EPC Rating E: What It Means and Is It Bad?

An EPC rating of E means a property scored between 39 and 54 on the 1 to 100 energy efficiency scale. In short, it is below average, but it is not the bottom of the scale. It is legal to live in, sell or rent out a home rated E today. However, E is the lowest band a landlord can currently let, and it falls well short of the band C planned for 2030.

This guide explains where band E sits, what it costs to run, what it means for landlords, and how to move a home up the scale. If you want to see your own rating first, our free EPC rating check takes a few seconds.

Where band E sits on the scale

Every EPC gives a home a letter and a score. The letter is just a summary of the score, so the number matters too. For example, a home scoring 54 is one point away from a D. By contrast, a home scoring 39 is one point away from an F.

For landlords, that difference is important. A rental near the bottom of band E could drop to F at its next assessment, and an F-rated home cannot be let without a registered exemption. So check the score printed next to the letter on your certificate.

Is an EPC rating of E bad?

It is below average, but it is not a fail. Band E sits fifth on the seven-band scale, so there are two lower bands below it. Even so, an E-rated home usually loses a lot more heat than a modern one, and that shows up on the energy bills.

Whether an E is a real problem depends on who you are:

• Living in the home. No law makes you improve a home you live in. The question is comfort and running costs.
• Selling. An E will not stop a sale. There is no minimum rating to sell, but you do need a valid EPC before you market the home. Some buyers may ask about running costs.
• Buying. An E is a clue rather than a warning. The certificate’s recommendations show what is holding the score down and roughly what each fix could achieve.
• Letting. An E meets today’s legal minimum, but only just. It is also two bands short of the 2030 standard, which we cover below.

Why homes are rated E

The score looks at how well a home holds heat and how efficiently it is heated. It does not judge how the home looks. As a result, a well-kept period house can still score an E.

Usually, a few of these features together hold a home in band E:

• Solid brick walls with no insulation, which is common in homes built before the 1920s
• Little or no loft insulation
• An old boiler, or electric storage heaters with basic controls
• Single glazing in some or all rooms
• No room thermostat or radiator valves
• Uninsulated floors or extensions

None of these make a home unsafe. They simply mean it costs more to keep warm. Your certificate lists the main features the assessor recorded, so you can see what pulled the score down.

EPC rating E monthly cost: what an E-rated home costs to run

An E-rated home costs more to heat than a D-rated home of the same size. The government’s English Housing Survey 2022 to 2023 energy report models average energy costs by band. In that report, homes rated D averaged around £1,561 a year, or about £130 a month. Meanwhile, homes rated G averaged around £2,662 a year, or about £222 a month.

The survey does not publish a separate figure for band E. However, an E-rated home will typically fall between those two figures, so somewhere between about £130 and £222 a month. For comparison, homes rated A to C averaged about £90 a month.

Bear in mind that these are rough guides rather than a bill. They come from a standard model with typical heating habits and 2022 fuel prices. For a figure that fits your own home, look at your certificate, which estimates the property’s energy costs.

EPC E and landlords: the legal minimum

Under the Minimum Energy Efficiency Standards, a rented home in England and Wales must currently reach at least band E. So an E-rated rental is legal to let today. However, if a new assessment puts it at F or G, you cannot let it unless a valid exemption is registered. Councils can fine landlords up to £5,000 per property for breaking the rules.

Looking ahead, the government’s Warm Homes Plan, published on 21 January 2026, confirmed that private rented homes must reach the equivalent of band C by 1 October 2030. This covers new and existing tenancies, so an E-rated rental will need significant work. The spending cap is £10,000 per property, and eligible work paid for since 1 October 2025 counts towards it. A separate exemption is also planned for lower-value homes worth under £100,000, where the cap would be 10% of the property’s value.

Bear in mind that this is confirmed policy rather than law so far. The regulations still have to go through Parliament, so details could change.

Even so, there is a good reason to start early. A property that reaches band C on its current rating before 1 October 2029 is intended to count as compliant until that certificate expires. Moving from E to C often takes more than one round of work, so planning upgrades around gaps between tenants makes sense. Our guide to EPC rules for landlords covers the standards, exemptions and penalties in full.

How to improve an EPC rating from E

Moving from E to D is often realistic with a few changes. Moving from E to C is usually a bigger job, and it tends to need several measures together. Either way, follow these steps in order:

1. Check your score. Find your certificate and note the exact score. A 53 is close to a D, while a 40 has much further to go.
2. Read the recommendations. Your certificate lists suggested measures in order, and it shows roughly how each one could change the rating.
3. Start with the cheaper gains. Loft insulation, draught-proofing, LED lighting and heating controls cost relatively little.
4. Plan the bigger measures. Filling cavity walls, insulating solid walls, replacing an old boiler or upgrading storage heaters usually make the largest difference. These jobs take planning, so landlords often time them between tenancies.
5. Get a new EPC. Your old certificate will not update by itself. Once the work is done, a new assessment is the only way to show the better rating.

The cost depends on the home and how far it has to go. Our guides to EPC rating D and EPC rating C explain what each next step up looks like.

Frequently asked questions

Is an EPC rating of E bad?

It is below average rather than bad. An E is legal for living in, selling and letting today. However, an E-rated home usually costs more to heat than a D or C, and landlords will need to improve it to meet the planned 2030 standard.

What does an EPC rating of E mean?

It means the home scored between 39 and 54 out of 100 for energy efficiency. In practice, the property loses more heat than average, often because of older walls, glazing, insulation or heating.

How much is EPC rating E per month?

There is no fixed figure, because bills depend on the home and how it is used. The government’s English Housing Survey does not publish a separate average for band E. However, it modelled about £130 a month for band D and about £222 for band G, and an E-rated home will typically fall in between.

Can I rent out a property with an EPC rating of E?

Yes, for now. Band E is currently the minimum for rented homes in England and Wales. The government has confirmed that private rented homes must reach the equivalent of band C by 1 October 2030, but this still has to become law.

What happens if my rental drops from E to F?

You cannot start or continue a tenancy on an F-rated home unless a valid exemption is registered on the PRS Exemptions Register. If you let it anyway, the council can issue a fine. Improving the home back to at least E is usually the simplest fix.

How do I improve my EPC rating from E to C?

Start with the recommendations on your certificate. Cheaper steps such as loft insulation and heating controls come first. After that, wall insulation and a modern heating system usually make the biggest difference. Then get a new EPC to show the improved rating.

Does an E rating stop me selling my house?

No. There is no minimum rating to sell a home in England or Wales. You just need a valid EPC before you market it. Some buyers may ask about running costs, so it helps to know what improving the rating would involve.

Is it worth getting a new EPC after making improvements?

Often, yes. An EPC lasts 10 years and records the home on the day of the visit. So if you have added insulation or a new boiler since then, a fresh assessment may show a better band. However, assessment methods change too, so a higher rating is never guaranteed.

To learn more about the full scale, read EPC ratings explained, or browse all our EPC guides. Most domestic EPCs cost £60 to £120, and our guide to how much an EPC costs explains why. With us, an EPC costs £69 for up to 3 bedrooms or £79 for 4 bedrooms. If you already know you need an assessment, you can book an EPC assessment now.