An EPC Plus report is a bespoke, dynamic simulation modelling (DSM) based assessment that goes beyond a standard EPC to show exactly which improvement works will raise a building’s EPC rating, and by how much. It is a planning and compliance tool rather than a statutory certificate. It matters now because commercial landlords in England and Wales face a minimum EPC E under MEES in 2026, with a proposed EPC B for larger buildings from 2031.
Table of Contents
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What is an EPC Plus report and how does it differ from a standard EPC?
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How does dynamic simulation modelling produce EPC Plus recommendations?
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What penalties and enforcement apply if a commercial property fails MEES?
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Why are landlords upgrading beyond the current minimum rating?
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How do you commission an EPC Plus report for a commercial property?
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How does the domestic MEES regime differ from the commercial one?
What is an EPC Plus report and how does it differ from a standard EPC?
An EPC Plus report is a comprehensive assessment of how to enhance a building’s energy efficiency rating and EPC score, according to CCA Environmental. It goes beyond the single rating and generic recommendations of a standard EPC.
The report is bespoke to the property rather than based on a standard list of recommendations, as Vital Direct explains. A standard EPC produces one rating and a fixed set of improvement suggestions. An EPC Plus report tests multiple upgrade scenarios and shows the rating uplift each option would deliver.
A Level 5 EPC uses advanced dynamic simulation modelling to produce precise recommendations for energy-saving works, according to CCA Environmental. The EPC Plus report relates to that approach by applying the same modelling method to a wider planning exercise. It gives landlords a decision-making tool rather than a compliance certificate.
How does dynamic simulation modelling produce EPC Plus recommendations?
Dynamic simulation modelling produces EPC Plus recommendations by simulating real-world building performance and testing multiple upgrade scenarios side by side. CCA Environmental uses DSM software to assess different upgrade alternatives for the building.
The DSM approach models how a building responds to weather, occupancy, systems and fabric changes over time. According to CCA Environmental, this lets the assessor test combinations of measures and compare their effect on the EPC score. Outputs let a landlord compare cost, disruption and rating uplift before committing to works.
This method matters for buildings with complex systems, mixed use or fabric that standard assessment methods handle poorly. A standard EPC uses simplified assumptions that can miss interactions between measures. DSM captures those interactions, which produces more reliable recommendations for older or unusual commercial buildings.
What does MEES require of commercial landlords in 2026?
The current MEES minimum for most privately rented commercial property in England and Wales is EPC E. Commercial property with an EPC rating of F or G is classed as sub-standard and cannot be let unless a valid exemption applies, according to Clarion Solicitors.
MEES came into force on 1 April 2018 and was extended on 1 April 2023 to capture existing leases, not just new lettings. From that date, landlords could not continue to let commercial property rated below E without a legitimate reason, as Clarion Solicitors notes.
The previously proposed EPC C milestone for 2027 will not be taken forward, according to Vital Direct. The government instead proposes that privately rented buildings over 1,000m² need an EPC rating of B from 2031, subject to secondary legislation and where improvements are cost-effective. Buildings below 1,000m² are currently intended to remain at EPC E with no set deadline beyond that level.
What penalties and enforcement apply if a commercial property fails MEES?
Local authorities can impose penalties of up to 20% of the rateable value of the property, capped at £150,000 per breach, according to Clarion Solicitors. Enforcement sits with local authorities rather than a central body.
Exemptions must be registered on the PRS Exemptions Register before the property is let. Clarion Solicitors states that exemptions are valid for five years, are personal to the landlord, and cannot be transferred to an incoming landlord on sale. A new owner must register a fresh exemption if one is still needed.
Local authorities may also publish non-compliant landlords on a public “name and shame” register, according to Clarion Solicitors. This creates a reputational risk alongside the financial penalty.
Why are landlords upgrading beyond the current minimum rating?
Many landlords are pursuing at least EPC C to safeguard properties against future Business Rates changes and valuation concerns, according to CCA Environmental. The direction of policy is towards higher minimum standards, and investors are responding before legislation forces the issue.
The UK has a legally binding target to reach net zero greenhouse gas emissions by 2050, as Vital Direct notes. Commercial property is a significant source of emissions, so further tightening of MEES is widely expected even where dates are not yet fixed.
The March 2021 BEIS consultation proposed EPC C by 1 April 2027 and B by 2030 for commercial property, according to Clarion Solicitors. Those requirements are not yet law. An EPC Plus report lets a landlord model a C or B pathway now rather than reacting to legislation later.
How do you commission an EPC Plus report for a commercial property?
The CCA Environmental EPC Plus service is a practical route to commissioning this type of assessment. The service uses dynamic simulation modelling to produce bespoke upgrade alternatives and recommendations tied to the specific property.
The landlord needs to supply building information such as floor plans, construction details, system specifications and occupancy patterns. The report then delivers a rating uplift for each modelled option, with cost and disruption considerations. According to CCA Environmental, the output is an evidence base for a costed improvement plan.
That evidence base supports decisions on lettings, sales and valuations. A landlord can show a prospective buyer or tenant exactly what works are planned and what rating they will achieve.
How does the domestic MEES regime differ from the commercial one?
Since 1 April 2020, domestic landlords covered by MEES cannot let or continue to let property rated below E without a valid exemption, according to GOV.UK. The minimum rating is the same as the commercial regime, but the cost rules differ.
Domestic landlords are not currently required to spend more than £3,500 including VAT on energy efficiency improvements, as GOV.UK states. Domestic landlords can count energy efficiency investment made since 1 October 2017 towards that cap.
The commercial regime has no equivalent stated cost cap in the sources reviewed. CCA Environmental describes the commercial rules without reference to a spending limit. The two regimes should not be conflated when planning compliance work.
Key Takeaways
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An EPC Plus report is a bespoke assessment that shows how to improve a building’s EPC score, not a statutory certificate.
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CCA Environmental uses dynamic simulation modelling to test multiple upgrade alternatives for the same property.
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A Level 5 EPC also relies on advanced DSM to produce precise energy-saving recommendations.
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The current MEES minimum for most privately rented commercial property in England and Wales is EPC E.
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The proposed EPC C milestone for 2027 will not be taken forward, but an EPC B from 2031 is proposed for buildings over 1,000m².
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Local authorities can fine commercial landlords up to 20% of rateable value, capped at £150,000 per breach.
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Domestic landlords face a £3,500 cost cap on improvements, which has no stated commercial equivalent.