Quick answer
Landlords in England must keep the property safe and free from serious hazards, arrange annual gas safety checks and 5-yearly electrical inspections, provide an EPC, fit smoke and carbon monoxide alarms, protect the deposit within 30 days, check every adult tenant's right to rent, carry out repairs, and give tenants the required written information before a new tenancy is agreed. From 1 May 2026 they must also follow the new rules on rent increases, rent in advance, pets, bidding and possession.
- Gas safety check every 12 months, copy to tenants.
- Electrical inspection (EICR) at least every 5 years.
- Deposit protected within 30 days, prescribed information given.
- Right to rent checks on all adults before the tenancy starts.
- Written information before a new tenancy, or a fine of up to £7,000.
Before the tenancy starts
| Duty | What to do |
|---|---|
| Advertising | State an asking rent. Do not invite or accept offers above it. |
| Fair access | Do not refuse tenants because they receive benefits or have children, and follow the Equality Act. |
| Right to rent | Check every adult who will live there, with original documents, a share code or a registered digital service. Fines can reach £20,000 per tenant. |
| EPC | Provide a valid Energy Performance Certificate. |
| Written information | Give the required information before the tenancy is agreed, usually in a written tenancy agreement. |
| Rent in advance | Take no rent before signing, and no more than 1 month after signing. |
| Licensing | Check whether your council requires an HMO, selective or additional licence. |
Safety duties
- Gas: a Gas Safe registered engineer must check gas appliances and flues every 12 months. Give tenants a copy of the record.
- Electrics: have the electrical installation inspected and tested at least every 5 years and give tenants a copy of the report. Carry out any required remedial work.
- Smoke alarms: at least one on every storey used as living accommodation, tested at the start of each tenancy.
- Carbon monoxide alarms: in any room with a fixed combustion appliance, other than a gas cooker.
- Fire safety: follow fire safety rules for HMOs and flats, and provide furniture that meets fire safety standards.
- Hazards: keep the property free from serious hazards under the Housing Health and Safety Rating System, such as damp and mould, excess cold and fall risks.
Deposits and rent
- Deposits are normally capped at 5 weeks' rent where annual rent is under £50,000, or 6 weeks' where it is £50,000 to £100,000.
- Protect the deposit in a government-approved scheme within 30 days and give the tenant the prescribed information.
- A court will not grant possession if the deposit was not properly protected.
- Increase rent only using the section 13 process, once a year, with 2 months' notice.
- Keep clear rent payment records.
During the tenancy
- Carry out repairs to the structure, exterior, heating, hot water, gas, electricity and sanitation within a reasonable time.
- Keep the property fit for human habitation throughout the tenancy.
- Give at least 24 hours' written notice before visiting for inspections or repairs, except in emergencies.
- Respect the tenant's right to live in the property undisturbed.
- Consider pet requests properly and only refuse for a valid reason.
- Consider reasonable requests for disability adaptations.
Our guide on reporting and recording repairs has a simple record template.
Ending a tenancy
Landlords can no longer use section 21. To recover possession you must serve a section 8 notice with a legal ground and the correct notice period, and get a court order if the tenant does not leave. Never change the locks or remove belongings without a court order and bailiffs.
At the end of the tenancy, return the deposit promptly, agreeing any deductions with the tenant or using the scheme's free dispute service.
Tax and money matters
You may need to pay Income Tax on rental profits and register for Self Assessment. Different rules apply to companies and non-resident landlords. Keep receipts for repairs, agent fees and other running costs.
Landlord compliance calendar
| Frequency | Task |
|---|---|
| Before each tenancy | Right to rent checks, EPC, written information, smoke and CO alarms tested. |
| Within 30 days of a deposit | Protect the deposit and give prescribed information. |
| Every 12 months | Gas safety check, give tenants the record within 28 days. |
| At most once a year | Rent review using Form 4A, if needed. |
| Every 5 years | Electrical inspection (EICR), give tenants a copy. |
| Every 10 years | Renew the EPC if it has expired before a new let. |
| Ongoing | Repairs, hazard checks, licence renewals, record keeping. |
What tenants are responsible for
Responsibilities run both ways. Tenants are expected to pay rent on time, take reasonable care of the property, report repairs promptly, allow access with proper notice, avoid nuisance and antisocial behaviour, and give proper notice when leaving. A clear tenancy agreement sets out these expectations so both sides know where they stand.
Penalties for getting it wrong
- Failing to give required written information: fines of up to £7,000.
- Renting to someone without the right to rent: fines of up to £20,000 per tenant.
- Not protecting a deposit: the tenant can claim compensation, and a court will not grant possession.
- Unsafe gas installations: criminal prosecution is possible.
- Expanded rent repayment orders: up to 2 years' rent for certain offences.
If you use a letting agent
A managing agent can carry out many tasks for you, such as checks, certificates and deposit protection, but you remain legally responsible as landlord for most duties. Agree in writing what the agent does, ask for copies of every certificate and check, and review them at least once a year.
Common questions
What are a landlord's legal responsibilities in England?
Keeping the property safe and in repair, gas and electrical safety checks, an EPC, smoke and carbon monoxide alarms, deposit protection, right to rent checks and giving required written information, plus following the 2026 renting rules.
How often does a landlord need a gas safety certificate?
Every 12 months, with a copy given to tenants.
How often is an EICR needed?
At least every 5 years, or sooner if the report says so.
Who is responsible for damp and mould?
Landlords must keep the property free from serious hazards, including damp and mould. Tenants should report problems promptly and ventilate reasonably.
Can a landlord enter without notice?
Only in a genuine emergency. Otherwise they should give at least 24 hours' written notice and visit at reasonable times.
Do landlords have to provide furniture or white goods?
No, unless the agreement says the property is furnished or includes specific appliances. If you provide gas appliances, they must be safety checked.
Official sources
We check these pages against official GOV.UK guidance. This page is general information for England, not legal advice for your situation.
Cover the written information duty
Create an assured periodic tenancy agreement that includes the information landlords must give before a tenancy.
Create an agreement