This month saw a seismic shift for landlords when phase one of the Renters’ Rights Act came into force in England.
Headlines have focused on abolishing Section 21 no-fault evictions, eliminating fixed-term tenancies and banning rental bidding wars.
But behind those headlines sits a less eye-catching issue that will define landlord practice over the next few years: Compliance. The direction of travel was clear in the King’s Speech: Stronger protections for renters alongside a clean energy transition designed to lower bills. For landlords, those agendas are now converging, with compliance, property standards and energy efficiency increasingly linked.
That is why landlords need to look again at EPCs.
The act does not change EPC rules overnight. Nor should landlords pretend that every question about energy efficiency begins and ends with the new legislation. But it does accelerate a wider shift in the private rented sector: Landlords are being expected to keep better records, understand their legal obligations and demonstrate compliance more clearly.
In that environment, an EPC should no longer be treated as a ‘tick-box’ document. It is part of a landlord’s compliance record, investment plan and evidence base.
The rating matters, of course. For many landlords, it is the number they focus on first. But the rating is only the headline. The added value of an energy assessment lies in what it reveals about the property: What has been evidenced, what has been assumed, what improvements are likely to make the biggest difference, and where the future risks may sit.
That changes how landlords should approach an assessment. Calling in an energy assessor should not simply be about obtaining a certificate. It should be about understanding the property properly.
Here are five questions every landlord should ask their assessor:
1: Before the visit, ask: ‘What evidence should I provide that could affect the rating?’
Many landlords have carried out work that may not be obvious during a site visit. That could include insulation, heating upgrades, glazing improvements, controls or other changes made over time.
If the assessor cannot see or verify an improvement, the assessment may need to rely on default assumptions. That can leave the landlord with a lower rating than the property might otherwise justify.
2: Ask: ‘Can you help me understand likely future upgrade priorities?’
An EPC is a snapshot, but landlords increasingly need a plan. A good assessor should be able to explain what the recommendations mean, what has been assumed and where the landlord may need more detailed retrofit or technical advice. That distinction matters. The cheapest measure is not always the most useful one.
3: During the visit, ask: ‘What are you unable to verify, and how will that affect the rating?’
This is one of the most important questions a landlord can ask. If insulation, heating controls or other improvements cannot be verified, the landlord needs to understand whether default assumptions have been used and how they may shape the final rating.
4: After the visit, ask: ‘Which recommendations are most likely to improve the EPC rating, and which are mainly about reducing energy use?’
The two are not always the same. Some recommendations may be important for compliance planning. Others may be more valuable for comfort, running costs or tenant satisfaction. Some may make sense immediately; others may be better considered alongside wider repairs, refurbishment or planned maintenance.
5: Finally, ask: ‘What should I keep on file in case I need to evidence compliance later?’
Paperwork behind the certificate may become almost as important as the certificate itself. Landlords should keep records of assessments, recommendations, completed works, invoices, specifications, product information and any evidence that supports the property’s rating.
Under the Renters’ Rights Act, landlords are moving into a more transparent and evidence-led regulatory environment, including the new Private Rented Sector Database for landlord and property entries, which is due at a later phase.
Those records will also matter for Minimum Energy Efficiency Standards (MEES), where receipts and evidence of works can help show what work has been done, how much has been spent and whether a future exemption or compliance position can be supported.
Where they hold the relevant additional competence, an energy assessor may also be able to support or signpost compliance issues, including legionella risk, damp and mould and overheating.
That should be the wake-up call. Compliance is not just about having the right document at the right moment. It is about being able to show the condition of the property, the decisions taken, the evidence relied on and the steps planned for the future.
EPCs sit squarely in that world. Asking the right questions means getting much more than a certificate. It means getting a clearer picture of risk, upgrade priorities, evidence gaps and how best to future-proof the property.
The Renters’ Rights Act has ushered in a new era for landlords. Preparation is the key and when it comes to energy performance, that starts before the assessor arrives.
