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Your EPC rating determines your property’s energy efficiency and starting 2028, it may determine whether you can legally rent your home. Despite this importance, most people don’t understand what their EPC rating means, why it matters, or how to improve it cost-effectively.
This comprehensive guide breaks down EPC ratings from A to G, explains what they mean for your bills and property value, clarifies the 2028 and 2035 proposed deadlines, and shows exactly how retrofit measures improve your rating. Whether you’re a landlord facing MEES regulations, a homeowner planning to sell, or simply wanting to reduce energy bills, understanding your EPC rating is essential.
EPC Ratings Explained: Your Complete Guide to Energy Performance Certificates (2025)
In this guide, you’ll learn:
- What EPC ratings are and why they exist
- The A-G scale explained (what each rating means for bills and property value)
- 2028 rental proposed deadline and 2035 gas boiler ban details
- How to improve your EPC rating cost-effectively
- What affects your EPC score (7 key factors)
- How to get and interpret your EPC report
- Action plans based on your current rating
What Is an EPC Rating? (And Why It Exists)
The Simple Explanation
EPC = Energy Performance Certificate. It’s an official rating of how energy-efficient your home is, scored from A (best, most efficient) to G (worst, least efficient). Think of it like a food label for your home’s energy performance.
Key facts:
- Legal requirement: You must have a valid EPC whenever you sell or let a property
- Cost: £100-£200 for the assessment
- Validity: 10 years from issue date
- Penalty: £200 fine for selling/renting without valid EPC
Why EPCs Exist
EPCs were introduced under EU regulations (UK adopted them in 2007, kept them post-Brexit) to provide transparency about property energy efficiency. The goals are:
- Consumer information: Buyers and tenants should know what energy bills to expect
- Climate policy: EPC ratings drive UK’s net-zero 2050 target all homes need to reach EPC C by 2035
- Market transformation: Energy-efficient homes command premium prices, incentivizing improvements
Who Issues EPCs?
Only accredited domestic energy assessors can issue EPCs. They:
- Conduct 1-2 hour property survey
- Measure dimensions, record heating systems, check insulation
- Use RdSAP calculation methodology (standard assessment procedure)
- Produce certified report registered on government EPC register
Find an assessor: Search the official government EPC register at epcregister.com or elmhurstenergy.co.uk/find-an-assessor
The EPC Scale: A to G Explained
| Rating | Score | Status | Typical Annual Bills |
|---|---|---|---|
| A (92-100) | Exceptional | Rare (<1% of UK homes) | £400-£600 |
| B (81-91) | Very good | Target by 2035 (5-8%) | £700-£900 |
| C (69-80) | Good | Rental planned standard 2028 (not yet forced and it may evolve) | £1,100-£1,400 |
| D (55-68) | Average | UK median (40-45%) | £1,500-£1,800 |
| E (39-54) | Poor | Need action (15-20%) | £2,000-£2,500 |
| F (21-38) | Very poor | Problematic (3-5%) | £2,500-£3,500 |
| G (1-20) | Extremely poor | At risk (<1%) | £3,500+ |
What Each Rating Means (In Plain English)
A Rating (92-100 points): Your home is extremely energy-efficient. Likely modern Passivhaus or new build with heat pump, triple glazing, and excellent insulation. Energy bills £400-£600 annually. Property value premium: +10-15%. Less than 1% of UK homes achieve this.
B Rating (81-91 points): Your home is very energy-efficient. Typically homes built post-1990 or well-retrofitted older properties. Heat pump with good insulation, or modern gas heating with excellent fabric efficiency. Energy bills £700-£900 annually. Property value premium: +5-8%. This is the UK government’s 2035 target for all homes, but this is not currently a legal requirement for every property.
C Rating (69-80 points): Your home is reasonably efficient the compliance threshold. Achievable through comprehensive retrofit (insulation + heat pump upgrade) of typical 1970s-1980s home. Energy bills £1,100-£1,400 annually. Current rules require rented homes to be at least EPC E. The government has announced plans for all private rented homes to reach EPC C by 2030 (with new tenancies earlier), but these changes are not yet in force and may evolve. Property value: neutral to +3% premium.
D Rating (55-68 points): Your home is average about median for UK housing stock. Typical of 1970s-1980s properties with basic double glazing and some loft insulation but gas heating and modest wall insulation. Energy bills £1,500-£1,800 annually. 40-45% of UK homes are D-rated. Requires improvement to meet 2028-2035 compliance.
E Rating (39-54 points): Your home is inefficient. Common in pre-1960s properties with minimal updates original single glazing, poor insulation, old heating systems. Energy bills £2,000-£2,500 annually (50-70% higher than necessary). 15-20% of UK homes. High fuel poverty risk. Urgent retrofit recommended.
F Rating (21-38 points): Your home is very inefficient. Typically very old properties with solid walls, single glazing, minimal insulation, inefficient heating. Energy bills £2,500-£3,500 annually. Only 3-5% of UK homes this low. Very high fuel poverty risk. Damp and mold common due to poor thermal performance.
G Rating (1-20 points): Your home is extremely inefficient. Rare (<1% of homes) mostly listed buildings, very old properties, or properties in severe disrepair. Energy bills £3,500+ annually. Health risks significant (damp, mold, poor indoor air quality). Immediate retrofit essential.
Key insight: If your home is rated D or below, you’re spending 50-100% more on heating than necessary compared to a C-rated home.
What Affects Your EPC Rating?
Seven factors determine your EPC score. Understanding these helps you prioritize retrofit spending for maximum rating improvement.
1. Building Fabric (Insulation & Glazing) – Biggest Impact
Insulation quality and glazing type affect 40-50% of your EPC score:
- Loft insulation: 270mm recommended (older homes often have <100mm)
- Wall insulation: Cavity wall vs solid wall (solid walls lose 33% more heat)
- Floor insulation: Often overlooked but significant in suspended timber floors
- Windows: Single glazing vs double vs triple (triple adds 5-10 EPC points)
2. Heating System – Large Impact
Your heating system type dramatically affects rating:
- Heat pumps: Score highest (A/B achievable with good insulation)
- Modern gas boiler (condensing): C-D typical
- Old gas boiler (non-condensing): D-E typical
- Electric storage heaters: E-F typical (expensive to run, low efficiency)
- Oil heating: D-E typical
3. Hot Water System
- Combi boiler: Scores well (instant hot water, no tank losses)
- Hot water cylinder with insulation: Good if well-insulated
- Old uninsulated cylinder: Loses 5-10 EPC points
4. Lighting
- LED lighting throughout: Adds 3-5 EPC points
- Mix of LED and halogen: Neutral impact
- Old incandescent bulbs: Loses 3-5 points (now rare due to ban)
5. Ventilation & Air Tightness
- Mechanical ventilation with heat recovery (MVHR): Improves rating significantly
- Standard extraction: Neutral
- No mechanical ventilation: Slightly negative (assumes natural ventilation heat loss)
6. Renewable Energy
- Solar PV panels: Can improve rating 1-2 grades depending on system size
- Solar thermal (hot water): Moderate improvement
- No renewables: Limits rating ceiling to C-D range typically
7. Property Age & Construction Type
- Pre-1920: Typically D-E-F range (solid walls, challenging to insulate)
- 1920-1960: Typically D-E range
- 1960-1990: Typically D range
- 1990+: Typically C range (built to better Building Regulations)
- Terraced/semi: Rate better than detached (fewer external walls losing heat)
The 2028 & 2035 Proposed Deadlines Explained
2028 MEES Proposed Deadline (Rental Properties)
What’s happening: From 2028, all privately rented properties proposed to achieve minimum EPC C rating under updated MEES (Minimum Energy Efficiency Standards) regulations. Current rules require rented homes to be at least EPC E. The government has announced plans for all private rented homes to reach EPC C by 2030 (with new tenancies earlier), but these changes are not yet in force and may evolve
Who it affects: Private landlords with rental properties currently rated D, E, F, or G
Current rule: Properties must already meet EPC E minimum (since 2020)
New rule (2028): Properties proposed to reach EPC C
Penalties for non-compliance:
- Up to £6,000 fine per property
- Cannot legally let the property
- Enforcement through local authorities
Impact: Approximately 3-5 million rental properties currently below EPC C will require retrofit .
Timeline for landlords:
- 2025-2026: Plan retrofit, get quotes, apply for grants
- 2027: Complete retrofit work
- 2028: Proposed deadline (The date has been pushed back and not yet forced)
2035 Gas Boiler phase out (All Properties)
What’s happening: The government has previously indicated an intention to phase out new fossil fuel heating systems around the mid-2030s, but specific rules for existing homes are still evolving. There is currently no confirmed legal ban preventing you from installing a replacement gas boiler in an existing home..
What it means: All replacement heating systems must be low-carbon alternatives:
- Air source heat pumps
- Ground source heat pumps
- Hybrid systems (heat pump + boiler)
- Hydrogen boilers (if hydrogen network ready)
- District heating connections
Who it affects: Anyone whose gas boiler fails after 2035 requiring replacement
Important clarification: Existing gas boilers can continue operating you’re not forced to replace working boilers. The ban only applies to NEW installations.
Cost impact: Heat pumps currently cost £8,000-£12,000 (vs £2,000-£3,000 for gas boiler replacement). However, £7,500 Boiler Upgrade Scheme grant reduces actual cost to £3,500-£7,500—comparable to boiler replacement.
Timeline to 2035
- 2025-2027: Best time to retrofit (grants available, installer capacity available)
- 2028: Current rules require rented homes to be at least EPC E. The government has announced plans for all private rented homes to reach EPC C by 2030 (with new tenancies earlier), but these changes are not yet in force and may evolve
- 2029-2034: Mass retrofit acceleration (expect higher costs as demand surges)
- 2035: The government has previously indicated an intention to phase out new fossil fuel heating systems around the mid-2030s, but specific rules for existing homes are still evolving. There is currently no confirmed legal ban preventing you from installing a replacement gas boiler in an existing home.
How to Get & Interpret Your EPC Report
How to Get an EPC
- Find accredited assessor: Search official government register (epcregister.com) or check Elmhurst Energy, Stroma Certification, or Quidos registers
- Book assessment: Cost £100-£200, takes 1-2 hours
- Assessor visits: Measures property, records heating/insulation/windows
- Report issued: Usually same day, valid 10 years
- Registered officially: Appears on government EPC register within 5 days
What Your EPC Report Shows
- Current rating: Your A-G grade and numerical score
- Potential rating: What you could achieve if all recommendations implemented
- Energy usage estimate: kWh/year and annual cost estimate
- Carbon emissions: Tonnes CO2/year
- Breakdown by system: Performance scores for heating, hot water, lighting, etc.
- Recommendations: Prioritized list of improvements with estimated costs and impact
Key Metrics to Check
1. Your current rating vs potential rating gap: Large gap (e.g., D→B) means significant improvement possible. Small gap (e.g., C→C+) means limited cost-effective improvements available.
2. Estimated annual energy costs vs actual bills: If EPC estimate is significantly lower than actual bills, you may have behavioral factors (high thermostat settings, poor heating controls) increasing consumption beyond building fabric issues.
3. Environmental impact rating: Separate from energy efficiency rating shows carbon emissions. Heat pumps dramatically improve this even if energy efficiency rating only modestly improves.
Action Plan: What To Do Based On Your EPC
If You’re EPC A or B: Congratulations!
You’re already compliant with current regulations and well-placed for likely future standards assuming current policy direction stays broadly similar. Your property commands premium value (5-15% more than D-rated equivalents). Focus on maintaining efficiency—service heat pump annually, check insulation remains effective.
If You’re EPC C: You’re Compliant (For Now)
No urgent action needed unless:
- Planning to sell in 5+ years: Consider C→B upgrade for 5-8% property value premium
- High energy bills despite C rating: Get thermal survey to identify performance gap
If You’re EPC D:
Timeline: Start planning retrofit by 2025-2026, complete by 2027
Recommended measures:
- Loft and cavity wall insulation (if not already done)
- Heat pump installation (with £7,500 BUS grant)
Expected cost: £12,000-£20,000 before grants, £5,000-£12,000 after grants (30-50% reduction)
Benefits: Better property value, 30-40% lower energy bills.
If You’re EPC E, F, or G: Urgent Action Required
Recommendation: Start retrofit planning NOW (2025)
Why urgency:
- May need phased retrofit (costs spread over 2-3 years)
- Installer capacity constrained booking gets harder closer to the deadline.
- Grant funding may reduce or end retrofit while financial support available
Grant eligibility: You may be eligible for grants such as ECO4, the Great British Insulation Scheme or Warm Homes: Local Grant, depending on your EPC, income, tenure and location. Always check current criteria on GOV.UK or with your local authority.
Expected improvement: E/F/G→C achievable through comprehensive retrofit (insulation + heat pump + potentially windows)
How to Improve Your EPC Rating
The Retrofit Hierarchy (Most Impact per £)
Not all retrofit measures improve EPC ratings equally. Here’s the ROI ranking for EPC improvement:
1. Insulation (Loft, Cavity, Solid Wall) – 1-2 grade improvement per measure
- Cost: £500-£15,000 (varies by insulation type)
- EPC impact: Large (10-20 points per measure)
- Recommendation: DO THIS FIRST highest impact per pound
- Example: D→C achievable with good insulation alone (loft + walls)
2. Heating System Upgrade (Gas Boiler → Heat Pump) – 1-2 grade improvement
- Cost: £3,500-£7,500 (after £7,500 BUS grant)
- EPC impact: Large (15-25 points)
- Recommendation: DO AFTER insulation heat pumps perform best in insulated homes
- Example: C→B achievable when paired with comprehensive insulation
3. Renewable Energy (Solar Panels) – 1-2 grade improvement
- Cost: £4,000-£10,000
- EPC impact: Moderate to large (10-20 points depending on system size)
- Recommendation: DO AFTER heat pump for optimal system design
- Example: B→A achievable with heat pump + 4-6kW solar system
4. Glazing Upgrade (Single → Double/Triple) – 0-1 grade improvement
- Cost: £3,000-£8,000
- EPC impact: Small (5-10 points—windows only 10-15% of heat loss)
- Recommendation: DO LAST lowest priority for EPC improvement
5. Lighting (Halogen → LED) – 0-1 grade improvement
- Cost: £100-£300 (replacing all bulbs)
- EPC impact: Small (3-5 points)
- Recommendation: Quick win cheapest upgrade, do immediately
Example Retrofit Journey: D→C Rating
Starting point: Semi-detached 1970s home, EPC D (60 points), gas boiler, basic loft insulation, cavity walls, double glazing
Path 1: Insulation-first approach (cheaper)
| Step | Measure | Cost | Rating Change |
|---|---|---|---|
| 1 | Top-up loft insulation to 270mm | £700 | D (60) → D+ (64) |
| 2 | Add cavity wall insulation | £2,000 | D+ (64) → C (70) |
Total cost: £2,700 (potentially £0 with ECO4 may grant for eligible households)
Path 2: Heat pump approach (faster if already insulated)
| Step | Measure | Cost | Rating Change |
|---|---|---|---|
| 1 | Install air source heat pump | £3,500-£7,500 (after BUS grant) | D (60) → C (72) |
Key insight: Two paths to EPC C insulation-first is cheaper but slower; heat pump delivers faster improvement if home already has reasonable insulation.
Final Thoughts
EPC ratings are the UK government’s primary tool for driving energy efficiency improvements toward net-zero targets. The A-G scale rates your home’s theoretical energy efficiency, with C being the critical threshold may be mandatory for rental properties from 2028 and recommended for all properties by 2035. Understanding your current rating and the cost-effective path to improvement is essential whether you’re a landlord facing proposed deadlines, a homeowner planning to sell, or simply wanting to reduce energy bills.
The most cost-effective improvement path follows this sequence: insulation first (loft and walls deliver highest impact per pound), then heat pump installation (works best in insulated homes), finally windows and solar panels. For EPC D properties, achieving C rating typically costs £5,000-£12,000 after grants a worthwhile investment given property value premiums (C-rated homes sell for 5-10% more than D-rated equivalents) and energy savings (30-40% reduction in heating costs).
Landlords with D-rated or below properties should start retrofit planning in 2025-2026 to avoid the rush, secure grant funding, and ensure compliance. Owner-occupiers benefit from retrofitting now rather than waiting current grant schemes (BUS £7,500, ECO4 up to £30,000) may not be available indefinitely, and installer capacity will become constrained as deadline approaches.
Check your EPC rating now. Find your property’s current EPC on the government register, then use Havnwright’s Renovation Calculator to estimate retrofit costs for achieving EPC C compliance. Get personalized recommendations and grant eligibility information.
Frequently Asked Questions
What is an EPC rating UK?
An EPC (Energy Performance Certificate) rating is an official score from A (most efficient) to G (least efficient) showing how energy-efficient your property is. It’s required by law when selling or renting most homes in the UK, and buyers or tenants must be able to see it when the property is marketed. EPCs are currently valid for 10 years and typically cost around £60–£120, depending on property size and location. The current legal minimum for privately rented homes in England and Wales is EPC band E, and the government is moving towards a higher minimum of band C for private rentals by around 2030, with 2028 being discussed as the start date for new tenancies.
What is a good EPC rating?
EPC C (69–80 points) is generally considered a “good” rating for most UK homes. It’s above the current legal minimum for rentals (E) and broadly in line with government plans to push the private rented sector towards EPC C by 2030. EPC B (81–91 points) is “very good” and aligns with longer-term climate targets, while EPC A (92+) is “exceptional” but still relatively rare. Today, many existing homes still sit around EPC D, which leaves room for improvement.
What is the 2028 EPC deadline?
2028 is widely discussed as the year when new private rented tenancies in England and Wales may need to reach at least EPC band C, with all private rented homes expected to follow by around 2030 under current government plans and consultations. However, as of 2025 the only firm legal requirement in force is still a minimum of EPC E for privately rented properties. The 2028 and 2030 dates should be seen as planned future rules rather than law that already applies today, but landlords who plan for EPC C now are positioning themselves ahead of likely regulation.
How do I improve my EPC rating?
The fastest way to improve your EPC rating is to focus on insulation and heating. Start with insulation: loft insulation (£500–£1,500) and cavity or solid wall insulation (£1,500–£15,000) usually deliver the biggest jump per pound spent. Then consider heating upgrades such as switching from an old gas boiler to a modern condensing boiler or a heat pump, which can add one or two EPC bands once insulation is in place. Quick wins like LED lighting, smart heating controls, draught-proofing and cylinder insulation are low-cost improvements that can help push a D/E property into C territory, and renewables such as solar PV and sometimes solar thermal can further improve your rating and reduce bills. For a typical D-rated home, a combination of better insulation and a heating upgrade often delivers a move to C.
What does EPC D rating mean?
An EPC D rating (55–68 points) is roughly around the current UK average. Many 1970s–1990s houses sit in band D, with some insulation and double glazing but clear scope to reduce heat loss and running costs. Energy bills for a D-rated home will usually be higher than a comparable C-rated property, especially for heating. If proposed rules for rentals go ahead, D-rated rental properties will likely need upgrades to reach C by around 2030, even though they currently meet the legal minimum of E.
How much does it cost to improve EPC from D to C?
Improving a typical home from EPC D to C usually costs £12,000–£20,000 before grants, with £5,000–£12,000 being a realistic out-of-pocket range once grants and support are included. Common measures include loft insulation top-up (around £500–£1,500), cavity wall or internal wall insulation (£2,000–£8,000), and a heating system upgrade or heat pump (£3,500–£7,500 after Boiler Upgrade Scheme grant, where eligible). Lower-income households and certain property types may qualify for schemes like ECO4 or the Great British Insulation Scheme, which can cover a large share of upgrade costs.
Is EPC C enough for 2028?
EPC C is more than enough to meet current legal requirements, which are set at a minimum of E for rentals, and is the level the government is working towards as the likely minimum standard for private rented homes by 2030. If the proposed changes are implemented as planned, EPC C will be sufficient for both the 2028 new tenancy milestone and the 2030 all tenancies milestone. For most landlords and homeowners, aiming for C now is a sensible balance of compliance, comfort and future-proofing.
What happens if I don't upgrade my EPC by 2028?
Under today’s rules, if your rented property in England or Wales has an EPC below E and you let it without an approved exemption, the local authority can fine you up to £5,000 per property for non-compliance with MEES, require you to bring the property up to the minimum standard, and in serious cases restrict your ability to continue letting until improvements are made. If future rules raise the minimum to EPC C, similar enforcement is expected for properties that remain below C once the new deadlines take effect. Even before any new laws bite, low EPC ratings can make a property harder to let, reduce its sale price and create pressure for more expensive last-minute upgrades closer to any future deadlines.
Does EPC rating affect property value?
Yes, multiple UK studies show that more energy-efficient homes tend to sell for more. Government-commissioned research has found that homes with higher EPC bands, such as C and above, can sell for around 10–14% more than otherwise similar G-rated homes, while more recent market analysis shows modest premiums for A/B-rated homes compared with D and discounts for F/G-rated properties. The exact premium or discount varies by region and market conditions, but buyers, lenders and surveyors are increasingly treating EPC as a real factor in valuation. Improving from a poor rating to C or better can therefore help both your running costs and long-term property value.
How long does an EPC last?
In England and Wales, an EPC currently lasts for 10 years from the date of issue and can be reused within that period. You don’t need a new EPC every time you change tenant or put the property on the market, provided the existing certificate is still in date. Most domestic EPCs now cost about £60–£120 for a typical home, depending on size, location and provider, with larger or more complex properties at the upper end of that range. It’s often worth commissioning a fresh EPC after major improvements so that your rating reflects the upgraded performance.
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