The list of legal obligations on landlords in England has grown steadily for a decade, and it changes again as the Renters’ Rights Act comes into force. This is a plain-English summary of the core duties every landlord needs covered. It is general information rather than legal advice, and the rules do change, so check the current position on gov.uk or ask us before acting.
Gas, electrics and the EPC
Gas appliances need a gas safety check by a Gas Safe registered engineer every 12 months, with the record given to the tenant. Fixed electrical installations need an EICR at least every five years. The property needs a valid Energy Performance Certificate, and there is a minimum energy rating to let a property at all, so an old EPC is worth checking before you market.
Smoke and carbon monoxide alarms
There must be a smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance such as a gas boiler or wood burner. They must be shown to work at the start of each tenancy.
Deposits, and the paperwork that trips people up
A tenancy deposit must be protected in a government approved scheme within 30 days, and the prescribed information served on the tenant. Tenants must also receive the current How to Rent guide and copies of the safety certificates. Getting this paperwork wrong is expensive: it can mean deposit penalties and losing the ability to serve valid notices.
Right to rent checks and licensing
Landlords in England must check that every adult tenant has the right to rent before the tenancy starts. Separately, some properties need a licence: larger HMOs always do, and some councils, including Southampton and Portsmouth for certain areas and property types, run additional or selective licensing schemes. Always check the council’s current schemes for the specific address, because letting an unlicensed property that needs a licence carries serious penalties.
The Renters’ Rights Act is changing the ground rules
The biggest change to the sector in a generation came into force on 1 May 2026, including the move away from fixed-term assured shorthold tenancies and the end of section 21 evictions. We’ve written a full breakdown of what it actually means for landlords, including a notice period gap we don’t think enough people have clocked yet, in our guide to the Renters’ Rights Act.
If you would rather hand this list to someone
Under our fully managed service the certificate renewals, alarm checks, deposit registration and licence questions are tracked for you, which is exactly the part of being a landlord that catches people out. If you self-manage, put every renewal date in a calendar the day the certificate arrives.
Questions about a specific property in Southampton, Portsmouth, Winchester or the New Forest? Ask us, the appraisal and the honest answers are free.
Owner of HTG Property Group and HTG Mortgages, based in Winchester.
Free rental appraisal across Southampton, Portsmouth, Winchester and the New Forest, with straight answers and our whole price list published.