What Are the MEES Regulations?
The Minimum Energy Efficiency Standards (MEES) are a set of regulations introduced under the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015. They set a minimum energy efficiency level — currently EPC Band E — that private rented properties in England and Wales must meet before they can be let to new or existing tenants.
MEES Timeline — Key Dates
1 April 2018EPC Band E minimum for all NEW tenancies in England and Wales
1 April 2020EPC Band E minimum for ALL tenancies — new and existing
Proposed 2025Government consulted on Band C minimum for new tenancies (not yet law)
Proposed 2028Government consulted on Band C minimum for all tenancies (not yet law)
Current legal minimum: All privately rented properties in England must have an EPC rating of E or above (or have a valid registered exemption). Properties rated F or G cannot legally be rented out. Penalty: up to £5,000 per property.
Who Does MEES Apply To?
- All private letting residential properties in England and Wales
- All property types — houses, flats, HMOs, studios, maisonettes
- Both new tenancies and existing tenancies (since April 2020)
MEES does not apply to: listed buildings (where improvements would unacceptably alter the character); properties rented for fewer than 4 months per year; properties where the improvement works would not be cost-effective (subject to a £3,500 cap on spend).
MEES Penalties
Renting out a Band F or G property without exemption (up to 3 months)£2,000
Renting out a Band F or G property without exemption (3 months or more)£4,000
Providing false or misleading information to the PRS Exemptions Register£1,000
Failing to comply with a compliance notice£2,000
Total maximum per property£5,000
MEES Exemptions — When You Don't Have to Improve
If you cannot bring your property to Band E, you may be able to register an exemption on the PRS Exemptions Register (managed by BEIS). Valid exemptions include:
- All relevant improvements made: You have made all cost-effective improvements up to the £3,500 cap but the property is still below Band E. This exemption lasts 5 years.
- Wall insulation exemption: A qualified surveyor or installer confirms that wall insulation would be detrimental to the fabric of the building (e.g. Victorian solid walls where cavity fill is not applicable). Lasts 5 years.
- Third party consent refused: Consent required from a third party (freeholder, planning authority, mortgagee) has been refused. Lasts until consent is obtained or circumstances change.
- Listed building or conservation area: Energy efficiency improvements require listed building consent that would unacceptably alter the character of the building, and consent has been refused. Lasts 5 years.
- New : A 6-month exemption for recently inherited properties while you arrange compliance.
Important: Exemptions are property-specific and -specific — they do not transfer on sale of the property. If you sell a property with a registered exemption, the new owner must independently register their own exemption if applicable.
The £3,500 Cost Cap
The MEES "cost cap" means that are only required to spend up to £3,500 (inclusive of VAT) on improvements to bring their property to Band E. If you have spent £3,500 on improvements but the property is still below Band E, you can register the "all improvements made" exemption.
Improvements that count towards the £3,500 cap include: loft insulation, cavity wall insulation, solid wall insulation, heating system upgrades, double glazing, and other energy efficiency measures. The cap is calculated per property, not per tenancy.
How to Check If Your Property Is MEES Compliant
- Check your current EPC: Search the EPC Register at epcregister.com using your property address. If your EPC is valid (under 10 years old) and shows Band E or above, you are compliant.
- If EPC is expired: Book a new EPC assessment to determine your current rating.
- If rated F or G: Commission improvement works (loft insulation, cavity wall insulation, boiler upgrade) or apply for an exemption via the PRS Exemptions Register at gov.uk/guidance/register-an-exemption.
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📲 Book via WhatsAppFrequently Asked Questions — MEES
Can I still rent out a Band F property if I have an exemption?
Yes. If you have a valid exemption registered on the PRS Exemptions Register, you can continue to let the property regardless of its EPC rating. However, you must provide tenants with details of the registered exemption.
Does MEES apply to leasehold flats?
Yes. MEES applies to all privately rented residential properties including leasehold flats. If the of the flat needs consent from the freeholder to carry out improvement works and that consent is refused, this can form the basis of a third party consent exemption.
Will the minimum EPC rating increase to C?
The UK Government consulted on increasing the minimum to Band C for new tenancies by 2025 and all tenancies by 2028. As of 2025, this has not yet been passed into law, but should plan for it. Properties currently at Band D or E should consider improvement works to future-proof against this potential change.