EPC for HMO Properties in London: What Landlords Need to Know

If you own or manage a house in multiple occupation (HMO) in London, understanding the Energy Performance Certificate (EPC) requirements can help you prepare the property correctly before renting it out.

HMOs can have different arrangements from standard houses and flats. Some properties have individual rooms with separate tenancies, while others are rented as one complete property.

This means landlords should look at the property and letting arrangement carefully rather than assuming that every HMO situation has exactly the same EPC requirements.

In this guide, we explain what London HMO landlords should check, how to find an existing EPC and what to consider before arranging a new assessment.

What Is an HMO?

A house in multiple occupation is generally a property occupied by people from more than one household who share facilities such as a kitchen or bathroom.

The exact HMO definition and licensing requirements can depend on the circumstances and local authority rules.

GOV.UK explains the licensing requirements for HMOs and advises landlords to check with their local council.

If you are preparing an HMO for letting, it is therefore useful to consider both the property’s EPC position and its wider landlord requirements.

Does an HMO Need an EPC?

The EPC position can depend on how the property is being let.

A whole house or flat that is sold or rented out can require an EPC where the EPC rules apply.

However, the situation can be different when individual non-self-contained rooms in an HMO are rented separately.

The government is also considering changes to EPC requirements for HMOs. Its current consultation proposes extending EPC requirements so that a valid EPC would be required for an entire HMO when an individual room is rented out.

Because requirements can change, HMO landlords should check the latest GOV.UK guidance before relying on older information.

You can read the current GOV.UK guidance on HMO licensing for information about HMO licensing.

Check Whether the Property Already Has an EPC

Before arranging a new assessment, check whether the property already has an EPC.

An EPC is generally valid for 10 years.

You can search the official government register using the GOV.UK Find an Energy Certificate service.

Our recent guide Check EPC Online in London: How to Find Your Certificate explains what information to check when searching for an existing EPC.

Look at:

• Property address

• Assessment date

• EPC rating

• Certificate reference

• Recommendations

• Validity period

Checking these details first can help you avoid arranging an unnecessary assessment.

What If the HMO Has Been Renovated?

HMO properties can change significantly over time.

For example, a landlord may have:

• Replaced the boiler

• Added insulation

• Changed windows

• Installed new heating controls

• Improved lighting

• Converted rooms

• Changed internal layouts

• Added or removed heating equipment

If significant work has been carried out since the previous EPC, it is worth checking whether the existing certificate still represents the property accurately.

Our latest article What Happens If Your Property Has Changed Since Your Last EPC? explains why property changes can be important when reviewing an existing EPC.

The certificate should reflect the relevant characteristics of the property at the time of assessment.

What Should HMO Landlords Prepare Before an EPC Assessment?

Preparing the property before the assessor arrives can make the appointment easier.

Make sure the assessor can access relevant areas of the property.

This may include:

• Bedrooms

• Kitchen

• Bathrooms

• Boiler

• Heating controls

• Hot water system

• Windows

• Loft or roof areas where accessible

• Relevant meters

• Other energy-related features

You should also gather information about improvements that may be relevant to the assessment.

Our guide How to Prepare for an EPC Assessment in London: A Practical Checklist provides additional preparation advice.

What EPC Rating Should an HMO Have?

An EPC gives a property an energy-efficiency rating from A to G.

A is the highest rating and G is the lowest.

For landlords, the important point is that EPC requirements and minimum energy-efficiency rules can depend on the type of property and the applicable regulations.

For many domestic private rented properties covered by the Minimum Energy Efficiency Standards, landlords generally need an EPC rating of E or above unless a valid exemption applies.

However, HMO arrangements can have specific considerations.

Landlords should therefore check the latest government requirements rather than assuming that the same rule applies to every HMO arrangement.

The GOV.UK guidance on domestic private rented property minimum energy efficiency standards provides information about the current rules.

What If the HMO Is in a Listed Building?

Some London HMOs are located in older or historically important buildings.

A listed building or traditionally constructed property may have features that need additional consideration before energy-efficiency improvements are carried out.

For example, the property may have:

• Original windows

• Solid walls

• Historic doors

• Traditional construction

• Decorative features

• Conservation restrictions

Being listed does not automatically mean that every EPC requirement disappears.

However, the suitability of energy-efficiency improvements may need to be considered alongside the building’s historic character.

Our recent article EPC for Listed Buildings in London: What Owners Need to Know explains this issue in more detail.

Should HMO Landlords Improve the Property Before an EPC?

There is no single improvement that will work for every HMO.

The appropriate measures depend on the property.

Possible energy-efficiency measures may include:

• Improving insulation

• Upgrading heating systems

• Improving heating controls

• Replacing inefficient lighting

• Improving glazing

• Addressing draughts

• Considering renewable technologies

However, landlords should not assume that carrying out one improvement will automatically produce a particular EPC rating.

The property’s construction, heating, insulation and other characteristics all affect the assessment.

It can therefore be useful to review the EPC recommendations before deciding which improvements are appropriate.

What If Your HMO Has a Low EPC Rating?

If your HMO has a low EPC rating, do not automatically start replacing equipment or carrying out major building work.

First, review the recommendations on the EPC.

Consider:

1. Which improvements are recommended?

2. What would each improvement involve?

3. Is the recommendation suitable for the property?

4. Are there any planning or building considerations?

5. Are there specific landlord requirements that apply?

6. Does the property qualify for an exemption where relevant?

The answer can be different for a modern HMO and a converted Victorian or Georgian property.

EPC and HMO Licensing Are Not the Same Thing

It is important not to confuse an EPC with an HMO licence.

An EPC relates to the property’s energy performance.

An HMO licence relates to the legal requirements for operating certain HMOs.

GOV.UK states that large HMOs generally require a licence, while smaller HMOs may also require licensing depending on the local authority.

You can check the relevant requirements through the GOV.UK HMO licence guidance.

Landlords should check both areas separately.

HMO EPC Checklist for London Landlords

Before renting or preparing an HMO, work through this checklist.

EPC checklist

• Check whether the property already has an EPC

• Search the official EPC register

• Confirm the property address

• Check the assessment date

• Check the EPC rating

• Review the recommendations

• Check whether the existing certificate remains valid

• Check the latest EPC requirements

• Arrange an assessment if required

Property preparation checklist

• Make the property accessible

• Check the heating system

• Make the boiler accessible

• Check heating controls

• Gather information about improvements

• Make relevant areas accessible

• Keep existing property documents available

HMO checklist

• Check whether an HMO licence is required

• Check your local council requirements

• Review the current EPC rules

• Check applicable private rented sector requirements

• Keep your property documentation organised

Frequently Asked Questions

Do all HMOs need an EPC?

Not necessarily in exactly the same way. The EPC requirement depends on the property and how it is being sold or let. Individual non-self-contained HMO rooms have historically been treated differently from whole-property lettings, and proposed changes may alter the position.

How long is an EPC valid?

An EPC is generally valid for 10 years unless a newer certificate replaces it.

Can I check an HMO EPC online?

Yes. You can use the official GOV.UK Find an Energy Certificate service to search for an existing certificate.

What happens if my HMO has been renovated?

If significant changes have been made to the property, check the existing EPC and the current requirements. You may need to consider whether a new assessment is appropriate.

Does an HMO licence replace an EPC?

No. An HMO licence and an EPC are separate requirements.

Do listed HMOs have different EPC considerations?

A listed building is not automatically outside EPC requirements. However, the building’s historic character and conservation considerations can be relevant when considering energy-efficiency improvements.

Final Checklist Before Letting Your London HMO

Before advertising or letting your HMO, take time to check the property’s documentation.

Start by checking whether an EPC already exists. Confirm its date, rating and property details using the official government register.

If the property has changed since the previous assessment, review whether the existing EPC still provides an appropriate basis for your current situation.

If you need a new assessment, prepare the property by making relevant areas accessible and gathering information about the building and its heating systems.

You should also check the latest HMO licensing and private rented sector requirements that apply to your property.

For London landlords who need a residential EPC assessment, Urgent EPC provides residential EPC services across London.

For properties where timing is important, you can also explore the Same Day EPC service, subject to appointment availability.

Keep Your HMO EPC Information Up to Date

EPC requirements can change, particularly for properties with more complex letting arrangements such as HMOs.

For this reason, landlords should check the latest government guidance rather than relying only on older articles.

Keep your EPC, HMO licence information and other property documents organised so that you can respond quickly when preparing the property for a new tenancy.

For the latest official information, always check GOV.UK before making decisions about your property’s legal or regulatory requirements.