Landlords in England must keep up a few legal checks: an EICR at least every five years, a gas safety check every year by a Gas Safe engineer, working smoke and carbon monoxide alarms, a valid EPC and a legionella risk assessment. HMOs often have extra licence conditions. Between tenancies, check the electrics, alarms, plumbing, doors, windows and gutters, then take dated photos. Keep every certificate and report together.
What safety checks must landlords do by law in England?
Most private landlords in England have five recurring legal duties. They have different intervals and need different people, so a simple calendar helps.
On top of these, the Landlord and Tenant Act 1985 requires you to keep the structure, exterior and the installations for water, gas, electricity, sanitation, heating and hot water in repair. Rented homes also have to be fit to live in, and councils assess hazards such as damp, cold and fire risk under the Housing Health and Safety Rating System (HHSRS).
- Gas safety check every year
- By a Gas Safe registered engineer, not by us. Copy to tenants.
- Smoke and CO alarms
- Smoke alarm on every storey; CO alarm where there's a fixed combustion appliance.
- Energy Performance Certificate
- Valid EPC for tenants, meeting the current minimum rating.
- Legionella risk assessment
- Assess the risk from the water system; usually simple for homes.
What do the EICR, gas and alarm rules actually require?
This is a summary, not legal advice; check GOV.UK for the detail.
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require an inspection and test of the fixed electrics at least every five years, or sooner if the report says so. Tenants get a copy, and any C1, C2 or FI items must be put right within 28 days, or sooner if the report says.
The yearly gas safety check covers gas appliances, fittings and flues. Existing tenants should get a copy within 28 days of the check, and new tenants before they move in. Gas work needs a Gas Safe registered engineer, and NT Electric does not do gas work.
The Smoke and Carbon Monoxide Alarm (Amendment) (England) Regulations 2022 require a smoke alarm on every storey with living accommodation, and a CO alarm in any room used as living accommodation with a fixed combustion appliance, excluding gas cookers. Alarms must be working on the day a tenancy starts, and repaired or replaced once a tenant reports a fault.
What about EPCs, legionella and HMOs?
These rules change more often, so check the current position before each new tenancy.
Private rented homes in England need a valid EPC, and there is a minimum energy rating for letting, currently E for most properties, with some exemptions. The government has proposed raising the minimum, so check GOV.UK before planning upgrades.
For legionella, Health and Safety Executive guidance says landlords should assess the risk from the hot and cold water system. For most homes this is a simple assessment that a competent landlord can often do themselves. Formal testing is not usually needed. Running taps in empty properties is a common control.
Houses in multiple occupation (HMOs) usually have extra duties, such as fire alarm systems, fire doors, emergency lighting in some properties and regular checks of shared areas. Larger HMOs need a licence, and some areas have additional or selective licensing schemes. Check with Leicester City Council, or your local council, whether your property needs a licence and what its conditions are.
What should I check between tenancies?
The gap between tenancies is the best time to find and fix problems, while the property is empty. Work through the list below, room by room, and note anything that needs a repair.
- Electrics
- Sockets, switches and fittings undamaged; consumer unit labelled; EICR in date.
- Alarms tested
- Every smoke and CO alarm tested; dates noted for the new tenancy.
- Taps and leaks
- No drips; check under sinks, behind the toilet and around the bath.
- Toilets
- Flush works, cistern stops filling, seat secure, no leak at the base.
- Extractor fans
- Kitchen and bathroom fans run, clear and vent outside.
- Doors and locks
- Doors close properly; locks work; locks changed if keys weren't returned.
- Windows
- Open, close and lock; restrictors on upper floors work; seals intact.
- Gutters
- Clear and not leaking, checked from the ground; minor repairs where safe access allows.
- Decorating
- Marks and damage touched up; damp or mould investigated before painting.
- Inventory photos
- Dated photos of every room, meter readings and alarm tests.
How can I get a property turned round in one visit?
Put every job on one list and get one price for the lot. Turnarounds take longest when each trade is booked separately and has to fit around the others.
One visit can usually cover the electrical, plumbing and handyman jobs together: a damaged socket, a dripping tap, a sticking door, a dead extractor fan, a smoke alarm and a fresh coat of paint. Gas work still needs a separate Gas Safe engineer.
A photo report at the end shows each job before and after, which helps letting agents and remote landlords check the work without visiting.
What maintenance should landlords do each season?
A light check each season catches most problems before tenants report them.
- Autumn
- Gutters cleared after leaves fall; heating tested; radiators bled; outside taps protected.
- Winter
- Watch for condensation and mould; check loft pipes are lagged; check fans are used.
- Spring
- Check roof and gutters after winter storms; look for damp patches inside.
- Summer
- Outside woodwork, fences and paint; a good time for decorating and bigger jobs.
- Every year
- Alarms tested; RCD test button pressed; sealant, fans and taps checked.
What records should landlords keep?
Keep every certificate, report and invoice, with proof that tenants received their copies. If there is ever a dispute, a council inspection or an insurance claim, your records are what you will be asked for.
- EICRs
- Every report, plus certificates for remedial work.
- Gas safety records
- Each year's certificate, kept for at least two years.
- EPC
- Current certificate and any exemption you rely on.
- Alarm checks
- Date tested at the start of each tenancy.
- Legionella assessment
- Written down and reviewed when something changes.
- Repairs log
- What was reported, when it was fixed and by whom.
- Photos
- Dated inventory and before-and-after photos of repairs.
- Proof of service
- When and how each document went to tenants.
What happens if a landlord misses maintenance or safety checks?
Councils can take enforcement action, which may include notices requiring work and financial penalties, depending on the rule broken. Some councils can also carry out urgent work themselves and recover the cost from you.
Tenants can also take action over disrepair and homes that are not fit to live in. Rules for rented homes are changing under the Renters' Rights reforms, and Awaab's Law sets timescales for dealing with hazards such as damp and mould in social housing, with private renting expected to follow. Check current guidance on GOV.UK or with your council's private housing team.
This guide covers England. Wales and Scotland have their own rules for rented homes, so check the guidance there if you let property outside England.
Who can do each of these jobs?
Some checks need a registered or qualified person; most general maintenance just needs someone competent.
An EICR must be done by a qualified and competent electrician. You can check one on the Electrical Competent Person register, or the register of the scheme they say they belong to, such as NICEIC or NAPIT. Gas safety checks need a Gas Safe registered engineer. EPCs come from an accredited energy assessor.
We help Leicester landlords and letting agents with the hands-on work: EICR remedial work, smoke and CO alarms, extractor fans, leaks, doors, gutters and the small repairs that build up during a tenancy. Several jobs go on one fixed price and one visit, with photos of every job when it's done.
Questions
How often should a landlord inspect a rented property?
There is no single legal interval for routine inspections, but many landlords and agents visit every few months. Give tenants proper written notice, usually at least 24 hours, and check the terms of your tenancy agreement.
Do landlords have to supply smoke alarms that are mains-powered?
The 2022 regulations don't specify the type for most private lets, so battery alarms can comply. Mains-powered, interlinked alarms are often required in HMOs and for new building work, and are a sensible upgrade elsewhere.
Can I do maintenance while the tenant is living there?
Yes, with proper notice and at reasonable times. Many repairs, such as alarms, fans and taps, are quick and fit around tenants. Agree access in writing, and get photos when the job is done for your records.
Do I need to fix things before the EICR is due?
Yes. Your repair duties apply all the time, not just at inspection. If a tenant reports a fault, such as a dead socket or a tripping circuit, get it checked promptly rather than waiting for the next inspection.