Are Listed Buildings Exempt from EPC and MEES Rules?

If you own or let a listed building in England or Wales, you may be wondering how Energy Performance Certificates (EPCs) and Minimum Energy Efficiency Standards (MEES) apply to your property.

This is a common area of confusion — and one where clear guidance is essential. Here’s what landlords, property owners, and agents need to know.

What Is a Listed Building?

A listed building is a property officially recognised as being of special architectural or historic interest. Listed status protects the building from alterations that would affect its character, especially when it comes to external appearance or key internal features.

There are three grades of listing:

• Grade II (of special interest)
• Grade I (exceptional interest)
• Grade II* (particularly important)

Do Listed Buildings Need an EPC?

In most cases, yes — listed buildings still require an EPC if they are being sold or let. The exemption in place for listed builings is only applicable if the energy efficiency improvement recommendations would unacceptably alter the building’s character. The issue is that only after an EPC is carried out are the specific recommendations known.

This means:

• Not all buildings are automatically exempt.
• The exemption applies only if energy efficiency improvements would unacceptably alter the building’s character or appearance.
• If improvements can be made without such alteration, an EPC may still be required.
• You can’t claim an exemption without an EPC first.

Some examples of energy performance measures which may alter the character or appearance, and as such may require local authority planning permission to install, include external solid wall insulation, replacement glazing, solar panels, or an externally mounted air source heat pump.

What Are MEES Regulations?

The Minimum Energy Efficiency Standards (MEES) apply to privately rented domestic properties across England and Wales. Under MEES:

Properties that fail to meet this threshold must be improved to at least an E rating, unless a valid exemption is registered.

Are Listed Buildings Automatically Exempt?

No — and this is a common misconception.

Just being listed does not automatically exempt a building from EPC or MEES requirements.

Instead, a case-by-case assessment is needed to determine if recommended improvements would unacceptably alter the building’s character or appearance.

If so:

The property owner must register the exemption on the official PRS Exemptions Register – guidance on the PRS Exemptions register can be found here.

It’s strongly advised to seek advice from your local authority conservation officer before undertaking any energy efficiency works.

Why Many Listed Buildings Still Get EPCs

Even where a MEES exemption is likely, many owners and landlords still choose to get an EPC anyway. Here’s why:

Evidence for exemption — You can’t apply for a MEES exemption until you know what energy improvements are being recommended — and those only appear in the EPC.

Peace of mind — Having a valid EPC demonstrates you’ve fulfilled your legal responsibilities.

Legal protection — Many law firms advise clients to obtain an EPC regardless of listing status.

Future-proofing — Government consultations have recommended reforming the EPC process for traditional and historic buildings (see Historic England guidance). Having a baseline EPC can help inform future decisions.

Our Advice if you’re letting or selling a listed building:

• Get an EPC — This is your first step and is required in nearly all cases.
• Review the recommendations — Check whether they would require alterations that could affect the building’s character.
• Consult your local authority conservation officer — Especially before undertaking any retrofitting or efficiency work.
• If for a letting purpose register a MEES exemption if applicable — If improvements are not feasible, register this formally to protect yourself legally.

Need Help with an EPC for a Listed Building?

We provide accurate, fully compliant EPCs for all property types across South East Kent, including Canterbury, Dover, Folkestone, Thanet, Ashford, and surrounding towns.

Our qualified assessors understand the complexities of historic and traditional buildings. We’ll guide you through the process — and help you understand your obligations under MEES.

👉 Call us now on 01304 626457 or use our online booking form to get started.