UK EPC Register 2026: Legal Requirements for Landlords

Updated: December 2025 • Based on UK Law

This guide covers EPC legal requirements, minimum ratings, certificate renewal, 2030 changes, and penalties, with a free interactive register template.

Failure to obtain valid Energy Performance Certificates exposes UK landlords to civil penalties (£5,000+ per property), inability to legally let properties rated F or G, marketing restrictions, and tenant complaints to local authorities.

A systematic EPC register ensures compliance while tracking costly improvement obligations.

What Is the EPC Document in the UK?

An Energy Performance Certificate (EPC) is a legal document showing a property’s energy efficiency rating on an A (most efficient) to G (least efficient) scale.

Required for all properties sold or let in the UK under Energy Performance of Buildings (England and Wales) Regulations 2012.

The certificate contains:

Current energy efficiency rating (A-G scale).

Potential rating if recommended improvements implemented.

Estimated annual energy costs.

Environmental impact rating.

Recommendations for improving energy efficiency with costs and savings.

Valid for 10 years from issue date.

Purpose:

Inform prospective tenants and buyers about property running costs.

Enable energy comparison between properties.

Drive energy efficiency improvements across UK housing stock.

Support government net zero carbon targets.

The EPC is produced by an accredited Domestic Energy Assessor (DEA) who inspects the property and assesses: insulation (walls, roof, floors), heating system efficiency, hot water system, lighting (percentage of low-energy bulbs), windows (glazing, draught-proofing), renewable energy sources (solar panels, heat pumps).

The assessment is based on the property’s physical characteristics, not the occupant’s energy consumption habits.

Every EPC is registered on the government’s EPC Register (www.epcregister.com), a public database allowing anyone to search and download certificates by address or postcode.

This transparency prevents landlords from misrepresenting property energy efficiency and allows tenants to verify claims. The register also tracks compliance with minimum energy efficiency standards (MEES), helping local authorities enforce regulations.

The rating system uses standard assumptions about heating, lighting, and occupancy patterns, meaning two identical properties will receive identical ratings regardless of how occupants actually use energy.

This ensures fair comparison between properties. However, it also means tenants with high energy usage won’t improve the property’s rating, and energy-conscious tenants won’t worsen it.

How to Get an EPC Register in the UK?

Step-by-step process to obtain EPC:

(1) Find accredited Domestic Energy Assessor (DEA) – search at www.elmhurstenergy.co.uk, www.stroma.com, or www.nher.co.uk (major accreditation bodies), verify assessor’s credentials and insurance.

(2) Schedule assessment – allow 1-2 hours for typical property inspection.

(3) Provide property access – the assessor needs access to all rooms, loft, external walls for inspection.

(4) Assessment conducted – the assessor measures rooms, checks insulation, records heating system details, notes window types, photographs key features.

(5) Certificate issued – the assessor uploads data to EPC Register within 5 days, certificate automatically registered and available for download.

(6) Download from EPC Register – access www.epcregister.com, search by address, download PDF certificate.

(7) Provide to the tenant – give copy before marketing or within tenancy documents.

Cost: £60-120 for typical residential property (2025 average).

Factors affecting cost:

Property size (flats cheaper than houses).

Location (London/South East 20-30% higher).

Urgency (same-day service costs premium).

Assessor company (comparison shopping recommended).

The certificate is automatically uploaded to the EPC Register – landlords don’t register it separately. Once on the register, the certificate is publicly accessible and remains valid for 10 years unless the property undergoes significant energy efficiency improvements warranting a new assessment.

Finding an accredited assessor is critical. Only DEAs holding valid accreditation from approved bodies (Elmhurst Energy, Stroma, NHER, Quidos, ECMK) can legally produce EPCs.

The assessor must hold professional indemnity insurance (minimum £250,000) and undergo regular competency checks. Unaccredited assessors cannot upload to the EPC Register, rendering their certificates legally worthless.

The assessment process is standardized across all assessors using government-approved software (RdSAP – Reduced Data Standard Assessment Procedure for existing homes).

This ensures consistency – two qualified assessors should produce near-identical ratings for the same property.

However, assessor quality varies in thoroughness. Reputable assessors will: inspect loft insulation properly (not just assume), check cavity wall insulation records, accurately measure room dimensions, identify double glazing vs single glazing, note recent upgrades (new boiler, additional insulation).

Poor assessors may rush, make assumptions, or miss efficiency features, resulting in lower ratings than deserved.

Timing considerations for landlords:

Obtain EPC before marketing property (legal requirement to include rating in advertisements).

Allow 5-7 days for certificate to appear on EPC Register after assessment.

Consider obtaining new EPC if current rating is F or G (cannot let property without minimum E rating).

Budget for potential improvement costs if assessment reveals low rating.

If a property fails to achieve minimum E rating, the landlord cannot let the property until improvements made and new EPC obtained showing E rating or higher.

Do All UK Rental Properties Need an EPC?

Yes, all rental properties in England and Wales require a valid EPC before they can be marketed or let, with limited exemptions.

Requirements under Energy Performance of Buildings (England and Wales) Regulations 2012:

(1) EPC required before marketing – landlords must commission EPC before advertising property for let, rating must be displayed in marketing materials (websites, brochures).

(2) EPC provided to prospective tenants – potential tenants entitled to request copy during viewing stage.

(3) EPC given to the tenant – copy must be provided to the tenant at start of tenancy (usually with tenancy agreement).

(4) Minimum E rating required – properties rated F or G cannot be let (with limited exemptions) under Minimum Energy Efficiency Standards (MEES) since April 2020.

(5) Register check – local authorities monitor EPC Register to identify non-compliant properties.

Scotland and Northern Ireland have similar requirements under separate regulations with minor procedural differences but same basic principle (valid EPC required for all lets).

Exemptions from EPC requirement are extremely limited:

Listed buildings (where energy efficiency improvements would unacceptably alter character).

Buildings due for demolition (with relevant planning consent).

Temporary buildings with planned use under 2 years.

Stand-alone buildings with floor area under 50m².

Industrial sites/workshops where most energy is for processes not heating.

Holiday lets (short-term accommodation, though this exemption is narrowing).

Most standard residential rental properties have no exemption – houses, flats, HMOs, and student accommodation all require valid EPCs.

The “marketing” requirement is often misunderstood. Landlords cannot advertise a property for let without first having obtained a valid EPC.

This means the certificate must exist before the property appears on Rightmove, Zoopla, SpareRoom, or in letting agent windows. Many landlords incorrectly believe they can list the property and obtain the EPC “while finding tenants” – this is illegal and attracts penalties.

For properties already let when MEES regulations came into force (April 2018 for new tenancies, April 2020 for existing tenancies), the minimum E rating applies from the applicable date.

Landlords with tenancies predating the regulations had transition periods to achieve compliance, but all rental properties must now meet minimum E rating or have registered exemptions. There is no “grandfather clause” allowing permanently low-rated properties.

HMO (House in Multiple Occupation) properties require a single EPC for the entire building, not separate certificates for each room or unit.

The EPC assesses the building as a whole, including communal areas. However, if the HMO contains self-contained flats with separate access, heating, and kitchens, each flat may require its own EPC – this is a complex area where professional advice is recommended.

What Are the Minimum EPC Requirements for Rental?

Minimum Energy Efficiency Standards (MEES) require all rental properties in England and Wales to achieve minimum EPC rating of E since April 2020.

Properties rated F or G cannot be legally let unless a valid exemption is registered.

Key requirements:

(1) New tenancies – since April 2018, all new tenancies and renewals must be minimum E rating.

(2) Existing tenancies – since April 2020, all tenancies (including periodic and fixed-term continuing) must be minimum E rating.

(3) Exemption register – if the landlord cannot achieve E rating, they must register valid exemption on PRS Exemptions Register, exemptions last maximum 5 years.

(4) Improvement cap – landlords required to spend up to £3,500 (including VAT) on energy efficiency improvements per property to attempt reaching E rating, if E rating still not achieved after £3,500 spent, the landlord can register cost exemption for 5 years.

(5) Rent restriction – landlords cannot continue to let F or G rated properties even if the tenant agrees or pays lower rent.

Penalties for non-compliance:

£5,000 fine for letting property rated F or G for less than 3 months.

£10,000 fine for letting property rated F or G for 3 months or more.

£2,000 fine for providing false information on Exemptions Register.

£1,000 fine for not registering an available valid EPC on the register.

Local authorities enforce MEES through EPC Register monitoring and tenant complaints.

Valid exemptions from MEES:

(1) High cost exemption – where improvements costing more than £3,500 are needed to reach E rating (landlord must obtain 3 quotes and spend up to £3,500 on most cost-effective measures first).

(2) Seven year payback exemption – where no improvement has payback period of 7 years or less.

(3) Devaluation exemption – where energy efficiency improvements would reduce property value by 5% or more (requires RICS surveyor report).

(4) Third party consent exemption – where consent required (e.g., superior landlord, mortgage lender, planning authority) has been refused.

(5) New landlord exemption – 6 months grace period from acquisition if property already let with sitting tenants (temporary exemption only).

All exemptions must be registered on government PRS Exemptions Register before continuing to let F or G rated property.

The £3,500 spending cap is absolute. Landlords must spend up to this amount on cost-effective energy efficiency measures attempting to achieve E rating.

However, the landlord is not required to spend more than £3,500 or implement measures with longer than 7-year payback periods. The spending requirement applies per property, not per portfolio – a landlord with 10 F-rated properties must spend up to £35,000 total (£3,500 x 10).

Cost-effective measures typically include:

Loft insulation (£300-500, immediate impact on rating).

Cavity wall insulation (£500-1,500, significant improvement).

Boiler replacement (£2,000-4,000, major rating increase if old inefficient boiler).

Double glazing (£3,000-8,000, moderate improvement).

LED lighting (£50-200, minor improvement).

Landlords should obtain EPC recommendations from the assessor and prioritize measures offering best rating improvement per pound spent.

Properties rated E or above have no additional MEES requirements currently. However, government proposals aim to increase minimum to C rating by 2030 (see section on 2030 requirements below).

Landlords with E or D rated properties should consider proactive improvements to avoid future compliance costs.

What Legislation Makes an EPC a Legal Requirement in the UK?

EPCs are legally required under the Energy Performance of Buildings (England and Wales) Regulations 2012 (as amended), implementing EU Energy Performance of Buildings Directive 2010/31/EU.

Key legislation:

(1) Energy Performance of Buildings (England and Wales) Regulations 2012 – establishes EPC requirement for all properties sold or let, creates EPC Register, sets validity period (10 years), defines exemptions.

(2) Energy Efficiency (Private Rented Sector) (England and Wales) Regulations 2015 – introduces Minimum Energy Efficiency Standards (MEES), creates minimum E rating requirement, establishes penalty framework, creates PRS Exemptions Register.

(3) Energy Performance of Buildings (England and Wales) (Amendment) Regulations 2016 – refines MEES implementation timescales, clarifies exemption criteria.

(4) Energy Efficiency (Private Rented Sector) (England and Wales) (Amendment) Regulations 2019 – extends MEES to existing tenancies from April 2020, increases landlord spending cap to £3,500.

Scotland operates under: Energy Performance of Buildings (Scotland) Regulations 2008 (as amended), with similar requirements but separate enforcement regime.

Northern Ireland operates under: Energy Performance of Buildings (Certificates and Inspections) Regulations (Northern Ireland) 2008 (as amended).

Post-Brexit, UK retained EU-derived EPC legislation with authority to amend domestically.

The legislation creates civil penalties (not criminal offences) for EPC non-compliance.

Enforcement is by local authority Trading Standards departments who can:

Issue penalty notices for letting F or G rated properties.

Issue penalty notices for marketing without valid EPC.

Issue penalty notices for not providing EPC to the tenant/buyer.

Issue penalty notices for false information on Exemptions Register.

Penalties are civil fines (maximum amounts set in regulations), not criminal records or prosecution. However, persistent non-compliance may result in rent repayment orders or prohibition orders preventing letting.

The regulations apply differently across tenancy types. Standard Assured Shorthold Tenancies (ASTs) are fully subject to MEES.

Regulated tenancies (pre-1989 tenancies with sitting tenants) are exempt until the tenancy ends. Agricultural tenancies and social housing lettings have modified enforcement.

The key principle: any tenancy created or renewed after April 2018 must meet minimum E rating, with no exceptions for “legacy” or “sitting tenant” situations in standard private rental sector.

Future legislative changes are anticipated. Government consultations in 2020-2024 proposed: increasing minimum standard to C rating by 2030, removing the £3,500 spending cap, mandatory retrofitting programs, stricter enforcement with higher penalties, integration with other housing standards (Decent Homes Standard, Awaab’s Law).

These proposals have not yet been enacted but signal policy direction toward stricter energy efficiency requirements for rental properties.

What EPC Rating Is Required for Landlords in England 2030?

Government proposals (not yet law) aim to increase the minimum EPC rating from E to C for all rental properties by 2030.

Proposed requirements:

(1) Existing tenancies – all properties must achieve minimum C rating by December 2030.

(2) New tenancies – minimum C rating required from 2028 (earlier implementation for new lets).

(3) Spending cap removal – the £3,500 spending limit may be removed or significantly increased, requiring landlords to achieve C rating regardless of cost.

(4) Grant funding – government may provide grants/loans for energy efficiency improvements to offset landlord costs.

(5) Enforcement strengthening – higher penalties for non-compliance, stricter exemption criteria.

Status: These proposals were consulted on in 2020-2021 but legislation has not been passed. The 2030 C rating target remains government policy but implementation timescales and details are uncertain due to political priorities, cost concerns, and housing supply impacts.

If implemented as proposed, landlords would need to significantly upgrade properties between now and 2030.

Typical improvements to reach C rating from E rating:

Full loft insulation (300mm).

Cavity wall insulation.

Solid wall insulation (external or internal).

High-efficiency condensing boiler (A-rated).

Full double glazing (or secondary glazing).

LED lighting throughout.

Smart thermostat controls.

Improved heating system controls (thermostatic radiator valves).

Estimated costs:

£5,000-15,000 for typical property currently rated E or D to reach C.

£10,000-25,000 for property currently rated F or G to reach C.

Properties with solid walls (no cavity), poor building fabric, or inefficient heating systems face highest upgrade costs.

The political and economic context around 2030 proposals is complex.

Landlord groups argue that mandatory C rating without spending caps will force property sales, reducing rental supply and increasing rents. Environmental groups argue that C rating is essential for UK net zero carbon targets and reduces tenant fuel poverty.

Government consultations in 2023-2024 suggested possible delays or softening of requirements due to housing supply concerns.

Pragmatic approach for landlords:

Properties currently rated E should budget for improvements toward D or C proactively.

Properties rated F or G must be improved to minimum E immediately (2020 requirement already in force).

Properties already rated C or above are future-proofed.

Landlords selling properties in 2025-2029 may face reduced values if EPC rating is poor, as buyers anticipate 2030 compliance costs. Conversely, C-rated properties may command premiums as “compliant” assets.

Alternative scenarios if proposals don’t proceed:

Government may abandon C rating target entirely (low probability given net zero commitments).

Government may extend timescale beyond 2030 (moderate probability).

Government may introduce phased approach (e.g., C rating for new tenancies 2028, existing tenancies 2035).

Government may provide significant grant funding reducing landlord costs (moderate probability).

Landlords should monitor government announcements and industry publications for legislative updates.

What Happens If I Don’t Get an EPC?

Landlords who fail to obtain valid EPCs face civil penalties enforced by local authorities:

(1) Marketing without EPC – £1,000 penalty for advertising property for let without valid EPC.

(2) Not providing EPC to the tenant – £1,000 penalty for failing to give certificate to the tenant when legally required.

(3) Letting F or G rated property – £5,000 penalty if property let for under 3 months with F or G rating, £10,000 penalty if property let for 3 months or more with F or G rating.

(4) False exemption information – £2,000 penalty for providing false or misleading information on PRS Exemptions Register.

(5) Not registering valid EPC – £1,000 penalty for failing to upload valid EPC to EPC Register within required timescales.

Local authority enforcement:

Trading Standards departments monitor EPC Register for non-compliant properties.

Investigate tenant complaints about missing EPCs or substandard ratings.

Issue penalty notices after investigation.

Penalties payable within 28 days.

Appeals possible to First-tier Tribunal (Property Chamber).

Additional consequences:

Tenants may report the landlord to local authority.

The landlord cannot serve Section 21 eviction notice without providing valid EPC (Deregulation Act 2015).

Mortgage lenders may refuse lending on properties without valid EPC.

Insurance companies may void policies if EPC compliance breached.

Inability to legally market or let property until EPC obtained.

Penalties are cumulative and per property. A landlord with five F-rated properties let for 6 months each faces potential £50,000 penalties (£10,000 x 5).

Penalties can be issued up to 18 months after the breach is identified. There is no “warning system” – local authorities can issue penalty notices immediately upon discovering breaches.

The enforcement landscape is evolving. Historically, enforcement was light with few penalties issued.

From 2020-2024, enforcement activity increased significantly as local authorities developed dedicated MEES enforcement teams, used EPC Register data to proactively identify non-compliant properties, and responded to tenant awareness campaigns encouraging complaints.

Landlords can no longer assume non-compliance will go unnoticed.

Tenant-driven enforcement is increasingly common. Tenants in F or G rated properties can report their landlord to the local authority, triggering investigation.

If the landlord is found non-compliant, the tenant may be entitled to rent repayment order (RRO) covering rent paid while property was illegally let. RROs can span up to 12 months, potentially costing landlords £10,000-20,000+ on top of penalties.

Some tenants deliberately rent F/G properties at below-market rates, then report the landlord after 6-12 months to claim RRO and penalties.

For landlords who genuinely cannot afford improvements to reach E rating, the proper process is:

Obtain 3 quotes from reputable contractors for EPC-recommended improvements.

Select most cost-effective measures up to £3,500.

Implement those improvements.

Obtain new EPC.

If still F or G rated, register high cost exemption on PRS Exemptions Register with evidence of quotes and expenditure.

Exemption valid 5 years.

This protects the landlord from penalties while unable to achieve E rating. Ignoring the issue and continuing to let F/G properties is not an option.

How to Read an EPC?

EPC structure and key sections to understand:

(1) Current energy efficiency rating – large graphic showing A-G scale with arrow indicating property’s current rating (e.g., D-55), number is SAP score (Standard Assessment Procedure) from 1-100+.

Bands: A (92-100+), B (81-91), C (69-80), D (55-68), E (39-54), F (21-38), G (1-20).

(2) Potential energy efficiency rating – shows rating achievable if all recommended improvements implemented, indicates maximum improvement possible.

(3) Current environmental impact rating – separate A-G scale showing carbon emissions (CO2), higher rating = lower emissions.

(4) Estimated energy costs – annual costs for lighting, heating, hot water based on standard usage patterns, not actual costs (depends on occupant behavior and energy prices).

(5) Recommendations summary table – lists improvements with: typical installation cost, typical annual saving, impact on rating (higher is better), payback period (years to recover cost through savings).

(6) Detailed recommendations – full explanations of each improvement measure, technical specifications, expected rating improvement.

Key numbers to understand:

SAP score determines band position (e.g., D-55 means 55 SAP points, low D rating close to E).

Estimated costs are based on energy prices at time of assessment (may be outdated if certificate is old).

Payback periods assume energy price stability (may be shorter if prices rise).

Common interpretation mistakes:

“D-55 rating” means the property scored 55 SAP points, placing it in D band (55-68 range). A D-55 property is marginally above E rating (39-54), whereas D-67 property is nearly C rated. The number matters as much as the band.

“Potential A-92” doesn’t mean the landlord must achieve A rating – it shows theoretical maximum if all (often unrealistic) improvements made.

“Annual costs £1,200” is an estimate based on standardized occupancy, not a prediction of actual bills (real costs vary significantly based on usage).

Reading recommendations strategically:

The EPC lists improvements in suggested order but landlords should prioritize by: cost-effectiveness (best rating improvement per £ spent), rental necessity (measures required to reach minimum E rating), payback period (measures under 7 years often qualify for MEES exemptions if not implemented), practicality (some recommendations may be impractical for property type).

Example: EPC may recommend solid wall insulation (£8,000, improves rating by 10 points) and loft insulation (£300, improves rating by 5 points). Landlord should install loft insulation first (much cheaper per rating point). If rating reaches E after loft insulation, solid wall work unnecessary unless aiming for C rating.

Green Deal Finance section (mostly obsolete): older EPCs show “Green Deal” recommendations. Green Deal was a government loan scheme (2013-2015) allowing property owners to finance improvements through energy bills. The scheme failed and closed, but references remain on older certificates. Ignore Green Deal sections – seek alternative financing.

Use our professionally drafted EPC Register Template with comprehensive tracking features — or start with our free EPC Register Template Compliance Checklist.

Frequently Asked Questions: EPC Register Template UK

How to generate an EPC?

Landlords cannot generate EPCs themselves – only accredited Domestic Energy Assessors (DEAs) can legally produce EPCs.

Process:

Find accredited assessor through Elmhurst Energy, Stroma, NHER, Quidos, or ECMK.

Schedule assessment (£60-120, 1-2 hours).

Provide property access.

Assessor conducts RdSAP inspection using approved software.

Certificate automatically generated and uploaded to EPC Register within 5 days.

The assessor inputs property data (dimensions, insulation, heating, windows) into standardized government software which calculates the rating using fixed algorithms.

Landlords have no direct role in generation – they commission the assessment and receive the resulting certificate.

How to download an EPC?

Download EPCs from government EPC Register at www.epcregister.com:

(1) Visit website.

(2) Search by property address or postcode.

(3) Select correct property from results.

(4) View certificate details online.

(5) Download PDF version (free).

All EPCs registered since 2008 are publicly accessible. If a property has multiple certificates (e.g., new EPC after improvements), the register shows all with dates.

Most recent certificate is the valid one. Landlords, tenants, buyers, and general public can all access and download any property’s EPC – there is no restriction or authentication required.

How to become EPC registered?

To become an accredited Domestic Energy Assessor authorized to produce EPCs:

(1) Complete Level 3 Diploma in Domestic Energy Assessment (distance learning typically 6-12 months, £1,000-2,000 course fees).

(2) Pass written exams covering building physics, energy efficiency, construction types, heating systems.

(3) Pass practical on-site assessment demonstrating competent property inspection.

(4) Register with accreditation body (Elmhurst, Stroma, NHER, Quidos, ECMK) – annual fees £150-400.

(5) Obtain professional indemnity insurance (minimum £250,000 cover, typically £300-800 annually).

(6) Purchase RdSAP software license (£300-600 annually).

Total first-year cost: £2,500-4,500.

Ongoing annual costs: £800-1,400.

Assessors must also complete ongoing CPD (Continuing Professional Development) and periodic reassessment to maintain accreditation.

This is a professional qualification requiring technical knowledge – not suitable for casual DIY.

What information do you need for an EPC?

For EPC assessment, the assessor needs access to:

(1) All rooms in property – the assessor must measure and inspect every room including bedrooms, living areas, bathrooms, kitchens.

(2) Loft space – to check insulation type and depth.

(3) External walls – to identify construction type (cavity, solid, insulated).

(4) Heating system – boiler make/model, age, efficiency rating, heating controls, radiators.

(5) Hot water system – cylinder type, insulation, immersion heater details.

(6) Windows – single/double glazing, frame materials, draught-proofing.

(7) Lighting – number of fixed lights, percentage of low-energy bulbs.

(8) Extensions and alterations – any additions, conversions, improvements since original construction.

Documents helpful but not essential: building control certificates for extensions, boiler service records showing age/model, cavity wall insulation certificates.

The assessor will photograph key features and note details in their report. Property does not need to be furnished or occupied for assessment – assessments often conducted on empty properties.

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Most websites offering a “free legal template” follow the same pattern:

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Why These “Free” Templates Are a Legal Risk

• Outdated wording: not aligned with current UK law
• Missing mandatory clauses: required for legal validity
• No compliance guidance: leaving users without legal context
• No structured checklist: no way to verify the document works
• Not kept updated: often unchanged when legislation changes

One incorrect clause can weaken or invalidate the entire document.

Hidden Problem: Many “Free Template” Sites Aren’t Even UK-Based

Another major issue is that many free or auto-subscription template sites operate outside the UK and use documents originally drafted for the US legal system. These are then loosely adapted for “international use,” which creates serious problems:

• Incorrect terminology: taken from US contract law
• Missing UK statutory references: essential legal requirements omitted
• Non-applicable clauses: terms that don’t apply under UK legislation
• Legal conflicts: risks breaching UK consumer, employment, or GDPR rules

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Last updated: December 2025

Disclaimer: This guide provides general UK legal information, not legal advice. Laws are current as of December 2025.