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EPC Ratings
Commercial EPC ratings explained
What each A to G band means for your building, how the rating is calculated, and which bands meet the MEES minimum for letting.
The scale
The A to G rating scale
Commercial EPCs rate the energy efficiency of non-domestic buildings. The rating compares your building's CO₂ emissions against a notional reference building of the same size and shape built to Part L baseline standards.
Energy rating
CO₂ emissions score
- A0-25Most efficient
- B26-50
- C51-75
- D76-100
- E101-125
- F126-150
- G151+Least efficient
Lower scores are better. New commercial buildings typically target B or better; sub-E ratings cannot legally be let under MEES.
Band by band
What each EPC rating means
A
Band ACO₂ score: 0 to 25
Exceptional efficiency. New-build standard with heat pumps, full LED, high insulation.
Compliant
B
Band BCO₂ score: 26 to 50
Very good. Modern refurbished buildings with efficient systems and good fabric.
Compliant (proposed 2030 minimum)
C
Band CCO₂ score: 51 to 75
Good. Well-maintained stock with recent lighting and heating upgrades.
Compliant (proposed 2027/28 minimum)
D
Band DCO₂ score: 76 to 100
Average. Typical of 1990s/2000s offices with gas heating and mixed lighting.
At risk by 2027/28
E
Band ECO₂ score: 101 to 125
Below average. Current legal minimum. Older systems, limited insulation.
Legal minimum (current)
F
Band FCO₂ score: 126 to 150
Poor. Cannot legally be let without an exemption. Significant improvements needed.
Cannot be let
G
Band GCO₂ score: 151+
Very poor. Oldest stock, no upgrades. Major refurbishment required for compliance.
Cannot be let
See the current MEES rules: MEES compliance guide
The methodology
How the rating is calculated
Commercial EPC ratings are produced using SBEM (Simplified Building Energy Model), the government-approved calculation methodology for non-domestic buildings. Complex buildings with atria, displacement ventilation, or extensive natural ventilation may use Dynamic Simulation Modelling (DSM) with software like IES VE or DesignBuilder.
SBEM compares the annual CO₂ emissions of your building against a notional reference building of the same size and shape, built to Part L baseline specifications. If your building produces fewer emissions than the reference, it scores higher. The ratio determines the A to G band.
The calculation accounts for building fabric (walls, roof, floor, windows), heating and cooling systems, lighting, ventilation, hot water, and any on-site renewables. Every element is entered into the model from on-site survey data. Default values are used where evidence is unavailable, and these defaults usually understate efficiency.
This is why supplying floor plans, M&E specifications, and insulation details to your assessor matters. Better data produces a more accurate rating, which is often higher than the default.
Rating factors
What affects your rating
Building fabric
High impactWall construction, insulation thickness, roof type, floor build-up, window glazing, and air tightness. Older buildings with solid walls and single glazing score significantly lower.
Heating system
High impactBoiler type, age, and efficiency. Heat pumps score well because their COP exceeds 1.0. Gas boilers now penalise the rating relative to the Part L reference building, which assumes a heat pump.
Lighting
High impactLamp types (LED vs fluorescent vs halogen) and controls (occupancy sensors, daylight linking, time scheduling). Often the cheapest and most effective upgrade.
Cooling and ventilation
Medium impactAir-conditioning efficiency, whether the system is appropriately sized, and ventilation heat recovery. Oversized or inefficient cooling drags the rating down.
Controls and BMS
Medium impactZoning, scheduling, setback temperatures, optimum start/stop. SBEM rewards buildings that demonstrate automatic control of heating, cooling and lighting zones.
Renewables
Variable impactSolar PV, solar thermal, or other on-site generation. Impact depends on the ratio of generation to total building demand. A 20kW array on a small office matters; the same on a warehouse may not.
Ready to improve? How to improve your EPC from D to C
Legal context
Your rating and MEES
Your EPC rating is not just an efficiency label. Under MEES, it determines whether your property can legally be let. The current minimum is EPC E. Properties rated F or G are unlettable without a valid exemption.
The government has proposed raising the minimum to C by 2027/28 and to B by 2030. If legislated, properties currently rated D or E will need to improve or register an exemption. Over 80% of London commercial stock is currently rated below B.
The practical takeaway: if you own or manage commercial property rated D or below, start planning now. Most improvement programmes on older London stock take 12 to 24 months. A fresh EPC is the first step, because the Recommendation Report tells you exactly which improvements will lift your rating and at what cost.
Common questions
EPC ratings FAQ
What EPC rating do I need to let a commercial property?
Under current MEES regulations, the minimum is EPC E. Properties rated F or G cannot be let unless an exemption is registered. The proposed minimum is EPC C from 2027/28 and EPC B from 2030, though neither is yet in force.
How is a commercial EPC rating calculated?
Using SBEM (Simplified Building Energy Model). The software models your building against a notional reference building of the same size and shape built to Part L baseline standards. The ratio of actual to reference CO2 emissions determines the A to G band.
Can my EPC rating change without doing any work?
Yes. The SBEM calculation methodology is updated periodically. A building re-assessed under a newer version of SBEM may produce a different rating even with no physical changes, because the reference building standards and carbon factors have changed.
What is the difference between a commercial EPC and a domestic EPC?
Commercial (non-domestic) EPCs use SBEM or DSM calculation methodology and rate the building as an asset. Domestic EPCs use SAP or RdSAP and produce a score from 1 to 100. The A to G bands exist on both scales but the scoring thresholds are different.
How long is a commercial EPC valid?
Ten years from lodgement. However, if the building has been substantially altered (new heating system, major refurbishment, extension), a new EPC should be commissioned to reflect the current state regardless of the validity period.
What is the fastest way to improve a commercial EPC rating?
Lighting upgrades to fully-controlled LED are usually the single biggest lever in the SBEM model. Heating controls, BMS optimisation, and insulation improvements follow. The Recommendation Report on every EPC lists building-specific measures with estimated impact.
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