The compliance obligations facing London landlords have changed more in 2026 than in any year since the Housing Act 1988. Section 21 has been abolished, all tenancies have converted to periodic agreements, the PRS Database is launching in December, and the long-awaited EPC C deadline has been confirmed for 2030.
If you own rental property in London, this checklist covers every obligation you need to meet right now — and what is coming next.
The mandatory safety certificates
These are not optional and never have been. Getting any of these wrong carries serious financial and legal consequences.
Gas Safety Certificate (CP12) — annual, from £64.99
Every property with gas appliances — boiler, hob, gas fire, or any gas fitting — must be inspected annually by a Gas Safe registered engineer. The certificate (known as a CP12) must be given to the tenant before they move in and within 28 days of each annual renewal.
The consequences of a lapsed gas safety certificate are severe: criminal prosecution, unlimited fine, up to two years' imprisonment, and — practically speaking — a block on your ability to serve valid possession notices or register on the PRS Database.
Book a Gas Safety Certificate — from £64.99 for up to 2 appliances.
EICR (Electrical Installation Condition Report) — every 5 years, from £67.99
Required for all private rental properties in England since July 2020. A qualified electrician inspects the fixed electrical installation and produces a report rating each element as C1 (danger present, immediate action required), C2 (potentially dangerous, urgent remedial work needed), C3 (recommendation), or satisfactory.
A report with any C1 or C2 codes is unsatisfactory. You must have remedial work carried out and obtain an electrician's confirmation that the defects have been addressed within 28 days of the report (or sooner for C1 codes).
Book an EICR — from £67.99 for a studio apartment.
EPC (Energy Performance Certificate) — minimum E rating, every 10 years, from £89.99
Every rental property must have a valid EPC showing at least an E rating before it can be marketed or let. The certificate is valid for 10 years. From 1 October 2030, the minimum rating rises to C.
If your property is rated F or G, you cannot legally let it without a valid exemption registered with the government's exemptions register. An exemption is not an escape route — it is a temporary measure while you work toward the minimum standard.
Book a Domestic EPC — from £89.99 for a studio apartment.
Smoke and Carbon Monoxide Alarms
Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022:
- A smoke alarm must be installed on every storey of the property used as living accommodation
- A carbon monoxide alarm must be installed in every room containing a fixed combustion appliance (including gas boilers) or a wood-burning stove
- Alarms must be in working order at the start of each tenancy
- Battery replacement during a tenancy is the tenant's responsibility, but the landlord must repair or replace faulty alarms promptly on request
The How to Rent Guide
At the start of every new tenancy, you must provide the tenant with the current version of the How to Rent guide published by the government. Using an outdated version is as bad as not providing it at all. Check GOV.UK for the current version each time you start a new tenancy.
The Renters' Rights Act 2026 Information Sheet
From 1 May 2026, every landlord was required to provide existing tenants with a copy of the Renters' Rights Act Information Sheet 2026. The deadline for providing this to existing tenants was 31 May 2026. Failure to provide it carries a fine of up to £7,000 per tenancy.
If you missed the deadline, provide the sheet immediately. It is available on GOV.UK.
HMO requirements — significantly more demanding
If your property is an HMO — occupied by three or more people from more than one household sharing facilities — you face additional requirements on top of the above.
Mandatory HMO licence
Any property occupied by five or more people from two or more households requires a mandatory HMO licence from the local council. The licence sets conditions covering minimum room sizes, fire safety measures, and property management standards. Many London councils also operate additional licensing schemes covering HMOs with three or four occupants — check with your borough.
Fire Risk Assessment — IFSM certified, from £74.99
Every HMO requires a Fire Risk Assessment carried out by a competent person. Our assessors are IFSM certified — the standard recognised by London councils. The assessment identifies fire hazards, evaluates risks, and produces a written action plan. Review it annually and update it after any significant changes to the property.
Book a Fire Risk Assessment — from £74.99.
Fire safety measures
HMO licence conditions typically require:
- Interlinked mains-powered smoke and heat alarms (Grade D minimum in most HMOs; Grade A panel for larger or taller HMOs)
- Emergency lighting in communal corridors and stairwells
- Fire doors on habitable rooms opening onto escape routes
- Fire extinguishers in communal areas
- Appropriate fire action notices and signage
PAT Testing — for furnished HMOs, from £59.99
If you supply any electrical appliances — white goods in shared kitchens, kettles, microwaves, TVs — these should be PAT tested annually. Most HMO licence conditions require evidence of PAT testing for furnished properties.
Book PAT Testing — from £59.99 for up to 10 appliances.
The Deposit Protection Rules
Deposits for assured periodic tenancies must be protected in a government-approved scheme (Deposit Protection Service, MyDeposits, or Tenancy Deposit Scheme) within 30 days of receipt. The tenant must be provided with the Prescribed Information — including the scheme leaflet — within the same period.
Failure to protect the deposit or provide the Prescribed Information means you cannot serve a valid Section 8 notice and exposes you to a penalty of 1–3 times the deposit amount.
Right to Rent checks
Before every new tenancy, you must check that the tenant has the legal right to rent in England. This means checking original identity documents (passport, biometric residence permit, or other approved documentation) and recording the check with a copy of the document. Checks must be repeated for tenants with time-limited permission to remain.
Failure to carry out checks can result in a civil penalty of up to £20,000 per tenant.
What is coming in late 2026 and 2027
PRS Database — from 15 December 2026. All private landlords must register themselves and each rental property. Failure to register means fines up to £40,000 and loss of key possession rights. Have your compliance certificates organised before registration opens.
PRS Landlord Ombudsman — late 2026 or 2027. All landlords will be required to join a government-approved ombudsman scheme. Tenants will be able to make complaints at no cost.
Awaab's Law extended to private sector — 2026/2027. Emergency hazards must be investigated within 24 hours and remediated within a defined timescale. Exact timescales for private landlords will be set by secondary legislation.
The compliance calendar — key renewal dates to track
| Certificate | Frequency | What happens if it lapses |
|---|---|---|
| Gas Safety (CP12) | Annual | Criminal offence, unlimited fine, eviction rights blocked |
| EICR | Every 5 years | Civil penalty up to £30,000, PRS Database compliance issue |
| EPC | Every 10 years (min E rating) | Cannot let property, fine up to £30,000 (proposed) |
| HMO Licence | Typically 5 years | Criminal offence, unlimited fine, Rent Repayment Order |
| Fire Risk Assessment | Annual review | HMO licence breach, enforcement action |
| PAT Testing | Annual (furnished) | HMO licence breach |
| PRS Database registration | Annual fee | Fine up to £40,000, loss of possession rights |
If any certificate on this list is due for renewal, book it online at My Landlord Certificate. We cover all 33 London boroughs with next-day appointments and certificates emailed within 24 hours.
Frequently Asked Questions
- What certificates does a London landlord legally need?
- Every London landlord must have a valid Gas Safety Certificate (CP12, renewed annually), an EICR (renewed every 5 years), and an EPC showing at least an E rating (valid 10 years). HMO landlords additionally require a Fire Risk Assessment and fire safety measures including smoke alarms, fire doors, and emergency lighting in most cases.
- What is the fine for not having a gas safety certificate?
- Failure to maintain a valid gas safety certificate is a criminal offence carrying an unlimited fine and up to two years' imprisonment. It also invalidates your ability to serve a Section 8 notice and prevents registration on the PRS Database.
- Do I need to give my tenant copies of all my certificates?
- Yes. You must provide the gas safety certificate before or at the start of a tenancy, and within 28 days of each annual renewal. The EICR must be provided before the tenancy begins. The EPC must be provided before marketing. The How to Rent guide must be provided at the start of each tenancy.
- What has changed for landlords in 2026?
- Three major changes took effect in 2026: Section 21 no-fault evictions were abolished on 1 May 2026; all tenancies converted to Assured Periodic Tenancies; and landlords must now provide the Renters' Rights Act 2026 Information Sheet to existing tenants. The PRS Database also launches in December 2026.
- Do I need a licence to rent in London?
- All HMOs occupied by five or more people from two or more households require a mandatory HMO licence. Many London boroughs also operate selective or additional licensing schemes covering smaller properties. Check with your specific borough council — requirements vary significantly across London.
- What is Awaab's Law and does it apply to private landlords?
- Awaab's Law was initially introduced for the social housing sector following the death of Awaab Ishak. The Renters' Rights Act 2025 extends Awaab's Law principles to the private rented sector, requiring landlords to investigate emergency hazards within 24 hours and complete remediation within a defined timescale. Secondary legislation will set out the exact timescales for PRS landlords.
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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.