MEES exemptions explained: letting legally below the minimum EPC
If a rented property can't reach the minimum EPC standard — or can't reach it at reasonable cost — the law doesn't force you to sell. It lets you register an exemption on the public PRS Exemptions Register and keep letting. This guide covers the exemptions that exist today under the EPC E standard, then separately explains the government's announced EPC C policy for 1 October 2030. That future policy remains subject to Parliamentary approval.
How exemptions work
Exemptions are self-registered on the PRS Exemptions Register — the public EPC exemptions register — with evidence uploaded to support the claim. Three things catch landlords out: the register is public, exemptions don't transfer when a property is sold or a new landlord takes over, and registering a false or unsupported exemption is itself a penalty offence.
The exemptions available today (EPC E standard)
| Exemption | When it applies | Lasts |
|---|---|---|
| "All improvements made" / £3,500 cost cap | You've made every relevant improvement possible within £3,500 (inc VAT) and the property is still below E | 5 years |
| High cost | No improvement can be made because even the cheapest recommended measure exceeds £3,500 | 5 years |
| Wall insulation | Written expert advice says cavity, external or internal wall insulation would damage the property | 5 years |
| Third-party consent | A tenant, freeholder, planning authority or lender refuses consent for the works | 5 years or until consent issue ends |
| Devaluation | A RICS surveyor confirms the works would reduce the property's value by more than 5% | 5 years |
| New landlord | You've just become the landlord in specific circumstances (e.g. inheriting a tenancy) | 6 months |
What the government has announced for 2030
The following points describe future government policy, not current law. They remain subject to Parliamentary approval; landlords should check the legislation in force before relying on a future exemption.
- The cost cap would rise to £10,000, with a ten-year exemption. Under the announced policy, landlords would spend up to £10,000 on relevant improvements; if the property still fell short, they could register an exemption valid for ten years. Qualifying spend from 1 October 2025 would count towards the cap, excluding fossil-fuel heating.
- An announced lower cap for low-value homes. Properties valued under £100,000 would have an affordability cap of 10% of the property's value instead of the full £10,000.
- The proposed maximum penalty would rise. The government intends fines of up to £30,000 per property per breach for letting a non-compliant property without a valid exemption, compared with a maximum of £5,000 today.
Frequently asked questions
Where is the MEES exemption register?
Exemptions are registered on the PRS Exemptions Register on GOV.UK. Registration is self-service, entries are public, and evidence must be uploaded to support the claim.
How long does a MEES exemption last?
Most current exemptions last five years; the new-landlord exemption lasts six months. Under the government's announced 2030 policy, a ten-year exemption would be available after capped spending — that future policy remains subject to Parliamentary approval.
Sources
- MEES landlord guidance (including exemptions) — GOV.UK
- Improving the energy performance of privately rented homes — government response (Jan 2026)