In short
  • Four safety essentials: gas safety every 12 months, an EICR every five years, a valid EPC at E or above, and working smoke and carbon monoxide alarms.
  • Protect deposits within 30 days, and serve the prescribed information.
  • New tenancies since 1 May 2026 need a written statement of terms, and existing tenants needed the government information sheet by 31 May 2026.
  • Check licensing for every address: many London boroughs run additional or selective schemes on top of mandatory HMO licensing.

Most compliance failures are not deliberate. They are a certificate that lapsed during a busy month, a form that went to the wrong tenant, or a licensing scheme the landlord never knew had started. The fix is a system: one list, every property, every date diarised. Here is that list.

1. Safety certificates

Gas safety (every 12 months)

Every gas appliance, flue and fitting you provide must be checked annually by a Gas Safe registered engineer. Give existing tenants a copy within 28 days of the check, and new tenants a copy before they move in. Keep records for at least two years.

Electrical safety (at least every five years)

An Electrical Installation Condition Report (EICR) is required at least every five years, or sooner if the report says so. Tenants must receive a copy within 28 days, and any remedial work flagged as required must be completed within 28 days or the period specified.

Energy Performance Certificate

A valid EPC must be provided to tenants, and the property must currently be rated E or above. That rises to C by 1 October 2030; see our guide to EPC C by 2030.

Smoke and carbon monoxide alarms

A smoke alarm is needed on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance (other than a gas cooker). Check they work on the first day of every new tenancy and repair or replace any reported faults promptly.

Fire safety and furnishings

Furniture and furnishings you supply must meet fire resistance standards. HMOs carry additional fire safety duties, including fire doors and alarm systems depending on layout.

2. Before the tenant moves in

  • Right to Rent checks on every adult occupier, carried out and recorded before the tenancy starts, with follow-up checks for time-limited permissions.
  • Written statement of terms. Since 1 May 2026, new tenancies must come with a written statement setting out key terms, including the landlord's name and address, the rent and when it is due, the deposit, repair responsibilities and which bills the tenant pays.
  • Rent in advance is capped at one month and cannot be demanded before the tenancy agreement is signed. Our article on the rent in advance ban covers what is still allowed.
  • Holding deposits are capped at one week's rent, with strict rules on when they must be returned.

3. Deposits

Any deposit must be protected in a government-approved scheme within 30 days of receipt, and the prescribed information served on the tenant in the same window. Deposits are capped at five weeks' rent where the annual rent is under £50,000, and six weeks' above that. Failing here exposes landlords to claims of up to three times the deposit.

4. Renters' Rights Act paperwork

  • Existing tenancies: tenants on written tenancies that started before 1 May 2026 had to be given the government's Renters' Rights Act information sheet by 31 May 2026, served on every named tenant and without alteration. If this was missed, it should be put right immediately.
  • Rent increases can now only be made once a year using the statutory process, and tenants can challenge them at tribunal. See our renewal playbook.
  • Possession now runs only through the statutory grounds. Section 21 no longer exists, as explained in our guide to eviction after Section 21.

5. Licensing

Mandatory HMO licensing applies across England to properties let to five or more people forming two or more households. On top of that, many London boroughs run additional licensing for smaller HMOs and selective licensing for single-family lets in designated areas. Licensing is set street by street, so the only safe answer is to check the council's current scheme for each address. Our London licensing guide explains the three schemes.

6. Repairs and condition

Landlords must keep the structure, exterior and installations for water, gas, electricity, heating and sanitation in repair, and the home must be free of serious hazards under the Housing Health and Safety Rating System. Damp and mould need prompt, documented action. The Decent Homes Standard and Awaab's Law timescales are due to be extended to private rentals, so building good repair records now is time well spent. A legionella risk assessment is also expected as part of a landlord's general health and safety duties.

7. Coming next

  • The PRS Database: every landlord and property must be registered, at £65 per property per year. London's deadline is 14 October 2027. See our landlord register guide.
  • The Landlord Ombudsman: membership will become compulsory for landlords, with timings still to be confirmed.
  • EPC C by 2030, as above.

What getting it wrong costs

Civil penalties for many offences now reach £40,000, rent repayment orders can claw back up to 24 months' rent, and some breaches block possession claims. For a typical London rent, one missed document can cost more than a decade of management fees.

How we handle it. Every property under Morgan Prescott management sits on a compliance calendar: certificates renewed before expiry, documents served and evidenced, licensing checked at onboarding, and the annual gas safety certificate included at no charge. You see the status in your monthly statement.

This checklist covers England and is general information, not legal advice. Requirements can change, so check GOV.UK or take advice on your specific circumstances.

Questions landlords ask

What certificates does a landlord need in London?
A gas safety certificate renewed every 12 months, an Electrical Installation Condition Report at least every five years, and a valid EPC rated E or above. Smoke alarms on every storey and carbon monoxide alarms in rooms with fixed combustion appliances are also required.
What is a written statement of terms?
Since 1 May 2026, new tenancies in England must come with a written statement of key terms, including the landlord's name and address, the rent and due date, the deposit, repair responsibilities and which bills the tenant pays.
How long do landlords have to protect a deposit?
Deposits must be protected in a government-approved scheme within 30 days of receipt, and the prescribed information served on the tenant in the same period.
What are the penalties for landlord non-compliance in 2026?
Civil penalties for many offences now reach £40,000 and rent repayment orders can require up to 24 months' rent to be repaid.
Do I need a licence to let my property in London?
Possibly. HMOs with five or more occupiers need a mandatory licence everywhere, and many London boroughs also run additional licensing for smaller HMOs and selective licensing for single-family lets. Check the council's current scheme for each address.

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