EPC Certificate UK

EPC Rating F — Poor Energy Performance

EPC Rating F means poor energy efficiency with high running costs. Learn what EPC F means, typical properties, improvement costs, and whether you can rent out an F-rated property.

EPC Rating F indicates poor energy efficiency, with a SAP score of 21-38 points. While better than G, these properties still have high energy costs and significant room for improvement.

What Does EPC Rating F Mean?

An EPC Rating F places your property in the second-lowest band on the Energy Performance Certificate scale. With a SAP score between 21 and 38 points, F-rated properties are energy inefficient but have some basic improvements over G-rated homes.

Properties with an EPC F rating typically cost £2,500-£4,000 per year to heat and power — approximately 60-80% more than a well-insulated property with a C rating.

Typical Features of EPC F Properties

  • Partial insulation: Some loft insulation (less than 100mm) but often no wall insulation
  • Mixed glazing: Combination of single and double glazing
  • Older heating: Boiler over 15 years old or electric storage heaters
  • Basic controls: Room thermostat but no programmer or TRVs
  • Some draught issues: Gaps around older windows and doors

Can You Rent Out an EPC F Property?

No, EPC F properties cannot be legally rented. The Minimum Energy Efficiency Standards (MEES) require rental properties to have at least an EPC E rating. Landlords must improve F-rated properties before renting or face fines up to £5,000.

Common F-Rated Property Types

  • 1930s-1950s semi-detached houses with original features
  • Converted flats in Victorian buildings
  • 1970s houses with electric heating
  • Bungalows with limited insulation
  • Ex-council properties before renovation

Improving from EPC F to E (Minimum for Rentals)

Moving from F to E is often achievable with modest investments:

Cost-Effective Improvements

  • Top up loft insulation to 270mm: £300-400, adds 4-6 points
  • Cavity wall insulation: £500-1,500, adds 10-15 points
  • Upgrade heating controls: £350-500, adds 3-5 points
  • Hot water cylinder insulation: £20-150, adds 2-3 points

Most F-rated properties can reach E rating with £1,000-2,000 in improvements, making them rental-compliant.

Reaching EPC C (2030 Rental Standard)

To future-proof for the 2030 EPC C requirement, consider:

  • New A-rated boiler: £2,500-3,500, adds 15-20 points
  • Full double glazing: £3,000-5,000, adds 5-10 points
  • External wall insulation: £8,000-12,000, adds 15-20 points
  • Solar panels: £5,000-7,000, adds 8-12 points

Energy Costs for EPC F Properties

Property Size Annual Energy Cost Potential Savings at C
1-bed flat £1,500-2,000 £700-1,000/year
2-bed house £2,500-3,200 £1,200-1,800/year
3-bed house £3,200-4,200 £1,600-2,400/year
4-bed house £4,000-5,500 £2,200-3,200/year

Should You Buy an EPC F Property?

F-rated properties can offer good value if you plan improvements:

Pros:

  • Often 3-7% cheaper than similar E-rated properties
  • Easier to improve than G-rated homes
  • Can reach C rating with £8,000-15,000 investment
  • Potential for adding significant value

Cons:

  • Cannot be rented without improvements
  • High energy bills until upgraded
  • May need £10,000+ for comprehensive improvements
  • Some mortgage lenders charge higher rates

Timeline for F-Rated Properties

  • Now: Cannot be rented (must reach E minimum)
  • 2025: Proposed requirement for all homes for sale to have valid EPC
  • 2028: Possible mortgage lending restrictions below E
  • 2030: Rental properties must reach C rating
  • 2035: Possible C rating requirement for all homes

Next Steps for F-Rated Properties

Focus on reaching E rating first with quick wins like insulation and controls (£1,000-2,000). Then plan for C rating by 2030 with a new boiler and comprehensive insulation (£8,000-12,000 total). This staged approach spreads costs while ensuring compliance.

Frequently Asked Questions

What is EPC rating F?
EPC rating F is the second-lowest energy efficiency rating, with a SAP score of 21-38 points. F-rated properties have poor insulation and inefficient heating, resulting in energy costs around £2,500-4,000 annually.
Can you rent a property with EPC F?
No, properties with EPC rating F cannot be legally rented. Since 2020, the Minimum Energy Efficiency Standards require at least an E rating for rentals. Landlords must improve F-rated properties or face fines up to £5,000.
How do I improve from EPC F to E?
Moving from F to E typically costs £1,000-2,000. Key improvements include topping up loft insulation (£300-400), installing cavity wall insulation (£500-1,500), and upgrading heating controls (£350-500). Most F-rated properties can reach E with these basic upgrades.
What is the difference between EPC F and G?
EPC F (21-38 points) is one band higher than G (1-20 points). F-rated properties typically have some basic insulation and may have partial double glazing, while G-rated properties usually have no insulation and single glazing throughout. F properties cost about £500-1,000 less annually to run than G.
How much to improve EPC F to C?
Improving from F to C typically costs £8,000-15,000. This usually requires a new A-rated boiler (£2,500-3,500), cavity wall insulation (£500-1,500), loft insulation (£300-400), double glazing (£3,000-5,000), and modern heating controls (£350-500).
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About This Guide

This guide was researched and written by the EPC Certificate UK Editorial Team, specialists in UK energy performance regulations. All information is sourced from official government publications, regulatory announcements, and industry best practice guides.

Published: 14 April 2026Methodology: How we research