Buy-to-let compliance in England covers a wide range of overlapping obligations, energy efficiency, electrical and gas safety, deposit protection, immigration checks, licensing, and, from 1 May 2026, a comprehensive new set of requirements under the Renters' Rights Act 2025. Failing to meet any of these can invalidate a Section 8 notice, expose you to civil penalties of up to £40,000, or create criminal liability.
The Renters' Rights Act 2025 adds new layers from 1 May 2026. This checklist covers both existing obligations and everything new from commencement.
Pre-tenancy compliance checklist
| Obligation | Evidence required | Frequency |
|---|---|---|
| Energy Performance Certificate (EPC), minimum E rating | Valid EPC (10-year validity) | Before marketing; renew if expired |
| Electrical Installation Condition Report (EICR) | EICR from registered electrician | Every 5 years or on change of tenancy |
| Gas Safety Certificate (CP12) | Annual gas safety check by Gas Safe engineer | Every 12 months; give copy to tenant before/at move-in |
| Smoke alarms, at least one per floor | Test on day 1 of tenancy; document | Test at start of each new tenancy |
| Carbon monoxide alarm, rooms with solid fuel appliances | CO alarm installed | Check function at start of tenancy |
| Right-to-Rent check | Documented check of original documents or online share code | Before tenancy start; follow-up for time-limited rights |
| Deposit protection | Protect in government-approved scheme within 30 days; serve prescribed information | Within 30 days of receiving deposit |
| How to Rent guide | Email or hand the current version of the How to Rent guide | At tenancy start; on change to current version |
| Legionella risk assessment | Written assessment | At tenancy start; review on change of occupant |
New obligations from 1 May 2026 (Renters' Rights Act)
- Use a Periodic Assured Tenancy Agreement, not an AST, for all new lettings from 1 May 2026.
- No Section 21 notices, possession claims require a Section 8 ground.
- Section 13 rent increases only, contractual review clauses are unenforceable.
- Pet requests must be considered, no blanket pet bans; document each decision.
- Advertising compliance, asking rents must be fixed; rent-bidding above the advertised rent is banned.
- Landlord database registration (Phase 2), commencement date not yet confirmed; watch for announcement.
Licensing obligations
Mandatory HMO licensing applies if the property is a House in Multiple Occupation with 5 or more occupants forming 2 or more households. Additional and selective licensing schemes vary by local authority, check your council's licensing register before letting. Operating an unlicensed HMO carries a fine of up to £30,000.
Awaab's Law, new habitability obligations
Awaab's Law (Awaab Ishak's case) introduces mandatory timescales for landlords to investigate and remediate reported damp and mould. While the first tranche covers social housing, secondary legislation will extend obligations to the private rented sector. Landlords should respond promptly to any damp or mould report in writing and document all remediation steps.
Decent Homes Standard (Private Rented Sector)
The Renters' Rights Act 2025 gives local councils new enforcement powers related to the Decent Homes Standard in the private rented sector. Properties must be in a reasonable state of repair, free from Category 1 hazards, and have reasonably modern facilities. The standard will be formally applied to the PRS via secondary legislation, expect commencement in late 2026.
The LetSafe UK Compliance Checklist (LS-E-020, £19) covers every pre-tenancy obligation with a signed-and-dated record sheet. Combined with the Right-to-Rent Pack (LS-E-021) and PAT Agreement (LS-E-001), you have the full compliance paper trail.