EPC ratings and mortgages: does a poor EPC affect what you can borrow?

There is no legal minimum EPC rating for a residential mortgage. If you are buying a home to live in, most mainstream lenders will still consider a property rated F or G, as long as it's in reasonable condition and makes good security. The rules are tighter for landlords: in England and Wales a rented home must currently be rated E or above, and the government has confirmed all private rented homes must reach C by 1 October 2030.

Updated 17 September 2026 with the confirmed 2030 rules for landlords, the delay to new-style EPCs and current grant amounts.

Buying a home to live in

No minimum

No legal EPC threshold for a residential mortgage. A low rating can affect running costs and, with some lenders, affordability

Letting now (England & Wales)

E or above

Unless a valid exemption is registered. Many buy-to-let lenders won't lend below E

Letting from 1 Oct 2030

C or equivalent

All private tenancies, with a £10,000 cost cap per property

EPC validity

10 years

Check any home for free on the government register

What is an EPC rating?

An Energy Performance Certificate (EPC) rates a home's energy efficiency from A (best) to G (worst), estimates typical energy costs and suggests improvements. You need one to sell, let or build a home, and it lasts ten years. An accredited assessor works out the score from insulation, heating, glazing and features like solar panels.

The EPC scale, A to G

Energy efficiency rating band and score range

Does an EPC rating affect a mortgage?

It can, but for most homebuyers the effect is modest.

What is the minimum EPC rating for a mortgage?

For a residential mortgage, there isn't one. The law sets minimum ratings for letting a home, not owning one. Lenders judge the property as a whole: condition, construction, saleability and value. An F-rated Victorian terrace with an old boiler is usually mortgageable. The same house with serious damp or a problem roof may not be, whatever its EPC.

Watch for related issues. Some low-rated homes are of non-standard construction, and some attempts at improvement cause problems of their own. Spray foam insulation in the roof is the best-known example: many lenders are wary of it, even though it was fitted to save energy.

Can you get a mortgage on a house with an F or G EPC rating?

Yes, in most cases. Buying a poorly rated home to live in doesn't break any rule, and plenty of lenders will consider it. You may miss out on green discounts, and with lenders that factor energy costs into affordability, the maximum you can borrow could be a little lower.

EPC rules for landlords: E now, C by 2030

Under the Minimum Energy Efficiency Standards (MEES), a privately rented home in England and Wales must be rated E or above unless the landlord has registered a valid exemption. That rule stays in force until the higher standard applies.

In January 2026 the government confirmed its plan for the next step. The key points from its response:

1. One deadline: 1 October 2030All private tenancies must meet EPC C or equivalent by then. The earlier idea of a 2028 date for new tenancies was dropped.
2. A £10,000 cost capLandlords won't have to spend more than £10,000 per property, or 10% of the value for homes worth under £100,000. Qualifying spending from 1 October 2025 counts.
3. New metricsCompliance will be based on fabric performance plus either the heating system or smart readiness score on new-style EPCs.
4. Existing C ratings countA home rated C on the current scale before 1 October 2029 is treated as compliant until that EPC expires.
5. Exemptions and finesExemptions will cover cases such as reaching the cost cap or lacking consent. Fines can reach £30,000 per property.

The detail still needs legislation, so it could change. Most buy-to-let mortgages are not regulated by the Financial Conduct Authority.

For the wider picture on letting rules, read the Renters' Rights Act: what every landlord needs to know.

What about Scotland?

Scotland sets its own rules and currently has no minimum EPC to let a home. It plans a band C standard based on a new Heat Retention Rating, but new-style Scottish EPCs are delayed to 30 April 2028 and a revised date for the rental standard hasn't been announced.

EPCs are changing

New-style EPCs for England and Wales will replace the single letter with several measures: fabric performance, heating system, smart readiness and energy cost. They were due in October 2026, but in March 2026 the government pushed the launch to the second half of 2027. It said the 2030 deadline for landlords is unaffected. A home's rating could look different once it is reassessed under the new method.

How to check a property's EPC

1. Search the registerUse GOV.UK's free "find an energy certificate" service for England, Wales and Northern Ireland, or the Scottish EPC Register.
2. Check the dateAn older certificate may not reflect later work.
3. Read the recommendationsThey show what could raise the rating.
4. Commission a new one if neededSellers and landlords can book an accredited assessor through GOV.UK.

How to improve an EPC rating

Costs vary widely by property, so get quotes before you commit. These are the upgrades most often recommended, and the main government help available.

Until 31 March 2027, off-gas-grid homes replacing oil or LPG heating with an air or ground source heat pump can get an extra £1,500 through the Boiler Upgrade Scheme. Always check eligibility on GOV.UK before starting work.

If you want to borrow to pay for improvements, a further advance or remortgage may be an option. Some lenders have offered discounted green further advances for energy-saving work.

Frequently asked questions

Does EPC rating affect a mortgage?

For a home you live in, usually only a little: it can open up green discounts on A and B homes and, with some lenders, nudge affordability up or down. For buy-to-let it matters more, because lenders expect the home to be legally lettable.

Should I buy a house with an EPC rating of E, F or G?

It can be a sensible buy if the price reflects the work needed. Check running costs, the recommended upgrades and the property's construction, and get a proper survey.

Can you let a property with an F or G EPC?

Not in England and Wales, unless a valid exemption is registered on the PRS Exemptions Register. From 1 October 2030 the minimum rises to C.

How long does an EPC last?

Ten years. You only need a new one when you sell or let and the current certificate has expired.

What this means for you

A poor EPC rarely stops a homebuyer getting a mortgage, but it can affect running costs, resale and, with some lenders, how much you can borrow. For landlords, the 2030 deadline makes the rating a real part of the investment case. Quick Mortgages is a whole-of-market broker with no broker fees. We can match you with lenders that suit the property, including green deals and specialist lenders, for homebuyers and landlords across the UK.

Buying? See our purchase mortgages, check current mortgage rates or try our mortgage search tool.

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Disclaimer:

This article is for general guidance purposes only and does not constitute legal, financial, or professional advice. Mortgage products and their terms can vary, and it is important to seek advice from a qualified, regulated professional who can assess your individual circumstances. Please ensure you consider your unique needs before making any financial decisions.

While every effort is made to ensure that the information provided on this blog is accurate and up-to-date, we do not guarantee its completeness or accuracy. The mortgage market can change rapidly, and the information on this blog may become outdated. We recommend verifying any information before acting on it and seeking tailored advice.

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