Letting a property in England has never involved more paperwork. Since the Renters’ Rights Act took effect on 1 May 2026, landlords have new obligations at the start of every tenancy, higher penalties for getting things wrong, and no Section 21 to fall back on if a tenancy goes badly. Missing compliance documents can now cost you fines and can also weaken any future possession claim.
This checklist covers every core legal requirement for landlords in England in 2026: what you need before you let, at the start of the tenancy, and throughout it, plus what’s coming next.
Use it to audit your own property, or let Assure Move handle it for you.
London Landlord Compliance Requirements at a Glance
Requirement |
When |
How often |
Maximum penalty |
|---|---|---|---|
| Energy Performance Certificate (rating E or above) | Before marketing | Every 10 years | Up to £5,000 |
| Gas Safety Certificate | Before move-in | Every 12 months | Criminal offence: unlimited fine or imprisonment |
| Electrical Installation Condition Report (EICR) | Before move-in | At least every 5 years | Up to £40,000 |
| Smoke and carbon monoxide alarms | Checked on move-in day | Ongoing | Up to £5,000 |
| Property licence (if required) | Before letting | Per licence term | Up to £30,000 |
| Right to Rent checks | Before the tenancy starts | Follow-up checks for time-limited rights | Up to £20,000 per occupier |
| Written statement of terms | Before the tenancy is agreed | Each new tenancy | Up to £7,000 |
| Deposit protection and prescribed information | Within 30 days of receiving the deposit | Each new deposit | Up to 3x the deposit |
| Landlord database registration | By your regional deadline | Every year | Up to £7,000, rising to £40,000 |
Before You Let
Energy Performance Certificate (EPC)
You need a valid EPC before marketing the property, and it must have a rating of E or above. EPCs last 10 years and typically cost between £60 and £120.
Gas Safety Certificate
If the property has gas appliances, a Gas Safe registered engineer must check them every 12 months. New tenants must receive a copy before they move in, and existing tenants within 28 days of each annual check.
Electrical Installation Condition Report (EICR)
A qualified electrician must inspect the electrical installation at least every five years. Give new tenants a copy before they move in and existing tenants within 28 days of the inspection, and complete any remedial work within the deadline stated in the report.
Smoke and carbon monoxide alarms
You must fit a smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance, such as a boiler or gas fire. Gas cookers are excluded. Test every alarm on the day the tenancy starts, and repair or replace faulty alarms as soon as reasonably practicable once you’re told about them.
Property licence
HMOs usually need a licence, and many London councils also run additional or selective licensing schemes covering ordinary rental homes in certain areas. Rules differ between councils, including Hackney and Barnet, so always check your council’s website before letting.
Legionella risk assessment
Landlords must assess the risk of legionella in the water system. For most domestic lets this is a simple assessment, but it needs to be done and recorded.
Right to Rent checks
Before the tenancy starts, check that every adult occupier has the legal right to rent in England, and keep copies of the documents you checked. Tenants with time-limited permission need follow-up checks.
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At the Start of the Tenancy
Written statement of terms
Since 1 May 2026, every new tenancy needs a written statement of its key terms, given to the tenant before the tenancy is agreed. It can be built into the tenancy agreement itself. All new tenancies are now periodic, with no fixed end date.
Renters’ Rights Act Information Sheet
For tenancies that already existed on 1 May 2026 with a written agreement, landlords had to give every named tenant the government’s Renters’ Rights Act Information Sheet 2026 by 31 May 2026. Failing to do so risks a fine of up to £7,000. If you missed the deadline, serve it now. The Information Sheet replaces the old How to Rent guide, which the government withdrew on 1 May 2026.
Rent and deposits
You can ask for no more than one month’s rent in advance, and only once the tenancy agreement is signed. The tenancy deposit is capped at five weeks’ rent where annual rent is under £50,000, or six weeks’ where it’s £50,000 or more. Holding deposits are capped at one week’s rent.
Deposit protection
Protect the deposit in a government-approved scheme and send the tenant the prescribed information within 30 days of receiving it.
Fair advertising and tenant selection
Advertise a clear asking rent and don’t invite or accept offers above it. It is unlawful to refuse a tenant just because they have children or receive benefits.
During the Tenancy
- Renew certificates on time. Gas safety every 12 months, EICR at least every five years, and keep tenants supplied with copies.
- Rent increases. Once a year at most, using a Section 13 notice (Form 4A) with at least two months’ notice. Rent review clauses in tenancy agreements no longer apply.
- Pet requests. Consider each request fairly and respond within 28 days. You can’t unreasonably refuse.
- Repairs. Deal with repairs promptly, especially damp, mould and safety hazards.
- Ending a tenancy. Only on a valid Section 8 ground, such as rent arrears, antisocial behaviour, or needing to sell or move back in, using the correct notice period.
- Keep records. Store copies of every certificate, check and notice in one place. You’ll need them for the landlord database, and they’re your evidence if a tenancy ends in a dispute.
Coming Next
The landlord database (December 2026)
The government’s “Register your rental property” service opens on 15 December 2026, rolling out region by region. Every landlord must register themselves and each property, at £65 per property per year. Registration is the landlord’s responsibility, even if your property is fully managed by an agent. Your agent can help supply the information, but you start and complete the process. London’s deadline is expected in autumn 2027, but getting your documents in order now will make registration quick.
The landlord Ombudsman
Once the database is up and running, a mandatory Ombudsman scheme will follow, giving tenants a route to resolve complaints outside the courts.
Further reforms
The Decent Homes Standard and Awaab’s Law, which sets deadlines for fixing hazards like damp and mould, are due to be extended to private rentals, subject to further regulations.
Let Assure Move handle your compliance
Keeping up with certificates, deadlines and new legislation is a job in itself. With Assure Move’s fully managed service, we track every renewal, keep your records database-ready, and make sure every tenancy is set up correctly from day one, across Hackney, Whetstone and North and East London.
Landlord Compliance FAQs
What certificates does a landlord legally need in England?
At a minimum, a valid EPC rated E or above, a Gas Safety Certificate if there are gas appliances, and an EICR. You’ll also need evidence of working smoke and carbon monoxide alarms, and a property licence if your council requires one.
How often do landlords need a gas safety check?
Every 12 months, carried out by a Gas Safe registered engineer.
How often is an EICR required?
At least every five years, or sooner if the previous report says so.
Do I need to register on the new landlord database?
Yes. Registration opens on 15 December 2026 and rolls out by region. Each property costs £65 a year to register, and landlords must complete registration themselves even when using an agent.
How long do I have to protect a tenancy deposit?
30 days from receiving it. You must also give the tenant the prescribed information within the same period.
Can I still take several months’ rent in advance?
No. Since 1 May 2026, landlords can ask for no more than one month’s rent in advance, and only after the tenancy agreement is signed.
What happens if I’m not compliant?
Councils can issue civil penalties, often up to £30,000 for serious housing breaches. Tenants may be able to claim rent repayment orders, and missing documents can make it harder to regain possession.
Sources
“The How to Rent Guide Has Been Replaced: Here’s Everything You Need to Know.” Goodlord, 12 May 2026, blog.goodlord.co/the-how-to-rent-guide-is-being-replaced-heres-everything-you-need-to-know. Accessed 25 Oct. 2026.
“Important Changes in the Law.” City of Bradford Metropolitan District Council, www.bradford.gov.uk/housing/advice-for-landlords/important-changes-in-the-law/. Accessed 26 Oct. 2026.
“Miss One of These 7 Documents and a Court Can Block Your Possession Claim.” Property118, 19 May 2026, www.property118.com/miss-one-of-these-7-documents-and-a-court-can-block-your-possession-claim/. Accessed 26 Oct. 2026.
“Register Your Rental Property Service.” NRLA, National Residential Landlords Association, www.nrla.org.uk/resources/renters-rights/landlord-database-register-your-rental-property-service. Accessed 25 Oct. 2026.
“Renters’ Right Act – Information for Landlords.” Surrey Heath Borough Council, www.surreyheath.gov.uk/housing/help-landlords/renters-right-act-information-landlords. Accessed 25 Oct. 2026.
“Renters’ Rights Act Phase 2 Introduces Landlord Database and Rent Dispute Reforms in England.” Osborne Clarke, 23 Sept. 2026, www.osborneclarke.com/insights/renters-rights-act-phase-2-introduces-landlord-database-and-rent-dispute-reforms-england. Accessed 26 Oct. 2026.
“Renters’ Rights Act ‘Register Your Rental Property’ Service to Launch in December 2026.” Mishcon de Reya, 18 Sept. 2026, www.mishcon.com/news/renters-rights-act-register-your-rental-property-service-to-launch-in-december-2026. Accessed 26 Oct. 2026.