptions are the £3,500 cost cap (where improvements to reach E cannot be justified within that budget) and third-party consent refusal. You cannot simply decide an exemption applies — it must be formally registered.
Will MEES be raised to EPC C?+
The Government has proposed raising the minimum to EPC C — new tenancies by 2028 and all tenancies by 2030 — with a higher £15,000 cost cap. As of mid-2026, EPC E remains the legally enforceable minimum. The EPC C proposal requires final legislation.
Does MEES apply in Scotland?+
Scotland has its own framework — the Energy Efficiency (Domestic Private Rented Property) (Scotland) Regulations. The English and Welsh MEES rules do not apply in Scotland. Scottish landlords should check current Scottish Government requirements separately.