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Government called to rethink plans for energy improvements in PRS

Proposals to ‘force’ landlords across the country to pay up to £10,000 to improve the energy efficiency of rental properties require a rethink, according to the National Residential Landlords Association (NRLA).

In a consultation that closed in January, the government proposed that by 2025 all-new tenancies in the private rented sector should be in houses with an Energy Performance Certificate rating of C or above. This would then apply to all private rented properties as standard by 2028.

In meeting these targets, landlords should be expected to pay up to £10,000 to make the necessary improvements.


Whilst the sector is still waiting for the government’s response to this consultation, the NRLA is warning that the planned cap is based on a ‘misguided assumption’ that all landlords are property tycoons with deep pockets.

Research by the trade body shows that private landlords make an average net income from property of less than £4,500 a year.

Across England, over 58% of private rented households have an energy rating below a C. Around a third (32%) of private rented homes were built prior to 1919, some of the hardest to improve housing in the country.

The NRLA is calling on the amount that landlords should be expected to contribute to be linked to average market rents in any given area (known as broad rental market areas) as calculated by the Valuation Office Agency.

Under the NRLA’s proposals, this would mean the amount a landlord would need to contribute would gradually taper from £5,000 to £10,000, taking into account different rental values (and by implication, property values) across the country.

Alongside this, the NRLA is calling for a package of fiscal measures to support investment. This should include the development of a decarbonisation tax allowance, no longer applying VAT to energy efficiency and low carbon work and not charging council tax where energy improvements are being made to rental properties when they are empty.

Ben Beadle, chief executive of the National Residential Landlords Association, comments: “We all want to see as many energy-efficient rental properties in the sector as possible.”

“Besides being good for tenants, improvements made to rental properties ensure they become more attractive to prospective tenants when being marketed by landlords and agents. However, the Government’s proposals for the sector are not good enough.”

He adds: “They rely on a misguided assumption that landlords have unlimited sums of money and fail to accept the realities of different property and rental values across the country.”

“Ministers need a smarter approach with a proper financial package if they are to ensure their ambitious objectives are to be met.”

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    Thoughtful article.
    Just driving ten miles round trip to a house to change the lightbulbs would negate ten to twenty years of electricity savings and I suspect light bulbs are always considered to be the tenants responsibility.

    Does any one ever calculate the drain on energy efficiency by simply carrying out the work needed? I know that is a chicken and egg question but we have a situation where the changes needed are being upgraded as technology advances. There is never an answer.

    Might we be better saying that every property must be upgraded every twenty years or when there is a re-let after an initial fifteen years of letting? That would give landlords a clear budget target, allow councils to make hundreds of housing department staff redundant and turn our rat bag of housing nonsense into calm planned living for which we can all, tenants and landlords, budget for.


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