EPC Rating F: What It Means and Can You Rent It Out?

An EPC rating of F means a property scored between 21 and 38 on the 1 to 100 energy efficiency scale. In short, it is a poor rating, second only to G at the bottom of the scale. You can still live in or sell an F-rated home. However, you cannot normally rent it out unless a valid exemption is registered.

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

Where band F 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 38 is one point away from an E. By contrast, a home scoring 21 is one point away from a G, which our guide to EPC rating G explains.

For landlords, this is the most important number on the certificate. A home near the top of band F may only need one or two changes to reach E and become lettable again. A home near the bottom will usually need much more.

Is an EPC rating of F bad?

Yes, an F is a poor rating. It means the home loses a lot of heat and costs much more to run than average. Even so, it says nothing about whether the house is safe, dry or well built. An EPC only measures energy efficiency, so it is not a survey.

Here is what an F means depending on who you are:

• Living in the home. No law makes you improve a home you live in. However, bills are likely to be high, and the home may feel cold.
• Selling. You can sell an F-rated home, because there is no minimum rating to sell. You do need a valid EPC before you market it, and some buyers may use the rating to negotiate.
• Buying. An F tells you to budget for improvements. Look at the potential rating and the recommendations before you make an offer, especially if you plan to let the home later.
• Letting. An F is below the legal minimum. You cannot start or continue a tenancy unless a valid exemption is registered.

Why homes are rated F

The score looks at the building and its heating, not at how well the home is kept. As a result, a tidy period house can still score an F. In most cases, several of these features add up:

• 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 or room heaters
• Single glazing in some or all rooms
• No room thermostat or radiator valves
• Draughty suspended timber floors

An F can also come from missing evidence. If the assessor cannot see or confirm insulation, the software usually has to assume there is none. So if you have paperwork for past work, have it ready for the visit.

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

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 F. However, an F-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 F and landlords: what the law says

Under the Minimum Energy Efficiency Standards, a privately rented home in England and Wales must reach at least band E. Since April 2020, this has applied to existing tenancies as well as new ones. So with an F, you cannot start a new tenancy or carry on an existing one unless a valid exemption is registered.

If you let a home below band E without an exemption, the council can fine you. For example, the maximum is £2,000 for letting for less than three months, and £4,000 for three months or more. Overall, fines are capped at £5,000 per property.

Exemptions must be registered on the government’s PRS Exemptions Register, with evidence. The main ones are:

• All relevant improvements made. You have done everything suitable, and the home still cannot reach E.
• High cost. Reaching E would cost more than £3,500 including VAT. Money spent since 1 October 2017 counts towards this.
• Consent refused. A tenant, freeholder or planning authority has refused permission for the work.
• Devaluation. An independent surveyor confirms the work would reduce the property’s value by more than 5%.
• Wall insulation. A suitable expert advises that wall insulation would damage the property.
• New landlord. A temporary six-month exemption if you have just become the landlord.

Most exemptions last five years. None renews automatically, and they do not transfer if you sell the property.

Looking ahead, the government’s Warm Homes Plan confirmed that private rented homes must reach the equivalent of band C by 1 October 2030, with a spending cap of £10,000 per property. This is confirmed policy rather than law so far, so details could change. Even so, an F-rated rental is three bands short of that target. Our guide to EPC rules for landlords covers the standards, exemptions and penalties in full.

What to do if your home is rated F

An F is a starting point, not a final verdict. Follow these steps in order:

1. Check the certificate date. An EPC lasts 10 years. If yours is old, it may not show work done since, such as a new boiler or loft insulation.
2. Note the exact score. A 37 is close to an E, while a 22 has much further to go.
3. Read the recommendations. Your certificate lists suggested measures in order, and it shows roughly how each one could change the rating.
4. Start with the cheaper gains. Loft insulation, heating controls, draught-proofing and LED lighting cost relatively little, and they can be enough to reach E.
5. Plan the bigger measures. Wall insulation, a modern boiler or replacing old storage heaters usually make the largest difference.
6. 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.

Once a home reaches E, it can be let again. After that, our guides to EPC rating E and EPC rating C explain the next steps up.

Frequently asked questions

What counts as a poor EPC rating?

Bands F and G are generally seen as poor. They are the two lowest bands on the scale, and they sit below the legal minimum for rented homes in England and Wales. Bands D and E are below the 2030 target for rentals, but they are not classed as poor.

How much is EPC rating F 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 F. However, it modelled about £130 a month for band D and about £222 for band G, and an F-rated home will typically fall in between.

Can you rent a house with an EPC rating of F?

Not normally. Rented homes in England and Wales must reach at least band E. You can only let an F-rated home if a valid exemption is registered on the PRS Exemptions Register.

Can I sell a house with an EPC rating of F?

Yes. 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.

Should you buy a house with an EPC rating of F?

It can still be a good buy, as long as you go in with your eyes open. Read the recommendations and the potential rating, and budget for the work. If you plan to let the home, remember it must reach at least E before a tenant moves in.

Can you get a mortgage on a property with an EPC rating of F?

An F rating does not usually stop you getting a mortgage on a home you will live in. However, lender policies vary, and buy-to-let lending is stricter because an F-rated home cannot legally be let. Ask a mortgage broker before you make an offer.

What is the difference between EPC band F and band G?

Band F covers scores from 21 to 38, while band G covers 1 to 20. Both are below the legal minimum for renting. In general, a G-rated home has further to go and needs more work to reach E.

My landlord’s property is rated F. What can I do?

Ask your landlord whether an exemption is registered. You can also check the PRS Exemptions Register yourself. If there is no exemption, you can contact your local council’s private sector housing team, which enforces the rules.

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.