Quick answer: Averaged over each certificate's lifespan, a typical London 1–3 bedroom single let with a gas boiler costs about £180 a year to keep compliant, including the new £65 PRS Database fee. A five-bedroom furnished HMO costs roughly £900 a year before the council's HMO licence fee.
Most landlords think about compliance one certificate at a time, usually when a renewal reminder lands. That makes costs feel unpredictable. Averaging each certificate across its lifespan gives a steady annual figure you can plan for.
This guide uses our fixed London prices. Other providers will differ, but the structure of the budget is the same everywhere in England.
What changed for 2026–27
Two new costs appear in 2026–27 budgets.
The PRS Database fee. The government confirmed on 9 September 2026 that the "Register your rental property" service will roll out region by region from 15 December 2026. The draft regulations set a fee of £65 per property, renewed annually. For a five-property portfolio, that is £325 a year.
The landlord ombudsman. Membership will become mandatory under the Renters' Rights Act 2025. The fee has not yet been announced, so it is left out of the figures below.
Example 1 — a London single let
A two-bedroom flat, one household, gas boiler, let unfurnished.
| Item | Cost | Lasts | Per year |
|---|---|---|---|
| EICR (1–3 bed) | £94.99 | 5 years | £19.00 |
| Gas safety + boiler service | £84.99 | 1 year | £84.99 |
| EPC (1–3 bed) | £109.99 | 10 years | £11.00 |
| PRS Database registration | £65.00 | 1 year | £65.00 |
| Total | £179.99 |
A few extras may apply. Smoke and carbon monoxide alarms cost little but must be working at the start of every tenancy. If you provide appliances, a PAT test from £59.99 is good practice. If the property is in the Congestion Charge Zone, add £20 per visit, and £10 if there is no free parking.
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Book your landlord certificates →Example 2 — a five-bedroom London HMO
Five tenants from different households, gas boiler, furnished, interlinked alarms and emergency lighting in the hallway.
| Item | Cost | Lasts | Per year |
|---|---|---|---|
| EICR (5 bed) | £139.99 | 5 years | £28.00 |
| Gas safety + boiler service | £84.99 | 1 year | £84.99 |
| EPC (5 bed) | £149.99 | 10 years | £15.00 |
| PRS Database registration | £65.00 | 1 year | £65.00 |
| Fire risk assessment (up to 5 bed) | £189.99 | Reviewed yearly | £189.99 |
| Fire safety certificate (6–9 alarms) | £124.99 | 1 year | £124.99 |
| Emergency lights (up to 3) | £54.99 | 1 year | £54.99 |
| PAT testing (up to 10 items) | £59.99 | 1 year | £59.99 |
| Fire door certificate (1–3 doors) | £129.99 | 1 year | £129.99 |
| Legionella risk assessment | £299.99 | 2 years | £150.00 |
| Total | £902.94 |
The council HMO licence fee is on top. It varies widely between London boroughs, so check your council's current fee schedule.
Three ways to bring the cost down
Align renewal dates. Gas safety records can be renewed up to two months early without losing your anniversary date. Use that window to bring certificates into one visit.
Book as a bundle. When an EICR, gas safety certificate, fire risk assessment and fire safety certificate are booked together, our HMO bundle applies 10% off automatically. Our landlord certificate bundles also start at £160 for EICR plus gas safety with a boiler service.
Fix issues before the visit. Test smoke alarms, clear access to the consumer unit and boiler, and make sure every room is accessible. A failed first visit is the most common hidden cost.
What non-compliance costs instead
Compare those budgets with the penalties. The maximum civil penalty for breaching the electrical safety rules is £40,000 per breach. Failing to maintain a gas safety record is a criminal offence. For unlicensed HMOs, rent repayment orders can now reach 24 months of rent. Compliance is one of the cheapest lines in a landlord's budget.
Book your certificates
See our HMO compliance page for the full HMO checklist, or book online. Call 020 3996 1070 for help working out which certificates your property needs.
Sources
- Osborne Clarke — Renters' Rights Act Phase 2 introduces landlord database and rent dispute reforms in England (23 September 2026)
- Landlord Today — Government launches private rental registration service (9 September 2026)
- SI 2025/1043 — electrical safety penalty cap
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About the author
My Landlord Certificate
This guide was written and fact-checked by the My Landlord Certificate compliance team and reviewed against current UK legislation by our NICEIC-approved, NAPIT-registered, Gas Safe registered, accredited DEA and NEBOSH-qualified engineers. We help landlords across all 33 London boroughs stay compliant with fixed-price EICR, Gas Safety (CP12), EPC, Fire Risk Assessment and PAT testing.