What Are the New EPC Regulations?

The new EPC regulations represent one of the most significant shifts in UK property law in over a decade, and understanding what is changing — and when — is essential for every homeowner, landlord, and property seller in England and Wales. Whether a property is being sold, let, or simply sits within a portfolio, the new EPC regulations will affect it directly.

This guide breaks down what the new EPC regulations actually mean in practice, who is affected, what the proposed timelines look like, and how landlords and homeowners across Teesside and the wider North East can prepare now rather than face a scramble later.

What Are the New EPC Regulations and Why Do They Matter?

An Energy Performance Certificate (EPC) rates a property’s energy efficiency on a scale from A (most efficient) to G (least efficient). Currently, properties being sold or let must hold a valid EPC, and rental properties must achieve a minimum rating of E under the Minimum Energy Efficiency Standards (MEES).

The new EPC regulations propose to raise that minimum standard considerably. The government has signalled that rental properties in England should be required to achieve a minimum EPC rating of C — a substantial jump from the existing E threshold that many older properties already struggle to meet.

This matters enormously for landlords in areas like Middlesbrough, Stockton, and Hartlepool, where a high proportion of the housing stock consists of Victorian and Edwardian terraced properties that frequently achieve D or E ratings without significant improvement works.

The Proposed Timeline for the New EPC Regulations

The precise implementation dates for the new EPC regulations have been subject to revision, but the direction of travel is clear. The government’s most recent proposals suggest the following phased approach for England:

• 2028: New tenancies in rental properties must meet a minimum EPC rating of C.
• 2030: All existing tenancies — including those already in place — must meet a minimum EPC rating of C.
• 2035: Owner-occupied properties being sold may also be brought within a minimum rating requirement, though this remains under consultation.

It is worth noting that Scotland and Wales operate under separate devolved frameworks and have their own distinct timelines. Landlords and owners in England — including across the North East — should follow the official government guidance on MEES and EPC minimum standards for the most current confirmed dates.

Policy timelines can shift. However, the new EPC regulations are firmly on the legislative agenda, and delaying preparation is a risk most landlords cannot afford to take.

How the New EPC Regulations Affect Landlords

Landlords face the sharpest immediate exposure under the new EPC regulations. Any rental property that does not achieve the required C rating by the relevant deadline could not legally be let — and enforcement is expected to tighten considerably compared to the relatively soft approach seen under the existing E minimum.

Penalties for non-compliance under the current MEES regime already reach up to £30,000. There is every reason to expect that enforcement of the new EPC regulations will be at least as rigorous, if not more so, particularly as local councils come under pressure to tackle fuel poverty.

For landlords managing properties across Darlington, Redcar, and Durham, the practical challenge is significant. Many privately rented homes in the North East were built before cavity wall insulation was standard, making it harder and more expensive to reach a C rating without a structured, planned approach to improvements.

What Improvements Are Typically Needed Under the New EPC Regulations?

The improvements required to comply with the new EPC regulations will vary depending on the property’s current rating and construction type. Common measures that assessors see making the largest difference include:

• Loft insulation (cost-effective and high-impact in most property types)
• Cavity wall insulation (where applicable and suitable)
• Solid wall insulation — internal or external — for older solid-walled properties
• Replacing older gas boilers with more efficient modern equivalents or heat pumps
• Upgrading single-glazed windows to double or triple glazing
• Installing solar photovoltaic (PV) panels
• Smart heating controls and thermostatic radiator valves

The EPC report itself contains a recommendations section that identifies exactly which measures would improve a property’s rating and by how much. Landlords planning for compliance under the new EPC regulations should treat the recommendations page of any existing EPC as a starting point for their improvement roadmap.

Detailed guidance on what different improvement measures deliver is available from the Energy Saving Trust’s home energy check tool, which allows property owners to model potential savings and rating improvements.

How the New EPC Regulations Will Affect Property Sales

Under current rules, sellers must hold a valid EPC before marketing a property. The new EPC regulations are expected to introduce further obligations for sellers over time, though the immediate focus remains firmly on the private rental sector.

That said, buyers and mortgage lenders are already placing greater weight on EPC ratings. Properties with poor energy efficiency are increasingly subject to more cautious lending decisions, and some mortgage products now offer preferential rates for homes rated A or B. A property sitting at D or E is likely to attract lower offers as buyers factor in the cost of required improvements.

Homeowners in Middlesbrough and across Teesside who are considering selling in the next few years would be wise to commission a fresh EPC now. An up-to-date certificate identifies improvement opportunities and ensures the property is presented in the best possible light on the national EPC register.

New EPC Regulations and the Proposed Overhaul of the EPC Methodology

Alongside the new minimum rating requirements, the new EPC regulations also involve a fundamental review of how EPCs are calculated and what they measure. The existing methodology — the Standard Assessment Procedure, or SAP — has faced criticism for being an imperfect proxy for real-world energy performance.

The government has been consulting on reforms to the SAP methodology as part of the broader package of the new EPC regulations. One key proposed change is a move away from energy cost as the primary metric and towards carbon emissions and fabric efficiency as the principal measures. This would have significant implications for properties with gas heating, which currently score relatively well on cost grounds but perform less well on carbon.

The implications of this methodological shift are examined in detail by Elmhurst Energy, one of the UK’s leading EPC accreditation bodies: their published analysis of SAP 10 and the Future Homes Standard is a valuable resource for assessors and property professionals tracking the new EPC regulations.

Are There Exemptions Under the New EPC Regulations?

Exemptions exist under the current MEES framework, and the new EPC regulations are expected to include a comparable exemption structure. Broadly, landlords may be able to register an exemption where:

• The cost of improvements would exceed a defined spending cap (currently £3,500 under MEES — this cap is widely expected to increase significantly under the new EPC regulations)
• A sitting tenant refuses access for improvement works
• Third-party consents — such as planning permission or listed building consent — cannot be obtained
• Improvements would devalue the property (a high bar to meet in practice)

Exemptions must be registered on the national PRS Exemptions Register. They are not automatic and do not last indefinitely. Landlords relying on exemptions without registering them remain exposed to enforcement action, so proper process is essential.

Common Misconceptions About the New EPC Regulations

Several misunderstandings circulate about the new EPC regulations, and it is worth addressing the most common ones directly.

Misconception 1: The new rules only apply to new tenancies. Whilst the proposed 2028 deadline applies to new tenancies first, all tenancies are expected to be captured by 2030. Landlords cannot rely on existing agreements to avoid compliance indefinitely.

Misconception 2: An older EPC still proves compliance. An EPC issued five years ago may no longer reflect the property’s current condition or rating under an updated methodology. A fresh assessment is the only reliable way to know where a property stands ahead of the new EPC regulations.

Misconception 3: Reaching a C rating is always prohibitively expensive. For many properties — particularly those with straightforward improvements like loft insulation still to complete — reaching a C rating is achievable at modest cost. The key is understanding the property’s starting position, which requires a current, accurate EPC.

What Landlords and Homeowners in the North East Should Do Now

Preparation for the new EPC regulations does not have to wait for legislation to be finalised. The most practical first step for any landlord or homeowner is to ensure they hold a current, accurate EPC that reflects the property’s actual condition.

Properties that have had improvements carried out since the last assessment — new insulation, a boiler replacement, upgraded glazing — may already be closer to the required C rating than the existing certificate suggests. A new assessment could reveal a meaningfully improved starting position.

EPCIQ carries out EPC assessments across the whole of Teesside and the North East, covering Middlesbrough, Stockton-on-Tees, Hartlepool, Darlington, Redcar, Durham, and surrounding areas. Certificates are lodged same-day with the national register, so landlords and sellers are never left waiting. More information about the assessment process is available on the EPC in Middlesbrough page or the EPCIQ FAQ page, which covers common questions about costs, timescales, and what to expect on the day.

For landlords with larger portfolios across Stockton or Hartlepool, EPCIQ can coordinate multiple assessments efficiently — making it straightforward to get a clear picture of where every property stands ahead of the new EPC regulations coming into force.

The direction of the new EPC regulations is clear even where the final detail is still being confirmed. Acting now — rather than waiting for a legislative deadline — gives landlords and owners the time to plan improvements properly, access funding schemes such as the Great British Insulation Scheme, and avoid the cost and disruption of rushing work through at the last moment.

To book an assessment or discuss requirements, contact EPCIQ directly — same-day lodgement is standard, and there is no long wait for results.