EPC reform and the Home Energy Model: why a C today may not be enough
Short answer. Energy Performance Certificates are being reformed. Reformed domestic EPCs, based on the government's Home Energy Model, will show four headline metrics: energy cost, fabric performance, heating system and smart readiness. Launch was planned for October 2026 but in March 2026 the government moved it to the second half of 2027. For the 2030 rental standard, the government will use fabric performance first, then the landlord's choice of the heating system or smart readiness metric. A property with a C or better on today's Energy Efficiency Rating, lodged before 1 October 2029, counts as compliant until that EPC expires. After expiry, a home rated C today could rate lower on the new metrics. EPCs stay valid for 10 years.
Many landlords with a C rating think they are done. For now, they may be. But the EPC itself is changing, and a C on today's scale is not the same as a pass on the new metrics. This guide explains the change and the transition rule.
The detail is not final. Check gov.uk before acting.
How today's EPC works
Today's EPC band comes from the Energy Efficiency Rating, a score calculated under SAP or RdSAP. It is mainly driven by modelled running costs. Band C is a score of 69 to 80. That cost focus is why a mains gas home can rate well with poor insulation, and why a heat pump replacing gas can add few points.
What the new EPC will show
| Metric | What it measures |
|---|---|
| Fabric performance | How well the building holds heat: walls, roof, floor, windows, airtightness |
| Heating system | The type and efficiency of the heating |
| Smart readiness | Ability to use energy flexibly, such as smart controls, batteries or solar |
| Energy cost | Estimated running costs |
Energy demand and a carbon measure will appear as secondary metrics. The government consulted separately on how these metrics map to A to G bands. That consultation proposed that it should not be possible to reach EPC C with fossil fuel heating on the relevant metric. This was a proposal, and the final bands have not been confirmed.
Timing
- Original plan: reformed EPCs from October 2026.
- Update of 9 March 2026: launch moved to the second half of 2027. A new date and shared implementation plan were to be agreed with industry and the devolved governments.
- Scotland has moved its own commencement to 30 April 2028.
When we checked, no exact launch date for England and Wales had been published.
How this links to the 2030 rental standard
The 2030 standard uses the reformed EPC. A landlord must meet a fabric performance standard first, then either the heating system standard or the smart readiness standard. There is a transition rule:
If a property has an EPC of C or above on today's Energy Efficiency Rating, lodged before 1 October 2029, it counts as compliant until that EPC expires or is replaced.
So an EPC of C lodged in 2025 carries a property to 2035. One lodged in mid-2029 could carry it to 2039. After that, you need to meet the new standard. See EPC C by 2030.
Why you may not be as safe as you think
- Expiry. The transition protection ends when the EPC expires. EPCs last 10 years.
- Replacement. If a new EPC is lodged, for example when you re-market, it replaces the old one. A new EPC after the reform will use the new metrics.
- Fabric first. A home that scores C because of cheap gas heating but has uninsulated walls may struggle on fabric performance.
- Re-letting. An EPC is needed at the point of marketing. Plan when you re-let around your EPC dates.
What to do now
- List every EPC with its band, score, lodgement date and expiry.
- For C-rated homes, check the fabric. Are the loft, walls and floor insulated?
- For D and E homes, prioritise fabric measures. They help on both today's and the new metrics.
- Consider whether a fresh EPC before 1 October 2029 makes sense for a property that now reaches C on today's scale. This is a legitimate use of the transition rule, but get advice on your own situation.
- Keep invoices for all measures installed since 1 October 2025. They count towards the £10,000 cap.
EPC validity and when you need a new one
EPCs remain valid for 10 years, and the government intends reformed EPCs to keep 10-year validity. You need a valid EPC when you market a property to let. The government said it would confirm whether rented homes must have a valid EPC at all times during a tenancy. For 2030 compliance, landlords without a qualifying C will need a reformed EPC showing the new standard is met.
Questions
When do new EPCs start?
The government moved the launch to the second half of 2027. No exact date had been published when we checked.
Will my current EPC still be valid?
Yes. Existing EPCs keep their 10-year validity.
My property is C today. Does it meet the 2030 standard?
If the C was lodged before 1 October 2029 on today's Energy Efficiency Rating, it counts as compliant until that EPC expires or is replaced.
What are the new EPC metrics?
Energy cost, fabric performance, heating system and smart readiness, with energy demand and carbon as secondary metrics.
Can a gas-heated home get EPC C under the new system?
A consultation proposed that EPC C should not be reachable with fossil fuel heating on the relevant metric. That was a proposal. The 2030 standard puts fabric first, then lets landlords choose heating system or smart readiness. Check gov.uk for the final position.
Should I get a new EPC now?
It depends on the property. A new EPC replaces the old one. If works have lifted a home to C on today's scale, a new EPC lodged before 1 October 2029 can carry it until expiry.