Short answer
As a minimum: a Gas Safety Certificate renewed annually, an EICR for the electrics renewed at least every five years, and an EPC of at least band E. You also need working smoke and carbon monoxide alarms, deposit protection, and a right to rent check.
Before a tenant moves into a property in England, a defined set of documents has to be in place, and several of them have to be given to the tenant, not merely held on file. Failing to serve them can affect your ability to recover possession later, which is why this is worth getting exactly right at the start rather than tidying up afterwards.
The three certificates
A Gas Safety Certificate (CP12) is required annually where there is any gas appliance, and a copy must be given to the tenant: at the start of the tenancy, and within 28 days of each subsequent check.
An Electrical Installation Condition Report (EICR) is required at least every five years, and a copy must be supplied to the tenant. Any remedial work identified as C1 or C2 must be carried out within 28 days.
An Energy Performance Certificate (EPC) is valid for ten years, must be given to the tenant, and the property must currently meet a minimum of band E to be let at all. Minimum standards have been the subject of repeated proposals to raise them, so check the current position before relying on a marginal E.
- Gas Safety Certificate: annual, served to the tenant
- EICR: at least every five years, served to the tenant
- EPC: ten years, minimum band E, served to the tenant
Alarms and safety
A smoke alarm is required on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance other than a gas cooker. Both must be tested and working on the day the tenancy starts.
Furniture you supply must meet fire safety regulations, and any blinds must be safe by design in respect of looped cords.
Documents that are not certificates
The deposit must be protected in a government-approved scheme within 30 days of receipt, and the prescribed information served on the tenant within the same window.
You must also provide the current How to Rent guide, and carry out a right to rent check on every adult occupier before the tenancy begins. Both are frequently missed by self-managing landlords, and both can undermine a possession claim later.
- Deposit protected and prescribed information served within 30 days
- Current How to Rent guide provided
- Right to rent check on every adult occupier
- Licence, where the property is in a licensing area or is an HMO
Licensing
Separately from the above, some properties need a licence: houses in multiple occupation almost always do, and some local authorities operate selective licensing over defined areas.
This varies by council and by street, so it needs checking for the specific property rather than assumed from the area.
Keep the evidence of service
Holding the certificate is not the same as having served it. Keep a dated record of what was given to the tenant and when, a signed acknowledgement at sign-up is the simplest way.
On our managed and tenant-find services this is handled and recorded as part of setting the tenancy up.
This guide is general information about letting property in England, not legal advice, and lettings legislation changes regularly. Take current advice on your own circumstances before acting, or call us and we will point you in the right direction.