EPC Exemptions for Landlords: The Register, the Caps and the Evidence
A private rental in England must have an EPC of at least band E unless the landlord has registered an exemption on the PRS Exemptions Register. Six exemptions are available today, most lasting five years, and the main one depends on having spent up to a £3,500 cap. When the standard rises to EPC C on 1 October 2030 the cap rises to £10,000 and the exemption to ten years. This guide sets out each exemption, the evidence it needs, the penalties for letting without one and how the 2030 rules change the picture.
In this guide
The rule today The six exemptions Getting the evidence right Penalties What changes for EPC C in 2030 Tax on the work Frequently asked questions SourcesThe rule today
Since 1 April 2020 a landlord cannot let a property rated F or G, including continuing an existing tenancy, unless a valid exemption is registered. If improvements are needed, the landlord must spend up to £3,500 including VAT on recommended measures; if that is not enough to reach E, the landlord installs what the cap allows and registers an exemption. Registration is online through GOV.UK One Login at the PRS Exemptions Register.
The six exemptions
| Exemption | When it applies | Evidence | Length |
|---|---|---|---|
| All relevant improvements made | The property is still below E after all relevant improvements, or after spending up to £3,500 | Invoices, EPC before and after | 5 years |
| High cost | The cheapest recommended measure would cost more than £3,500 | Three quotes from installers | 5 years |
| Wall insulation | The only measures left are wall insulation, and expert advice says it would damage the building | Written expert advice | 5 years |
| Consent | Consent from a tenant, freeholder, mortgage lender or planning authority was refused | The refusal or correspondence | 5 years, or until the tenancy ends for tenant refusal |
| Devaluation | A RICS surveyor says the measures would cut the property's value by more than 5 percent | Surveyor's report | 5 years |
| New landlord | You have recently become the landlord | Date you became the landlord | 6 months |
GOV.UK, Domestic private rented property: minimum energy efficiency standard, landlord guidance, updated 5 May 2026, checked 3 October 2026.
An exemption belongs to the landlord who registered it. When a property is sold the buyer cannot rely on the seller's entry, which is why the new landlord exemption exists: six months to get advice and either improve the property or register an exemption of their own. Note the expiry date of every exemption in the compliance calendar; when it ends, the property must meet the standard or a new exemption must be justified.
Getting the evidence right
- Quotes: for the high cost exemption, three quotes from installers for the cheapest recommended measure, each over £3,500.
- Spend: for all improvements made, invoices for every measure and a new EPC; keep them, because a council can ask.
- Consent: a written refusal, or a record of your request and the reply, from the tenant, freeholder, lender or planning authority.
- A current EPC: every exemption sits on top of a valid certificate. If yours has lapsed, start with a new one; see the EPC cost guide.
An exemption is not a way out of doing anything: the cheaper measures still have to be done up to the cap first. The sister site's guide to EPC ratings for landlords explains which measures move the rating most.
Penalties
| Breach | Maximum penalty |
|---|---|
| Letting a sub-standard property for less than 3 months | £2,000 and/or publication |
| Letting a sub-standard property for 3 months or more | £4,000 and/or publication |
| Registering false or misleading information | £1,000 |
| Failing to comply with a compliance notice | £2,000 |
| Maximum per property, all breaches | £5,000 |
GOV.UK minimum energy efficiency standard landlord guidance, updated 5 May 2026, checked 3 October 2026. Councils enforce.
What changes for EPC C in 2030
The government's response of 21 January 2026 raises the minimum to EPC C, or its equivalent on new metrics, for all tenancies by 1 October 2030. The exemption regime carries over with bigger numbers, as set out in our EPC C by 2030 cost guide:
| Today: band E | From 1 October 2030: band C | |
|---|---|---|
| Spending cap per property | £3,500 including VAT | £10,000 |
| Cost cap exemption lasts | 5 years | 10 years |
| Spend that counts | Recommended measures | Relevant measures since 1 October 2025, EPC assessments, and grants except Boiler Upgrade Scheme money |
| Maximum penalty | £5,000 per property | £30,000 per breach per property |
| Other exemptions | High cost, wall insulation, consent, devaluation, new landlord | Similar list, plus a specific solid wall insulation exemption |
From the government response of 21 January 2026 as summarised in our EPC C guide; the amended regulations were not yet in force on 3 October 2026.
Because spend since 1 October 2025 counts towards the £10,000, work done now is not wasted if the property later needs an exemption. Keep every invoice. The EPC C by 2030 planner estimates whether your property can reach C within the cap. A property's EPC and any exemption will also be held on the landlord database.
Tax on the work
Like-for-like replacements such as a new boiler or windows are usually repairs, deductible in the year; new insulation or a heat pump is usually capital. See the deductible expenses guide.
Frequently asked questions
What EPC exemptions can a landlord register?
Six: all relevant improvements made, high cost, wall insulation, consent, devaluation and new landlord. They are registered on the PRS Exemptions Register through GOV.UK One Login.
How long does an EPC exemption last?
Five years for most exemptions. The new landlord exemption lasts six months from the date you became the landlord, and a tenant consent exemption can end when the tenancy ends.
What is the EPC cost cap for landlords?
£3,500 including VAT under today's band E rule. The government plans a £10,000 cap per property for the EPC C standard from 1 October 2030, with a 10-year exemption once it is reached.
Does an EPC exemption transfer when I sell?
No. The exemption belongs to the landlord who registered it. A new landlord has a six-month exemption to improve the property or register their own.
What is the fine for letting a property below EPC E?
Up to £2,000 for under three months, £4,000 for three months or more, £1,000 for false information and £2,000 for ignoring a compliance notice, capped at £5,000 per property.
Sources
GOV.UK minimum energy efficiency standard landlord guidance, updated 5 May 2026; Improving the energy performance of privately rented homes: government response; Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015. Checked 3 October 2026. See the methodology.