The government announced on 9 March 2026 that the Home Energy Model (HEM) — the new methodology that was set to replace the current SAP-based EPC system — has been delayed until the second half of 2027.
If you heard this news and felt a wave of confusion (or panic), you're not alone. But here's the short version: your existing EPC is still valid, and the 2030 compliance deadline has not changed.
Read on for the full picture.
What Is the Home Energy Model?
The Home Energy Model is the government's planned replacement for the current Standard Assessment Procedure (SAP/RdSAP) used to calculate EPC ratings. It was developed as part of a broader overhaul of the Energy Performance of Buildings (EPB) framework.
Under the current system, EPC ratings (A–G) are based on a SAP score — a calculation of the property's energy efficiency based on fuel costs, insulation, heating system, and other factors. The higher the score, the higher the rating.
The Home Energy Model was designed to change two fundamental things:
- Switch the metric — from SAP points (which use fuel cost as the primary measure) to Primary Energy (which measures the total energy used, including the energy needed to generate and deliver it).
- Improve accuracy — by using a more detailed calculation methodology (RdSAP 10) that accounts for factors the current system misses or approximates.
The practical effect: some properties that currently sit at EPC C might drop to D under HEM, and some D-rated properties might improve. The exact impact depends heavily on the heating system — heat pumps and low-carbon heating tend to perform better under a Primary Energy metric.
What Exactly Has Been Delayed?
On 9 March 2026, the government published an "outcome update" stating:
"Government continues to work at pace to deliver reformed domestic EPCs. Following engagement with industry on the delivery timeline, we have decided to move the launch of the reforms to the second half of 2027."
This means:
- The new EPC methodology (HEM / RdSAP 10) will not launch before H2 2027 at the earliest
- The new Primary Energy metric will not apply to EPC assessments until then
- The HEM consultation that closed on 18 March 2026 will feed into the revised implementation plan
The delay was originally expected after the government first published the consultation in January 2026. The industry had flagged that assessors, software providers, and landlords needed more time to prepare for the scoring change.
Does This Delay Affect My EPC Compliance? (The Key Question)
Does My Existing EPC Certificate Still Count?
Yes. An EPC issued today under the current RdSAP 9 methodology is valid for 10 years and will continue to be the legally recognised document for compliance purposes. The HEM delay does not change this.
If you have a current EPC showing an E, D, or C rating, that certificate remains valid until it expires — regardless of when HEM launches.
Does the 2030 EPC C Deadline Still Apply?
Yes — the 2030 deadline has not moved.
The government's plan remains:
- New tenancies: EPC C required from October 2028
- All existing tenancies: EPC C required from October 2030
The MEES regulations that enforce these deadlines are separate from the EPC methodology. The HEM delay does not push back your obligation to have a C-rated property.
Should Landlords Rush to Get an EPC Before HEM Launches?
This is the question most landlords are asking. Here's a clear answer.
If your property is already EPC D or E and you're planning upgrades: There is no urgency to rush an EPC assessment purely because of the HEM delay. The current methodology is still in use and will be until H2 2027 at the earliest. If your property needs work to reach C, that work is still necessary — the 2030 deadline is unchanged.
If you want to lock in a C rating under the current system: Some landlords are considering getting an EPC under the current SAP methodology before HEM launches, because certain property types (particularly those with gas boilers in well-insulated homes) may score slightly lower under the new Primary Energy metric.
However, a current EPC is valid for 10 years, which would take you to 2036 — well beyond the 2030 deadline. The risk is that if HEM shows your property as a D when it launches, mortgage lenders or future compliance checks may use the newer rating.
The cautious approach: Get an EPC now to understand your property's current position, make the improvements needed to reach C, and get a new EPC post-improvement. Don't assume your current C rating is permanent if HEM might move the goalposts.
What Changes When the Home Energy Model Does Launch?
How Property Ratings May Shift
The switch from SAP to Primary Energy will affect different property types differently:
- Gas-heated properties: May see ratings affected by the shift to Primary Energy, as gas has a relatively high primary energy factor
- Heat pump properties: Likely to benefit — electric heat pumps have a lower primary energy factor than gas boilers under the new system
- Well-insulated older properties: Generally expected to perform similarly under both systems
- Properties with solid wall insulation: May see improved ratings as HEM accounts more accurately for fabric improvements
No official modelling has been published on how many properties will change band under HEM. The government has said it will publish more detail as part of the final consultation response.
The Role of Primary Energy vs SAP Points
Under the current system, a property's EPC rating is determined by its energy cost (in pence per square metre per year). This has always meant that properties with cheap fuel — gas, for instance — score better than electrically heated properties, even if they use more actual energy.
HEM shifts the measure to primary energy (in kWh per square metre per year), which measures the total energy consumed in delivering heat and power to the property, including the extraction, processing, and transmission losses upstream. This is considered a more accurate measure of a building's environmental impact.
The implication for landlords: if you've been relying on a cheap-to-run gas boiler to push your SAP score over the C threshold, you may want to investigate what your rating would look like under Primary Energy now — before 2027 makes it official.
FAQs
Will I need a new EPC when HEM launches?
Not immediately. Your existing EPC will remain valid for its 10-year term. However, when you next let a property or when your current EPC expires, the new assessment will be under the HEM methodology.
What rating system will my EPC use after 2027?
From H2 2027 (assuming no further delays), new EPCs will use the Home Energy Model / RdSAP 10 methodology with Primary Energy as the key metric. The A–G rating band will be retained, but the thresholds for each band will change.
Where can I find official government updates on the Home Energy Model?
The official source is the gov.uk consultation page for Reforms to the Energy Performance of Buildings Regime. The outcome update published 9 March 2026 is the most current statement.
Does this affect the £10,000 cost cap?
No. The £10,000 cost cap that limits what landlords must spend on EPC improvements applies to the current MEES regulations and is unchanged by the HEM delay.
The Bottom Line
The Home Energy Model delay is frustrating for an industry trying to plan. But for individual landlords, the immediate practical impact is limited:
- Your EPC is valid, your obligation to reach C by 2030 is unchanged, and the 2030 deadline is still the target to plan around.
- The delay gives you more time to make informed improvement decisions before the scoring methodology changes.
- If you're planning upgrades, factor in that HEM may alter your rating when it does launch — especially if you're relying on a gas heating system to reach C.
The sensible path: know your current EPC rating, understand what improvements would bring you to C under the current system, and keep an eye on HEM developments for H2 2027.
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