Letting a property comes with a long list of legal responsibilities. Missing one can lead to fines, a ban on letting, or difficulty regaining possession. This checklist focuses on England, with notes where Scotland, Wales or Northern Ireland differ.
Key takeaways
- Gas safety checks are needed every year; electrical (EICR) checks at least every five years.
- Rentals in England and Wales generally need an EPC of E or above.
- Fit smoke alarms on every storey and carbon monoxide alarms where needed.
- Protect deposits within 30 days and give tenants the prescribed information.
- The Renters’ Rights Act adds new duties in England, including database registration and ombudsman membership, being phased in.
Summary table
| Requirement | How often | Consequence of non-compliance |
|---|---|---|
| Gas Safety Certificate (CP12) | Every 12 months | Criminal offence; fines and possible imprisonment |
| Electrical safety (EICR) | At least every 5 years | Civil penalties from the council, up to £30,000 |
| EPC (minimum E) | Valid certificate, renewed every 10 years | Civil penalties; cannot lawfully let a sub-standard property without an exemption |
| Smoke and CO alarms | Check working at start of each tenancy | Civil penalty, up to £5,000 |
| Right to Rent checks | Before each tenancy starts (England) | Civil penalty per illegal occupier; criminal offence in serious cases |
| Licensing (HMO, selective, additional) | Licence typically lasts up to 5 years | Unlimited fines or civil penalties; rent repayment orders |
| Deposit protection | Within 30 days of receipt | Compensation of 1–3× the deposit; restrictions on possession |
| How to Rent guide | At the start of each tenancy (England) | Can affect your ability to regain possession |
| Legionella risk assessment | Review periodically | Enforcement under health and safety law |
| Renters’ Rights Act duties | Ongoing, as phased in | Civil penalties, higher for repeat or serious breaches |
Gas safety
If the property has any gas appliances, you must arrange an annual check by a Gas Safe registered engineer. They’ll issue a Gas Safety Certificate, often called a CP12 or Landlord Gas Safety Record.
- Give a copy to existing tenants within 28 days of the check.
- Give a copy to new tenants before they move in.
- Keep records for at least two years.
Failure to comply is a criminal offence, and the consequences of a gas leak or carbon monoxide poisoning can be fatal.
Electrical safety (EICR)
In England, landlords must have the fixed electrical installation inspected and tested by a qualified person at least every five years. The result is an Electrical Installation Condition Report (EICR).
- Give a copy to tenants within 28 days, and to new tenants before they move in.
- Complete any remedial work identified within 28 days, or sooner if stated.
- Send the council a copy within seven days if they ask for it.
Scotland and Wales have similar five-yearly requirements.
Energy Performance Certificate
You must provide tenants with a valid EPC. Under the Minimum Energy Efficiency Standards, privately rented homes in England and Wales must generally have a rating of E or above, unless a valid exemption is registered.
The government has proposed raising the minimum standard to C by 2030. The details and timetable are subject to final legislation, so check GOV.UK and plan improvements early, as the work can take time.
Smoke and carbon monoxide alarms
Since 1 October 2022 in England, landlords must:
- Fit at least one smoke alarm on every storey used as living accommodation.
- Fit a carbon monoxide alarm in any room with a fixed combustion appliance (excluding gas cookers), such as a boiler or wood burner.
- Check alarms are working on the first day of each new tenancy.
- Repair or replace faulty alarms once reported.
Scotland requires interlinked smoke and heat alarms. Wales has its own requirements under the Renting Homes (Wales) Act.
Right to Rent (England only)
Before a tenancy starts, landlords in England must check that every adult occupier has the right to rent in the UK, and keep copies of the documents. Follow-up checks are needed for those with time-limited permission. These checks are not required in Scotland, Wales or Northern Ireland.
Licensing
Local councils run several licensing schemes:
- Mandatory HMO licensing — for houses in multiple occupation with five or more people from two or more households.
- Additional licensing — councils can extend licensing to smaller HMOs in their area.
- Selective licensing — councils can require all private rented homes in designated areas to be licensed.
Check with your local council before letting. Letting without a required licence can lead to large fines and rent repayment orders.
In Scotland and Northern Ireland, landlords must register with their council or the landlord registration scheme. In Wales, landlords must register with Rent Smart Wales, and anyone managing the property needs a licence.
Deposit protection
Any deposit taken on an assured shorthold tenancy in England must be protected in a government-backed tenancy deposit protection scheme — the DPS, mydeposits or TDS — within 30 days. You must also give the tenant the prescribed information.
Under the Tenant Fees Act 2019, deposits are capped at five weeks’ rent (six weeks if annual rent is £50,000 or more).
How to Rent guide (England)
Give tenants the current version of the government’s How to Rent guide at the start of the tenancy. Check GOV.UK for the latest edition, as it is updated when the rules change.
Legionella
Landlords have a duty to assess and control the risk of exposure to legionella bacteria. For most domestic lets, a simple risk assessment is enough — for example, keeping hot water hot, flushing outlets that haven’t been used and keeping tanks covered.
Renters’ Rights Act duties (England)
The Renters’ Rights Act brings in new duties, being phased in from 2026:
- No Section 21. You’ll need a valid ground under Section 8 to regain possession.
- Periodic tenancies. Fixed terms are replaced by rolling tenancies.
- Rent increases limited to once a year via the Section 13 process.
- Private Rented Sector database. Landlords will need to register themselves and their properties.
- Landlord ombudsman. Membership will be compulsory, giving tenants a route to complain.
- Decent Homes Standard. Planned to be extended to the private rented sector.
- Pets, bidding and discrimination. You can’t unreasonably refuse a pet request, accept offers above the advertised rent, or refuse tenants because they have children or receive benefits.
Check GOV.UK for which parts are in force. Our renting guide explains the changes from the tenant’s side.
Tax: Section 24
For individual landlords, Section 24 means mortgage interest is no longer deducted from rental income as an expense. Instead, you receive a tax credit equal to 20% (the basic rate) of your finance costs. Higher-rate taxpayers can end up paying more tax than before, which is one reason some landlords hold property through a company.
Use our buy-to-let calculator to estimate rental yield and cash flow, and speak to an accountant about your own position.
Staying organised
- Keep a compliance calendar with renewal dates.
- Store certificates and tenant acknowledgements in one place.
- Keep records of every repair request and how you dealt with it.
- Review the rules each year — they change often.
This guide is general information, not legal or financial advice. Rules change — check GOV.UK or speak to a qualified professional.