The EPC rules have finally stopped moving
Landlords could be forgiven for feeling confused about energy-efficiency rules.
Over the past few years, different deadlines have been proposed, delayed, dropped and revived. Dates such as 2025, 2028 and 2030 have all appeared at different points.
Now there is something concrete to plan around.
In January 2026, the Government published its response to the consultation on improving the energy performance of privately rented homes.
The key deadline is:
1 October 2030.
By then, privately rented homes will need to meet the equivalent of EPC C under the future assessment system. Importantly, this will apply to all relevant tenancies, with no earlier 2028 deadline for new tenancies.
So has the proposed 2028 deadline gone?
Yes.
Earlier proposals suggested a two-stage introduction, with new tenancies complying sooner and existing ones following later.
That approach has been dropped.
The Government has confirmed a single compliance date of 1 October 2030, rather than introducing an earlier trigger when a property is re-let.
That gives landlords a clearer planning horizon, but it should not be mistaken for a reason to do nothing until 2029.
Four years can disappear quickly when improvements, tenancies, maintenance cycles and available contractors all need coordinating.
Will the new standard simply be today’s EPC C?
Not quite.
This is one of the more important changes.
The future standard will use a dual-metric approach rather than relying solely on the EPC rating landlords are familiar with today.
The first requirement will focus on the property’s fabric performance, meaning the parts of the building that affect how well it retains heat.
Once that standard has been met, landlords will then need to meet a second requirement based on either:
- a heating-system metric, or
- a smart-readiness metric.
The landlord will have discretion over which of those secondary standards to pursue.
In practical terms, this means the future regime is expected to put much greater emphasis on the building itself.
Insulation and heat retention matter before simply changing the heating system or installing technology.
How much could landlords have to spend?
The maximum required investment will be £10,000 per property.
That is significantly higher than the existing £3,500 cap associated with the current EPC E minimum standard.
However, £10,000 is a cap, not an estimate of what every landlord will need to spend.
The Government’s impact assessment estimates the average investment required at around £5,400 per property for homes below the future standard.
For lower-value properties there is additional protection.
A Property Value Adjustment Exemption means that, for homes worth less than £100,000, the relevant maximum investment can effectively be limited to 10% of the property’s value.
So, for example, a property worth £70,000 could have a maximum required investment of £7,000 rather than £10,000.
What happens if £10,000 still isn’t enough?
A landlord won’t necessarily be forced to keep spending indefinitely.
If the relevant improvements have been made up to the cost cap and the property still cannot meet the required standard, a cost-cap exemption can be registered.
That exemption will last for 10 years.
The Government has also confirmed 10-year periods for the Property Value Adjustment and certain other exemptions, while some other exemption types will generally have shorter durations.
The important point is that evidence will matter.
Invoices, EPCs, assessments and details of work carried out should all be retained carefully.
If you eventually need to rely on an exemption, the paperwork will be part of demonstrating what you have already done.
Already at EPC C? There is some good news
Landlords with properties already performing well haven’t been forgotten.
Properties achieving EER C or above on an existing-style EPC before 1 October 2029 can be treated as compliant with the future standard until that EPC expires.
That creates a useful incentive for landlords who are already close to EPC C.
It may be worth reviewing whether modest improvements now could secure a current C rating and provide a longer period of certainty.
What should landlords be doing now?
The best approach is likely to be gradual rather than reactive.
Start by understanding where every property currently sits.
If an EPC is approaching expiry, note the date. If a property is rated D or E, look at the recommendations rather than waiting until the deadline is close.
Then prioritise improvements that make sense as part of normal maintenance.
Loft insulation.
Wall insulation where appropriate.
Draught reduction.
Glazing.
Heating upgrades when an existing system reaches the end of its useful life.
Doing this work alongside planned refurbishments and void periods will usually be less disruptive than trying to upgrade several properties at once in 2029.
Landlords should also keep an eye on grant schemes and financial support. These change regularly, so the relevant options should be checked when work is actually being planned.
What does this mean for landlords in Thetford and Breckland?
The local impact will vary enormously from property to property.
A relatively modern home in Thetford may already be close to the required standard.
An older cottage elsewhere in Breckland could require a very different approach, particularly where solid walls, older glazing or non-standard construction are involved.
That is why portfolio-wide assumptions can be misleading.
Two properties with the same current EPC letter may not require the same work or investment.
The useful thing landlords have now is time.
The 2030 deadline is firm enough to plan around, while still far enough away to incorporate sensible improvements into existing maintenance and investment decisions.
The takeaway
The headline is simple:
Private rented homes need to meet the equivalent of EPC C by 1 October 2030.
There is no separate 2028 deadline for new tenancies.
The maximum required investment is £10,000 per property, with protections for lower-value homes and exemptions where the required standard cannot reasonably be reached within the cap.
For landlords, this is no longer a question of guessing which proposal might become law.
It is now a planning exercise.
And the landlords who use the next few years well are likely to find 2030 much easier than those who leave everything until the final stretch.
Frequently Asked Questions
What EPC rating will rental properties need by 2030?
Relevant privately rented homes will need to meet the equivalent of EPC C under the new energy-performance metrics by 1 October 2030. The future system will not simply rely on today’s EPC letter rating.
Is there still a 2028 EPC deadline for new tenancies?
No. The Government dropped the proposed earlier deadline for new tenancies. There is now one compliance date, 1 October 2030, for all relevant tenancies.
How much will landlords have to spend to reach EPC C?
The maximum required investment will be £10,000 per property, although the Government’s impact assessment estimates average spending of around £5,400 for homes currently below the required standard.
What happens if my rental property cannot reach the new EPC standard?
If the required improvements have been carried out up to the relevant cost cap and the property still falls short, the landlord may be able to register an exemption. The cost-cap exemption lasts for 10 years.
Do lower-value rental properties have a different EPC cost cap?
Potentially, yes. The Property Value Adjustment Exemption means landlords of homes worth under £100,000 may be required to invest no more than the lower of £10,000 or 10% of the property’s value before qualifying for the exemption.
Does my existing EPC C still count after 2030?
If the property achieves an Energy Efficiency Rating of C or above on a current-style EPC before 1 October 2029, that certificate can be recognised as compliant with the future standard until it expires.
Should landlords upgrade rental properties now or wait until 2030?
Waiting until the last minute is unlikely to be the most efficient approach. Landlords can use routine maintenance, refurbishment and void periods over the next few years to complete improvements gradually and spread the cost.
Does Location Location East offer landlord or property-management services?
Location Location East does not currently provide a lettings or property-management service. We publish landlord content to help local property owners understand important market, regulatory and property issues.
Sources
- GOV.UK, Improving the energy performance of privately rented homes: government response, published 21 January 2026.
- GOV.UK, Improving the energy performance of privately rented homes: impact assessment, updated January 2026.
Article by Andrew Overman | Partner | Location Location East
