New EPC rules: planned reform and four metrics, explained

Last updated 27 July 2026·Applies to England & Wales

The government has confirmed that the reformed domestic EPC regime is planned to launch in the second half of 2027 with four headline metrics. A HEM-based EPC methodology is still under development, so this guide separates the confirmed reform direction from implementation detail that may still change.

How today's EPC works

A current EPC scores a property from 1–100 using RdSAP, and the score is driven largely by estimated energy cost. Band D covers 55–68 points and band C starts at 69. That cost basis has a known quirk: measures that cut bills (like solar panels) can flatter the score without improving how well the building itself retains heat.

What the reformed EPC regime is planned to measure

The confirmed reform direction has four headline metrics:

  • Fabric performance — how well the walls, roof, windows, floors and airtightness retain heat. This is the headline, "fabric-first" measure.
  • Heating system — the efficiency and type of the heating.
  • Smart readiness — how well the home can use smart tariffs, storage and flexible energy.
  • Energy cost — the running-cost view, closest to today's score.

The intended timeline

  • Second half of 2027 — the government's planned launch timing for the reformed domestic EPC regime.
  • Parallel running until at least October 2029 — the government's announced transition intends current-style and reformed EPCs to run side by side.
  • Grandfathering before October 2029 — the government's announced transition says a current-style C achieved before the cut-off would be treated as compliant until its certificate expires.
  • 1 October 2030 — the government's announced rental policy would require rented homes to reach the equivalent of C on fabric performance, plus C on either smart readiness or heating system. See our EPC C by 2030 guide.
Status: the reform direction and planned timing are confirmed, but the HEM-based methodology and implementation detail remain under development. Parallel running, grandfathering and the 2030 rental standard are announced transition or policy, not current law. Check the certificate and legislation in force before making decisions that depend on the reform.

What to do now

  1. Check the EPC you have — rating, score, expiry and the recommendations list. Our EPC checker shows it in context.
  2. Favour fabric measures. Insulation and airtightness improve today's score and the fabric-performance metric the reformed system is built around. Bolt-on technology that only flatters the cost score is the riskier spend.
  3. Landlords: plan against the policy, not a guarantee. The announced transition includes grandfathering for a current-style C achieved before October 2029, but it remains policy rather than current law. Costs are covered in our D-to-C upgrade guide.
  4. Keep invoices. Qualifying spend from 1 October 2025 is intended to count towards the announced £10,000 MEES cost cap.

Sources