How to Register an EPC Exemption on the PRS Exemptions Register (Step-by-Step Guide for Landlords)
If your rental property genuinely cannot reach EPC E — or EPC C by the 2030 deadline — you need more than a reason. You need a registered exemption. Telling a council officer your freeholder refused permission, or that the works would cost too much, is not a legal defence. Only a formal entry on the PRS Exemptions Register protects you from fines. Here is exactly how to register one correctly.
What Is the PRS Exemptions Register — and Why You Must Use It
The PRS Exemptions Register is the government's official database for landlords who cannot bring a rental property up to the minimum energy efficiency standard. It is administered by BEIS and publicly accessible — councils use it to verify compliance. If your property is below standard and you are not on the register with a valid exemption, you are in breach of the MEES regulations, regardless of the reason.
Registration is free, instant, and self-certified. But self-certification does not mean informal. The evidence requirements are prescribed in law, and enforcement authorities can challenge a registration if the documents are inadequate or the wrong exemption type was used. Getting it wrong leaves you exposed to fines of up to £30,000 per property from October 2030.
Who needs to register an exemption?
Any landlord who is letting a domestic property in England or Wales that does not meet the minimum EPC standard — currently EPC E, rising to EPC C from 1 October 2030 — must either bring the property up to standard or hold a valid registered exemption. There is no middle ground. A property that has been assessed and cannot reach EPC C after all affordable improvements will need an exemption registered before the 2030 deadline arrives.
Can my letting agent register the exemption for me?
Yes. Letting agents can register exemptions on behalf of landlords via the same portal. The registration must record the landlord as the property owner. If your agent manages a portfolio of properties, this is worth delegating — but the landlord remains responsible for ensuring the evidence is correct and the exemption type is valid.
The 5 EPC Exemption Types for Landlords (Domestic Properties)
There are four exemption categories available to domestic landlords. Each has its own qualification criteria, evidence requirements, and duration rules. Choosing the wrong type — even if your underlying situation is valid — can result in a registration that fails enforcement scrutiny.
1. High Cost Exemption (Cost Cap Exemption)
Who qualifies: This exemption applies when there is no single recommended improvement that can be installed for less than the cost cap. The current cap for EPC E compliance is £3,500 including VAT. For the 2030 EPC C standard the cap rises to £10,000. If every improvement recommended on the EPC costs more than the cap, the High Cost Exemption applies.
Important distinction: If any improvement exists within cap cost, it must be installed first. If the property still fails to reach the standard after that installation, the correct exemption is "All Improvements Made" (see below) — not High Cost. Selecting High Cost when cheaper improvements exist and haven't been installed is one of the most common registration errors.
Documents required:
- Three written quotes from different, qualified installers — each confirming the cheapest recommended improvement exceeds the cost cap (inc. VAT)
- Landlord's written confirmation they are satisfied the costs exceed the cap
- Valid EPC for the property
- Full property address
For a full breakdown of what works count toward the cap before you hit the limit, see our guide on which EPC improvements count toward the £10,000 cost cap.
Duration: 5 years. At expiry, the landlord must re-attempt improvements. If costs still exceed the cap, a further exemption can be registered.
2. All Improvements Made Exemption
Who qualifies: This is the most common exemption type for the 2030 deadline. It applies where all "relevant energy efficiency improvements" — defined as measures recommended on the EPC that can be purchased and installed within the cost cap — have been installed, and the property still falls below the minimum standard. It also applies where no such measures exist at all (for example, a solid-walled property with no affordable insulation option).
Documents required:
- Valid EPC for the property (primary evidence — shows which improvements were recommended and the rating that remains after work)
- Contractor invoices and installation certificates if improvements have been carried out
- Any surveyor report listing measures attempted, if applicable
Duration: 5 years.
3. Third-Party Consent Refused
Who qualifies: Where energy efficiency improvements legally require the consent of a third party, that consent was formally sought, and was refused — or granted only on conditions the landlord cannot reasonably comply with. Third parties who commonly need to consent include:
- Freeholder or superior landlord — for leasehold flats requiring external wall insulation, heat pumps, or solar panels
- Local planning authority — for listed buildings or properties in conservation areas
- Mortgage lender — where the lease requires lender consent for structural modifications
- Current tenant — where works require access and agreement during an active tenancy
Leasehold flat landlords are the primary users of this exemption. Upgrading a flat in a converted Victorian property to EPC C often requires the freeholder's consent for external cladding or communal area modifications. If that consent is refused, this exemption applies. See our full guide on EPC for leasehold flats and our flat landlord EPC compliance guide.
Documents required:
- Correspondence or documentation showing that consent was required for the improvement
- Evidence of refusal — freeholder's written refusal letter, planning authority decision notice, or equivalent
- Valid EPC
- Full property address
Duration: 5 years — unless the third party refusing consent is your current tenant.
⚠️ Tenant consent exception: If the consent exemption is based on your current tenant refusing the works, the exemption expires when that tenant leaves — not after 5 years. You must carry out the improvement before starting the next tenancy. This is the most commonly misunderstood rule in the entire exemptions framework. Do not treat a tenant-based consent exemption as a standard 5-year protection.
4. Devaluation Exemption
Who qualifies: Where an independent surveyor advises that installing the recommended improvement(s) would reduce the market value of the property by more than 5%. This typically applies where adding external cladding to a period property, or structural modifications to a listed building, would materially reduce its market value.
Documents required:
- Report from an independent RICS-registered surveyor specifically quantifying that the recommended improvement(s) would devalue the property by more than 5%
- Valid EPC
- Full property address
The surveyor must be genuinely independent — not an advisor working in the landlord's interest on the same renovation project. The 5% threshold must be explicitly stated in the report; a general concern about value impact does not qualify.
Duration: 5 years.
5. Wall Insulation Exemption
Who qualifies: Where cavity wall insulation, external wall insulation, or internal wall insulation is recommended on the EPC, but a qualified expert confirms the installation would damage the fabric or structure of the property. This is most relevant for solid-walled period properties where external cladding or internal insulation would cause moisture or structural problems.
This exemption is commonly relevant to landlords owning listed buildings. See our guide on listed building EPC heritage exemption for the broader context.
Documents required:
- Written expert opinion from one of the following specifically accredited experts only:
- Architect on the AABC (Architect Accredited in Building Conservation) register
- Chartered building surveyor on the RICS Building Conservation Accreditation register
- Chartered engineer on the ICE/IStructE CARE (Conservation Accreditation Register for Engineers)
- Chartered architectural technologist on CIAT's Directory of Accredited Conservationists
- Alternatively: an independent installer of the wall insulation system under Schedule 3, Building Regulations 2010 (if no accredited expert is available)
- Valid EPC
- Full property address
⚠️ Accreditation matters: A general structural engineer's report does not qualify, however detailed or authoritative it reads. The regulations name specific accreditation registers. If your expert is not on one of those four registers, their report cannot support a Wall Insulation exemption. Verify accreditation before commissioning the report.
Duration: 5 years.
How to Apply — 6 Steps to Register on the PRS Exemptions Register
The portal is free to use. Registration is instant. But you cannot save progress mid-application — have all documents ready before you start.
Before You Start — Documents to Prepare
Gather the following before opening the portal:
- EPC for the property — EPC certificate number or PDF
- Full property address
- Exemption-specific evidence — see the relevant exemption type above
- Installer quotes (PDFs) — for High Cost exemption
- Expert reports (PDFs) — for Devaluation or Wall Insulation exemptions
- Correspondence with third parties (PDFs) — for Third-Party Consent exemption
- Invoices and installation certificates — for All Improvements Made exemption
Step 1: Go to https://prsregister.beis.gov.uk/NdsBeisUi/used-service-before and select whether you have used the service before to create or retrieve your account.
Step 2: Enter the full property address so the system can link to existing EPC records for the property.
Step 3: Select the exemption type that matches your situation — do not select the nearest match; choose the correct type or the registration may fail enforcement scrutiny.
Step 4: Upload all required evidence documents for the exemption type you selected; the portal accepts PDFs and all documents must be uploaded in this session.
Step 5: Self-certify by confirming that the information provided is accurate and that you are satisfied the exemption applies.
Step 6: Submit — the exemption is registered immediately and appears on the publicly accessible register; there is no waiting period and the exemption applies from the moment of submission.
How Long Does an EPC Exemption Last?
| Exemption Type | Duration | Key Exception |
|---|---|---|
| High Cost (Cost Cap) | 5 years | Must re-attempt on expiry |
| All Improvements Made | 5 years | Must re-attempt on expiry |
| Third-Party Consent (general) | 5 years | Must re-attempt on expiry |
| Third-Party Consent (tenant only) | Until tenant leaves | Must improve before re-letting |
| Devaluation | 5 years | Must re-attempt on expiry |
| Wall Insulation | 5 years | Must re-attempt on expiry |
On expiry: The exemption simply ends. There is no automatic renewal and the portal does not send reminders or alerts. The landlord must track their own expiry date. A landlord whose exemption quietly expires is immediately in breach — with no exemption in place — and exposed to fines for every day the property continues to be let below standard.
If the situation has not changed at expiry (the structural limitation still exists, the freeholder is still refusing consent), a new exemption can be registered immediately. There is no limit on the number of consecutive exemptions, provided the evidence still applies.
⚠️ Exemptions do not transfer on sale: If a property with a registered exemption is sold, the exemption ceases on completion of the transfer. The new owner must either bring the property to the minimum standard or register their own exemption. Buyers of non-compliant properties who assume they inherit the seller's registered status are in immediate breach from the date of purchase.
8 Common Mistakes That Invalidate Your EPC Exemption
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Registering before gathering evidence. The exemption applies from the date of registration, but enforcement authorities can challenge it retroactively if documents are found to be inadequate. Gather full evidence before submitting, not after.
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Selecting the wrong exemption type. Using High Cost when All Improvements Made should have been used — because some cheaper improvements exist but haven't been installed — applies the wrong threshold test. Enforcement authorities audit exemption types against the evidence uploaded.
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Getting quotes from non-independent installers. The High Cost exemption requires three quotes from different qualified installers. Quotes from the same company trading under different names, or exclusively from the landlord's regular contractor, can be challenged.
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Using a non-accredited expert for the Wall Insulation exemption. The specific accreditation registers (AABC, RICS Conservation, CARE, CIAT) are prescribed by regulation. A general structural engineer's report, however authoritative, does not satisfy the requirement.
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Treating a tenant consent exemption as a 5-year exemption. If the Third-Party Consent exemption was registered because the tenant refused to allow the works, it expires when that tenant leaves — not after five years. Re-letting without carrying out the improvement is a breach.
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Not registering at all — assuming a verbal reason is a legal defence. The most common and most costly mistake. "My freeholder won't allow it" is not a defence. The exemption must be on the register before the property is let or continues to be let below standard.
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Assuming the exemption transfers to a new buyer. Buyers of non-compliant properties must register their own exemption. The previous owner's entry on the register does not carry over.
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Letting the exemption expire without tracking the date. No reminders are sent. Set a calendar reminder five years from registration date and reassess the property's compliance position before the exemption lapses.
What Are the Penalties for an Unregistered EPC Exemption?
If a local authority identifies that a property is being let below the minimum standard without a valid registered exemption, it can issue financial penalties. For full details, see our complete guide to EPC fines for landlords.
Current penalties (EPC E standard):
| Breach | Maximum Fine |
|---|---|
| Letting below EPC E for less than 3 months | £2,000 + publication penalty |
| Letting below EPC E for 3 months or more | £5,000 + publication penalty |
| Providing false information to the register | £1,000 |
| Failing to comply with a compliance notice | £2,000 |
From 1 October 2030 (EPC C standard): The maximum penalty rises to £30,000 per property. Each property is a separate penalty. A landlord with five non-compliant properties without valid exemptions faces potential exposure of £150,000.
The Publication Penalty — the Fine You Don't See Coming
Every financial penalty comes with a publication penalty: a public record of the breach on the local authority register, including the landlord's name, property address, and the nature of the breach. This record must remain visible for at least 12 months. It is visible to prospective tenants, mortgage lenders, and managing agents. For portfolio landlords, it can affect financing and tenant attraction across multiple properties.
Are Councils Actually Enforcing MEES?
Yes. Wandsworth Council targeted over 550 non-compliant rental properties in early 2026, issuing penalties of up to £4,000 per landlord under the existing EPC E regime. Councils do not wait for complaints — they conduct proactive audits of EPC-registered properties and issue compliance notices directly. The enforcement landscape will intensify significantly as the 2030 deadline approaches.
Frequently Asked Questions
Do I need to register an EPC exemption for every property?
Yes — separately, for each individual property. An exemption registered for one property does not apply to any other, even if they have identical structural characteristics. Each property address requires its own registration and its own supporting evidence.
Can my letting agent register the exemption on my behalf?
Yes. Letting agents can use the PRS Exemptions Register portal to register on a landlord's behalf. The registration must record the landlord as the property owner. The landlord remains legally responsible for ensuring the exemption type is correct and the evidence is adequate — delegation to an agent does not transfer liability.
What happens when my EPC exemption expires?
The exemption ceases on the expiry date. The portal sends no reminders. You must re-assess the property: if the situation has changed (for example, a new product is now available within the cost cap, or the freeholder has changed their position), you may now be able to bring the property to the minimum standard. If the situation is unchanged, you can re-register the same exemption with updated evidence. There is no penalty for registering consecutive exemptions, provided each registration is supported by current, valid evidence.
Does an EPC exemption transfer to a new owner?
No. Exemptions are attached to the landlord, not the property. If you sell a property with a registered exemption, the exemption ceases on completion. The buyer must either bring the property to the minimum standard or register their own exemption before letting it. This is critical for buyers of non-compliant investment properties — always check the EPC rating and assess compliance obligations before exchange.
Can I register an exemption if I haven't had the EPC assessment done yet?
No. A valid EPC for the property is a required document for every exemption type. The EPC identifies the recommended improvements and the property's current rating — both of which are needed to determine which exemption applies and to provide the primary evidence for the registration. Commission an EPC assessment first, then gather the exemption-specific evidence.
Is there a fee to register on the PRS Exemptions Register?
No. Registration is completely free. The portal charges no fee for submitting an exemption or for any number of properties registered under a single account.
Register Your EPC Exemption Now
If your property cannot reach the minimum energy efficiency standard — whether under the current EPC E rules or ahead of the 2030 EPC C deadline — a registered exemption is your legal protection. An unregistered exemption is no protection at all.
Register on the PRS Exemptions Register →
Not sure whether you need an exemption or whether improvements are still possible? Read our guide to the EPC C Deadline 2030 first, then return here when you're ready to register.