The rules for private landlords in England have grown steadily for twenty years, and the Renters' Rights Act 2025 added another layer from 1 May 2026. Missing one item can void a possession notice, attract a civil penalty of up to £7,000, or in the case of licensing, a rent repayment order. This is the full list as it stands in September 2026. Print it, or let your agent hold it for you.

Before the tenancy starts

Safety certificates

  • Gas safety certificate. Every gas appliance and flue checked by a Gas Safe registered engineer every twelve months. The tenant gets a copy before moving in and within 28 days of each new check.
  • Electrical installation condition report. An EICR from a qualified electrician at least every five years. Any C1, C2 or FI faults must be fixed within 28 days and written confirmation given to the tenant and, if they ask, the council.
  • Energy performance certificate. The property needs an EPC rated E or above to be let, with limited exemptions. The government has consulted on raising the minimum to C by 2030, so factor that into any refurbishment.
  • Smoke and carbon monoxide alarms. A working smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance other than a gas cooker. Tested on the first day of the tenancy and recorded.
  • Furniture and furnishings. Anything you supply that is upholstered must carry the fire safety label.
  • Legionella. A risk assessment of the water system. For most homes this is simple and can be done by the landlord or agent, but it must be done and recorded.

Licensing and planning

  • Mandatory HMO licence. Required for any property let to five or more people forming two or more households who share facilities.
  • Additional and selective licensing. Councils can require licences for smaller HMOs, or for every rented property in a designated area. Schemes come and go, so check with the council for the specific address before every new let. Letting without a required licence is a criminal offence and tenants can claim back up to twelve months' rent.
  • Planning. In many areas an Article 4 direction means turning a house into a small HMO needs planning permission.

Tenancy paperwork

  • Right to rent. Check every adult occupier's right to rent before they move in and keep copies. Use the Home Office online service for anyone with a share code.
  • Written tenancy agreement. The Renters' Rights Act requires a written statement of the terms. The agreement should be drafted for a periodic assured tenancy, because fixed terms no longer exist.
  • Deposit. No more than five weeks' rent where the annual rent is under £50,000. Protected in one of the three government-approved schemes within 30 days, with the prescribed information served on the tenant and anyone who paid the deposit for them.
  • Holding deposit. No more than one week's rent, and it must be refunded or credited within the statutory timescales.
  • How to Rent guide. The current version of the government's guide, given to the tenant at the start. An old version does not count.
  • Advertised rent. You must state a rent in the advert and you cannot accept offers above it. Rent in advance is capped at one month once the tenancy is signed.
  • Applicant checks. It is unlawful to refuse an applicant because they have children or receive benefits.

During the tenancy

  • Repairs. The landlord is responsible for the structure, exterior, heating, hot water, water, gas, electrics, sanitary fittings and drains, and for keeping the home free of serious hazards including damp and mould. Keep a log of every report and what was done.
  • Inspections. At least 24 hours' written notice, at a reasonable time. Twice a year is sensible.
  • Rent increases. Once every twelve months, by a Section 13 notice on the prescribed form with at least two months' notice. Rent review clauses in agreements are no longer effective. See our guide to increasing rent lawfully.
  • Pets. A tenant may ask to keep a pet in writing. You must respond within 28 days and can only refuse on reasonable grounds.
  • Certificates. Diary the gas safety renewal every year and the EICR every five years. An expired certificate on the day you serve a possession notice can undermine the claim.
  • Data protection. If you hold tenant information electronically, which almost every landlord does, you need to be registered with the Information Commissioner's Office and pay the annual fee.

The Renters' Rights Act items still to come

  • Private rented sector database. Every landlord and every rented property in England will need to be registered. The database opens from late 2026. Letting without a registration will attract penalties and block possession claims.
  • Ombudsman. All private landlords will have to join a redress scheme. The scheme is expected in 2028. Agents already have to belong to one; our membership of the Property Redress Scheme is PRS058008.
  • Decent Homes Standard and Awaab's Law. Both are being extended to private rentals by regulation, with the timescales for dealing with damp, mould and other hazards to follow after consultation.

Tax and reporting

  • Making Tax Digital. From April 2026, landlords with more than £50,000 of property and self-employment income report quarterly to HMRC through software. The threshold drops to £30,000 in April 2027 and £20,000 in April 2028.
  • Mortgage interest. Individual landlords receive a 20% tax credit on finance costs rather than a deduction. Many portfolio landlords now hold property through a company for that reason, which is a conversation for an accountant.
  • Non-resident landlords. If you live abroad, your agent must deduct tax at source unless HMRC has approved you to receive rent gross.

What we do with this list

For fully managed landlords, every item above sits in our system with a renewal date, the certificate attached and a reminder that fires before it expires. When a scheme changes, we check every affected property. If you would like us to audit one of your existing tenancies against this list, send the paperwork through the contact page. There is no charge.