Landlords in England must: have an annual gas safety check, an electrical safety check (EICR) at least every five years, a valid EPC rated E or above, smoke alarms on every storey and carbon monoxide alarms where required, a legionella risk assessment, the deposit protected within 30 days, Right to Rent checks before the tenancy starts, and a licence if the council requires one. From 15 December 2026 you'll also need to register on the new private rented sector database when your region opens.
This page puts every core duty on one checklist, with how often it applies and why it matters if you ever need to make an insurance claim. It's for England; Scotland has its own rules.
The checklist at a glance
Gas safety check: every 12 months
Electrical installation condition report (EICR): at least every 5 years
Energy Performance Certificate: valid and E or above; band C planned by 1 October 2030
Smoke alarms on every storey, CO alarms where required: tested on day one
Legionella risk assessment: before letting, reviewed periodically
Deposit protection: within 30 days, with prescribed information
Right to Rent checks: before the tenancy starts
Government information for tenants: at the start of the tenancy
Property licence: where your council requires one
PRS database registration: from your region's start date
1. Gas safety
Under the Gas Safety (Installation and Use) Regulations 1998, every gas appliance, fitting and flue you provide must be checked every 12 months by a Gas Safe registered engineer. You must give a copy of the gas safety record to existing tenants within 28 days of the check, and to new tenants before they move in, and keep records for at least two years. Full details in our gas safety certificate guide.
2. Electrical safety (EICR)
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, the electrical installation must be inspected and tested at least every five years by a qualified person. You must give the report to tenants, and complete any remedial or further investigation work within 28 days (or sooner if the report says so). Councils can fine landlords up to £40,000 for breaches (raised from £30,000 on 1 May 2026). See our EICR guide.
3. Energy Performance Certificate
You need a valid EPC to let a property, and under the minimum energy efficiency standards it must currently be rated E or above unless an exemption is registered. The government has confirmed plans to raise the minimum to band C by 1 October 2030, with a £10,000 cost cap on required works, but the regulations haven't been made yet. See our EPC C 2030 guide.
4. Smoke and carbon monoxide alarms
The Smoke and Carbon Monoxide Alarm (England) Regulations, as amended from 1 October 2022, require:
a smoke alarm on each storey used as living accommodation,
a carbon monoxide alarm in any room with a fixed combustion appliance (except gas cookers),
alarms to be tested and working on the first day of each new tenancy,
repair or replacement once you're told an alarm is faulty.
Councils can impose fines of up to £5,000.
5. Legionella
Landlords have a duty to assess and control the risk of exposure to legionella bacteria in the water system. For most homes this is a simple risk assessment, not a certificate. Keep a record of it and of any actions, such as flushing outlets after voids.
6. Deposit protection
If you take a deposit for an assured tenancy, you must protect it in a government-approved scheme within 30 days and give the tenant the prescribed information within the same period. Under the Tenant Fees Act 2019, deposits are capped at five weeks' rent where the annual rent is under £50,000 (six weeks if higher). You can't take a separate pet deposit on top. Failing to protect a deposit can lead to a penalty and affect possession claims.
7. Right to Rent
Before a tenancy starts, landlords in England must check that all adult occupiers have the right to rent in the UK, and keep records. Follow the Home Office guidance for the type of check. Penalties apply for letting to someone without the right to rent.
8. Information for tenants
You must give tenants the information the government requires at the start of the tenancy. Since the Renters' Rights Act, the requirements have changed, so check GOV.UK for the current documents. Provide gas, electrical and EPC documents too.
9. Licensing
Large HMOs need a mandatory licence, and councils can also require licences for smaller HMOs (additional licensing) or for all private lets in an area (selective licensing). See our selective licensing guide and our page on selective licensing insurance.
10. PRS database
From 15 December 2026, landlords must register themselves and their properties on the "Register your rental property" service, region by region. See our PRS database guide.
Renters' Rights Act duties
Since 1 May 2026 in England: tenancies are periodic, rent can rise only once a year through the section 13 process, rent in advance is capped at one month, pet requests must be answered within 28 days, and you can't discriminate against tenants with children or on benefits. See our Renters' Rights Act guide.
Which lapses can hurt an insurance claim
Compliance isn't always written into a landlord policy as a condition, but lapses can still cause problems:
Gas and electrical. After a fire or carbon monoxide incident, the insurer will ask for the latest gas safety record and EICR. A missing or expired check can complicate the claim, and the liability side becomes much harder to defend.
Alarms. If there were no working alarms, injury claims against you are harder to defend.
Licensing. Letting an HMO or a property in a licensing area without a licence, or with more occupants than the licence allows, can lead insurers to question the policy. See our guide to the landlord licence and insurance mismatch.
Deposits and paperwork. Rent guarantee and legal expenses cover usually require the tenancy paperwork to be correct. See our rent guarantee insurance guide.
Maintenance. Insurers expect the property to be kept in good repair.
Keeping on top of it
Keep one folder or spreadsheet per property with every certificate and its expiry date.
Book gas checks up to two months early; you can keep the original expiry date.
Diary EICR and EPC renewals well ahead.
Give tenants copies and keep proof that you did.
Review your landlord policy at each renewal to make sure it still describes the property accurately.
Frequently asked questions
What certificates does a landlord legally need in England?
A gas safety record (if there's gas), an EICR, and an EPC. You also need working smoke and CO alarms, deposit protection documents and, where applicable, a property licence.
How often does a landlord need a gas safety certificate?
Every 12 months.
How often does a landlord need an EICR?
At least every five years, or sooner if the report says so.
Is landlord insurance a legal requirement?
No, but your mortgage lender will usually require buildings cover, and liability cover is strongly advisable.
Do I need a legionella certificate?
No certificate is required, but you must assess the risk and keep a record.
What happens if my gas certificate has expired and there's a fire?
Your insurer will ask for the latest certificate. An expired check can complicate the claim and you may also have committed an offence.
Check your cover matches your compliance
Send us your current landlord policy or renewal and we'll review it and come back with quotes from the insurers on our panel. Start here.
Meshed is a trading name of Mesh'd Limited, authorised and regulated by the Financial Conduct Authority (FRN 1033248). We charge a flat 10% broker fee. This guide is general information, not legal advice.
Vincent Liu
Co-founder & CTO
