Legal requirements for landlords

A plain-English summary of the main legal duties when letting a room in England. It is intended as a helpful starting point, not legal advice — rules differ in Scotland, Wales and Northern Ireland, and change over time.

Safety

  • Gas safety. An annual gas safety check by a Gas Safe registered engineer, with a copy of the certificate given to tenants.
  • Electrical safety. A valid Electrical Installation Condition Report (EICR), renewed at least every five years, with appliances kept safe.
  • Smoke and carbon monoxide alarms. A smoke alarm on every storey and a carbon monoxide alarm in any room with a fixed combustion appliance.
  • Fire safety. Furnishings must meet fire-resistance regulations, and escape routes must be kept clear.

Energy and documents

  • A valid Energy Performance Certificate (EPC), generally rated E or above, provided to tenants.
  • The government's "How to Rent" guide given to tenants at the start of the tenancy.
  • A written tenancy agreement setting out the key terms.

Deposits and fees

  • Tenancy deposits protected in a government-approved scheme within 30 days, with the prescribed information given to the tenant.
  • Deposits capped at five weeks' rent (annual rent under £50,000) and holding deposits at one week's rent.
  • Banned fees — such as referencing, inventories and admin charges — must not be charged, under the Tenant Fees Act 2019.

Tenants and licensing

  • Right to rent. Check every adult tenant's right to rent in the UK before the tenancy starts.
  • HMO licensing. A House in Multiple Occupation may need a licence, particularly with five or more tenants forming more than one household. Check with your local council, as some operate additional or selective licensing.
  • Equality. You must not discriminate against tenants on protected characteristics.

This is a summary, not legal advice

Requirements vary by property, location and circumstances, and the law changes. Always check the current rules with your local council and GOV.UK, and take professional advice where you are unsure.