UK Landlords need to do to be compliant with UK laws because it is a legal obligation that protects them from severe consequences like hefty fines, legal fees, criminal prosecution (including imprisonment), and losing their right to let property. Compliance also ensures the safety and well-being of tenants, safeguards the landlord’s investment property, and fosters positive landlord-tenant relationships.
Bookmark this page and use this as part of your landlord documentation. Note that this is a summary — requirements vary per council and they change regularly.
You should always check with your local authority or a legal adviser for your specific circumstances.
1. Mandatory Certificates & Reports
| Requirement | What must be done | Frequency / Duration | Key notes |
|---|---|---|---|
| Gas Safety Certificate | Have all gas appliances, flues and pipework checked by a registered engineer (e.g. on the Gas Safe Register) and obtain a Gas Safety Record (CP12). | Annually (every 12 months) | Provide a copy to tenants within 28 days of the check and before a new tenancy starts. Must keep records for at least 2 years. |
| Electrical Safety – EICR (Electrical Installation Condition Report) | A qualified electrician must inspect the fixed electrical installation and issue an EICR (or equivalent). | Every 5 years (or sooner if recommended) for England. In Wales from 1 Dec 2022 full inspection every 5 years. | Copy to tenant before new tenancy or within 28 days for existing. Any remedial works must be done (often within 28 days). |
Energy Performance Certificate (EPC) New EPC rules expected soon as part of Decent Homes Standard – click here to find out more. | Obtain an EPC giving the property an energy-efficiency rating (A-G). | Valid for 10 years unless major works meaning new certificate needed. | Currently, a minimum rating of E is required for new lets and renewals in England (higher standards planned) however there are plans to raise this to Cat C click here for more details |
| Smoke & Carbon Monoxide Alarms | Install at least one smoke alarm on every storey, and a CO alarm in any room with a solid fuel appliance (or gas cooker in Wales) | Check on the day tenancy begins; maintain throughout tenancy | In Wales alarms must be mains powered and interlinked. |
| Furniture & Furnishings (Fire Safety) Regulations | All furniture supplied by landlord must meet fire-safety regulations and have appropriate labels. | Continuous; check when furniture is supplied/changed | Applies even if furniture stored away (e.g., in shed) but still supplied by landlord. |
| Legionella / Water-Safety Risk Assessment | Carry out a risk assessment for legionella if required; ensure water systems safe. | No fixed statutory frequency for domestic lets, but conduct on change of tenancy or when system changes | Though not always legally certified, best practice to keep evidence of assessment. |
| HHSRS / “Fit for Human Habitation” obligations | Ensuring property is safe, free from serious hazards under Housing Act 2004 / HHSRS and under the Homes (Fitness for Human Habitation) Act 2018 (England) / equivalents in Wales. | Ongoing duty throughout tenancy | Failure to comply can affect ability to serve possession notices. |
| Right to Rent Checks (England only) | Landlord must check that adult tenants have the legal right to rent in the UK. | At the start of tenancy (and any renewal where required) | Retain copies of documents as evidence. |
| Deposit Protection (ASTs only) | Deposit must be placed in a government-approved tenancy deposit scheme, and prescribed information given to the tenant. | Within 30 days of receipt of deposit | Failure invalidates certain eviction notices and can lead to penalties. |
2. Licensing & Registration Requirements
| Requirement | Applies to | Duration / Other info | Notes |
|---|---|---|---|
| HMO (House in Multiple Occupation) Licence | In England and Wales, if property is an HMO (generally 3+ people forming more than one household sharing facilities) | Licence period varies (often up to 5 years) | Local authorities may impose minimum room sizes, amenity standards, etc. |
| Selective or Additional Licensing Schemes | Some council areas require all landlords (or private rented properties in specific zones) to obtain a licence. | Varies by scheme and council | Always check with your local authority (council) for your region. |
| Landlord Registration / Licensing (Wales – Rent Smart Wales) | In Wales all landlords must register their properties and obtain a licence if letting or managing. | Licence involves training, “fit & proper person” test | Failure to register can affect ability to evict. |
| Anti-Money Laundering Checks / Other Registration | For higher-rent properties or via letting agents, AML checks may apply. | As required | Keep records of checks made. |
3. Tenancy Start / Documentation Requirements
- Provide the latest version of the government’s “How to Rent: The checklist for renting in England” guide to tenants in England at the start of an assured shorthold tenancy.
- Ensure you supply the Tenant with the EPC, Gas Safety Certificate, Electrical Safety Report (if applicable), Smoke/CO detector evidence, and details of the tenancy deposit scheme.
- The tenancy agreement should include clearly defined obligations, rent amount, term, how to end the tenancy, etc.
- Retain records of all certificates, inspections, licences, tenant Right to Rent checks, deposit scheme registration, and correspondence.
4. Regular / Ongoing Obligations
- Ensure the property remains in a safe condition: structure, exterior, drains, heating, water supply, sanitation.
- Conduct periodic inspections and maintenance (e.g., test smoke alarms, CO alarms; check electrics if needed sooner; service boilers).
- If you make changes to the property (e.g., convert to HMO, add a letting room, change use) you may need to obtain planning permission or building-control sign-off.
- Keep up to date with changes in the law (for example minimum EPC standards are increasing; reforms under the Renters’ Reform Bill in England).
- Comply with permitted fees rules (in England, the Tenant Fees Act 2019 bans many upfront fees).
5. Penalties & Risk Management
- Non-compliance can lead to significant fines, inability to serve a valid possession notice (e.g., Section 21 in England) and being placed on the landlord/agent rogue register. For examples of the fines issued against landlords, click here.
- Keep evidence of all inspections, certificates, licences and tenant notifications.
- For HMO properties, licensing non-compliance often triggers higher penalties and risk from local authority enforcement.
- Consider professional advice (legal, audit, property management) to stay on top of upcoming reforms and compliance obligations.
6. Specific Notes for Wales
- From 1 December 2022, under the Renting Homes (Wales) Act 2016, new rules apply including 5-yearly electrical inspections, mandatory landlord registration and licensing via Rent Smart Wales.
- Check the local Welsh legislation for any divergences from England (e.g., different notice periods, different definitions of occupancy contract).
Non-compliance with regulations can lead to substantial financial penalties, which can run into tens of thousands of pounds per offence. Landlords may also be ordered to repay up to 12 months’ worth of rent (potentially rising to 24 months under proposed legislation) to the tenant. In serious cases, landlords could face criminal charges and imprisonment.
Failure to comply with certain regulations, such as protecting a tenant’s deposit in a government-approved scheme or providing the correct ‘How to Rent’ guide, can invalidate a Section 21 eviction notice and enable the tenant to pursue compensation of up to three times the deposit amount, as per the tenant in this example.
In addition to the requirements listed above, other important changes UK landlords are facing include the implementation of Making Tax Digital (MTD) for Income Tax and the end of Section 21 evictions under the new Renters’ Rights Bill.
NB. It is important to consider the implication of current legislation and future plans against every property in your portfolio as soon as possible because the introduction of grade C as a minimum EPC standard will create a significant loss for some older or smaller properties. It is widely anticipated that the abolition of section 21 will make the process of reclaiming properties more difficult and take longer meaning landlords who want to sell because it will be to expensive or impossible to upgrade may find they run out of time before the plan is legally enforced.
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