The Future Homes Standard will ban gas boilers in new homes from 2028. Heat pumps and on-site renewables, typically solar panels, become mandatory instead. That is not a consultation; it is a regulatory deadline, confirmed by the Ministry of Housing, Communities and Local Government in a written statement last week.
As reported by building.co.uk, the new rules apply to all new dwellings in England. Scotland and Wales are developing their own equivalent standards, expected by 2025–26.
Who qualifies, and who doesn’t
The requirement covers every new home granted planning permission after 2028. Existing homes, extensions, and renovations are exempt. That distinction matters because roughly 200,000 new homes are built each year in England, about 1.5 million between now and 2035, meaning the policy will reshape the housing stock gradually, not overnight.
Housebuilders will need to install either an air-source or ground-source heat pump, plus enough solar PV to offset a significant share of the home’s electricity demand. The precise generation target has not been finalised, but the government’s consultation document proposed a minimum of 40 kWh per square metre per year, enough to cover lighting, appliances, and some heating load on a typical 80 m² semi-detached.
What it costs a typical 3-bed semi
Upfront costs will rise. The government’s own impact assessment estimates an additional £5,000–£10,000 per home for builders, depending on the size and orientation. That cost will likely be passed to buyers. But the running costs fall sharply.
Ofgem’s typical domestic consumption values, 2,900 kWh electricity, 12,000 kWh gas, applied to a new-build heat-pump home suggest annual heating bills of roughly £550–£700, compared with £1,000–£1,200 for a gas boiler at current price cap levels (April 2025: 24.5p/kWh electricity, 6.0p/kWh gas). Solar generation at 3.5 kWp can shave another £200–£300 off the electricity bill. Net saving: £500–£800 a year.
The catch is that heat pumps work best with good insulation and underfloor heating. Builders will have to design for lower flow temperatures from the start, something the current Building Regulations Approved Document L already nudges, but the 2028 standard makes unavoidable.
What this means for homeowners
For anyone buying a new home after 2028, the immediate benefit is an EPC rating of A or B as standard. That improves mortgage eligibility, some lenders already offer green mortgage discounts of 0.1–0.5 percentage points for A-rated properties, and future-proofs the home against rising carbon taxes.
Yet the policy also raises questions about grid capacity. National Grid’s Future Energy Scenarios forecast a doubling of peak electricity demand by 2035. If 200,000 new heat pumps are added each year, local distribution networks, especially in the South East and East of England, will need reinforcement. Ofgem has already approved £22 billion of network investment for the 2026–31 price control period, but delivery timelines vary by region.
Homeowners considering a heat pump today should note that the 2028 standard does not apply retrospectively. Retrofitting an existing home remains optional, though the Boiler Upgrade Scheme offers £7,500 off an air-source heat pump until 2028. The grant is first-come, first-served; applications opened on 23 May 2024 and funding is limited.
What to do now
If you are planning to buy a new-build home, check whether the developer is already building to Future Homes Standard specifications, some volume housebuilders have started early. If you are renovating, the 2028 deadline does not affect you, but the direction of travel is clear: gas boilers will be phased out of all buildings by 2035 under the government’s net-zero strategy. Booking a heat pump survey now, while the grant is available, makes financial sense.
For existing homeowners, the key date is not 2028 but 2035, the proposed ban on new gas boiler installations in any home. The £7,500 Boiler Upgrade Scheme is open until March 2028. Apply through Ofgem’s online portal; eligibility requires an EPC with no outstanding recommendations for loft or cavity wall insulation.
Frequently Asked Questions
No. The 2028 requirement applies only to new homes. Existing homes can keep gas boilers until at least 2035, when the government plans to ban new gas boiler installations. Retrofitting a heat pump is optional, though the £7,500 Boiler Upgrade Scheme provides an incentive.
The government estimates an additional £5,000–£10,000 in build costs, which developers will likely pass to buyers. However, lower energy bills, typically £500–£800 a year less than a gas-heated home, mean the total cost of ownership over 10 years is likely lower.
