As the rental market shifts towards Houses in Multiple Occupation (HMOs) and modern co-living spaces, landlords and property managers face growing confusion regarding Energy Performance Certificate (EPC) requirements. Multi-let properties don’t always fit neatly into standard EPC assessment models, leading to questions like:

  • Do I need an EPC for each room?

  • Does shared usage affect the EPC rating?

  • How do communal heating systems get assessed?

At EPCrate, we specialise in EPC assessments for complex rental properties, including HMOs and co-living spaces.

EPC Basics for HMOs & Co-Living Spaces: When is it Required?

According to current regulations:

  • If the property is let as a whole (single tenancy agreement) — only one EPC is required.

  • If rooms are let individually with shared facilities (bathroom/kitchen) — the property still typically requires only one EPC.

  • If a self-contained unit exists within the property (private kitchen & bathroom) — a separate EPC may be required for that unit.

It’s crucial to assess whether each section of the property is capable of independent occupation.
EPCrate’s assessors can help determine the legal boundaries of your property’s EPC obligations.

Why EPCs for HMOs & Co-Living Spaces Are More Complex

  1. Shared Heating & Hot Water Systems
    Centralised boilers serving multiple tenants complicate energy usage calculations, especially when sub-metering isn’t in place.

  2. High Occupancy Levels Affect Assumptions
    Standard EPC assessments assume typical occupancy levels, which may not align with high-density living arrangements in HMOs, impacting ventilation and heating demand assumptions.

  3. Altered Internal Layouts & Extensions
    Many HMOs are created by converting single-family homes, leading to complex floorplans that EPC software doesn’t always interpret correctly without manual adjustments.

  4. Mixed Use of Spaces
    Some co-living models include communal workspaces, gyms, or cafes—blurred lines between residential and commercial usage can affect assessment methodology.

  5. Default Values Penalisation
    If sufficient documentation on heating controls, insulation, or window upgrades isn’t provided, assessors are forced to use conservative defaults, potentially lowering your EPC rating.

Strategies to Overcome EPC Challenges for Multi-Let Properties

  1. Ensure Accurate Documentation is Available

    • Boiler specifications, control systems, and insulation reports.

    • Floorplans reflecting actual current layouts.

    • Sub-metering data, if available.

  2. Clarify Self-Contained Units vs. Shared Facilities

    • Clearly define which areas are communal and which are private, as this affects EPC unit categorisation.

  3. Consider Bespoke SAP Calculations for Complex HMOs

    • For large or uniquely structured properties, a full SAP assessment can provide a more accurate rating than RdSAP’s simplified model.

  4. Invest in Smart Heating Controls & Zoning

    • Installing thermostatic radiator valves (TRVs), smart thermostats, and zone controls can significantly improve EPC ratings.

EPC & Legal Compliance for HMO Landlords

From 1 April 2025, all rented properties (including HMOs) are expected to meet an EPC rating of C or above under proposed MEES updates.
Failure to comply may lead to fines and letting restrictions.

At EPCrate, we not only conduct assessments but also advise on cost-effective energy improvements to future-proof your property’s compliance.

Book an HMO EPC Assessment with EPCrate

Managing an HMO or co-living property? Get expert EPC guidance tailored to complex multi-let arrangements.
Book your EPC assessment here or explore our transparent pricing plans.

For bespoke advice on HMOs, co-living spaces, and EPC exemptions, contact EPCrate for a consultation.