Private landlords in England face more legal obligations in 2026 than at any point in the history of the private rented sector. Between long-standing safety duties, deposit protection rules, and the new Renters' Rights Act 2025 requirements commencing on 1 May 2026, the compliance landscape is complex and the penalties for getting it wrong are severe, fines up to �40,000, bans on serving possession notices, and even criminal prosecution. This guide lists every obligation in one place, with the current penalty for non-compliance, the relevant deadline or frequency, and what you need to do about each one.
This checklist covers England under the Housing Act 1988 (as amended by the Renters' Rights Act 2025), the Gas Safety Regulations 1998, the Electrical Safety Standards Regulations 2020, and related legislation. Wales, Scotland and Northern Ireland have different regimes, see our jurisdiction-specific guides.
1. Gas Safety Certificate
Every property with a gas supply must have a valid Gas Safety Certificate (CP12) issued by a Gas Safe registered engineer. The certificate must be renewed annually, within 12 months of the previous inspection. A copy must be given to the tenant before they move in (for new tenancies) or within 28 days of the inspection (for existing tenancies).
The penalty for failing to have a valid gas safety certificate is an unlimited fine and/or up to six months' imprisonment under the Gas Safety (Installation and Use) Regulations 1998. In practice, local authority enforcement typically results in fines of �5,000-�7,000 for a first offence, rising to �20,000+ for repeat offenders. A landlord without a valid gas safety certificate also cannot serve a valid possession notice.
Unlimited fine and/or up to 6 months' imprisonment. Typical first-offence fine: �5,000-�7,000. Also bars service of possession notices.
2. Electrical Installation Condition Report (EICR)
Every private rented property in England must have a valid EICR, carried out by a qualified electrician, at least every 5 years. The report must be given to the tenant within 28 days of the inspection and to the local authority within 7 days of a request. Any 'Code 1' (danger present) or 'Code 2' (potentially dangerous) findings must be remedied within 28 days or the period specified by the electrician, whichever is shorter.
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 impose a penalty of up to �30,000 per breach. Local authorities can issue remedial notices and, if the landlord fails to comply, arrange remedial works themselves and recover the cost plus a penalty.
Up to �30,000 per breach. Local authority can carry out remedial works and recover costs.
3. Energy Performance Certificate (EPC)
Every private rented property must have a valid EPC with a minimum rating of E (under the current Minimum Energy Efficiency Standards, MEES). The EPC must be provided to the tenant before the tenancy begins and must be no more than 10 years old. The government has consulted on raising the minimum rating to C, with implementation expected between 2027 and 2030, exact dates are subject to secondary legislation.
The penalty for letting a property below the minimum EPC rating is up to �5,000 (�2,000 for the first 3 months plus �2,000 thereafter, capped at �5,000 per property per breach). Trading Standards enforce EPC compliance.
Up to �5,000 per property. Minimum rating currently E, expected to move to C between 2027-2030.
4. Smoke and Carbon Monoxide Alarms
A smoke alarm must be installed on every storey of the property that is used as living accommodation. A carbon monoxide alarm must be installed in any room with a fixed combustion appliance (gas boiler, gas fire, wood burner, oil-fired appliance). From 1 October 2022, the CO alarm requirement applies to all fuel-burning appliances, not just solid fuel.
Alarms must be tested on the day the tenancy begins (for new tenancies) to ensure they are in working order. The tenant is then responsible for ongoing testing, but the landlord must replace faulty or expired alarms. The penalty for non-compliance is up to �5,000 per breach under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (as amended).
Up to �5,000 per breach. Alarms must be tested on day one of each new tenancy.
5. Legionella Risk Assessment
Landlords have a duty under the Health and Safety at Work Act 1974 to assess the risk of Legionella in their rental properties. This is not a full water-system audit, for most domestic properties, a simple risk assessment covers the cold-water tank (if present), the hot-water temperature (should be stored at 60�C, distributed at 50�C), and any infrequently used outlets. There is no prescribed form or formal certificate, but a written record of the assessment is strongly recommended. There is no specific fine for a missing Legionella assessment, but if a tenant contracts Legionnaires' disease and the landlord has not assessed the risk, liability under health and safety law is severe.
6. Right to Rent Checks
Before granting a tenancy to any new tenant aged 18 or over, the landlord must verify the tenant's right to rent in the UK. This involves checking original identity documents (passport, biometric residence permit, or share code) and retaining copies for the duration of the tenancy and for one year after it ends. For tenants with time-limited immigration status, follow-up checks are required before the expiry of permission.
The penalty for failing to carry out Right to Rent checks is a civil penalty of up to �3,000 per tenant for a first breach, rising to up to �10,000 per tenant for repeat breaches. In serious cases (knowingly letting to someone without the right to rent), criminal sanctions apply, up to 5 years' imprisonment.
Up to �3,000 per tenant (first breach), �10,000 (repeat). Criminal sanctions for knowing breaches.
7. Deposit Protection
Every deposit taken for an Assured Tenancy (including the new periodic assured tenancies under the RRA 2025) must be protected in one of the three government-approved schemes, DPS (Deposit Protection Service), MyDeposits, or TDS (Tenancy Deposit Scheme), within 30 days of receipt. The landlord must also serve the tenant with the scheme's prescribed information within the same 30-day window.
The penalty for failing to protect a deposit or serve prescribed information is severe: the tenant can claim compensation of 1x to 3x the deposit amount, and the landlord cannot serve a valid possession notice until the deposit is protected and the prescribed information served. This is one of the most commonly litigated areas of landlord-tenant law.
1x to 3x deposit compensation. Bars service of possession notices until complied with. 30-day deadline from receipt.
8. How to Rent Guide (withdrawn June 2026)
For tenancies granted before 1 May 2026, every tenant in England had to be given the current version of the government's 'How to Rent' checklist before the tenancy began, and failure to provide it prevented the landlord from serving a valid possession notice. The guide was withdrawn in June 2026 and is no longer served on new tenants: the government start-of-tenancy document is now the Renters' Rights Act Information Sheet (next section). Evidence that the correct version was served remains relevant to possession claims on older tenancies.
9. Information Sheet 2026 (new)
The Renters' Rights Act 2025 introduces a new requirement for landlords to provide an 'Information Sheet' to every tenant. It replaced the old How to Rent guide (withdrawn in June 2026) and contains specific information about the tenant's rights under the new regime, including the right to request a pet, the rent-increase process under Section 13, the landlord's repair obligations under Awaab's Law, and the tenant's right to refer disputes to the PRS Ombudsman.
The Information Sheet must be served on the tenant at the start of the tenancy (for new tenancies) or within a prescribed period after commencement (for existing tenancies that auto-convert). Failure to serve the Information Sheet is a breach attracting a civil penalty of up to �7,000.
Up to �7,000 for failing to serve the Information Sheet. New requirement from 1 May 2026.
10. Written Statement of Terms (new)
Under the Renters' Rights Act 2025, every tenant has the right to request a written statement of the terms of their tenancy. The landlord must provide this within 28 days of the request. For tenancies that auto-convert from ASTs on 1 May 2026, the existing tenancy agreement serves as the written statement, but if the tenant asks for an updated version reflecting the new periodic regime, you must provide one. The LetSafe Revised Written Statement of Terms (LS-E-007, �9) is pre-formatted for the post-RRA regime.
11. HMO Licensing
If your property is a House in Multiple Occupation (HMO), additional licensing requirements apply. There are three types of HMO licence in England:
Mandatory HMO licensing applies to properties with 5 or more tenants forming 2 or more households sharing facilities. Additional licensing may apply in areas where the local authority has designated a broader licensing scheme (typically covering smaller HMOs, 3-4 tenants). Selective licensing may apply in areas where the local authority has designated the entire private rented sector for licensing.
Operating an HMO without the required licence is a criminal offence carrying an unlimited fine. The local authority can also issue a civil penalty of up to �30,000 per offence. Tenants in unlicensed HMOs can apply for a Rent Repayment Order to recover up to 12 months' rent.
Unlimited fine (criminal) or up to �30,000 civil penalty per offence. Tenants can reclaim up to 12 months' rent via Rent Repayment Order.
12. Awaab's Law Response Timeframes (new)
The Renters' Rights Act 2025 extends Awaab's Law (originally enacted for social housing following the death of Awaab Ishak) to the private rented sector. Awaab's Law imposes specific response timeframes for hazards reported by tenants, particularly damp, mould, and condensation.
The exact timeframes are subject to secondary legislation (expected mid-2026), but the framework requires: acknowledgement of a hazard report within a set period (expected 14 days), investigation within a set period (expected 7 days of acknowledgement), and remediation within a set period (expected 28 days of investigation, or emergency repair within 24 hours for imminent danger to health). Failure to comply with Awaab's Law timeframes is a breach of the landlord's repairing obligations and can result in enforcement action by the local authority and claims by the tenant.
13. Private Rented Sector Database Registration (coming late 2026)
The Renters' Rights Act 2025 provides for a mandatory Private Landlord Database, an England-wide register of every private landlord and every let property. Registration is expected to be phased in regionally from late 2026. Once your region goes live, you must register before granting a new tenancy and must update the register when tenancy details change.
The penalty for failing to register is a civil penalty of up to �40,000, and an unregistered landlord cannot serve a valid possession notice. LetSafe will release a Registration Pack (LS-E-023, �9, currently on pre-order) when the first region goes live.
Up to �40,000 civil penalty. Bars service of possession notices. Regional rollout expected late 2026.
Full compliance checklist
The table below summarises every obligation, its frequency or deadline, the penalty for non-compliance, and the relevant LetSafe product.
| Obligation | Frequency / Deadline | Penalty | LetSafe Product |
|---|---|---|---|
| Gas Safety Certificate (CP12) | Annual | Unlimited fine / 6 months' imprisonment | Annual Compliance Checklist (LS-E-020) |
| EICR | Every 5 years | Up to �30,000 per breach | Annual Compliance Checklist (LS-E-020) |
| EPC (minimum E, moving to C) | Every 10 years / valid at start of tenancy | Up to �5,000 per property | EPC C Upgrade Planner (LS-E-050, pre-order) |
| Smoke & CO Alarms | Installed and tested at start of tenancy | Up to �5,000 per breach | Annual Compliance Checklist (LS-E-020) |
| Legionella Risk Assessment | At start of tenancy / reviewed periodically | HSE enforcement (no fixed fine) | Annual Compliance Checklist (LS-E-020) |
| Right to Rent Checks | Before each new tenancy | Up to �3,000 per tenant (first breach) | Right-to-Rent Check Pack (LS-E-021) |
| Deposit Protection | Within 30 days of receipt | 1x-3x deposit compensation | Deposit Protection Registration Guide (LS-E-030) |
| Information Sheet 2026 (replaced the How to Rent guide, withdrawn June 2026) | At start of tenancy (new from 1 May 2026) | Up to �7,000 | Included in Starter Pack (LS-E-100) |
| Written Statement of Terms | Within 28 days of tenant request | Breach of statutory duty | Revised Written Statement (LS-E-007) |
| HMO Licensing | Before letting / renewed as required | Unlimited fine or �30,000 civil penalty | HMO Licensing Application Pack (LS-E-027) |
| Awaab's Law Compliance | Ongoing (timeframes per report) | Enforcement action / tenant claims | Awaab's Law Response Template (LS-E-025, pre-order) |
| PRS Database Registration | Before granting new tenancy (from late 2026) | Up to �40,000 | Registration Pack (LS-E-023, pre-order) |
How to use this checklist
- Print or save this page. Work through each obligation against every property in your portfolio. If you have multiple properties, the Portfolio Landlord Bundle (LS-E-110, �99) includes a multi-property compliance tracker.
- Check expiry dates. Gas safety, EICR and EPC all have fixed expiry periods. If any certificate expires before your next scheduled check, bring the renewal forward.
- Serve outstanding documents. If you haven't served the deposit prescribed information or the Information Sheet (required from 1 May 2026; it replaced the withdrawn How to Rent guide), do it now. You cannot serve a valid possession notice until these are served.
- Set calendar reminders. Gas safety renewals, EICR renewals, EPC renewals, and annual rent-review windows all need calendar entries. A missed gas safety certificate can result in a criminal prosecution.
- Check your HMO status. If your property has 3 or more tenants from 2 or more households, check whether your local authority operates an additional or selective licensing scheme. Many landlords discover they need a licence only when the local authority contacts them, by which point the penalty has already accrued.
- Prepare for the PRS Database. Registration is coming in late 2026. Start gathering the information you'll need: property address, tenancy details, safety certificate dates, and landlord identification.
The Landlord Annual Compliance Checklist (LS-E-020, �19) is a printable annual walkthrough covering gas, EICR, EPC, alarms, deposit protection, Right to Rent, and the new RRA 2025 requirements, with tick-boxes, due dates, and penalty summaries for each item.
Frequently asked questions
Do all of these obligations apply if I only let one property?
Yes. Every obligation on this list applies regardless of portfolio size. Whether you let one flat or fifty houses, the gas safety, EICR, EPC, deposit protection, Right to Rent, and all other requirements are the same. The only exception is HMO licensing, which depends on the property type rather than portfolio size.
What if my property has no gas supply?
If the property has no gas supply and no gas appliances, you do not need a Gas Safety Certificate. However, you should document the absence of gas (a written note or photograph of the electric-only meter point) in case a tenant or local authority queries it. All other obligations (EICR, EPC, alarms, deposit protection, etc.) still apply.
When does the EPC minimum move from E to C?
The government has consulted on raising the minimum EPC rating to C, with implementation expected between 2027 and 2030. Exact dates and any cost-cap exemption are subject to secondary legislation that has not yet been laid. We recommend planning for a C rating now, our EPC C Upgrade Planner (LS-E-050, on pre-order) helps you identify and prioritise cost-effective improvements.
Can I be fined for multiple breaches at the same time?
Yes. Each obligation is independent, and penalties can stack. A landlord with no gas safety certificate, no EICR, and an unprotected deposit could face a gas-safety prosecution, a �30,000 EICR penalty, and a 3x deposit compensation claim simultaneously. Local authorities increasingly carry out portfolio-wide compliance checks, so if one property triggers an inspection, expect them to look at all your properties.
What is the Information Sheet and where do I get it?
The Information Sheet is a new document required from 1 May 2026 under the Renters' Rights Act 2025. It sets out the tenant's rights under the new regime (pet requests, Section 13 rent increases, Awaab's Law, PRS Ombudsman). The government will publish the prescribed content. LetSafe will include the Information Sheet in the New Landlord Starter Pack (LS-E-100, �49), updated to match the prescribed content when published.
Do I need to re-do all of this for every new tenancy?
Some obligations are per-property (gas, EICR, EPC, alarms, Legionella) and only need repeating on their renewal cycle. Others are per-tenancy (Right to Rent, deposit protection, Information Sheet, prescribed information) and must be done fresh for each new tenant. The compliance checklist distinguishes between property-level and tenancy-level obligations so you know what to repeat.