First Time Landlord UK 2026 — Your Complete Compliance Guide

Step 1 — Choose the right tenancy agreement

From 1 May 2026, all new residential tenancies in England must be granted as Periodic Assured Tenancies (PATs) — you can no longer offer a fixed-term assured shorthold tenancy to a new tenant. The key changes are:

• No fixed end date — the tenancy runs month-to-month (or week-to-week if rent is paid weekly) indefinitely
• Tenants can end the tenancy by giving 2 months' written notice at any time
• Landlords can only end the tenancy by serving a valid Ground 1–8 notice (no longer Section 21)
• The tenancy agreement must reflect the new periodic structure — old AST templates are not compliant
• LetSafe's Periodic Assured Tenancy Agreement (updated May 2026) is RRA-compliant and covers all mandatory clauses

Step 2 — Gas safety certificate (CP12)

Before any tenant moves in, you must have a valid Gas Safety Record (CP12) issued by a Gas Safe registered engineer. The rules are:

• Annual inspection required — the certificate must be renewed every 12 months
• A copy must be given to the tenant before they move in (or within 28 days of the annual renewal)
• Keep records for 2 years
• Failure is a criminal offence with an unlimited fine and potential imprisonment
• Only Gas Safe registered engineers can carry out gas safety checks — verify the engineer's registration at gassaferegister.co.uk

Step 3 — Electrical Installation Condition Report (EICR)

Since April 2021 (England), all private rented properties must have a valid EICR. Requirements:

• EICR must be carried out by a qualified electrician and rated 'Satisfactory'
• Valid for a maximum of 5 years (or less if specified by the inspector)
• A copy must be given to the tenant before move-in and to any local authority that requests one
• Any 'Code 1' or 'Code 2' observations must be remedied within 28 days (or a shorter period if specified)
• Penalty for non-compliance: up to £30,000

Step 4 — Energy Performance Certificate (EPC)

All rented properties in England must have an EPC with a minimum rating of E (a minimum of C is proposed for 2028 for new tenancies). Rules:

• EPC must be obtained before the property is marketed
• A copy must be given to the prospective tenant at the earliest opportunity
• EPC is valid for 10 years
• Properties rated F or G cannot legally be let — this is a Minimum Energy Efficiency Standards (MEES) breach
• Exemptions exist for listed buildings and certain other property types — apply via the PRS Exemptions Register

Step 5 — Deposit protection

If you take a tenancy deposit (up to 5 weeks' rent for annual rent under £50,000), it must be protected within 30 days:

• Choose one of three government-approved schemes: DPS, MyDeposits, or TDS
• Protect the deposit AND serve the prescribed information within 30 days of receiving it
• Prescribed information must be given to every tenant and any guarantors
• Failure: tenant can claim 1–3× the deposit as a penalty in court
• Re-protect the deposit if the tenancy terms change materially — the 30-day clock restarts

Step 6 — Right to rent check

All landlords in England must check that every adult tenant (and any permitted occupier over 18) has the right to rent in the UK:

• Check passport or other acceptable documents before the tenancy starts
• Use the Home Office's online share code service for tenants with biometric residence permits or settled/pre-settled status
• Keep copies of documents for 12 months after the tenancy ends
• Repeat checks may be required for tenants with time-limited right to rent
• Failure: civil penalty up to £7,000 per occupier (first breach) or £20,000 (repeat breach)

Step 7 — Smoke and carbon monoxide alarms

As of 1 October 2022 (England), landlords must:

• Install at least one smoke alarm on every storey of the property
• Install a carbon monoxide alarm in every room with a fixed combustion appliance (including gas boilers) — not just solid fuel
• Test alarms at the start of each tenancy
• Repair or replace alarms that are not working — within 28 days of the tenant reporting the fault
• Penalty for non-compliance: local authority can impose a £5,000 civil penalty

Step 8 — How to Rent guide

Before the tenancy starts, you must give the tenant the current version of the government's 'How to Rent' guide:

• Download the current version from gov.uk — the version changes periodically
• Give it to the tenant at the start of the tenancy or when a new version is published during the tenancy
• It can be provided as a link to the online PDF or as a printed copy
• Serving an outdated version or failing to serve it at all affects Section 8 possession proceedings (pre-RRA) and your compliance record
• Post-RRA, serving prescribed documents including the How to Rent guide remains a requirement for lawful notice service

Step 9 — HMO licensing (if applicable)

If you are letting a property to 5 or more people from 2 or more separate households, it is likely an HMO requiring a mandatory licence:

• Mandatory HMO licensing applies in England for properties with 5+ occupants from 2+ households
• Additional licensing schemes cover smaller HMOs in many local authority areas — check with your council
• Selective licensing applies to all privately rented properties in designated areas regardless of HMO status
• HMO licences impose additional conditions: room sizes, management standards, fire safety requirements
• Operating an unlicensed HMO: up to £30,000 civil penalty plus rent repayment orders

Step 10 — Landlord registration (Scotland and Wales)

In Scotland and Wales, private landlords must register with the relevant authority:

• Scotland: All landlords must register with their local council via the Scottish Landlord Register before letting — letting without registration is a criminal offence
• Wales: Landlords must be registered with Rent Smart Wales and either be licensed themselves or use a licensed agent
• England: There is currently no national landlord register in England, though it was included in the Renters' Rights Act and is expected to launch in late 2026
• Northern Ireland: Landlords must register their tenancies with the Northern Ireland Housing Executive (NIHE)

Frequently asked questions