Energy Performance Certificates (EPCs) for homes in England and Wales are set to undergo significant reform. The government has now published a partial response to its consultation on reforming the Energy Performance of Buildings framework, confirming the overall approach and several key decisions, while making clear that not all aspects of the reforms are yet final.
The government’s intention is to redesign EPCs so they provide clearer, more useful information that better reflects how they are increasingly used in practice, including for retrofit planning, energy advice, regulation and finance. While the government has indicated an intention to introduce the new EPC framework from October this year, this is widely regarded as an ambitious timetable, aligning with changes underway in Scotland and requiring substantial work to deliver.
Further detail, including on Display Energy Certificates (DECs for public buildings), data, enforcement and some sector-specific arrangements, is expected in a subsequent response due in 2026, subject to parliamentary approval.
Below is an overview of what has been confirmed so far, what is expected to change, and what remains uncertain.
Why EPCs are being reformed
The current domestic EPC is built around a single A–G rating, largely based on modelled energy costs. Over time, that rating has been used for purposes it was not originally designed for, including:
- setting minimum energy efficiency standards
- informing mortgage and lending decisions
- identifying appropriate retrofit measures
- comparing very different building types
A single headline score struggles to reflect all of this accurately. The government has acknowledged that this can lead to oversimplification and, in some cases, unintended outcomes.
The stated aim of the reform is to move away from a single overall classification and instead introduce a more detailed “dashboard” of metrics, allowing users to focus on the information most relevant to their decision-making.
What is expected to change for domestic EPCs
From one rating to four headline metrics
The government has confirmed plans to introduce a new-style domestic EPC featuring four headline metrics, each focused on a different aspect of how a home performs. These are intended to replace the single A–G headline rating on new EPCs.
The proposed headline metrics are:
1. Fabric performance
An assessment of how well the building retains heat, through its fabric, such as walls, roofs, floors and windows.
2. Energy cost
An estimate of the energy costs to run the home. The government has indicated that this will be calculated more accurately than under the current system.
3. Heating system
A comparison of heating efficiency and the emissions associated with the fuel used is intended to give clearer information about lower-carbon heating options.
4. Smart readiness
An assessment of whether a home is equipped to work with smart and flexible energy technologies, such as solar PV, battery storage and smart tariffs.
Additional information
Alongside the headline metrics, EPCs are also expected to include:
- an energy demand metric, based on delivered energy
- a carbon emissions metric, retained as secondary information
The existing A–G rating is expected to be retained during a transition period, allowing comparison with existing EPCs and supporting regulations that currently rely on that rating. Old and new EPC formats are therefore likely to run alongside each other for several years.
What is not changing
- Non-domestic EPCs will continue to use a single carbon-based Environmental Impact Rating as the headline metric.
- EPC validity periods are expected to remain at 10 years, despite earlier consultation on shortening this.
- Existing EPCs will remain valid until they expire.
MEES and EPC reform
Implications for Minimum Energy Efficiency Standards (MEES)
The proposed EPC reforms also have implications for Minimum Energy Efficiency Standards (MEES). The government has confirmed that changes to EPC metrics will be reflected in future MEES requirements.
From 2030, all privately rented homes in England and Wales are expected to be required to meet a minimum C rating under the new fabric performance metric. This is not the same as the current SAP-based EPC C rating, and instead focuses specifically on the thermal performance of the building fabric.
This shift is intended to prioritise improvements such as insulation, glazing and airtightness in the homes with the poorest underlying performance, while maintaining existing exemptions and flexibility where improvements are not suitable or cost-effective.
A new calculation method
To support the proposed new metrics, domestic EPCs are expected to move away from SAP and RdSAP and instead be calculated using the Home Energy Model (HEM), with a version designed specifically for existing buildings.
This represents a significant technical change and will require:
- new software and assessment tools
- updates to regulations and accreditation requirements
- training and upskilling for domestic energy assessors
- clear guidance for industry and consumers
The government has described the proposed implementation timetable as ambitious, and has acknowledged that there will be a period where both existing and HEM-based EPCs are in circulation.
Changes to when EPCs are required
The consultation response also confirms plans to clarify and extend where EPCs are required, subject to legislative approval. Proposed changes include:
- EPCs being required before a property is marketed, rather than later in the sales or letting process
- Houses in Multiple Occupation (HMOs) requiring a single EPC for the whole building
- Short-term rental properties (such as AirBnBs) requiring an EPC, regardless of who pays the energy bills
- Heritage buildings no longer being exempt from EPC requirements (while retaining flexibility within minimum standards where improvements are not appropriate)
The government has reiterated that EPCs are intended to provide information, rather than automatically mandate specific retrofit measures. Existing exemptions and flexibility within minimum energy efficiency standards are expected to remain.
What is still to be confirmed
Several elements of EPC reform remain under review and are expected to be addressed in a further government response in 2026. These include:
- detailed implementation timelines
- arrangements for Display Energy Certificates (DECs) for public buildings
- data access, quality assurance and enforcement
- final requirements for social housing
- how EPC reform will interact with future minimum energy efficiency standards
As with previous reforms, aspects of the proposals may still be refined or amended as the policy develops.
What this means in practice
The proposed move to multiple EPC metrics signals a shift towards more nuanced and transparent information about how homes perform. If implemented effectively, this could support better-informed decisions on retrofit, investment and regulation.
However, the success of the reforms will depend on how clearly the new EPCs are presented, how the transition is managed, and how the information is used alongside wider energy efficiency policy. With further details still to come, caution is needed when planning against specific dates or requirements.
For advice on how EPC reform could affect retrofit planning, compliance or delivery, and how to prepare as the policy develops, please get in touch.
