Renters Rights Act and EPC — What Has Changed for Oxfordshire Landlords One Month In
The Renters’ Rights Act 2025 went live on 1 May 2026 — exactly one month ago. While the new tenancy rules have dominated the headlines, the quieter story is how they have changed your EPC and MEES options. Section 21 is gone, fixed-term tenancies are gone, and the route landlords used to take to recover possession for upgrade works has gone with them.
The good news first. The Renters’ Rights Act has not amended the Minimum Energy Efficiency Standards (MEES). The EPC C deadline of 1 October 2030 is unchanged, the GBP 10,000 cost cap is unchanged, and the current EPC E minimum still applies until then. What has changed is the practical reality of getting EPC works done while a tenant is in situ.
WHAT HAS CHANGED SINCE 1 MAY 2026
- Every Assured Shorthold Tenancy automatically converted to a periodic tenancy on 1 May. No paperwork was needed — it happened by law at midnight
- Section 21 “no-fault” notices can no longer be served. Possession must now be sought under Section 8 grounds only
- New tenancies must be periodic from the start. No more six-month or twelve-month fixed terms in the private rented sector
- The MEES rules remain in place exactly as before. Band E minimum now, Band C from 1 October 2030, GBP 10,000 cost cap, all exemptions still valid
THE TENANT CONSENT EXEMPTION HAS BECOME PERMANENT
This is the change most Oxfordshire landlords are missing. Under MEES, if you cannot reach EPC C because your tenant refuses consent for the works (for example, external wall insulation or cavity wall drilling), you can register a tenant consent exemption. Under the old regime, that exemption bridged the gap until the tenant moved out at the end of a fixed term.
That is no longer how it works. With Section 21 abolished and no Section 8 ground for “to carry out EPC works”, a tenant who refuses consent blocks the upgrade for as long as they stay. The exemption only expires the moment the tenant vacates — and you cannot make them leave to do the works.
In practice, this means:
- Plan upgrades during natural voids: Any change of tenant becomes a critical window. Schedule major works the moment notice is given, not after the next tenant moves in
- Negotiate, do not assume: Ask early, explain the benefits (lower bills, warmer home), and offer rent concessions or alternative accommodation if needed
- Document everything: If consent is refused, register the exemption immediately with a clear paper trail
THE 31 MAY INFORMATION SHEET DEADLINE — DID YOU MISS IT?
Yesterday (31 May 2026) was the deadline to serve the government-issued Information Sheet to every existing tenant. If you have not yet served it, you are technically in breach and could face fines of up to GBP 7,000 per property. Most local authorities will give you a chance to remedy first, but the longer you delay, the harder a defence becomes. If you missed the deadline, serve the official GOV.UK template today by email or post — keep proof of delivery.
WHAT THIS MEANS FOR YOUR EPC STRATEGY
For most Oxfordshire landlords, the practical EPC plan now looks like this:
- Audit your portfolio now: If you have any property under EPC C, the new tenancy regime makes the path to compliance harder — so start earlier
- Treat every void as a deadline: Major works (external wall insulation, heat pumps, solid wall insulation) realistically happen between tenancies. The lead time is the single biggest constraint
- Use exemptions wisely: The GBP 10,000 cost cap, tenant consent, devaluation, and listed building exemptions are all still available. Register them properly when they apply
- Quick wins do not need vacant possession: Loft top-ups, smart thermostats, LED bulbs, hot water cylinder jackets, and tank insulation can be carried out with the tenant in place and still move your rating
- Document tenant communications: Every conversation about access becomes potential evidence for an exemption if it comes to that
FREQUENTLY ASKED QUESTIONS
Does the periodic tenancy conversion mean I need a new EPC?
No. The automatic conversion of your AST to an Assured Periodic Tenancy on 1 May is not a “new letting” for MEES purposes. It does not reset the EPC clock or require a fresh certificate — your existing EPC remains valid for its full 10-year term.
Can I evict a tenant to carry out EPC upgrades?
No. There is no Section 8 ground for possession to carry out EPC works. You can only recover possession under specific Section 8 grounds (rent arrears, antisocial behaviour, intention to sell, intention to move in, and others).
What if I am in breach on 1 October 2030 because the tenant refuses consent?
Register a tenant consent exemption on the PRS Exemptions Register. This protects you while the refusing tenant remains in the property. The moment they vacate, you must carry out the works before reletting.
What is the penalty for missing the Information Sheet deadline?
Up to GBP 7,000 per property for initial breaches, rising for repeated or serious breaches. Serve the Information Sheet now and keep evidence of delivery.
BOOK AN EPC ASSESSMENT
E8 Property Services helps Oxfordshire landlords audit their portfolios and plan EPC upgrades around the new tenancy regime. If you are unsure where to start, a fresh EPC assessment is the obvious first step.
Book an EPC assessment or call 01865 339535.
