Letting out property in London comes with a clear set of legal responsibilities. Landlords must provide three key certificates to tenants within 28 days of them moving in: the Electrical Installation Condition Report (EICR), the Energy Performance Certificate (EPC), and the Gas Safety Certificate (CP12).
Missing these certificates can result in fines, delays when trying to evict tenants, or rejection of your landlord licence application. There are also other duties around fire safety, deposit protection, and tenant checks. These requirements are part of wider landlord legal responsibilities that apply across the UK’s private rental sector.
If you’re preparing to rent a property in areas like Camden, Hammersmith, Wandsworth or Westminster, here’s what you need to know to stay compliant with letting regulations in the UK.
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What certificates do landlords need?
1. Electrical Installation Condition Report (EICR)
Landlords must arrange an inspection of the property’s electrics every five years. A qualified electrician will check sockets, fuse boxes, wiring, and fixed installations such as extractor fans.
Once complete, you will receive an EICR. If any problems are found, they must be resolved within 28 days or sooner if dangerous. You need to give your tenants a copy of the report within 28 days.
This report is a key part of your property inspection requirements and supports your overall rental property compliance.
2. Energy Performance Certificate (EPC)
Before advertising your property, you need a valid EPC. This certificate rates your property’s energy efficiency on a scale from A to G. To legally rent it out, the rating must be at least an E.
An accredited assessor carries out the inspection. Certificates last for 10 years but if you improve your property’s energy efficiency, it may be worth getting a new assessment to reflect that.
Upcoming rule change: The government has proposed increasing the minimum EPC rating to C for new tenancies. Keep this in mind if you plan future upgrades. It may help maintain long term compliance and improve tenant appeal.
3. Gas Safety Certificate (CP12)
You must arrange a gas safety inspection every year. A Gas Safe engineer will check appliances, flues and pipework. After the inspection, they will issue a certificate (CP12).
You must provide this to tenants within 28 days. Renting a property without a valid certificate is illegal.
Gas safety is a core element of ensuring tenant safety in the private rental sector.
Pro Tip: Renewal dates are often forgotten. Set reminders for each certificate the day you receive it.
What other documents and checks are required?
Fire safety responsibilities
You need to:
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Fit at least one working smoke alarm on each floor
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Install a carbon monoxide alarm in any room with a solid fuel appliance
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Test alarms before the tenancy begins
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Keep written records of your fire safety measures
Ongoing responsibilities: During the tenancy, test alarms regularly, especially during renewals or inspections, and remind tenants not to remove or damage them.
These steps form part of your overall commitment to tenant safety and rental property compliance.
Legionella risk assessment
Landlords should check the water system for signs of Legionella once a year. Keep a written record of the assessment and any action taken. This too forms part of your regular property inspection requirements.
Property licensing
Your borough may require a licence. For example, properties with five or more tenants sharing facilities always need a House in Multiple Occupation (HMO) licence. Some areas also run selective licensing schemes.
Check with your local authority to find out what is required in your borough under letting regulations UK landlords must follow.
How to Rent guide
You must give your tenants the latest version of the government’s How to Rent guide at the start of each tenancy.
Right to Rent checks
Before your tenants move in, you must confirm they have the legal right to rent in the UK. Keep copies of documents and follow official guidance.
Deposit protection
If you collect a deposit, it must go into a government approved scheme. Tell your tenants which one you have used and confirm this in writing within 30 days.
Mortgage approval
If you are switching from living in the property to letting it out, contact your lender. You will usually need a buy to let mortgage.
Common mistakes landlords make
Many landlords make the same simple errors:
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Forgetting to renew certificates on time
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Not giving tenants the latest How to Rent guide
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Overlooking borough licensing rules
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Assuming their agent handles all legal documents
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Failing to retest fire alarms during long tenancies
Avoiding these mistakes supports your legal compliance and protects your reputation in the private rental sector
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Landlord certificate FAQs: Common questions answered
Do I need a gas certificate if there is no gas?
No. If the property has no gas supply or appliances, this certificate is not needed.
How can I prove I gave documents to tenants?
Send everything by email and keep records. You can also post them using recorded delivery. If you use a letting agent, confirm they have handled this step.
Do flats and houses need the same certificates?
Yes. All rental homes must meet the same basic legal requirements, although shared homes and blocks may need additional licensing.
How do I keep track of renewals?
Set calendar reminders or sign up with a certificate provider that sends alerts. Some managing agents handle renewals for you.
What happens if a certificate fails?
If the gas or electrical check fails, you will need to arrange repairs and then schedule a re inspection. Keep records of the failed report and the fixes made.
Do I need to reissue anything when a tenancy renews?
Yes. If a certificate expires or the government updates the How to Rent guide, issue the new versions at renewal.
Pro Tip: Don’t assume your agent handles compliance, always ask what’s included.
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How to get help: Using a professional landlord certificate service
It can be difficult to keep track of all your compliance tasks. That is where professional services can make a difference.
What is included
A provider can arrange inspections, keep you updated on renewal dates, and send documents to your tenants. Some even offer combined visits for gas, EPC and electrical checks. They help ensure rental property compliance across all the necessary categories.
Choosing the right company
Look for one with experience in your borough, registered engineers and clear pricing. Ask whether they offer ongoing compliance support to help you meet your landlord legal responsibilities.
Property managers can help too
Letting agents and property managers often offer compliance as part of their service. Ask exactly what is included so nothing gets missed.
Quick landlord compliance checklist
✔ EICR – every 5 years
✔ EPC – valid for 10 years
✔ Gas Safety Certificate – every 12 months
✔ Deposit protection – within 30 days
✔ How to Rent guide – before tenancy begins
✔ Right to Rent checks – before move in
✔ Fire alarms and carbon monoxide detectors – fit and test
✔ Legionella assessment – update annually
✔ Property licensing – confirm with local authority
✔ Mortgage – confirm permission to let
