Your Portfolio's EPC Calendar: Expiry Dates, Exemptions and the October 2029 Cut-Off

For anyone managing more than a handful of rented homes, EPC compliance is as much about dates as ratings. Certificates expire, exemptions run out, and the government's band C plans add an important cut-off date.

Autumn is a good moment to map it all out.

Where the law stands today

GOV.UK's landlord guidance for domestic private rented property (England and Wales) sets out the current minimum energy efficiency standard (MEES):

• Since 1 April 2020, landlords can't let or continue to let a property covered by the regulations if its EPC rating is below E, unless a valid exemption is registered.
• The current cost cap is £3,500 including VAT.
• Exemptions must be registered on the PRS Exemptions Register before they can be relied on. Most last 5 years; the temporary exemption for recently becoming a landlord lasts 6 months.
• The maximum penalty is £5,000 per property in total.

Separately, GOV.UK says an EPC is valid for 10 years, and one must be ordered before a property is marketed to rent.

What the government has said about band C

In January 2026 the government published its response to the consultation "Improving the energy performance of privately rented homes". In it, the government confirms its policy decisions:

• all privately rented tenancies in scope to meet the equivalent of EPC C by 1 October 2030, measured using new EPC metrics;
• a maximum required spend of £10,000 per property, with spend on relevant improvements from 1 October 2025 counting towards it;
• homes rated C or above against the Energy Efficiency Rating (EER) on an EPC obtained before 1 October 2029 to be treated as compliant until that EPC "expires or is replaced".

This is not yet law. The response says the government will seek new powers through an Act of Parliament, then lay a statutory instrument, "with the aim of it coming into force in 2027". Until then, band E, the £3,500 cap and the current exemptions apply. The new EPC metrics are still being finalised, so check GOV.UK before making decisions.

Why the calendar matters

Each property has a few dates that interact:

1. EPC expiry. A certificate older than 10 years has expired, and a valid EPC is needed to market and let.
2. Exemption expiry. When an exemption ends, GOV.UK says the landlord must try again to improve the property, or register a further exemption if one applies.
3. 1 October 2029. Under the government's plans, an EER C obtained before this date could carry a property beyond the 1 October 2030 deadline, until that EPC expires or is replaced.

Two properties with the same rating can need very different plans.

A practical autumn review

1. Build one list. For every property, record the rating and score, EPC expiry date, and any exemption with its end date. The public EPC register is the starting point.

2. Deal with anything below E first. F and G properties without a valid exemption are a compliance issue under today's rules, not a 2030 question.

3. Sort the rest into groups.

• Already C or above: note when each EPC expires relative to October 2029 and 2030. GOV.UK's wording ("expires or is replaced") is worth reading carefully before commissioning a new certificate on one of these homes.
• D: often the nearest candidates for improvement, but only an accredited assessment will show what's realistic.
• E: likely to need a longer plan within the planned cost cap.

4. Keep your evidence. Save invoices, installer details and before-and-after EPCs. Under the government's plans, relevant spend from 1 October 2025 would count towards the future cap.

5. Check exemptions due to lapse. One registered five years ago may be close to its end date.

6. Treat modelled ratings as a guide. Estimates help you prioritise, but a lodged EPC's rating comes from an accredited assessor's inspection. No tool can guarantee a band.

How AI-EPC can help

The free EPC Emulator gives an indication of a property's likely route to band C, with indicative cost banding. Portfolio tracking keeps ratings and expiry dates in one place. When you're ready for a new certificate, AI-EPC connects you with accredited Domestic Energy Assessors, who inspect and lodge every EPC.