A landlord in England must protect the tenant’s deposit within 30 days, let only properties rated at least EPC band E, have gas appliances checked every year and the electrics every five years. Since 1 May 2026, the Renters’ Rights Act has also turned tenancies into rolling assured periodic tenancies and abolished section 21 evictions.
Before the tenancy starts
Before your tenant moves in
- Lender’s permission or a buy-to-let mortgage
- Valid EPC at band E or above
- Gas safety record, given to the tenant
- Electrical safety report
- Smoke and carbon monoxide alarms fitted and tested
- Right to rent checks (England)
- Renters’ Rights Act Information Sheet or written terms
GOV.UK also reminds landlords that renting out a mortgaged property needs the lender’s permission, which is one reason to arrange the right finance first: see our guide to buy-to-let deposits and loan-to-value.
Deposits
The deposit must go into one of three government-approved schemes, the Deposit Protection Service, MyDeposits or the Tenancy Deposit Scheme, within 30 days of receiving it. At the end of the tenancy, you must return it within 10 days of agreeing the amount. Under the Renters’ Rights Act, a court will grant possession only if the deposit was properly protected or returned.
Energy performance
Privately rented homes generally need an EPC of at least band E. Below that, you must improve the property or register a valid exemption, but you are not required to spend more than £3,500 including VAT. Councils can fine up to £5,000 per property. The government aims for as many rented homes as possible to reach band C by 2030, but this is still policy design, not law.
Gas and electrical safety
The Health and Safety Executive requires a Gas Safe registered engineer to check gas appliances and flues every year. Give existing tenants the record within 28 days and new tenants before they move in, and keep it for two years. Electrical installations must be checked at least every five years by a qualified person, and tenants given proof. Smoke and carbon monoxide alarms must be fitted and tested.
How often the safety checks are due
Repairs and council inspections
You must keep the property safe and free from health hazards. Councils use the Housing Health and Safety Rating System, which assesses 29 hazard areas, and may inspect after a tenant complaint. Where a serious hazard is found, the council can serve an improvement notice, carry out the work and bill you, or stop the use of part or all of the property.
The Renters’ Rights Act: what changed on 1 May 2026
Existing assured shorthold tenancies became assured periodic tenancies with no end date. Landlords must use section 8 grounds to regain possession, usually with four months’ notice, and cannot use selling or moving in within the first year. Rent can rise only once a year, with Form 4A and two months’ notice. You cannot take rent before the agreement is signed, accept bids above the advertised rent or refuse tenants with children or on benefits.
These duties carry real costs that belong in your numbers, alongside the stamp duty surcharge and your mortgage. Scotland, Wales and Northern Ireland have separate rules. This is general information, not legal advice.
Frequently asked questions
Can I still use a section 21 notice?
No, not for notices served from 1 May 2026. GOV.UK says landlords must now use a section 8 notice with valid grounds; notices served before that date may continue under transitional rules.
What happens if my property is rated F or G?
You cannot let it unless you improve it to band E or register a valid exemption, such as the high-cost exemption when the cheapest measure exceeds £3,500.
How long must I keep gas safety records?
The HSE says each record must be kept for two years, with a copy given to existing tenants within 28 days of the check.
Protect the deposit within 30 days, keep the EPC at E or above, renew the gas check every year and the electrical check every five years, and use section 8 grounds only.
Sources
- Tenancy deposit protection — GOV.UK: 30 days to protect, three approved schemes, 10 days to return.
- Renters’ Rights Act: an overview for landlords — GOV.UK (1 May 2026): assured periodic tenancies, section 21 abolished.
- Domestic private rented property: minimum energy efficiency standard – landlord guidance — GOV.UK / DESNZ (updated 5 May 2026): EPC band E, £3,500 cap, penalties.
- Gas safety – landlords and letting agents — Health and Safety Executive: annual checks, records, 28 days.
- Guide for landlords: electrical safety standards in the private rented sector — GOV.UK: electrics checked at least every 5 years.
- Renting out your property: landlord responsibilities — GOV.UK: safety, EPC, deposits, right to rent, lender permission.
