There are two key pieces of legislation covering Energy Performance Certificates (EPCs) and the Minimum Energy Efficiency Standards (MEES). The regulations can be confusing, particularly as a number of exemptions are made available. Use this page for an overview of the differences and how the regulations work together.
Energy Performance Certificates (EPCs)
The Energy Performance of Buildings (England and Wales) Regulations 2012 aim to improve the energy efficiency of buildings, reduce carbon emissions, and reduce the impact of climate change. The regulations also set out when an EPC is required for a building which is being built, offered for sale, or marketed to let.
EPCs and Listed Buildings
Listed buildings are not automatically exempt from obtaining an EPC and this is a common misunderstanding.
The regulations state that an EPC is not required for "buildings officially protected as part of a designated environment or because of their special architectural or historical merit, in so far as compliance with certain minimum energy performance requirements would unacceptably alter their character or appearance."
If energy efficiency improvements to meet the minimum EPC standard would unacceptably alter the building’s character or appearance, then the listed building qualifies for an exemption from the requirement to have an EPC.
This applies where listed building consent or planning permission for the improvements has been or would be refused.
However, if measures to improve the minimum energy efficiency of a listed building would be approved, then an EPC is required.
Check if your listed building needs an EPC
To understand what energy efficiency improvements are possible we recommend you first seek advice from a Domestic Energy Assessor. Their report will identify the current EPC rating (A-G) and what measures may improve energy performance.
Some improvements may be carried out without further permission; for example, using energy efficient light bulbs or installing a hot water tank jacket. Other improvements may require listed building consent or planning permission.
Some of the improvements that would likely be permitted for listed buildings include:
- installing a more energy efficient boiler
- changing the source of fuel
- adding additional loft insulation
- secondary glazing to windows
- draught-proofing
To find out if listed building consent or planning permission is likely to be approved, visit our listed buildings page for further information.
There is no requirement to register an EPC exemption in these circumstances, so you should keep written evidence of any listed building consent or planning permission decision made, whether it is approved or declined.
Minimum Energy Efficiency Standards (MEES)
The Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 aim to improve energy efficiency, comfort and conditions and reduce fuel poverty in the privately rented sector. The regulations also set a minimum energy efficiency standard of E for private rented properties which are legally required to have an EPC.
MEES and Listed Buildings
You are expected to carry out energy improvement measures, that do not unacceptably alter the building’s character or appearance, to raise the EPC rating to a minimum of E.
When the only improvements left would unacceptably alter the building’s character or appearance, then the listed building does not need an EPC. In these circumstances, a registered EPC would therefore not be considered valid so MEES would not apply.
Exemptions to MEES
There are a range of exemptions available for all properties, including listed buildings. Exemptions include:
- When the cheapest improvement will cost more than £3,500
- When all improvements have been made but the property remains sub-standard
- When permission to make improvements is refused
- If you are a new landlord
A MEES exemption must be registered with supporting documentary evidence.
Read further guidance on exemptions from Gov.uk