Do holiday lets and Airbnb properties need an EPC?
- Required if rented for 4+ months per year total
- Applies to Airbnb, Booking.com, Vrbo, and all platforms
- MEES minimum E rating applies same as standard lettings
- Accredited through Quidos and Elmhurst
- From £69 with same-day appointments available
Short-term rentals and EPC requirements
The short-term rental market in London has grown significantly over the past decade. Platforms like Airbnb, Booking.com, and Vrbo have made it straightforward for property owners to let their homes to guests on a nightly or weekly basis. But many hosts are unsure whether their property needs an Energy Performance Certificate.
The rules are not as complicated as they might appear. Whether you need an EPC depends on one thing: how many months per year the property is rented out. Understanding this threshold is essential for staying compliant and avoiding fines.
This guide covers the EPC requirements for holiday lets, short-term rental properties, and Airbnb listings in England, including the penalties for non-compliance and what you can do to prepare your property. For a broader overview of when EPCs are and are not required, see our complete guide to EPC requirements.
When do holiday lets need an EPC?
Under the Energy Performance of Buildings (England and Wales) Regulations 2012, a holiday let needs an EPC if it is rented out for a combined total of four months or more per year. This is the key threshold that determines whether your property falls within scope.
The four-month rule applies to the cumulative total of rental days across the year, not individual bookings. If your property is booked for two weeks here, a month there, and these bookings add up to roughly 120 days or more over a 12-month period, you need an EPC.
This applies regardless of the platform you use:
- Airbnb: the most popular platform for London short-term lets
- Booking.com: widely used for serviced apartments and holiday lets
- Vrbo: popular for whole-property holiday rentals
- Direct bookings: if you take bookings through your own website or by word of mouth, the same rules apply
- Corporate lets: short-term business accommodation counts towards the four-month total
If your property is rented for fewer than four months per year, you are not legally required to have an EPC. This exemption covers properties used only occasionally, such as a home rented during a short holiday or a property let for a few weekends per year. For the full list of situations where an EPC is not needed, see our guide to EPC exemptions.
Bear in mind that London has a 90-night limit for short-term lets under the Greater London Council (General Powers) Act 1973 (as amended by the Deregulation Act 2015). If you exceed 90 nights without planning permission, you may need a change-of-use application. Properties that consistently exceed the 90-night threshold and have planning consent to do so will almost certainly need an EPC.
MEES rules for holiday lets
The Minimum Energy Efficiency Standards (MEES) apply to all properties that are required to have an EPC and are rented to tenants. If your holiday let crosses the four-month threshold and therefore needs an EPC, MEES applies in exactly the same way as it does for standard assured shorthold tenancies.
Under MEES, your property must achieve a minimum EPC rating of E. If the property is rated F or G, you cannot legally let it until improvements have been made to bring the rating up, or you have registered a valid exemption on the PRS Exemptions Register.
This catches some holiday let owners off guard. Many assume that because their property is not a traditional rental, MEES does not apply. It does, provided the property meets the four-month rental threshold.
MEES has applied to all existing tenancies since April 2020, so there is no grace period for older properties. If your property is rated below E and you are renting it for four or more months per year, you are already in breach. For a detailed breakdown of the regulations, read our complete guide to MEES regulations.
Penalties for non-compliance
If your holiday let requires an EPC and you do not have one, the consequences are straightforward. Local authorities in England have the power to enforce EPC regulations and issue penalty notices.
The penalties break down as follows:
- Up to £5,000 for failing to have a valid EPC when one is required
- Up to £5,000 for renting a property rated F or G for less than three months in breach of MEES
- Up to £10,000 for renting a property rated F or G for three months or more in breach of MEES
- Up to £30,000 for providing false or misleading information on the PRS Exemptions Register
These penalties can be combined. A holiday let owner who has no EPC at all and whose property would rate below E could face penalties for both the missing certificate and the MEES breach.
Beyond the financial penalties, enforcement action can affect your ability to list the property. Some platforms are increasingly asking for EPC details, and a property flagged for non-compliance may attract unwanted attention from the local authority, particularly in London boroughs that are active in private rented sector enforcement.
Tips for holiday let owners
Whether you already have an EPC or are preparing to get one, there are several things you can do to improve your property's rating and stay ahead of regulations.
Check your rental days
Review your booking history across all platforms. If you are approaching the four-month (roughly 120 days) threshold, get your EPC sorted before you cross it. It is far better to be prepared than to be caught without one.
Upgrade your heating controls
Many holiday lets lack a full set of heating controls because the owner manages the heating manually between guests. Installing a programmer, room thermostat, and thermostatic radiator valves is a low-cost improvement that benefits the EPC rating.
Switch to LED lighting
Replacing all light bulbs with LEDs is one of the cheapest improvements and contributes to the lighting efficiency score in the assessment. Most holiday lets can be updated in an afternoon.
Insulate where possible
Loft insulation (topped up to 270mm) and cavity wall insulation are two of the most effective improvements for EPC ratings. If your property has a loft or unfilled cavity walls, these are worth investigating. Check planning restrictions first if the property is in a conservation area.
Keep documentation
If you have had improvement work carried out (new boiler, insulation, double glazing), keep the invoices and certificates. The EPC assessor can use documented evidence of improvement works, which may result in a better rating than the defaults the assessment software would otherwise assume.
For a full list of improvements ranked by cost and impact, read our guide to improving your EPC rating.
How to get your EPC
Getting an EPC for your holiday let is straightforward. At Kubo EPC, we cover London and surrounding areas and can usually arrange next-day appointments. Here is how it works:
- Book online or call us: tell us the property address and number of bedrooms
- We visit the property: the assessment takes 30 to 60 minutes for a typical holiday let
- Certificate lodged within 24 hours: your EPC is registered on the national database and valid for 10 years
Our pricing is based on the number of bedrooms:
| Property size | Price |
|---|---|
| Studio | £69 |
| 1–3 bedrooms | £79 |
| 4–5 bedrooms | £115 |
| 6+ bedrooms | £140 |
| Same-day surcharge | +£20 |
We are accredited through Quidos and Elmhurst, so your certificate is recognised by all local authorities, letting platforms, and mortgage lenders. Same-day appointments are available for an additional £20 if you need the certificate urgently.
Book your EPC
Get your holiday let compliant with a valid Energy Performance Certificate. Next-day appointments available across London and surrounding areas.
Frequently asked questions
Do Airbnb properties need an EPC?
It depends on how much you rent it out. If your property is listed on Airbnb and is rented for a combined total of four months or more per year, you are legally required to have a valid Energy Performance Certificate. Properties rented for less than four months per year are exempt.
What happens if I don't have an EPC for my holiday let?
If your holiday let requires an EPC and you do not have one, the local authority can issue a penalty notice of up to £5,000. If the property also falls below the minimum E rating under MEES, you face additional fines.
Does the 4-month rule apply to each guest stay or total rental days?
The four-month threshold is based on the total combined rental days per year, not individual stays. If your property is rented to multiple guests across the year and those bookings add up to four months (roughly 120 days) or more, you need an EPC.
What is the minimum EPC rating for a holiday let?
If your holiday let requires an EPC (rented for four or more months per year), it must achieve at least an E rating under the Minimum Energy Efficiency Standards. Properties rated F or G cannot legally be let until improvements are made or an exemption is registered.
How much does an EPC cost for a holiday let?
We price by bedrooms. A studio costs £69, a 1 to 3 bedroom property costs £79, a 4 to 5 bedroom property costs £115, and a 6 or more bedroom property costs £140. Same-day appointments are available for an additional £20. The certificate is valid for 10 years.
Ready to book your EPC?
Next-day appointments usually available. Book online, call, or WhatsApp.
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