Recent reports confirm that the government has delayed its planned overhaul of EPCs until the second half of 2027. Originally the reforms were expected sooner, yet ministers have now said more time is needed to finalise how the new system will work in practice. A detailed implementation plan is expected to be agreed by summer 2026.
At first glance this looks like a pause. In reality, it is more of a recalibration.
The direction of travel has not changed. Government still intends to reshape how EPCs work and how they are used in housing policy. Instead of a single headline score, the new model is expected to introduce multiple metrics covering areas such as fabric performance, heating systems, energy cost and the ability of a property to support modern smart technologies.
That represents quite a shift. For years the EPC conversation has centred on one simple idea - what band is the property in. In future the picture could become far more layered, reflecting different aspects of how a home performs.
For landlords, the broader context remains important. While the EPC redesign has been delayed, the wider policy direction around rental homes continues to move forward. The government has already indicated that privately rented homes in England are expected to reach EPC band C or equivalent by October 2030, with a single compliance date for existing tenancies.
That leaves the sector in an interesting position. The end goal is becoming clearer, yet the measurement tool used to judge progress is still evolving.
Anyone involved in property knows that the housing stock across England and Wales is incredibly varied. Victorian terraces, post-war estates, converted flats and modern developments all behave differently when it comes to energy performance. Improving efficiency in one type of building may be straightforward. In another, the costs and practical challenges can rise quickly.
Estimates suggest the average cost of bringing a property up to EPC C could sit somewhere around £5,000 to £7,000, depending on the work required. In some homes the answer may be insulation or glazing. In others it could involve a new heating system or wider upgrades to the building fabric.
That is why the debate rarely stays simple for long.
Landlords often focus on cost and feasibility. Tenants understandably focus on comfort, warmth and energy bills. Lenders are beginning to consider how energy efficiency affects long-term property value.
Policymakers are trying to balance environmental targets with housing supply.
All of those perspectives meet in the middle of the EPC discussion.
The delay to the new EPC framework may actually highlight how complicated this transition is becoming. Designing a system that accurately reflects the performance of millions of homes is no small task. Getting it wrong could lead to confusion or unintended consequences across the housing market.
At the same time, the issue of energy efficiency is not going away. Rising energy prices have made the conversation more immediate for many households. Warmer, better-performing homes are a goal that few would disagree with. The challenge lies in how quickly that change can realistically happen.
That is exactly the sort of conversation we like to explore on Property Matters.
Join Gareth Wax and myself, Hamish McLay, as we look at the implications of EPC reform and the recent delay. We will also be joined by Ibrahim Oyeneye, whose work with heating systems has given him extensive knowledge about EPCs and how they relate to the real performance of homes.
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