Minimum Energy Efficiency Standards mean EPC E or above by 2027, B or above by 2030. Here's what that means for your office lease.
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MEES — what it actually requires
Minimum Energy Efficiency Standards (MEES) regulations make it unlawful to let or continue to let commercial property below specified EPC ratings. From 1 April 2023 it has been unlawful to continue letting commercial property with EPC F or G. From 1 April 2027 the threshold rises to E. Government has consulted on raising it to C by 2027 and B by 2030 though these dates remain under review. Penalties for non-compliance: fines up to 20% of rateable value (capped at £150,000) per breach, plus public register entry.
Who is responsible — landlord or tenant?
MEES compliance falls on the landlord, not the tenant — but works to improve EPC rating are usually carried out as part of tenant fit-out or landlord refurbishment. Most modern leases include a clause requiring tenants not to make changes that worsen EPC rating. Some leases require tenants to fund or contribute to MEES upgrades. Read the lease carefully — MEES clauses are increasingly detailed in new leases.
How office EPC is improved
Most office EPC improvements come from: lighting upgrades (LED with DALI controls — biggest single contributor), heating and cooling efficiency (modern controls, condensing boilers, VRF replacement), insulation upgrades (loft, cavity, internal wall insulation where physically possible), and renewable energy integration (PV panels where roof access allows). For a typical EPC E to C upgrade on a 1990s building: £15-£35 per sqft. EPC D to B: £25-£60 per sqft.
What this means for fit-out projects
Tenants planning fit-out should: (1) check current EPC rating before lease signing — lower than D is a red flag for future MEES exposure, (2) include lighting upgrade in scope to capture both energy savings and EPC improvement, (3) avoid specification choices that worsen EPC (electric heating where gas is available, single-glazed glazing where double could be specified, halogen lighting), (4) coordinate with landlord on whether upgrades trigger landlord-funded MEES works.
Frequently Asked Questions
What if our office is rated F or G now?
It is currently unlawful to let it. If you're a tenant, the landlord is in breach. If you're a landlord, you face fines up to £150,000 per breach.
When does EPC C become mandatory?
Government has consulted on 1 April 2027 but the regulations have not yet been finalised. Plan as if it will happen.
Can we get exemption from MEES?
Limited exemptions exist — listed buildings, places of worship, temporary buildings. Commercial offices rarely qualify.
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