How to Find London Rentals with Heat Networks or Heat Pumps

Finding a London flat with low‑carbon heating—either connected to a communal heat network or fitted with a heat pump—can cut your energy costs, reduce carbon emissions and future‑proof your tenancy as EPC rules tighten. This guide explains what these systems are, why they matter for 2026 energy bills and EPC compliance, where to look in London, how to spot them in listings on Zoopla and Rightmove, what to ask landlords or agents, and practical steps to filter searches and negotiate better outcomes.

Why heat networks and heat pumps matter for renters in 2026

• Energy costs: Heating accounts for the majority of household energy use. As UK energy policy and wholesale prices evolve, households on low‑carbon systems often face lower running costs or greater price stability (depending on tariff structures). Energy Saving Trust analysis shows heat pumps and well‑run heat networks can cut emissions and, in many circumstances, reduce household heating bills versus older gas systems — particularly when electricity comes from low‑cost renewable sources or when heat networks buy energy at scale.
• EPC and regulation: The UK government has pushed to improve energy performance in the private rented sector. Landlords must supply a valid EPC, and proposals to raise the minimum to EPC C for new tenancies and for all tenancies in subsequent years mean landlords will increasingly invest in fabric and heating upgrades. Flats on heat networks or with heat pumps are more likely to achieve higher EPC ratings, helping landlords meet compliance and making those flats more secure lettings.
• Consumer protections: Ofgem and sector regulators have been strengthening protections for heat network customers (metering, billing transparency and complaint routes). That means renters have more rights than a few years ago but also need to check how billing and service charges are handled.

Heat network vs heat pump: the basics

Heat networks (district/communal heating)

• What they are: A heat network (also called district or communal heating) delivers hot water and/or steam from a central energy centre to multiple buildings or flats. The energy centre might use gas CHP, biomass, large heat pumps, waste heat recovery or a mix.
• Typical setup for renters: Flats on heat networks often do not have an individual gas boiler; the building receives heat via pipes. There should be a heat meter (or sub‑meter) to measure your use, or heat could be included in the service charge.
• Pros and cons for renters:
  • Pros: No boiler to maintain, potential for lower bills if the network runs efficiently, and lower on‑site carbon intensity if the network uses low‑carbon sources.
  • Cons: Less control over timing/temperature, possible opaque service charges, and exposure to network operator price changes.

Heat pumps (air source or ground source)

• What they are: Heat pumps extract ambient heat (from air, ground or water) and use electricity to provide heating and hot water. Air source heat pumps (ASHPs) are the most common retrofit or new‑build option.
• Typical setup for renters: A flat may have an ASHP serving the whole flat (external unit on a balcony or wall) or be connected to a communal heat pump serving multiple flats via a shared plant room.
• Pros and cons:
  • Pros: High efficiency (coefficient of performance often 2.5–4), lower carbon emissions when electricity is low‑carbon, quiet and reliable with fewer combustible fuels.
  • Cons: Some systems require larger radiators or underfloor heating to deliver the same comfort, and electricity tariffs matter. Tenants may need to be mindful of controls and maintenance access.

How to spot heat networks and heat pumps in listings

Estate portals and agents vary in how clearly they label heating type. Use a combination of listing keywords, EPC checks and direct questions.

Search tips for Zoopla and Rightmove

• Keywords to use in the search box (try combinations):
  • "communal heating", "district heating", "heat network"
  • "heat pump", "air source heat pump", "ASHP", "ground source"
  • "underfloor heating" (often paired with heat pumps)
  • "no gas" or "electric heating" (can indicate heat pump or direct electric)
• Boolean and advanced search: Use quotes and OR terms: ""communal heating" OR "heat network"" or ""heat pump" OR ASHP".
• Rightmove/Zoopla filters: There isn’t a dedicated filter for heat pumps or heat networks on most portals, but you can filter by "energy efficient" features where offered and always open the EPC download from the listing to check primary heating fuel.

Where to look inside the listing

• Description/body copy: Agents sometimes mention "district heating included" or "all bills included" — watch for these.
• Energy Performance Certificate (EPC): Download or view the EPC from the listing (both Rightmove and Zoopla usually link it). EPCs list the main heating system and primary fuel; look for "communal heating", "district heating" or "heat pump" as the heating type.
• Photos and floorplans: Plant rooms, communal boiler rooms, or outside compressor units visible in balcony photos indicate heat pumps or shared plant.

Use external tools and maps

• The Greater London Authority and national heat maps show planned and existing heat network clusters. Search "London Heat Network Map" or check the GLA’s energy pages to find neighbourhood networks.
• Heat Trust and Ofgem pages list operators and protections; a network that subscribes to Heat Trust signals higher transparency on billing and complaints.

Borough hotspots and typical neighbourhoods in London

Large new developments and estate regeneration projects are the likeliest locations for heat networks or communal heat pumps. Look first in:

• Canary Wharf / Isle of Dogs / Docklands
• Stratford / Queen Elizabeth Olympic Park
• King's Cross / Granary Square
• Nine Elms / Battersea (including areas near Battersea Power Station)
• Greenwich Peninsula
• Wembley Park
• Large council estate clusters in boroughs where regeneration has used district heating

These areas host recent developments with central plant rooms or district systems. If you’re targeting up‑and‑coming neighbourhoods as a young professional, cross‑checking with our list of top areas may help you prioritise searches: Top 10 Areas for Young Professionals in London 2025.

What to ask landlords or agents: essential questions and a sample message

When you contact an agent or landlord, be direct. Clear answers now save headaches later.

Essential questions

• What is the primary heating system for the flat? (e.g. individual gas boiler, communal heat network, ASHP serving the flat)
• Is heating and hot water included in the rent or charged separately? If charged separately, how are bills measured and billed? (heat meter, sub‑meter, service charge)
• Who operates the heat network/plant room? Is the operator a member of Heat Trust (or any code of practice)?
• Can I see recent annual heating bills or the average annual cost for this flat? Are there standing or service charges?
• Who is responsible for maintenance and repairs of the heating equipment? How are emergency breakdowns handled?
• What is the EPC rating and can I see the EPC certificate?
• Are there any planned upgrades or works to the heating system or network that might affect service or costs during my tenancy?

Sample email / message to an agent

Hi [Agent name],

I’m interested in [property address]. Before viewing, could you confirm the heating system for the flat and whether heating/hot water are included in the rent? If the building uses a communal heat network or heat pump, who operates it and how are residents billed? Can you also send the EPC and any average annual heating costs for this flat? Thanks, [Your name]

Billing, service charges and your rights (Ofgem guidance summary)

• Metering and billing: Ofgem and the Heat Networks (Metering and Billing) Regulations require heat to be measured and billed transparently where sub‑metering exists. Operators should explain how charges are calculated and show consumption comparison information.
• Consumer protections: Ofgem guidance and the Heat Trust code push operators to provide complaints routes, easy‑to‑understand bills and fair charging practices. Tenants can ask for breakdowns and challenge unreasonable charges through the operator’s complaints process or the relevant ombudsman.
• Service charges: In leasehold or purpose‑built flats, landlords may recover some costs via service charges. Ask how often service charges are reviewed and whether heat cost increases can be passed to tenants mid‑tenancy.

Likely bill impacts in 2026 — what to expect (practical examples)

Exact savings depend on household usage, system efficiency and energy prices, so treat these as illustrative.

Factors that influence cost:

• System efficiency: Heat pumps' performance is measured by COP; modern units commonly deliver COPs of 2.5–4 (i.e. 1kWh electricity -> 2.5–4kWh heat).
• Tariff mix: If electricity has a low‑cost renewable tariff (or the network buys electricity in bulk), running costs fall.
• Network economies of scale: Heat networks serving many buildings can achieve lower unit costs than small individual systems.

Simple comparative example (illustrative):

• A compact 1‑bed flat uses less heating energy than a house; assume its seasonal heat demand is roughly 3,000–5,000 kWh (varies by fabric and occupant behaviour).
• If a gas boiler has an efficiency of 85% and a heat pump average COP is 3.0, then a heat pump requires roughly one third of the electricity energy to produce the same heat. If electricity tariffs are relatively low (or the network operator secures cheap power), total heating spend can be less than an older gas setup. Energy Saving Trust analyses show that in many scenarios heat pumps reduce running costs and emissions, though results are sensitive to energy prices and building insulation.

Bottom line for renters: Flats on modern heat networks or with heat pumps are more likely to have lower running emissions and, depending on tariffs, materially lower heating bills or more predictable charges. Ask for actual historic bills for the unit to verify.

Practical negotiation points and lease tips

• Ask for caps or clear indexing on heat charges. If a network operator can reset prices mid‑year, request transparency or a cap in the tenancy agreement where possible.
• If heating is included in the rent, check whether the landlord raises rent annually for expected increases. Sometimes separating rent and heating gives you more transparency.
• Request access to controls: Make sure tenants can set rooms’ temperatures or receive instructions for smart controls.
• Request the EPC and any service agreements as part of the pre‑tenancy disclosure.

If you want to use energy rules to negotiate rent or repairs (for example, under planned EPC improvements), see our practical guide on how renters can use retrofit rules to influence lettings: How Renters Can Use Energy Retrofit Rules to Cut London Rent.

How to filter and set alerts for low‑carbon, lower‑cost homes

• Use keyword alerts: On Rightmove and Zoopla, set saved searches with keywords like "heat pump", "communal heating" and "district heating". Combine with your area/budget filters.
• Contact specialist agents: Some letting agents focus on new‑builds and sustainability‑minded developments—ask them to flag properties with communal heating or low‑carbon systems.
• Use local council and GLA maps: Councils and the Greater London Authority publish heat network project lists and development plans. If a borough is rolling out a network, properties there will increasingly be connected.
• Check EPCs on listings and the national EPC register: Download EPCs to confirm the heating type and recommended measures.

Common pitfalls and what to watch out for

• "Heating included" does not mean cheap: It may be priced into a higher rent, or a landlord might pass on operator increases via service charges.
• Lack of individual control: Some communal systems have limited flat‑level controls. If you value precise timing or very warm radiators, ask about controls and radiator sizes.
• Poor metering: Ensure there is an accurate sub‑meter. If billing is apportioned by floor area or an opaque formula, request the operator’s methodology.
• Planned works: Large networks may need periodic maintenance; ask if there are planned outages or upgrade works scheduled for the coming year.

Quick checklist before signing

• View the EPC and confirm the primary heating fuel and system.
• Ask for average annual heating costs for the flat (ideally evidence rather than estimates).
• Confirm whether heating/hot water are included; if not, ask how billing works and who the supplier/operator is.
• Request details on maintenance responsibilities and breakdown procedures.
• Check if the operator is a member of Heat Trust or similar consumer protection schemes.
• Clarify any service charge clauses in your tenancy that relate to heating cost increases.

Final thoughts

For London renters, choosing a flat with a heat network connection or a heat pump can be a smart move: these systems are aligned with tightening EPC requirements, can cut carbon and often reduce running costs — provided you check billing arrangements, controls and service charges up front. Use EPCs, portal keywords, local heat maps, and clear questions to agents to target low‑carbon, lower‑cost homes. A little homework before you sign can protect you from surprise bills and give you a more comfortable, sustainable home.