Energy Performance Certificate (EPC) Guide For Landlords

Energy `performance certificate (EPC)

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What is an Energy Performance Certificate?

The certificate will give each building a SAP (Standard Assessment Procedure) rating, and this will equate to an energy rating from A to G (A is very efficient and G is very inefficient), similar to those already seen on white goods. In layman’s terms, the certificate will show the energy efficiency levels of a property, so a prospective tenant is able to determine and compare the relative financial running costs of renting your property. The certificate will include the following information:

  • An estimation of the energy the property potentially uses
  • Fuel costs i.e. an indication of how much it will cost to heat and power the property
  • Details of potentially savings that could be made if energy efficiency improvements are made
  • Carbon dioxide emissions
  • Details of the person who carried out the assessment
  • Who to contact for complaints

The EPC is formed by a qualified Energy Assessor making a visit to your rental property and gathering vital information about the property in order to produce the certificate.

This is an example of what an EPC looks like:
Energy Performance Certificate (EPC) Example

Do I need an EPC / Landlord requirements?

From the 1st of October 2008, Landlords in England & Wales must provide an Energy Performance Certificate to all new and prospective tenants. The certificates (EPCs) should be provided at no cost to prospective tenants and should be shown before any tenancy is formed i.e. during the viewing.

Section 21
From October 2015, if landlords in England (not Wales) fail to show prospective tenants a valid EPC, they will not be complying with the new Section 21 rules, therefore will not be able to serve a valid Section 21 notice. A landlord must serve a valid Section 21 notice tenants if they wish to legally terminate the tenancy, so it is crucial to comply with the legislation.

Minimum rating
From April 2018, landlords will be required to achieve a minimum rating of E on the EPC for their rental property. Unless there is an accepted exemption, landlords face a penalty of up to £4,000 for failure to meet the minimum efficiency grade.

General rules
Each property is required to have it’s own EPC’s, it is not based on a “per tenant” or “per landlord” basis. However, where a tenant sub-lets a dwelling, the responsibility to make an EPC available lies with the sub-leaseholder.

Landlords and agents need to have an EPC within seven days or marketing a property or risk getting a penalty from Trading Standards.

If you have a lodger an EPC is not required.

Where can I get an Energy Performance Certificate from?

The certificate must be produced by an accredited energy surveyor. There are plenty of providers around. All you need to do is Google something like, “Energy Performance Certificates provider [insert county]”

However, I’ve often ordered mine online from – Energy Performance Certificate (EPC) for £69 (VAT inc). That includes everything! It’s easy and convenient. If the property is located in Scotland, the price is £99 (VAT inc).

SupplierPriceNotes / Includes
£69*Inc VAT
Notes / Includes
Energy Performance Certificates are issued once a full energy assessment of your rental property has been completed by a qualified Energy Assessor.

*If the property is located in Scotland, the price is £99 (VAT inc).

More Info

It’s important to ensure that the independent energy assessor you use is a current member of an accreditation scheme, as this ensures your energy assessor is operating to professional standards.

An EPC is only authentic if issued by an accredited Domestic Energy Assessor (DEA).

What’s the purpose of the certificate?

The EPC highlights two key areas about a rental property:

  • The energy efficiency rating (this is based on how much the home would cost to run). Essentially though, this will largely depend on the lifestyle of the tenants.
  • The environmental impact rating (this is based on how much carbon dioxide is released into the environment because of the home)

The rating is based on factors like age, property layout, construction, heating, lighting, and insulation. The ratings are standard so a tenant can compare the energy efficiency of one rental property with another, which may influence their decision when picking a property to rent.

What is the average energy rating of a house?

The typical rating for a home is D or E.

How much does an EPC cost?

I’ve seen them as cheap as £50, but I’ve also seen them priced at £100. It ultimately depends on the location of the property, from what I’m aware. However, I would definitely shop around for quotes, because it is competitive out there.

As said, you can order one online from for £69 (VAT inc). If the property is located in Scotland, the price is £99 (VAT inc).

How often do EPCs need to be renewed?

Each certificate will last for 10 years unless major renovation work is carried out on the property. Property owners can voluntarily get a new certificate after installation of energy efficiency measures – particularly if these improve the energy rating.

If a newer EPC has been produced for a home within the ten year period, only the most recent one is valid.

What does an Energy Inspection involve?

Booking an Energy Inspection is like booking any other appointment; a convenient time will be arranged to visit the rental property.

During the assessment the assessor will inspect the property and collect information such as external and/or internal measurements, details about the construction, and the type of heating/hot water used in your property. In order to gather the information, the assessor will need to access all rooms, the boiler and the loft.

The assessment of a 3 bed property typically takes up to 60 minutes; larger or complex properties can take longer.

After the assessment, the assessor will send you the EPC and recommendation report. The recommendation report will contain recommendations of how the property’s energy efficiency can be improved. Each recommendation will be accompanied by the typical cost savings per year as well as what the performance rating could be after improvements are made.

Minimum Energy Efficiency Rating / Do I have to improve the efficiency of my property?

If the recommendation report comes back with suggestions to improve the efficiency of your rental property, you are currently NOT legally obligated to act on any of the recommendations. However, from 1st April 2018, landlords will be legally obligated to make energy efficiency improvements if the report comes back with a report lower than a grade E for new tenancies and renewals, unless the landlord qualifies for an exemption and the exemption is registered on the Public Exemptions Register.

This means that if your EPC report comes back with a rating of F or G, you are legally required to make energy efficiency improvements. Sure enough, the minimum required of an E rating will be required for ALL existing tenancies from April 2020.

To clarify the meaning of “new” and “renewed” tenancy – if any of the following occur after 1st April 2018, you will be obligated to achieve the minimum required rating:

  • You issue/create a new assured tenancy, including a shorthold
  • You renew or extend an existing assured tenancy, including a shorthold, by agreement with the tenant.
  • A fixed term tenancy agreement rolls into a statutory periodic tenancy
  • A new assured tenancy by succession comes into existence when a family member takes over a Rent Act protected tenancy
  • A new tenancy is granted to a Rent Act protected tenant of the same or a different property owned by the same landlord
  • An agricultural occupancy or similar tenancy is granted, renewed or extended

As of April 2016, tenants are allowed to ask permission from their landlord to undertake energy efficiency improvements on their privately rented property. The idea is that it will help them reduce their running costs.

Improving energy efficiency

The top five recommendations given by assessors for improving energy efficiency have been:

  • Cavity wall insulation
  • Using low energy lighting
  • Using thermostatic valves on radiators
  • Loft insulation
  • Double glazing windows

What are the penalties if I do not provide an Energy Performance Certificate (EPC)?

The provision of EPCs is enforced by the Trading Standards department of the local authority. If they receive a complaint that an EPC has not been provided they can impose a penalty charge on you of £200 for each breach. As also discussed, in the ‘Landlord requirements’ section above, landlords can face a penalty of up to £4,000 for not meeting the minimum rating of E.

EPC Release Form

In light of changes to the Section 21 legislation on October 2015 for Landlords in England, it is imperative landlords show prospective tenants a valid EPC before a tenancy agreement is entered.

In order to protect myself, I make prospective tenants sign a release form, which confirms that they have been provided with a valid EPC. You can download a copy by entering your name and email address below.

Download your FREE EPC Release Form

Sign up to the Landlord Newsletter to download your FREE Landlord EPC Form. You’ll receive a download link, along with regular updates via email, which will include notifications of every time I publish a new awesome landlord blog post, discount codes and special offers exclusive just for you!

The form can be modified to suit your requirements/needs.

Your information will *never* be shared or sold to a 3rd party.

46 Comments- Join The Conversation...

Guest Avatar
Mike D 20th August, 2008 @ 11:29

To put the record straight, Landlords need to be aware that HMOs will not need EPCs as at 1st October.

Prices for other rental properties are more likely to be £55 upwards.

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alison 31st July, 2009 @ 11:05

i have been a tenant for 22 years my landlord wants an energy efficiencyy thingy done why now?

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Mike D 31st July, 2009 @ 15:34

Alison, unless you you are a NEW tenant in the property with a NEW contract, your Landlord shouldn't need to have an EPC. BUT, he/she might want to have one done anyway to check the property over - but this work should not effect you except, of course, you will need to make the property available for the DEA to make the inspection - otherwise no skin of your teeth, as it were. However, the Landord must make the EPC available for you to look at if it is done - it might make you wonder whether he/she is making the most the property and whether recommended improvements might reduce YOUR costs in running the property. If he/she refuses to make the improvements recommended, you might wish to find somewhere CHEAPER to heat and light.... the EPC gives you the knowledge and the power...!
Yes, the Government (and local Councils) have been pathetic in not telling tenants about EPCs - they are there to help YOU decide where to live.
Landlords MUST have an EPC before they advertise the property. If they don't, they are liable to a £200 fine. Contact your local Trading Standards and report Landlords who don't provide an EPC when you make an enquiry to rent... bit draconian, but this'll get em into line and, in the end, there'll be a level playing field for Landlords (& Tenants)and all will benefit!

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Ben 27th October, 2009 @ 23:59

Anyone know what happens when the property I bought had one anyway? (on the sale particulars but the estate agent is quibbling about providing the hard copy saying about when originally went on the market wasn't required).

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Phil Smith 4th November, 2010 @ 14:42

As an accredited domestic energy assessor I can access the HCR Register for you to find out if there is an EPC in existence. If there is I will download and e-mail it to you without charge. If you are a tenant you have a right to see it.
I believe moves are afoot that will make it possible for anyone to access an EPC for any property where there is one in existence.
Estate agents like vendors to think that the EPC graph is the EPC but of course the EPC is usually a 5 or 6 page document of which the EPC graph is a part.

Guest Avatar
RipleyEPChe 13th July, 2011 @ 23:10

EPCs can easily be sourced locally for around 40 quid. The best think any landlord, or indeed, vendor can do is cut out the atgent and go direct. All the agent does is pass the EPC on to the same assessor and bill the landlord/vendor around 50 quid on top to pay for another cheap suit from Asda.

Many people just don't think and simply line the agents pockets. That's the way I see it, speaking as a DEA providing the cheap energy performance certificates in Ripley, Derbyshire. It may be different elsewhere, however from research and speaking to others it appears to be the same nationally, the only winners from the Introduction of the EPC is the dodgy training providers and the loathed estage agents.

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Mike D 14th July, 2011 @ 07:43

Prices for EPCs have dropped significantly over the last three years. However fuel costs have skyrocketted and the market has shrunk - though rental has performed better than sales. A maximum of 5 EPCs can be managed each day (not every day as the work is not out there) so, once overheads are taken into account, a price of £60 is more realistic to make a living.

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Sarah 25th November, 2011 @ 16:45

I have just applied for a flat - I paid over £200 for referencing and was not given an EPC as I forgot to ask. I was then advised that the Letting Agents should have given me an EPC before I applied, but they made no mention of it. I then wrote to them and they do have one and have sent me a copy but they say it was my obligation to ask for it. Is this correct?

Of course now I have it I see the energy rating is the lowest possible and bills are sky high - had I know this I would never have applied.

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Benji 25th November, 2011 @ 17:16

EPC's are just common sense. They are a cut and paste exercise requiring very little knowledge of property or building construction.
What specific part of your EPC was it that you could not have worked out for yourself?

Guest Avatar
Philip Smith 26th November, 2011 @ 09:09


The landlord is responsible for making sure that an EPC is in existence. However his/her obligation to you is only to allow you to see it before you buy, not necessarily to give you a copy.
( The reason for HIPs being introduced was also to give transparency to prospective purchasers.) It is indeed unfortunate that you are saddled with a property with a low rating which will cost you more to heat and light.

On a positive note, now that you know what is needed to raise the rating and reduce your bills, you can badger your landlord to put some of these recommendations in place. Some will be very low cost and can be carried out virtually free of charge ( cavity wall insulation, loft insulation, low energy lights ) and any reasonable landlord would sort this for you.


You are so far off the mark that I can't be bothered arguing with you.

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Sarah 26th November, 2011 @ 10:13

@Benji - that isn't the question I asked.

@Phillip - thank you , that is helpful. I wasn't given any opportunity to see it either - no mention was made of the certificate, or how I could see it. The letting agents claim it it up to the tenant to ask to see it, not up to the agents to make sure it is seen.

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Blessing 3rd February, 2012 @ 23:11

If a hadoliy property is let for less than 4 months would it still be exempt if it was in use by the owners? Surely it would be better if legislation talked about occupancy instead

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Emma 19th April, 2012 @ 10:08


May I ask which estate agents it was?

We have had the same problem.

Thank you

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epc 28th July, 2012 @ 09:15

Thank you , it is a helpful site. EPCs can easily be sourced locally for around 40 quid.

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EPC services 4th August, 2012 @ 13:45

A video about the energy performance certificate tells more than 1000 words. You can find a free movie on the following location .

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Ajit 23rd March, 2013 @ 06:29

Well as its important now so better get it quick. You may face problems in founding the EPC provider near by well here is some Help
Go this website and get your EPC provider

Guest Avatar
Elaine 28th August, 2013 @ 14:34

I have a EPC and it is still valid. I recently know (after the fact) that my tenant moved one of the storage heater from one wall to another, saying it will save him energy.

Supposingly, he is not to touch any of this things prior to my knowledge. Now I want to ask:
1. Do I need someone to inspect the electrical safety?

2. If this is something I need to do, is he obliged to pay for that?

3. Is it cheaper to get a certified electrician to do that or if I get a new EPC this would include the checking?

Thanks, Elaine

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Mike D 28th August, 2013 @ 20:00


I cannot comment on the electrical side of the move but this would not effect the EPC, so no need for a new one.

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Jack McCabe 5th September, 2013 @ 09:31

All Landlords & Tenants,

I am a technical surveyor supplying contracts for Tempo Insulation, we have funding for the ECO Grants where everybody is entitled to free cavity wall insulation and free loft top up depending on your property types (Cavity wall/Solid wall/narrow cavity etc) and even in some cases a free boiler, NO CATCHES, free survey, free EPC, free installation.

Tenants need Landlords permission.

Please get in contact for a free, no obligation survey. (

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Colin Burt 18th November, 2013 @ 09:19

I was not shown an energy certificate at the time of signing the rental agreement. It was sent by email much later when I complained because the bungalow was so cold. At what stage must the landlord/agent have to show it to avoid the £250.00 fine . The agent is saying it is not an offence if he did not show it, only if there is not one. Is he correct, please?

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Phil Smith 18th November, 2013 @ 09:34

The agent is correct. I wonder whether most tenants know of the existence of the EPC!

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Mike D 18th November, 2013 @ 10:42

Yes, there appears to be nothing in the Law to say the tenant/purchaser HAS to have 'sight' of the EPC...this is another flaw in the system. Agents do not seem to have any respect for the EPC - nor their clients!!!

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Colin Burt 18th November, 2013 @ 18:15

I am disappointed because the agent is getting away with something he should have shown me as I would not have rented had I known that there was no effective wall or loft insulation. Now the agent and landlord are withholding the deposit money because I did not paint over the filled in injection holes in the walls after British gas contractors insulated the walls under a grant system. The landlady gave permission for loft and wall insulation to be done if it did not cost her anything.

Guest Avatar 9th March, 2014 @ 22:15

Improving your energy efficiency starts with an Energy Performance Certificate ( . An EPC shows 2 ratings the energy efficiency rating and environmental impact of a building on a scale ranging from A - G. Some energy saving measures will be eligible for full or partial funding such as new A rated boilers ,loft insulation etc...Find out more visit or call us were happy to help 0755 1234 222

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Lynsey 7th June, 2014 @ 08:40

I am currently buying a house to let and just wondered as we need to have an EPC, is the EPC transferable and if so is there a cost?

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Phil Smith 7th June, 2014 @ 09:57

It is the seller's responsibility to provide the EPC, not yours! The EPC is valid for 10 years from the date it was issued, even if drastic changes have been made to the property since. So when you come to let the house you won't need to get another one. However, if improvements have been made to the house since the EPC was first issued it will look more attractive to any prospective tenant if you have the EPC updated to reflect these changes. As for cost, my fee is £55, no VAT, but you will find that you can get one cheaper. If you look at the EPC price page on my web site you will see how this is done.

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Mesur 7th June, 2014 @ 14:00

Here in South Wales, EPCs can be ordered for £40-45 direct.

However, National Companies, such as EPC Portal, charge their clients around £95, but only pay £25 to the DEA who produces the certificate no matter how big the house or how far away. Possibly, Letting A Property follows the same practice, employing a subbie' DEA and paying them very little for all the work. Someone is making some money!!! ANSWER? GO LOCAL & SUPPORT LOCAL ENTERPRISE!!!!

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christine coffey 4th February, 2015 @ 00:21

Hi - we rent a property in Scotland, from the National Trust. The cottage is a Grade A listed property. We weren't given an EPC when we moved in to our home in August 2013, and there isn't one on display anywhere in the cottage. I have tried to find out if one has ever been done but seem to be going around in circles. Whilst there is a website which can be searched for properties in Scotland, it can only be searched with the EPC number. Unlike England, it cannot be searched on the address / postcode. We don't know if we should have an EPC with it being a listed property but if so, how can we find out if one has been issued without relying on the 'word' of the landlord who stated it 'wasn't available' when we moved in. Please can anyone advise? Many thanks.

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The Energy Backyard 18th August, 2015 @ 16:59


I am a domestic energy assessor, providing EPC on the spot accepting card payments.

To answer your question, it is likely your property do not need an EPC. I quote:
an EPC is not required if the building is officially protected as part of a designated environment or because of their special architectural or historic merit where compliance with certain minimum energy efficiency requirements would unacceptably alter their character or appearance.

You can check it here:

I think most of the questions people have about EPCs can be solve with that guidance.

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Laurence 29th September, 2015 @ 11:20

It is must to have a EPC, as will help you in increasing value of your property.

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Adam 1st June, 2016 @ 18:27

My landlord has not provided an EPC/Gas safety certificate or a smoke/carbon monoxide detector in the 2 years I have lived there and has issued me with a section 21 notice. Where do I stand?

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Phil Smith 1st June, 2016 @ 18:46

The landlord is responsible for providing the EPC, not the tenant. If you have lived there 2 years there has to be one. Check the EPC register at From April 2016 tenants have a right to expect improvements recommended on the EPC to be put in place.

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Phil Smith 1st June, 2016 @ 18:59

Just for clarification - I don't however see any connection between the landlord not providing EPC/gas safety certificate/smoke/carbon monoxide detector and the issuing of a Section 21 notice!

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Adam 1st June, 2016 @ 19:44

Because after reading the new legislation I cannot be issued a section 21 notice if I do not have an EPC or gas safety certificate. I'd this not the case?

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Rachel 20th October, 2016 @ 19:59

We have not been shown an EPC either and the property is not listed on the govt online register - does this mean there isn't one or are they not always uploaded?

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Sarah 23rd November, 2016 @ 13:50

I have rented a house from a friend for three years, and at present they do not have an EPC. Do they still have to get one midway through tenancy?

The Landlord Avatar
The Landlord 23rd November, 2016 @ 15:40

That's true.

They may not have uploaded one. But you should have been shown a copy during the viewing, or at least certainly before the tenancy begins.

Yes, they should, just for the sake of having one. But unfortunately, irreversible damage is already done!

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Janet 5th June, 2017 @ 11:43

We had an EPC when we bought our property 4 yrs ago and have since upgraded the heating system with programmer, stats, etc. We are now renting our property and our agent has told us we need to upgrade certain aspects on the EPC to qualify under the new regulations in April 2018 otherwise we cannot rent. Is it our responsibility to purchase another EPC ro prove it falls within the criteria needed to rent out ?

The Landlord Avatar
The Landlord 5th June, 2017 @ 13:20

As mentioned in the blog post above, the new regulations means the EPC grade must be at least E from April 2018.

What is the current rating on your EPC? If it is E or better, than you don't really need to worry, I guess.

But if you wish to reflect your new rating (assuming it has improved since you made the upgrades) in the EPC, then yes, it is your responsibility to get the assessment/EPC renewed.

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Kaushal Shah 10th November, 2017 @ 07:45

I have a stone building of 1860 and it has 6 flats all given on rent.

Its will be extremly difficult to carry out changes required in such old building to obtain EPC

Is there a way out if yes kindly advice.


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Phil Smith 10th November, 2017 @ 11:39

I would suggest that you get an EPC carried out on just one flat ( which would be indicative of all six ) and take it from there. You don't actually need an EPC until a tenant moves out but it would wise to know in advance if anything needs upgrading to give yourself time to investigate costs.

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Diane 1st December, 2017 @ 13:49

Bought a property with a D cetificate.Have fitted new A reg boiler,renewed all pipe work,new radiators with thermostatic valves,new programmer,new double glazing,roof insulation,low energy lightbulbs .Even put in new A reg ceramic hob and A rated oven.Still a D.Can anyone explain this to me?
Recomendations were solar heating!! and external insulation.This is a mid terraced house,for goodness sake.
What else can I do to improve efficiency and rating?
Very unhappy

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Phil Smith 1st December, 2017 @ 21:50

Hi Diane,
Haven't you asked the person who did the EPC?

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Diane 4th December, 2017 @ 10:43

Thank you Phil.I have had contact with him.It transpires that a solid walled property like this,built round about 1920, will not get higher than a D rating without inner wall insulation,even a mid terrace. As so many rental properties are this kind of house ,I worry if the govt. intends to raise the ratings required over time.Looking at the new EPC, I have raised it from 59 to 64,and that is with all the work I have done.

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Theresa 2nd January, 2018 @ 20:15

We had an accessor round and gave us a g rating, so how long until the landlord acts upon this, we have lived in this rental for 5yrs

Guest Avatar
Benji 3rd January, 2018 @ 10:06

1st April 2020 for existing tenancies- for properties that are not exempt.


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