EICR and electrical safety for rented homes
By Laura at Domovita Electrical safety is one of the clearest, most testable duties a landlord has. There is a named regulation, a fixed inspection cycle, a defined report, and firm timescales for fixing faults. Getting it right is straightforward once you know the moving parts. This guide covers the electrical inspection (the EICR), then the closely related smoke and carbon monoxide alarm rules that sit alongside it. The EICR: a five-yearly electrical inspection The headline rule comes from the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. It requires landlords to make sure the fixed electrical installation in a rented home - the wiring, sockets, consumer unit (fuse board), light fittings and other hard-wired parts - is inspected and tested at least every five years. The inspection produces an Electrical Installation Condition Report (EICR). This is the document that proves the installation was checked and records its condition. An inspection may set a shorter interval than five years if the inspector judges it necessary, and you should follow whatever date the report specifies. The official overview for landlords is on gov.uk: Electrical safety standards in the private rented sector: guidance for landlords, tenants and local authorities. These rules apply to most private tenancies of residential premises in England. If you are not sure whether a particular let is in scope - for example a licensed HMO, a lodger arrangement, or social housing - check the scope section of the gov.uk guidance above, because some tenancy types are treated differently. Who can carry out the inspection The inspection and test must be done by a qualified and competent person. In practice that means an electrician with the right qualifications and experience to inspect and test fixed installations. The government guidance does not point to a single mandatory register, but it does suggest landlords check that the person is a member of a competent person scheme, or ask for evidence of their qualifications, insurance and experience before booking. A useful starting point is the registers run by the recognised electrical competent person schemes, signposted from gov.uk: find an electrician registered with a competent person scheme. If you are unsure whether a contractor is suitably qualified for the inspection, ask to see their qualifications and check the current gov.uk guidance on what counts as competent. Giving the report to your tenants and the council An EICR is only useful if the right people receive it. Under the 2020 Regulations the landlord must supply a copy of the report to certain people within set timescales. Always confirm the exact wording in the current gov.uk guidance, but the broad pattern is: Existing tenants - a copy of the report is given within a set number of days of the inspection. New tenants - a copy is provided before they move in. Prospective tenants - if someone asks to see it before deciding, you supply it within a short window of the request. The local authority - if the council requests a copy, you provide it within a set number of days. Keeping a dated copy of every report, and a note of when and how you sent it to each tenant, is the simplest way to show you have met this duty if it is ever questioned. The exact day-counts are set out in the gov.uk landlord guidance - check it for the current figures rather than relying on memory. What happens when the report finds a problem An EICR does not just pass or fail in a vague sense. Each observation is given a coded classification. The codes you are most likely to see are: CodeWhat it meansAction C1 Danger present - risk of injury, immediate action needed. Remedial work required. C2 Potentially dangerous - urgent remedial work needed. Remedial work required. FI Further investigation required. Investigation required. C3 Improvement recommended. Not a failure - work is advisory, not mandatory. Where the report identifies remedial or further investigative work (the C1, C2 or FI codes), the Regulations require the landlord to have that work carried out by a qualified person within 28 days, or within any shorter period the report specifies. You then need written confirmation from the electrician that the work has been done and that the installation now meets the required standard, and you supply that confirmation to your tenant (and to the council if it asked for the original report). A C3 observation is an improvement recommendation only - worth doing, but not a breach if you do not. The penalties for not meeting the electrical safety duties can be significant - local authorities can impose financial penalties for breaches. The current maximum and the enforcement process are set out in the gov.uk guidance; check it for the current figure rather than quoting an old number. A note on portable appliances The EICR covers the fixed installation. It does not cover free-standing appliances you provide, such as a washing machine, fridge or microwave. There is no fixed legal requirement for annual PAT testing of every landlord-supplied appliance, but you do have a general duty to make sure any electrical appliances you provide are safe. Keeping appliances in good order and retaining receipts and service records is sensible practice. For the general consumer position on electrical safety, the official guidance hub is gov.uk electrical safety. Smoke alarms: one on every storey Electrical safety sits alongside fire and carbon monoxide protection. The rules here come from the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022. The smoke alarm requirement is straightforward: there must be at least one smoke alarm on every storey of the property that is used as living accommodation. The alarms must be working at the start of every new tenancy. The government summary, including what landlords must check and the position on testing, is set out in gov.uk: smoke and carbon monoxide alarms - explanatory booklet for landlords. Carbon monoxide alarms: rooms with a fixed combustion appliance The 2022 amendment strengthened the carbon monoxide rules. A carbon monoxide alarm must be fitted in any room used as living accommodation that contains a fixed combustion appliance - for example a gas boiler, a wood burner or an open fire. Gas cookers are the usual exception to the fixed-combustion-appliance rule, so confirm the precise scope in the gov.uk booklet linked above before deciding what you need. Two further points from the 2022 amendment are worth knowing: The carbon monoxide requirement now applies across the relevant rented sector, not only to solid-fuel rooms as under the original 2015 rules. Where an alarm is reported as faulty during a tenancy, the landlord must repair or replace it. The expected timescale and exact wording are in the gov.uk landlord booklet - check it for the current detail. How the pieces fit together It helps to see electrical safety as three linked obligations that run on different clocks: RequirementCycleSource EICR (fixed electrical installation) At least every 5 years, or sooner if the report says so 2020 Regulations Smoke alarm on every storey used as living accommodation Working at the start of each tenancy 2015 Regulations (as amended 2022) CO alarm in any room with a fixed combustion appliance Working at the start of each tenancy; repair or replace if faulty 2015 Regulations (as amended 2022) None of this is onerous once it is set up: book a qualified electrician for the EICR, diarise the renewal date from the report, fit and test the alarms, and keep dated copies of everything you serve on your tenants. If anything on this page is unclear or seems to conflict with advice specific to your situation, the current gov.uk guidance linked throughout is the authoritative source - and where a council operates its own licensing scheme, that council's housing team is the place to confirm any extra local conditions. Always check the current gov.uk guidance for the precise day-counts, codes and penalty figures before you rely on them. Frequently asked questions How often does a rented home need an EICR? At least every five years. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require the fixed electrical installation to be inspected and tested on at least a five-year cycle. An inspector can set a shorter interval if they judge it necessary, so always follow the renewal date printed on your most recent report rather than assuming a flat five years. Who is allowed to carry out the EICR? A qualified and competent person - in practice, an electrician with the right qualifications and experience to inspect and test fixed installations. The gov.uk guidance suggests checking membership of a recognised competent person scheme or asking for evidence of qualifications, insurance and experience before booking. If you are unsure, ask to see their credentials and check the current gov.uk guidance on what counts as competent. Do I have to give the EICR to my tenants? Yes. The 2020 Regulations require you to supply a copy to existing tenants within a set number of days of the inspection, and to new tenants before they move in. Prospective tenants who ask can also request it. If the council requests a copy, you must provide it too. Keep dated records of what you served and when, and check the gov.uk guidance for the exact timescales. What happens if the EICR finds a fault? Where the report records remedial or further-investigation work (codes C1, C2 or FI), you must have a qualified person carry it out within 28 days, or sooner if the report specifies. You then get written confirmation the work is complete and the installation meets standard, and supply that to your tenant and any council that requested the report. A C3 code is an advisory improvement, not a required fix. What are the smoke and carbon monoxide alarm rules? Under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022, you need at least one smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room used as living accommodation that contains a fixed combustion appliance such as a boiler or wood burner. Alarms must work at the start of each tenancy. Check the gov.uk landlord booklet for full detail. Does the EICR cover appliances like the washing machine? No. The EICR covers the fixed installation - wiring, sockets, the consumer unit and hard-wired fittings - not free-standing appliances you supply. There is no fixed legal requirement to PAT-test every landlord-supplied appliance annually, but you do have a general duty to make sure anything electrical you provide is safe. Keeping appliances in good order and retaining service records and receipts is sensible practice. Related guides Gas safety certificates (CP12) for landlords UK Lettings Compliance - the Landlord Checklist The Renters' Rights Act 2026: what private landlords need to do List your rental on Domovita - free for private landlords General information, not legal advice. This guide explains the rules in plain English and is kept under review, but the law changes and every situation is different. 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The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require the fixed electrical installation to be inspected and tested on at least a five-year cycle. An inspector can set a shorter interval if they judge it necessary, so always follow the renewal date printed on your most recent report rather than assuming a flat five years." } }, { "@type": "Question", "name": "Who is allowed to carry out the EICR?", "acceptedAnswer": { "@type": "Answer", "text": "A qualified and competent person - in practice, an electrician with the right qualifications and experience to inspect and test fixed installations. The gov.uk guidance suggests checking membership of a recognised competent person scheme or asking for evidence of qualifications, insurance and experience before booking. 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You then get written confirmation the work is complete and the installation meets standard, and supply that to your tenant and any council that requested the report. A C3 code is an advisory improvement, not a required fix." } }, { "@type": "Question", "name": "What are the smoke and carbon monoxide alarm rules?", "acceptedAnswer": { "@type": "Answer", "text": "Under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022, you need at least one smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room used as living accommodation that contains a fixed combustion appliance such as a boiler or wood burner. Alarms must work at the start of each tenancy. 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Gas safety certificates (CP12) for landlords
By Laura at Domovita Last reviewed: 30 May 2026. This guide is general information, not legal advice. Gas safety law changes and local rules vary, so always check the current gov.uk and Health and Safety Executive guidance before you act. What the law requires If you let a residential property that has any gas appliance, gas pipework or a flue, you have legal duties as a landlord under the Gas Safety (Installation and Use) Regulations 1998. In plain terms, three things are required: Have every gas appliance and flue you are responsible for checked for safety at least every 12 months. Use a Gas Safe registered engineer for the check, and for any installation, maintenance or repair work on gas. Keep a record of each safety check and give a copy to your tenants. You also have a general duty to keep the gas pipework, appliances and flues in your property in a safe condition throughout the tenancy. The safety check is a snapshot once a year; maintenance is an ongoing responsibility. What is the CP12 (the gas safety record)? "CP12" is the common name for the Landlord Gas Safety Record - the document an engineer issues after the annual check. The regulations call it a record rather than a "certificate", which is why you may see it described both ways. It confirms which appliances and flues were checked, the date of the check, and any defects found and what was done about them. A gas safety record typically shows: The address of the property checked. A description and location of each appliance or flue inspected. The name, signature and Gas Safe registration number of the engineer who carried out the check. The date the check was carried out. The results of the check, including any defects identified and any action taken or needed. Your name and address as the landlord (or the agent acting for you). Who must be a Gas Safe registered engineer Only a Gas Safe registered engineer may legally carry out the safety check and any work on gas fittings or appliances in your rented property. Gas Safe Register is the official list of engineers who are legally allowed to work on gas in the UK; it replaced the old CORGI scheme. You can confirm an engineer is registered and check the specific work they are qualified for through the Gas Safe Register. Every registered engineer carries a Gas Safe ID card, and it is reasonable to ask to see it before work starts. What gets checked The annual check looks at the gas appliances and flues you are responsible for as landlord. An engineer will typically verify, for each appliance: That it is on a stable surface and correctly installed. That it is burning correctly, with the right gas pressure and heat input. That harmful gases are being safely removed through an effective flue or chimney. That ventilation passages are clear and adequate. That any safety devices are working as they should. The check covers appliances the landlord owns and provides. Tenants' own gas appliances are not part of the landlord's check, though the connecting installation pipework and flue serving them generally remain the landlord's responsibility. If you are unsure where the line falls in your property, the Health and Safety Executive's landlord pages set out the responsibilities in detail. A gas safety check is not the same as a full service. A service is a more thorough maintenance task. The safety check confirms an appliance is safe to use at the time of the check; it is good practice to also service appliances in line with the manufacturer's instructions. Serving the record on your tenants Having the check done is only half the duty. You must give the gas safety record to your tenants within the timescales set by the regulations: New tenants: a copy of the current record must be given before they move in. Existing tenants: a copy of the record from each annual check must be given within 28 days of the check being carried out. You can give the record on paper or, where the tenant agrees, by email or another electronic method. Keep evidence that you provided it, such as a signed acknowledgement or a saved email, because being able to show you served it is as important as serving it. For a let where occupancy is short term (for example a holiday let of less than 28 days), a copy can instead be displayed in a prominent position in the property - check the current rules for your specific situation. Timing: when the annual check is due The check must be carried out at least every 12 months. To avoid accidentally letting the date slip, the regulations allow you to have the check done up to two months before the existing record expires while keeping the same renewal date - so you do not lose time by being early. The new record's "deadline" date stays anchored to the original anniversary rather than resetting to the date of the early check. If you let the gap exceed 12 months, you are in breach, so booking ahead of the anniversary is the safe habit. Always confirm the current approach against the HSE Approved Code of Practice (L56). Keeping records You must keep a copy of each gas safety record until two further checks have been carried out - in practice, this means retaining each record for at least two years. Keeping older records is sensible too, as a continuous history is useful evidence if a problem ever arises. Many landlords keep both a physical and a digital copy. A clear record-keeping habit also helps at the end of a tenancy and supports any wider compliance file you maintain alongside your EPC, deposit protection and electrical safety paperwork. What happens if you get it wrong Gas safety is one of the areas where the consequences of non-compliance are serious. Gas safety duties are enforced by the Health and Safety Executive, and breaches can lead to prosecution, unlimited fines and, in the most serious cases, imprisonment. Beyond the direct penalties, an unsafe gas appliance can cause carbon monoxide poisoning, fire or explosion - the human cost is the real reason the rules are strict. There can also be knock-on effects for the tenancy itself. Failing to provide a valid gas safety record to tenants has, under the rules that applied to assured shorthold tenancies, affected a landlord's ability to use certain possession routes. Possession law has changed significantly for tenancies in England following the Renters' Rights Act, so if a tenancy is going wrong, check the current possession rules rather than relying on older guidance. The gas safety check itself remains a firm, unchanged legal duty regardless of how possession law evolves. A simple routine that keeps you compliant The duty is straightforward once you build a habit around it: Diary the annual check a month before the record expires, and book a Gas Safe registered engineer. Check the engineer's Gas Safe ID card and registration before work starts. Give new tenants the record before they move in; give existing tenants a copy within 28 days of each check. Save the record (and proof you served it) with your property compliance file, and keep it for at least two years. Maintain appliances between checks - a safety check is not a substitute for servicing. If anything here is unclear, or your property has an unusual gas setup, the Gas Safe Register and the HSE landlord pages are the authoritative sources. Where your local council operates a licensing scheme, it may also ask to see your gas safety records, so keeping them tidy pays off in more ways than one. Frequently asked questions Is a CP12 the same as a gas safety certificate? Yes, they refer to the same thing. CP12 is the common industry name for the Landlord Gas Safety Record - the document a Gas Safe registered engineer issues after the annual check. The regulations call it a record rather than a certificate, but the terms are used interchangeably. It confirms the appliances checked, the date, and any defects found. How often does a landlord gas safety check need to be done? At least every 12 months. Under the Gas Safety (Installation and Use) Regulations 1998, every gas appliance and flue the landlord is responsible for must be checked annually by a Gas Safe registered engineer. You can have the check done up to two months early without losing the original renewal date, which helps you avoid accidentally letting the deadline slip past 12 months. When do I have to give the gas safety record to my tenants? New tenants must receive a copy of the current record before they move in. Existing tenants must be given a copy within 28 days of each annual check being carried out. You can provide it on paper or electronically where the tenant agrees. Keep proof that you served it, such as a saved email or a signed acknowledgement. Can I do the gas safety check myself? No. Only a Gas Safe registered engineer may legally carry out the safety check and any gas installation, maintenance or repair work in a rented property. Gas Safe Register is the official UK list of engineers who are legally allowed to work on gas. You can verify an engineer and their qualifications on the Gas Safe Register website, and ask to see their ID card. How long do I need to keep gas safety records? Keep a copy of each gas safety record until two further checks have been carried out, which in practice means at least two years. Retaining older records is also sensible, as a continuous history is useful evidence if a problem ever arises. Storing both a digital and a physical copy with the rest of your compliance paperwork is good practice. What are the penalties for not having a valid gas safety certificate? Gas safety duties are enforced by the Health and Safety Executive, and breaches can lead to prosecution, unlimited fines and, in serious cases, imprisonment. There can also be consequences for the tenancy itself. More importantly, an unsafe gas appliance risks carbon monoxide poisoning, fire or explosion, which is why the rules are strict. Check the current HSE guidance for the up-to-date position. Related guides EICR and electrical safety for rented homes UK Lettings Compliance - the Landlord Checklist The Renters' Rights Act 2026: what private landlords need to do List your rental on Domovita - free for private landlords General information, not legal advice. This guide explains the rules in plain English and is kept under review, but the law changes and every situation is different. 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CP12 is the common industry name for the Landlord Gas Safety Record - the document a Gas Safe registered engineer issues after the annual check. The regulations call it a record rather than a certificate, but the terms are used interchangeably. It confirms the appliances checked, the date, and any defects found." } }, { "@type": "Question", "name": "How often does a landlord gas safety check need to be done?", "acceptedAnswer": { "@type": "Answer", "text": "At least every 12 months. Under the Gas Safety (Installation and Use) Regulations 1998, every gas appliance and flue the landlord is responsible for must be checked annually by a Gas Safe registered engineer. You can have the check done up to two months early without losing the original renewal date, which helps you avoid accidentally letting the deadline slip past 12 months." } }, { "@type": "Question", "name": "When do I have to give the gas safety record to my tenants?", "acceptedAnswer": { "@type": "Answer", "text": "New tenants must receive a copy of the current record before they move in. Existing tenants must be given a copy within 28 days of each annual check being carried out. You can provide it on paper or electronically where the tenant agrees. Keep proof that you served it, such as a saved email or a signed acknowledgement." } }, { "@type": "Question", "name": "Can I do the gas safety check myself?", "acceptedAnswer": { "@type": "Answer", "text": "No. Only a Gas Safe registered engineer may legally carry out the safety check and any gas installation, maintenance or repair work in a rented property. Gas Safe Register is the official UK list of engineers who are legally allowed to work on gas. You can verify an engineer and their qualifications on the Gas Safe Register website, and ask to see their ID card." } }, { "@type": "Question", "name": "How long do I need to keep gas safety records?", "acceptedAnswer": { "@type": "Answer", "text": "Keep a copy of each gas safety record until two further checks have been carried out, which in practice means at least two years. Retaining older records is also sensible, as a continuous history is useful evidence if a problem ever arises. Storing both a digital and a physical copy with the rest of your compliance paperwork is good practice." } }, { "@type": "Question", "name": "What are the penalties for not having a valid gas safety certificate?", "acceptedAnswer": { "@type": "Answer", "text": "Gas safety duties are enforced by the Health and Safety Executive, and breaches can lead to prosecution, unlimited fines and, in serious cases, imprisonment. There can also be consequences for the tenancy itself. More importantly, an unsafe gas appliance risks carbon monoxide poisoning, fire or explosion, which is why the rules are strict. Check the current HSE guidance for the up-to-date position." } } ] }
Landlord licensing: mandatory HMO, additional and selective
By Laura at Domovita Last reviewed: 30 May 2026. This guide is general information, not legal advice. Licensing rules can change and the detail varies by area, so always confirm the current position with your local council and the gov.uk guidance linked below. The three types of property licence In England there are three licensing regimes a private rented home might fall under. Understanding which one (if any) applies to your property is the starting point for letting legally. Mandatory HMO licensing - applies across the whole of England to larger houses in multiple occupation (HMOs). The threshold is the same wherever your property is. Additional HMO licensing - extends licensing to smaller HMOs that fall below the mandatory threshold. This is introduced by individual councils, area by area. Selective licensing - can require a licence for ordinary single-household rentals (not just HMOs) in a designated area. This is also set council by council. The crucial point that runs through this whole guide: only mandatory HMO licensing applies uniformly. Whether your property needs an additional or selective licence depends entirely on where it is, and a scheme in one street does not mean there is a scheme in the next town. We cannot tell you whether your specific area has a scheme - you have to check your council. Mandatory HMO licensing A house in multiple occupation (HMO) is, broadly, a property rented to several people who are not all members of one household and who share facilities such as a kitchen or bathroom. Mandatory HMO licensing applies across England to the larger HMOs. The widely used threshold is a property occupied by 5 or more people forming 2 or more separate households, who share an amenity such as a kitchen, bathroom or toilet. A "household" generally means a single person or members of the same family living together. So, for example, a house shared by five unrelated working professionals will typically need a mandatory HMO licence. If your property meets the HMO definition, you must apply to your local council for a licence - it is the council, not central government, that issues it. The detail of exactly which properties count, and any local variation, is set out in the official guidance, so check the current rules before you let: gov.uk: house in multiple occupation licence gov.uk: renting out an HMO Additional HMO licensing Additional licensing lets a council extend HMO licensing to smaller HMOs that sit below the mandatory 5-person threshold - for example, a property shared by three or four people forming two or more households. A council can designate all or part of its area for additional licensing where it considers a significant proportion of smaller HMOs are being poorly managed or causing problems. Because additional licensing is a local decision, two identical three-bed house shares can have completely different licensing requirements depending on which council area each sits in. There is no national list you can rely on for a definitive answer about your property - the only authoritative source is the council for the area where the property is located. Selective licensing Selective licensing is the broadest in reach: it can require a licence for privately rented homes that are not HMOs at all - including a standard property let to a single household. Councils introduce selective licensing in designated areas to tackle issues such as low housing demand, anti-social behaviour, poor property conditions or migration pressures. If your single-let property is in a selective licensing area, you will need a licence even though nothing about the property itself would otherwise suggest one is required. This is exactly why checking matters: a landlord can be caught out simply because they did not realise their street fell inside a designated zone. How to check whether your property needs a licence There is one reliable way to find out: ask the local council for the area where the property is. Licensing designations are published by each council and can be introduced, renewed or allowed to lapse over time, so even a property that did not need a licence a few years ago might need one now (or vice versa). Start with the gov.uk council finder to identify the right local authority: gov.uk: find your local council. Then search that council's website for "private rented property licensing", "HMO licensing" and "selective licensing", or contact their housing or private-sector housing team directly. Confirm the mandatory HMO position against the national guidance: gov.uk HMO licence. Do not rely on what applies to a friend's property or a property in a neighbouring area. The council is the authoritative source, and the answer is specific to the exact address. What a licence involves Although the precise conditions vary by council and licence type, a property licence generally covers the same broad ground. You can typically expect: An application and fee - paid to the council, often covering a fixed licence period (commonly up to five years, though this varies). Fees differ widely between areas. A "fit and proper person" assessment - the council checks that the licence holder (and any manager) is suitable, taking into account matters such as relevant criminal convictions or past breaches of housing law. Property and amenity standards - conditions on the condition of the property, and for HMOs, minimum room sizes and adequate shared facilities for the number of occupants. Safety and management conditions - up-to-date gas and electrical safety records, working smoke and carbon monoxide alarms, and proper management arrangements. These sit alongside your existing legal duties rather than replacing them. A licence does not remove your other obligations. You still need, for example, a valid EPC, deposit protection, Right to Rent checks and the rest of the standard landlord requirements - the licence is in addition to those, not instead of them. Consequences of letting an unlicensed property Letting a property that should be licensed but is not is a serious matter, and the penalties can be significant. The exact figures and remedies are set in legislation and can change, so treat the points below as the general shape of the risk and check the current position before relying on any specific number: Financial penalty or prosecution. Operating an unlicensed HMO or breaching licence conditions is a criminal offence. Councils can impose a substantial civil penalty as an alternative to prosecution, or take the case to court where an unlimited fine is possible. Check the current thresholds on the gov.uk guidance. Rent repayment orders. A tenant (or the council) can apply for a rent repayment order, which can require the landlord to repay rent received during the period the property was unlicensed - potentially up to 12 months' rent. Restrictions on regaining possession. Where a property is unlicensed, a landlord's ability to use certain possession routes can be restricted. The possession framework changed significantly under the Renters' Rights Act 2025, so confirm the current rules before serving any notice. Management orders and banning orders. In serious or repeated cases, councils have further powers, and the most serious offenders can be entered on a national database of rogue landlords. For the official overview of HMO licensing and the consequences of non-compliance, see gov.uk: house in multiple occupation licence. For your specific area and the selective or additional schemes that may apply, your local council is the authoritative source. The bottom line Mandatory HMO licensing applies to larger shared houses everywhere in England - broadly five or more occupants forming two or more households. Additional HMO licensing (for smaller HMOs) and selective licensing (for ordinary single lets) are decided locally and exist only where a council has chosen to introduce them. Because those two can apply to a perfectly ordinary rental and carry the same heavy penalties when missed, the single most important step before you let is to check the licensing position for that exact address with the local council. It takes a phone call or a web search, and it is far cheaper than a rent repayment order. Frequently asked questions Does my rental property need a licence? It depends on the property and where it is. A larger HMO (broadly 5 or more people forming 2 or more households) needs a mandatory HMO licence anywhere in England. Smaller HMOs and ordinary single lets may need an additional or selective licence, but only if your local council has introduced a scheme covering that address. Check directly with the council for the area. What counts as an HMO? An HMO (house in multiple occupation) is broadly a property rented to several people who are not all from one household and who share facilities such as a kitchen or bathroom. A household generally means a single person or members of one family. Mandatory licensing applies to the larger HMOs - typically 5 or more occupants forming 2 or more households. See gov.uk for the full definition. What is the difference between selective and additional licensing? Additional licensing extends HMO licensing to smaller HMOs that fall below the mandatory 5-person threshold. Selective licensing applies to privately rented homes that are not HMOs at all, including ordinary single-household lets. Both are introduced by individual councils in designated areas, so whether either applies to your property depends entirely on its location. How do I find out if my area has a licensing scheme? Ask the local council for the area where the property is. Use the gov.uk council finder to identify the right authority, then search their website for HMO, additional and selective licensing, or contact their private-sector housing team. Designations change over time, so confirm the current position rather than relying on what applied previously or to a nearby property. What happens if I let an unlicensed property that needed a licence? Operating an unlicensed HMO is a criminal offence. Councils can issue a substantial civil penalty or prosecute, tenants or the council can seek a rent repayment order of up to 12 months' rent, and your ability to regain possession can be restricted. The exact figures are set in legislation and can change, so check the current gov.uk guidance for the precise penalties. Is a licence all I need to let legally? No. A licence is in addition to your other duties, not a replacement for them. You still need a valid EPC, deposit protection where you take a deposit, Right to Rent checks, gas and electrical safety records, working smoke and carbon monoxide alarms, and the other standard landlord requirements. The licence sits on top of those obligations. Related guides The Renters' Rights Act 2026: what private landlords need to do UK Lettings Compliance - the Landlord Checklist A Landlord's Guide to UK Lettings (2026) List your rental on Domovita - free for private landlords General information, not legal advice. This guide explains the rules in plain English and is kept under review, but the law changes and every situation is different. Always check the current position on the official gov.uk pages linked above, and take professional advice - a solicitor, or your local council for licensing questions - before relying on it for a specific decision. { "@context": "https://schema.org", "@type": "Article", "headline": "Landlord licensing: mandatory HMO, additional and selective", "description": "A plain-English UK guide to the three property licence types for landlords - mandatory HMO, additional HMO and selective - what each involves, and how to check your local council.", "datePublished": "2026-05-30", "dateModified": "2026-05-30", "author": {"@type": "Person", "name": "Laura at Domovita", "url": "https://domovita.co.uk/team/laura"}, "publisher": { "@type": "Organization", "name": "Domovita", "url": "https://domovita.co.uk/", "logo": { "@type": "ImageObject", "url": "https://domovita.co.uk/images/favicon/web-app-manifest-512x512.png" } }, "mainEntityOfPage": "https://domovita.co.uk/guides/letting/landlord-licensing", "about": [ "UK private landlords", "Renters Rights Act 2025", "UK lettings compliance" ] } { "@context": "https://schema.org", "@type": "BreadcrumbList", "itemListElement": [ { "@type": "ListItem", "position": 1, "name": "Home", "item": "https://domovita.co.uk/" }, { "@type": "ListItem", "position": 2, "name": "List your rental", "item": "https://domovita.co.uk/list-your-rental" }, { "@type": "ListItem", "position": 3, "name": "Landlord licensing: mandatory HMO, additional and selective", "item": "https://domovita.co.uk/guides/letting/landlord-licensing" } ] } { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "Does my rental property need a licence?", "acceptedAnswer": { "@type": "Answer", "text": "It depends on the property and where it is. A larger HMO (broadly 5 or more people forming 2 or more households) needs a mandatory HMO licence anywhere in England. Smaller HMOs and ordinary single lets may need an additional or selective licence, but only if your local council has introduced a scheme covering that address. Check directly with the council for the area." } }, { "@type": "Question", "name": "What counts as an HMO?", "acceptedAnswer": { "@type": "Answer", "text": "An HMO (house in multiple occupation) is broadly a property rented to several people who are not all from one household and who share facilities such as a kitchen or bathroom. A household generally means a single person or members of one family. Mandatory licensing applies to the larger HMOs - typically 5 or more occupants forming 2 or more households. 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EPC and MEES rules for landlords (and the 2030 change)
By Laura at Domovita Last reviewed: 30 May 2026. This guide is general information, not legal advice. Energy rules change often, so always confirm the current position on the gov.uk pages linked below before you act. What an EPC is and why you need one An Energy Performance Certificate rates a property's energy efficiency from A (most efficient) to G (least efficient). It is produced by an accredited Domestic Energy Assessor and is generally valid for 10 years. You can check whether a property already has a current certificate on the official Find an Energy Certificate service. You need a valid EPC before you market a rental property. The certificate must also be available to prospective tenants, and the EPC rating has to appear in your marketing - that includes online listings, brochures and window cards. This requirement comes from the Energy Performance of Buildings (England and Wales) Regulations 2012. If your EPC has expired, you commission a new assessment before letting again. MEES: the minimum standard to let today The Minimum Energy Efficiency Standard (MEES) sets the lowest EPC rating a property can have and still be let. Under the current rules, a domestic property in England and Wales must have an EPC rating of E or better to be let on most tenancies. Letting a property rated F or G, without a valid exemption registered, breaches the standard. If your property is below E, you have three broad options: improve it up to at least E, register a valid exemption, or stop letting it until it meets the standard. The detail of which improvements count and how the rules apply to your particular tenancy type is set out in the government's landlord guidance - see the gov.uk MEES landlord guidance. The confirmed change: EPC C by 1 October 2030 The headline change every landlord needs to plan for is the move to a higher minimum standard. The government confirmed on 21 January 2026 that the MEES minimum for privately rented homes will rise from E to EPC C, with a deadline of 1 October 2030. From that date, a property generally needs a rating of C or better to be let. That gives most landlords a clear runway to plan improvements - but the work can take time and money, so it is worth understanding your property's current rating and the gap to C well before 2030. If your EPC already shows recommended improvements, that report is a useful starting point for scoping the work. The cost cap You are not expected to spend without limit to reach the standard. The spend you must make is capped - the £10,000-per-property-over-10-years figure relates to the standard as it tightens toward EPC C, so confirm the cap that currently applies to your property on gov.uk. If you have spent up to the cap on qualifying improvements and the property still falls short of the required rating, you may be able to register an exemption rather than spend more. The precise way the cap is calculated, and what spending counts towards it, is set in the regulations - check the current detail in the gov.uk MEES guidance, because the figures and rules around the 2030 standard may be refined as the deadline approaches. The maximum fine MEES is enforced by local authorities, who can issue financial penalties for letting a non-compliant property. The maximum penalty per property can reach £30,000, depending on the nature and length of the breach. Penalties can also be published. Because penalty bands and amounts can change, confirm the current figures on gov.uk before relying on them. Exemptions: when a lower rating may be allowed Some properties genuinely cannot reach the minimum standard, or cannot reach it within the cost cap. For these cases there is an exemptions register. Common categories include the "all relevant improvements made" exemption (you have done everything that can be done up to the cost cap and the property still falls short), exemptions where required improvements would devalue the property or where a necessary consent (for example from a freeholder, lender or planning authority) has been refused. An exemption is not automatic. You have to register it on the official PRS Exemptions Register, and most exemptions last for a fixed period before they have to be reviewed. The categories, evidence required and durations are set out in that gov.uk guidance - read it carefully, because registering the wrong exemption, or none at all, leaves you exposed to a penalty. A simple compliance checklist Get or check the EPC. Confirm there is a current certificate and note the rating and expiry date. Use Find an Energy Certificate. Show the rating in marketing. The EPC rating must appear in every advert for the property. Meet the E minimum now. If the rating is F or G, improve it, register a valid exemption, or do not let. Plan for C by October 2030. Work out the gap to a C rating and budget for improvements, keeping the £10,000 cost cap in mind. Keep your evidence. Retain invoices for improvement works and any exemption registration details in case a local authority asks. Where this sits among your other duties The EPC and MEES rules are one part of a wider set of legal duties for letting a property - alongside a gas safety certificate, an electrical installation condition report (EICR), deposit protection, smoke and carbon monoxide alarms, and Right to Rent checks. Energy is often the one with the longest lead time, because improving a rating can mean insulation, heating or window works that take planning and budgeting. Treating the 2030 deadline as a project to start now, rather than a problem to solve in 2029, is the practical takeaway. A note on costs and timing EPC assessment costs vary by property and assessor, and the cost of reaching a C rating depends heavily on the property's age, construction and current rating. Get a current EPC with its recommendations first, then get quotes for the recommended works before committing. The specific thresholds, dates, cost cap and penalty figures in this guide reflect the position as confirmed up to the review date above; for anything you are about to rely on financially, check the live gov.uk MEES landlord guidance first. Frequently asked questions What EPC rating do I need to let my property right now? Under the current Minimum Energy Efficiency Standard (MEES), a domestic property in England and Wales generally needs an EPC rating of E or better to be let. If yours is rated F or G, you must improve it to at least E, register a valid exemption, or stop letting it. Check the current rules in the gov.uk MEES landlord guidance before acting. When does the EPC C requirement start? The government confirmed on 21 January 2026 that the minimum standard for privately rented homes rises from EPC E to EPC C, with a deadline of 1 October 2030. From that date a property generally needs a rating of C or better to be let. Most landlords have a planning runway, so it is worth scoping improvements well in advance. Is there a limit on how much I have to spend to meet the standard? Yes. The required spend is capped - the £10,000-per-property-over-10-years figure relates to the standard tightening toward EPC C, so confirm the cap that currently applies to your property on gov.uk. If you spend up to the cap on qualifying improvements and the property still falls short, you may be able to register an exemption rather than spend more. The exact way the cap is calculated is set in the regulations, so confirm the current detail on gov.uk. What is the maximum fine for breaching MEES? MEES is enforced by local authorities, who can issue financial penalties for letting a non-compliant property. The maximum penalty per property can reach £30,000, depending on the nature and length of the breach, and penalties can be published. Penalty bands can change, so check the current figures on gov.uk before relying on them. What if my property genuinely cannot reach the required rating? Some properties cannot reach the standard, or cannot within the cost cap. For these there is an exemptions register. Categories include where all relevant improvements have been made up to the cap, where works would devalue the property, or where a needed consent is refused. You must register the exemption on the official PRS Exemptions Register, and most last a fixed period before review. Does the EPC rating have to appear in my advert? Yes. You need a valid EPC before marketing a rental property, and the EPC rating must appear in your marketing - online listings, brochures and window cards. This comes from the Energy Performance of Buildings (England and Wales) Regulations 2012. You can check whether a property already has a current certificate using the gov.uk Find an Energy Certificate service. Related guides The Renters' Rights Act 2026: what private landlords need to do UK Lettings Compliance - the Landlord Checklist A Landlord's Guide to UK Lettings (2026) List your rental on Domovita - free for private landlords General information, not legal advice. This guide explains the rules in plain English and is kept under review, but the law changes and every situation is different. 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Categories include where all relevant improvements have been made up to the cap, where works would devalue the property, or where a needed consent is refused. You must register the exemption on the official PRS Exemptions Register, and most last a fixed period before review." } }, { "@type": "Question", "name": "Does the EPC rating have to appear in my advert?", "acceptedAnswer": { "@type": "Answer", "text": "Yes. You need a valid EPC before marketing a rental property, and the EPC rating must appear in your marketing - online listings, brochures and window cards. This comes from the Energy Performance of Buildings (England and Wales) Regulations 2012. You can check whether a property already has a current certificate using the gov.uk Find an Energy Certificate service." } } ] }
Right to Rent checks: what a private landlord must do
By Laura at Domovita Last reviewed: 30 May 2026. Right to Rent is one of the few letting duties that has not changed under the Renters' Rights Act. It still sits under the Immigration Act 2014, it still applies in England only, and the core obligation is unchanged - so this is one part of the process you can get right with a clear, repeatable routine. What Right to Rent is, in one paragraph Right to Rent is a legal duty on landlords in England to check that everyone aged 18 or over who will live in a property as their only or main home has the immigration right to rent here. You carry out the check before the tenancy starts, you keep a record of what you saw, and - for some tenants - you repeat the check later. The aim is to confirm a person's status, not to judge it. If someone has the right to rent, you let to them as normal. The duty applies in England only. It does not currently operate in Scotland, Wales or Northern Ireland. The official guidance and the document lists live on gov.uk at Check if you can rent your property to someone (Right to Rent) - bookmark it, because the acceptable documents and the way checks are carried out are updated from time to time. Who you must check You must check every adult occupier aged 18 or over who will live in the property as their main home - not just the people named on the tenancy agreement. That includes a tenant's partner, an adult family member, or an adult who is staying long term, even if they are not paying rent and not on the contract. Check everyone who is 18 or over on the day the tenancy starts, even if they were under 18 when you first met them. You do not have to ask for evidence that an occupier is part of the household - but if you know an adult will live there, you must check them. You cannot pick and choose who to check based on how someone looks, sounds, or where you assume they are from. The duty applies to everyone equally, and treating people differently on those grounds risks breaching the Equality Act 2010. The Home Office publishes a statutory code of practice on avoiding unlawful discrimination when doing these checks. Reading it once is worth the time - it is the document that protects you if a decision is ever questioned. When the check must happen The check must be completed before the tenancy agreement starts. A check carried out up to 28 days before the tenancy begins is acceptable. You must not let someone move in and check them afterwards - the point of the duty is that you have confirmed the right to rent before you grant the tenancy. If you use a letting agent and you have agreed in writing that the agent takes responsibility for Right to Rent, the agent carries the duty. Get that agreement in writing - without it, the responsibility stays with you as the landlord even if the agent did the day-to-day work. How to do the check - the three routes There are three accepted ways to carry out a check. The right one depends on the person in front of you. 1. The online check (for most non-UK and Irish nationals) Most people who are not British or Irish citizens now prove their status digitally rather than with a physical document. The tenant gives you a share code and their date of birth, and you verify it using the gov.uk service at View a tenant's right to rent in England. You must check that the photograph on the online profile is of the person standing in front of you, in person or over a live video call. The online check gives you a clear result and a profile you can save as your evidence. 2. The manual document check (British and Irish citizens) British and Irish citizens can prove their right to rent with original documents - most commonly a valid passport. The full lists of acceptable documents are on gov.uk. When you do a manual check you must: See the original documents, not photocopies or photos, with the holder present. Check the documents are genuine and belong to the person, and that any photos and dates of birth are consistent across documents and match the person. Make and keep a clear copy of each document (a scan or photo), dated, and held securely for the length of the tenancy and at least one year after it ends. 3. The Identity Document Validation Technology (IDVT) route British and Irish citizens with a valid passport can also be checked through a certified Identity Service Provider using digital identity verification (IDVT) rather than seeing the document in person. This is optional - the in-person manual check remains valid. If you use an IDVT provider, check the current gov.uk guidance for the list of certified providers and what records you need to keep. Time-limited right to rent and follow-up checks Some occupiers have a time-limited right to rent - their permission to be in the UK has an end date. For these tenants you must carry out a follow-up check before their current permission runs out, to confirm they still have the right to rent. The online service tells you when a follow-up is due. People with a permanent right to rent (for example British and Irish citizens, or those with settled status) do not need a repeat check. If a follow-up check shows that an occupier no longer has the right to rent, you must report it to the Home Office to keep your statutory excuse (see below). Reporting protects you - it does not oblige you to evict, and the correct possession route in England is now a Section 8 notice on the relevant ground, so take advice before acting. The civil penalty for getting it wrong If you let to someone who does not have the right to rent and you did not carry out a correct check, you can be issued a civil penalty by the Home Office. The penalty is set per occupier and the maximum has been increased over time, so always confirm the current figure on the gov.uk page before relying on a number - check gov.uk penalties for illegal renting for the live amount and how penalties are calculated. Repeated or deliberate breaches can also be a criminal offence carrying an unlimited fine and potential imprisonment. Doing the check correctly gives you a statutory excuse: if you followed the process set out on gov.uk, recorded it, and a tenant later turns out not to have the right to rent, you are protected from the penalty. That is why the record matters as much as the check itself. Keeping records the right way A check is only as good as the evidence you keep. For each adult occupier, keep: The online check result (the "profile" page with the date you viewed it), or a clear copy of the original documents you saw. The date you carried out the check. For time-limited occupiers, the date the next follow-up check is due. Hold these securely for the whole tenancy and for at least one year afterwards. Because you are storing copies of identity documents, you are processing personal data: handle it under UK GDPR, keep it only as long as you need it, and set out in your privacy notice why you hold it. Most private landlords storing tenant data digitally also need to pay the ICO data protection fee - check the current rate and whether it applies to you. A simple routine that keeps you compliant StepWhat to do 1. List the adultsIdentify everyone aged 18+ who will live there as their main home. 2. Pick the routeOnline share code for most non-UK/Irish nationals; original passport (or IDVT) for British and Irish citizens. 3. Check before move-inComplete the check before the tenancy starts (no earlier than 28 days before). 4. Confirm the personMatch the photo to the person, in person or by live video. 5. Record itSave the online profile or document copies, dated, held securely. 6. Diarise follow-upsFor time-limited status, set a reminder before the permission expires. Right to Rent rewards a calm, consistent routine. Treat every applicant the same way, follow the gov.uk steps, keep the evidence, and you have done your part. If anything on this page looks out of date against the current gov.uk guidance, the gov.uk page is the authoritative source - always check it before your next let. Frequently asked questions Do I have to do a Right to Rent check if I rent out my property in Scotland or Wales? No. The Right to Rent scheme under the Immigration Act 2014 applies in England only. It does not currently operate in Scotland, Wales or Northern Ireland. If you let property in England, the duty applies to every adult occupier regardless of where you live yourself. Check the current gov.uk guidance, as scheme coverage can change. Do I need to check people who are not named on the tenancy agreement? Yes. You must check every adult aged 18 or over who will live in the property as their only or main home, not just the people signing the contract. That includes a tenant's adult partner or family member, even if they pay no rent. The check is about who lives there, not who is on the paperwork. Can I just ask for a photocopy of a passport by email? No, not for a manual check. You must see the original documents with the holder present, confirm they are genuine and match the person, then keep a dated copy. For most non-UK and Irish nationals you instead use the gov.uk online service with a share code and verify the photo against the person by live video or in person. What is a follow-up check and when do I do one? A follow-up check applies to occupiers whose right to rent is time-limited because their immigration permission has an end date. You repeat the check before that permission expires to confirm they still have the right to rent. The gov.uk online service flags when a follow-up is due. People with a permanent right to rent do not need a repeat check. What happens if I get a Right to Rent check wrong? If you let to someone without the right to rent and did not do a correct check, the Home Office can issue a civil penalty per occupier, and serious or repeated breaches can be a criminal offence. The maximum penalty has risen over time, so check the current figure on gov.uk penalties for illegal renting. Following the process correctly gives you a statutory excuse that protects you. Who is responsible if I use a letting agent? By default the landlord is responsible. The duty only passes to a letting agent if you have agreed in writing that the agent will carry out and take responsibility for Right to Rent checks. Without that written agreement, you remain liable as the landlord even if the agent handled the tenancy, so get the arrangement documented clearly before the tenancy starts. Related guides The Renters' Rights Act 2026: what private landlords need to do Tenant referencing: how to check a prospective tenant UK Lettings Compliance - the Landlord Checklist List your rental on Domovita - free for private landlords General information, not legal advice. This guide explains the rules in plain English and is kept under review, but the law changes and every situation is different. Always check the current position on the official gov.uk pages linked above, and take professional advice - a solicitor, or your local council for licensing questions - before relying on it for a specific decision. { "@context": "https://schema.org", "@type": "Article", "headline": "Right to Rent checks: what a private landlord must do", "description": "A plain-English 2026 guide to Right to Rent checks for private landlords in England. 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It does not currently operate in Scotland, Wales or Northern Ireland. If you let property in England, the duty applies to every adult occupier regardless of where you live yourself. Check the current gov.uk guidance, as scheme coverage can change." } }, { "@type": "Question", "name": "Do I need to check people who are not named on the tenancy agreement?", "acceptedAnswer": { "@type": "Answer", "text": "Yes. You must check every adult aged 18 or over who will live in the property as their only or main home, not just the people signing the contract. That includes a tenant's adult partner or family member, even if they pay no rent. The check is about who lives there, not who is on the paperwork." } }, { "@type": "Question", "name": "Can I just ask for a photocopy of a passport by email?", "acceptedAnswer": { "@type": "Answer", "text": "No, not for a manual check. You must see the original documents with the holder present, confirm they are genuine and match the person, then keep a dated copy. For most non-UK and Irish nationals you instead use the gov.uk online service with a share code and verify the photo against the person by live video or in person." } }, { "@type": "Question", "name": "What is a follow-up check and when do I do one?", "acceptedAnswer": { "@type": "Answer", "text": "A follow-up check applies to occupiers whose right to rent is time-limited because their immigration permission has an end date. You repeat the check before that permission expires to confirm they still have the right to rent. The gov.uk online service flags when a follow-up is due. People with a permanent right to rent do not need a repeat check." } }, { "@type": "Question", "name": "What happens if I get a Right to Rent check wrong?", "acceptedAnswer": { "@type": "Answer", "text": "If you let to someone without the right to rent and did not do a correct check, the Home Office can issue a civil penalty per occupier, and serious or repeated breaches can be a criminal offence. The maximum penalty has risen over time, so check the current figure on gov.uk penalties for illegal renting. Following the process correctly gives you a statutory excuse that protects you." } }, { "@type": "Question", "name": "Who is responsible if I use a letting agent?", "acceptedAnswer": { "@type": "Answer", "text": "By default the landlord is responsible. The duty only passes to a letting agent if you have agreed in writing that the agent will carry out and take responsibility for Right to Rent checks. Without that written agreement, you remain liable as the landlord even if the agent handled the tenancy, so get the arrangement documented clearly before the tenancy starts." } } ] }