Understanding MEES: A Guide for Estate Agents, Homeowners and Landlords
The Minimum Energy Efficiency Standards explained: who they apply to, what rating you need, and the exemptions that could save you thousands.
By First Certify · 2025-06-10 · 7 min read
First Certify is a UK property compliance platform staffed by accredited assessors and qualified engineers. This article has been reviewed for accuracy against current UK regulations, including MEES, the Electrical Safety Standards 2020, and the Gas Safety (Installation and Use) Regulations 1998.
The Minimum Energy Efficiency Standards (MEES) are the set of regulations that require rental properties in England and Wales to meet a minimum energy efficiency rating. Since 1 April 2020, landlords cannot grant a new tenancy or renew an existing one if the propertys EPC rating is F or G.
The core rule is straightforward: your property must achieve at least an E rating on its EPC before you can legally let it. If the EPC shows F or G, you must make improvements to bring it up to E before granting or renewing a tenancy.
MEES applies to most residential tenancies, including assured shorthold tenancies and some licences to occupy. It does not apply to holiday lets, long leases of 21 years or more, or listed buildings where energy efficiency improvements would unacceptably alter their character.
There are several exemptions. If a recommended improvement would cost more than 3,500 including VAT, you can register an exemption. If all improvements that could be made without that cost ceiling have been made and the property still rates F or G, you can also register. Other exemptions apply where third party consent is refused (for example, a freeholder will not allow wall insulation) or where improvements would negatively impact the propertys value.
Exemptions are not permanent. They last for five years and must be registered on the PRS Exemptions Register. You must provide evidence to support the exemption, such as quotes for the work that would exceed the cost cap.
For estate agents and property managers, the practical implication is that you should check the EPC of every property you list. If it is F or G, you cannot legally market it for let until the owner has made improvements and obtained a new EPC rated E or above.
For landlords, the simplest path is to book an EPC, review the recommendations report, and make the most cost effective improvements. Loft insulation, draught proofing, and LED lighting are inexpensive and often sufficient to move a property from F to E.
FAQs
What is the minimum EPC rating to let a property?
Under MEES, your property must achieve at least an E rating on its EPC before you can legally grant or renew a tenancy. Properties rated F or G cannot be let until improvements are made.
Are there exemptions to MEES?
Yes. If improvements would cost more than 3,500 including VAT, if third party consent is refused, or if improvements would negatively impact the propertys character or value, you can register an exemption lasting five years.
How do I register a MEES exemption?
Exemptions are registered on the PRS Exemptions Register. You must provide evidence, such as quotes for work that would exceed the cost cap. Exemptions last for five years and must be renewed if still applicable.