Smart Meters in Rental Properties UK — Landlord Obligations, Consent, and EPC Impact

Who controls the smart meter — landlord or tenant?

The energy account holder controls the smart meter. Where the tenant pays their own energy bills and has their own account with an energy supplier, the tenant is the account holder and has the right to request smart meter installation. The landlord cannot refuse access for installation where the tenant has validly requested it from their supplier, provided reasonable notice is given.

Where the landlord pays energy bills directly — common in HMOs with a shared meter, serviced accommodation, or bills-included tenancies — the landlord is the account holder. In these cases the landlord is responsible for arranging smart meter installation if the energy supplier requires it, and controls the meter data and In-Home Display (IHD) settings.

The key distinction for landlords is therefore: who holds the energy account? Check your tenancy agreement. If energy bills are included in the rent, you are likely the account holder and you manage the smart meter relationship. If the tenant pays their own bills, they deal with the energy supplier directly and you cannot block their right to a smart meter.

• Tenant pays bills: Tenant is the account holder, controls the meter, and can request installation from their supplier — landlord cannot refuse
• Landlord pays bills: Landlord is the account holder and must manage smart meter installation and compliance themselves
• HMO shared supply: Landlord typically holds the communal energy account — smart meter obligations rest with the landlord
• Bills-included lets: Landlord as bill-payer controls the meter and is responsible for compliance
• Serviced accommodation: Smart meter is the landlord's responsibility as the energy account holder

Can a landlord refuse smart meter installation?

Where the tenant is the bill-payer, a landlord cannot lawfully prevent smart meter installation by refusing access to the property. The tenant has a right of access to the property for the purpose of installing a smart meter through their energy supplier, provided the tenant follows the notice requirements in the tenancy agreement for allowing access. A landlord who refuses access for installation may be in breach of the tenant's statutory rights and could face challenge.

Where the landlord is the bill-payer, the energy supplier will contact the landlord directly to arrange installation. Landlords in this position are expected to cooperate with energy suppliers. Persistent refusal to allow installation where the landlord holds the account may affect the landlord's energy tariff access and could have consequences under the smart metering obligations applicable to energy suppliers.

There are legitimate grounds for a landlord to request a delay in installation — for example, where the timing conflicts with a property refurbishment, where the meter location is unsafe or inaccessible, or where a lease condition requires consent for property alterations. These are delay grounds, not grounds for permanent refusal. Landlords should communicate any practical concerns to the energy supplier and agree an alternative date.

• Cannot refuse where tenant is bill-payer: The tenant's right to have a smart meter is with their energy supplier, not dependent on landlord permission
• Reasonable notice for access still applies: Energy suppliers and tenants must give the landlord reasonable notice before a metering visit, per the tenancy agreement
• Landlord as bill-payer: Landlord must cooperate with supplier installation requests — persistent refusal may have tariff and compliance consequences
• Legitimate delays: Refurbishment, unsafe meter access, or lease restrictions may justify a temporary delay — not a permanent refusal
• Communicate practical issues: Contact the energy supplier to agree an alternative installation date if there is a genuine practical barrier

Smart meter data — what landlords and tenants can access

Smart meters record energy consumption data and can transmit it in near-real-time to the energy supplier. The In-Home Display (IHD) shows usage data in the property. Under the Smart Metering Installation Code of Practice (SMICoP) and data protection law, the energy supplier can only share detailed smart meter data with the account holder unless the account holder has consented to sharing with a third party.

Where the tenant is the account holder, the landlord has no automatic right to access the tenant's smart meter data. The tenant's energy consumption data is their personal data and the landlord cannot require the tenant to share it without a legitimate basis under GDPR. Landlords who include a clause in the tenancy agreement requiring tenants to share smart meter data without consent may face challenge under the Tenant Fees Act 2019 (if the requirement is framed as a condition of the tenancy) or GDPR.

Where the landlord is the account holder (HMO, bills-included lets), the landlord has full access to their own energy account data including smart meter readings. Landlords should use this data to monitor energy consumption, identify unusual spikes that may indicate damp or heating problems, and support accurate billing of bills-inclusive arrangements.

• Account holder accesses data: Only the account holder has automatic access to smart meter consumption data — the tenant where they pay their own bills
• No landlord right to tenant data: Landlords cannot require tenants to share their smart meter data without valid consent
• GDPR applies: Requiring data sharing as a tenancy condition without consent may breach GDPR and Tenant Fees Act principles
• Landlord-held accounts: Where landlord pays bills, landlord has full access to their meter data and should use it for consumption monitoring
• Half-hourly data: Some tariffs use half-hourly smart meter data for pricing — account holder consent is required for this level of data sharing with third parties

Smart meters and EPC ratings — what landlords need to know

Smart meters themselves do not directly improve a property's Energy Performance Certificate (EPC) rating. The EPC is based on the property's structural characteristics, insulation, and heating system — not on how energy consumption is monitored. Installing a smart meter will not move your EPC rating from Band D to Band C.

However, smart meters are indirectly relevant to EPC compliance in several ways. First, smart meter data can provide accurate evidence of actual energy consumption, which may support claims about the property's efficiency. Second, smart tariffs enabled by smart meters (such as time-of-use tariffs) can reduce energy costs for tenants and landlords, making energy-efficient heating systems (particularly heat pumps) more economical to run. Third, some heat pump and solar panel systems require smart meter connectivity to operate at maximum efficiency.

Landlords targeting EPC Band C compliance under the proposed 2030 MEES target should focus on structural improvements — insulation, heating systems, solar panels — rather than expecting smart meter installation to move the needle on the EPC. The EPC assessor uses the SAP (Standard Assessment Procedure) methodology, which evaluates the building's physical characteristics, not its smart monitoring capability.

• Smart meters do not change EPC ratings: EPC is based on building characteristics, not monitoring — a smart meter alone will not improve a Band D or E rating
• Indirectly relevant: Smart tariffs can make heat pumps and renewables more cost-effective to run, supporting the case for those EPC-improving investments
• Heat pump compatibility: Some heat pump systems benefit from smart meter connectivity for optimised scheduling and time-of-use tariff integration
• Focus on structural improvements: For MEES Band C compliance by 2030, prioritise insulation, heating upgrades, and solar panels — not meter type
• EPC re-assessment: Always commission a new EPC after energy efficiency improvements — the meter type is not part of the SAP calculation

Practical steps for landlords at the start and end of a tenancy

At the start of a new tenancy, landlords should record whether the property has a smart meter or a traditional meter. If the property has a smart meter, note the meter serial number and ensure the In-Home Display (IHD) is in the property and functional. If the property has a traditional meter and the tenant will be the bill-payer, inform the tenant that they may request a smart meter upgrade from their chosen energy supplier.

At the end of a tenancy, if a smart meter has been installed during the tenancy, the meter stays with the property. Landlords should: take a smart meter reading on the checkout date; ensure the previous tenant has closed their energy account and that the account is transferred back to the landlord for the void period; contact the energy supplier to register as the account holder during the void; and ensure the IHD is left in the property for the next tenant.

Where a smart meter was installed during a tenancy and the new tenant takes a different energy supplier, note that SMETS1 smart meters can sometimes lose smart functionality when switching suppliers. SMETS2 meters (the current standard) maintain smart functionality across supplier switches via the DCC network. Confirm with the energy supplier whether the meter is SMETS1 or SMETS2 to advise tenants on switching implications.

• Move-in: Record meter type and serial number; note IHD presence and condition in the inventory
• Tenant as bill-payer: Inform tenants at move-in that they may request smart meter upgrade from their energy supplier
• Move-out: Take a smart meter reading; ensure previous tenant closes their account; register as account holder for the void period
• IHD stays with the property: The In-Home Display must remain in the property — include it in the inventory
• SMETS1 vs SMETS2: SMETS2 meters maintain smart functionality when switching supplier; SMETS1 meters may revert to dumb mode — check the meter type and advise tenants accordingly

Frequently asked questions