EPC 2028 — How to Future-Proof a Rental Portfolio

The proposed EPC C rule for new tenancies from 2028: which properties are at risk, what the retrofit options cost and where the grants sit.

The current minimum EPC rating for a rented property in England and Wales is E. Government proposals — and lender pressure — point to a C minimum for new tenancies from 2028 and all tenancies from 2030. Even if the exact date slips, the direction is clear and lenders are already pricing it in.

Who is at risk

Roughly 60% of the UK rental stock is currently rated D or E. Solid-wall properties, off-grid heating, single-glazed Victorian terraces and older flats above shops are the biggest exposures.

The cheapest wins

Every retrofit assessment starts with the RdSAP model, so the fastest way to move up the scale is to hit the measures the model rewards heavily:

Loft insulation to 270 mm — typically £400–£700, adds 3–5 SAP points.
Low-energy lighting everywhere — under £100 for a two-bed, 1–2 points.
Cylinder jacket or replacement cylinder — £150, 2 points.
TRVs and a modern room stat — £200–£400, up to 3 points.
Cavity wall insulation if the walls qualify — £400–£800 with a 25-year guarantee, often the single biggest jump.

The bigger jobs

Solid wall insulation. Internal £5k–£10k per property, external £12k–£20k. Massive SAP boost but planning and moisture considerations.
Air source heat pump. £8k–£13k after the Boiler Upgrade Scheme grant (£7,500 in 2026). Only helpful for EPC if the fabric is already good.
Solar PV. 3.5 kW system around £6k. Adds 3–8 SAP points depending on orientation.
Double or triple glazing. £5k–£10k for a typical terrace, moderate SAP impact.

Financing

Green mortgages from the mainstream lenders now offer 10–25 basis points off standard BTL rates for a C-rated property. Over a five-year fix on a £150,000 loan that is roughly £1,500 saved. Some lenders will lend against the post-improvement EPC if works are completed within six months of drawdown.

The exemptions

A registered exemption — cost cap, third-party consent refused, wall type unsuitable — is a legal shield, not a permanent solution. Register on the PRS Exemptions Register and re-evaluate every five years.

How EstateVera helps

The EPC lookup in the Investor Toolkit pulls the current certificate for any address. The AI assistant models the SAP uplift for each proposed measure and shows the cheapest route to a C for that specific property.