Minimum Energy Efficiency Standard

To combat fuel poverty, reduce carbon emissions and improve thermal comfort for residents, the government is introducing new Minimum Energy Efficiency Standards (MEES) for the social rented sector in England.

The government has published its response to the consultation on improving the energy efficiency of socially rented homes in England. In April 2026 the government also published further information on how details such as a spend exemption would work in practice. The update outlines how energy efficiency standards for social rented homes will change over the coming years. More detail is expected to follow in the form of guidance for the social rented sector.

Consultation outcome

The government is introducing a phased compliance model for MEES. Social landlords will be required to meet one metric (out of fabric performance, smart readiness, and clean heat) by 2030, and will have a choice of which metric this is. Housing providers will then be required to meet a second metric (again, their choice) by 2039. The government has confirmed that compliance will be judged using the new EPC metrics.

It has also confirmed transitional arrangements whereby homes that have already achieved an EPC C rating prior to the introduction of new EPCs will be recognised as compliant until the certificate expires.

Finally, the response confirmed a MEES specific spend exemption. Each property will have a spend exemption of £10,000 for the first metric and £10,000 for the second metric. Each exemption will last for 10-years from the compliance date (i.e. to 2040 and 2049). Providers do not have to spend the full £10,000 in order for the spend exemption to apply. If no further measures, outlined on a valid EPC, can be installed without going over the £10,000, providers can still claim the spend exemption. For example, if a provider has already spent £7,000 of the £10,000 on trying to meet EPC C on one metric, but the next measure would take the total spend over £10,000, then the provider can claim the spend exemption for this metric. 

The government is developing further guidance for the sector on how these regulations will work in practice (similar to the guidance developed for Awaab’s Law). We are working closely with MHCLG on the development of this guidance, and we will update this page as and when we have more information.

NHF response

We welcomed the government’s measured and pragmatic decision to implement a phased compliance model. This decision reflected our concerns around deliverability and recognises the competing demands on housing associations, supply chain maturity and impact on residents. 

Allowing landlords the choice of which metrics to meet gives housing associations the flexibility to consider which metrics are best suited to their homes and the needs of their residents.

The inclusion of a transition period offers our members more stability, allowing them to continue with their planned programmes of work through to 2030.

Initial government proposal

The government published its consultation 'Improving the energy efficiency of socially rented homes in England' in July 2025.

The consultation proposed that social housing MEES should be assessed using new metrics, which would assess the energy performance of buildings based on:

• Fabric performance – reflecting the thermal efficiency of the building envelope.
• Smart readiness – assessing the potential of a building to integrate smart technologies that can optimise energy consumption and the ability of consumers to benefit from cheaper smart tariffs.
• Heating system – assessing the efficiency and environmental impact of a building’s heating source and encouraging the adoption of cleaner heating technologies.

The consultation proposed that all socially rented homes would need to meet EPC C on two of these metrics by 2030. The NHF submitted a response, urging the government to allow housing associations more time to meet these requirements to allow currently planned programmes of work to continue, and to allow confirmation of the reformed EPCs and the new Home Energy Model.

Government response on MEES

The final government response to MEES was published in April 2026. Instead of requiring all homes to be compliant by 2030, the government is instead introducing a phased compliance model. Social landlords will only be required to meet one metric by 2030 rather than two, and will have a choice of which metric this is.

Housing providers will then be required to meet a second metric (again, their choice) by 2039. The government has confirmed that compliance will be judged using the new EPC metrics.

The government has confirmed plans to implement a time limited 10-year spend exemption.

• If a landlord spends up to £10,000 trying to reach EPC C under a given metric but still doesn’t achieve it, they can claim a 10 year spend exemption. This applies to the first metric up to 2030 (exemption to 2040) and the second metric up to 2039 (exemption to 2049).
• The full £10,000 spend does not need to be spent for an exemption to apply. If no further measures can be installed without taking the spend over £10,000, a spend exemption would apply.
Full details and worked examples are available in the government’s consultation response.

The government preferred a ‘fabric first’ approach that would require homes to meet the standard for fabric performance first, and then to meet either the smart readiness or heating system standard.

The consultation proposed that the exemptions outlined in the Decent Homes Standard consultation should apply to MEES, in addition to a specific maximum spend exemption. This would cap the required spend on energy efficiency measures per home at £10,000, after which a property would be considered compliant with MEES until 2040.

To recognise early action and to support a smooth transition to the new EPC system, the consultation proposed transitional arrangements for socially rented homes. These included allowing homes that held a valid EPC (and met EPC C) by 2028 to be considered compliant until the expiry of that EPC.

NHF response to consultation

We submitted a response, welcoming the commitment to improve the energy efficiency of social rented homes. As housing associations continue to lead on sustainability, our response outlined support for the government’s ambitions and key recommendations to ensure a fair, practical transition for housing associations and residents.

However, we raised concerns about the proposal to change the metrics used to assess energy efficiency at the same time as introducing MEES. Such a shift would represent a significant change in sector practice, creating uncertainty and additional costs. We urged the government to extend the exemption period to 2030 to give housing associations the confidence to make ambitious bids and long-term investments in energy efficiency.

Briefing

NHF members can download a briefing outlining the confirmed regulatory requirements, as well as the next steps in finalising the guidance for the sector.