Introduction
Letting out a property in the UK is a significant undertaking with real legal obligations. Get it right and you have a reliable income, a protected asset, and a solid relationship with your tenant. Get it wrong and you face fines, invalid tenancies, and in the worst cases, criminal prosecution.
This guide covers every major legal requirement for letting a residential property in England, with clarity on what is mandatory, what is recommended, and what the consequences of non-compliance are.
Before You Market the Property
1. Energy Performance Certificate (EPC)
You must have a valid EPC before you can legally market a property for rent. The EPC must be:
- Carried out by an accredited Domestic Energy Assessor
- Rated E or above (F and G rated properties cannot be let without a valid exemption)
- Made available to prospective tenants during marketing
- Provided to tenants at the start of the tenancy
EPCs are valid for 10 years. If your property's EPC has expired or is rated F or G, you need to address this before you can legally let. Book an EPC with Symple from £60+VAT.
2. Gas Safety Certificate (CP12)
If your property has any gas appliances — boiler, gas fire, gas cooker, hob — you must have a valid Gas Safety Certificate before any tenancy begins. The rules are:
- Must be carried out by a Gas Safe registered engineer
- Covers all gas appliances, pipework, and flues
- Renewed annually (every 12 months)
- Must be provided to the tenant before they move in
You are also required to provide a copy of the gas safety record to existing tenants within 28 days of each annual inspection, and to keep records for at least 2 years.
3. Electrical Installation Condition Report (EICR)
All private rented properties in England must have a valid EICR. This became a legal requirement in 2020. Key points:
- Must be carried out by a qualified electrician
- Required every 5 years (or more frequently if the report recommends it)
- Any C1 or C2 issues must be remedied before the property is let
- A copy must be given to the tenant before they move in, or within 28 days of the inspection for existing tenancies
Before the Tenancy Starts
4. Right to Rent Checks
As a landlord in England, you are legally required to check that your tenant has the right to rent in the UK. This involves:
- Checking original identity documents before the tenancy begins
- Verifying documents are genuine, valid, and belong to the tenant
- Keeping copies of documents for 12 months after the tenancy ends
- Using the government's online checking service for individuals with a share code
Failure to carry out Right to Rent checks can result in an unlimited fine and up to 5 years in prison.
5. Tenancy Agreement
Use a legally compliant Assured Shorthold Tenancy (AST) agreement that includes all required terms. Since the Renters' Rights Act, ASTs are now all periodic tenancies — fixed terms still exist but tenants can end them with 2 months' notice at any point after the first 6 months.
6. Deposit Protection
If you take a deposit (which cannot exceed 5 weeks' rent), you must:
- Place it in a government-approved deposit protection scheme within 30 days
- Provide the tenant with Prescribed Information about the scheme
- Serve a copy of the deposit certificate and scheme leaflet
Failure to protect the deposit means you cannot serve a valid Section 21 notice (while still available) and opens you to a penalty of up to 3x the deposit amount.
7. How to Rent Guide
You must provide tenants with the current government How to Rent: The Checklist for Renting in England guide. This must be the most current version at the time of tenancy commencement. Keep evidence of service.
8. Prescribed Information
As well as the deposit protection documents, you must serve any other required prescribed information depending on your local authority's requirements.
Recommended (Not Legally Required)
Boiler Service
While not a legal requirement, an annual boiler service is strongly recommended. It maintains efficiency, protects any manufacturer's warranty, and reduces the risk of unexpected breakdowns during the tenancy. Symple offers boiler services from £65+VAT.
PAT Testing
If you provide electrical appliances as part of the tenancy (washing machine, fridge, microwave etc.), PAT testing is strongly recommended annually. It demonstrates duty of care and provides evidence in case of any tenant claim.
Inventory
A detailed, photographic inventory taken at check-in is essential for resolving deposit disputes. Use a professional inventory clerk where possible.
Landlord Insurance
Standard home insurance does not cover rental properties. Landlord insurance covers buildings, contents (if provided), landlord liability, and often includes rent guarantee cover.
Ongoing Obligations During the Tenancy
Your legal obligations do not end at the start of the tenancy. Ongoing requirements include:
- Renewing the Gas Safety Certificate every 12 months
- Carrying out repairs within a reasonable timeframe (and within Awaab's Law timeframes for hazards)
- Maintaining the structure and exterior of the property
- Keeping installations for heating, water, and electricity in good working order
How Symple Helps Landlords Stay Compliant
Managing compliance across a portfolio is complex. Symple makes it simple:
- Book Gas Safety, EICR, EPC, Boiler Service, and PAT Testing in under a minute
- Automatic reminders before certificates expire
- All certificates stored digitally in your dashboard
- On-time guarantee on every inspection
- Tenant access coordinated on your behalf
Use our free Compliance Checker to see where your portfolio stands today.