Is My Landlord Breaking the Law?
Every landlord in England must meet at least 10 legal requirements. Here is the complete checklist, with legislation references and penalties.
10 Things Every Legal Landlord Must Do
If your landlord is not doing all of these, they may be breaking the law. Each requirement is backed by specific legislation.
Register on the PRS Database
From late 2026Renters' Rights Act 2025, Part 1
Every private landlord in England must register themselves and each property on the PRS Database. Registration must be completed before letting or advertising a property.
Penalty: Up to £7,000 (first offence), £40,000 (repeat). Cannot serve possession notices or let property while unregistered.
Protect your deposit within 30 days
Current lawHousing Act 2004, Sections 213-215
The deposit must be placed in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days. The landlord must provide the tenant with prescribed information about the scheme.
Penalty: Penalty of 1-3x the deposit amount. Cannot serve a Section 21 notice (where still applicable) until the deposit is properly protected.
Provide a valid Energy Performance Certificate (EPC)
Current lawEnergy Performance of Buildings Regulations 2012; MEES Regulations 2015
An EPC must be provided to tenants before they sign the tenancy agreement. The property must have a minimum rating of E. From 2030, the minimum increases to C for new tenancies.
Penalty: Up to £5,000 fine per property. Cannot let a property rated F or G.
Annual gas safety check
Current lawGas Safety (Installation and Use) Regulations 1998
A Gas Safe registered engineer must inspect all gas appliances, fittings, and flues annually. A copy of the CP12 certificate must be given to existing tenants within 28 days and to new tenants before they move in.
Penalty: Unlimited fine and up to 6 months imprisonment. Serious risk to tenant safety.
Electrical safety report (EICR) every 5 years
Current lawElectrical Safety Standards in the Private Rented Sector (England) Regulations 2020
An Electrical Installation Condition Report must be carried out by a qualified electrician at least every 5 years. A copy must be given to tenants within 28 days of the inspection.
Penalty: Up to £30,000 fine. Local authority can arrange remedial works and recover costs.
Provide the How to Rent guide
Current lawDeregulation Act 2015, Section 21B
The current version of the government's How to Rent guide must be provided to tenants at the start of each tenancy. It must be the version current at the time, not an outdated copy.
Penalty: Cannot serve a valid Section 21 notice (where still applicable) without providing it.
Smoke alarms on every floor
Current lawSmoke and Carbon Monoxide Alarm (Amendment) Regulations 2022
At least one smoke alarm must be installed on every storey of the property where there is a room used as living accommodation. Alarms must be tested on the day each new tenancy begins.
Penalty: Up to £5,000 fine.
Carbon monoxide (CO) alarms where needed
Current lawSmoke and Carbon Monoxide Alarm (Amendment) Regulations 2022
A CO alarm must be installed in any room containing a fixed combustion appliance (excluding gas cookers). This includes rooms with gas boilers, wood burners, and open fires.
Penalty: Up to £5,000 fine.
Join the PRS Ombudsman
From 2028Renters' Rights Act 2025, Part 3
All private landlords must join the new Private Rented Sector Ombudsman when it launches (expected 2028). This gives tenants a free, independent complaints resolution service.
Penalty: Civil penalty. Cannot serve valid possession notices without membership.
Meet the Decent Homes Standard
From 2035Renters' Rights Act 2025, extending Housing Act 2004
The Decent Homes Standard, previously only applicable to social housing, will be extended to the private rented sector. Properties must be free from serious hazards, in reasonable repair, have reasonably modern facilities, and provide adequate thermal comfort.
Penalty: Enforcement notices, civil penalties, improvement notices, prohibition orders.
Penalties at a Glance
A summary of the fines and consequences landlords face for non-compliance:
| Offence | Maximum Fine | Other Consequences |
|---|---|---|
| Failure to register on PRS Database | Up to £7,000 / £40,000 | Cannot let or evict |
| No gas safety certificate | Unlimited | Up to 6 months prison |
| No valid EPC | Up to £5,000 | Cannot let F/G rated properties |
| No EICR | Up to £30,000 | Council can do remedial works |
| Deposit not protected | 1-3x deposit amount | Cannot serve Section 21 |
| No smoke/CO alarms | Up to £5,000 | Per offence |
| Illegal eviction | Unlimited | Criminal offence, up to 2 years prison |
| Harassment of tenant | Unlimited | Criminal offence |
| Rent repayment order | Up to 24 months' rent | Tribunal can award to tenant |
| Bidding wars / above-advertised rent | Up to £7,000 | New offence under RRA 2025 |
Check Your Landlord Now
Use our interactive compliance checker to answer questions about your specific situation. You will get a personalised report showing which requirements your landlord is meeting and which they are not.
What to Do if Your Landlord Is Non-Compliant
Document everything
Take photos, save emails, keep copies of all correspondence. Note dates when you reported issues and any responses received. This evidence is essential for any future complaint or tribunal claim.
Write to your landlord
Put your concerns in writing (email is fine). Clearly state which legal requirements are not being met and reference the specific legislation. Give them a reasonable deadline to respond (14 days is standard).
Report to your local council
Contact your council's environmental health or private sector housing team. They have the power to inspect the property, issue improvement notices, and levy civil penalties. You can find your council at GOV.UK.
Apply to the First-tier Tribunal
For deposit protection issues and rent repayment orders, you can apply directly to the Property Chamber of the First-tier Tribunal. For rent repayment orders, you can claim up to 24 months' rent if your landlord has committed a relevant offence.
New Rights Under the Renters' Rights Act 2025
From 1 May 2026, tenants in England gain significant new protections:
Section 21 abolished
No more no-fault evictions. Landlords must prove specific grounds to end a tenancy.
Rent increases limited
Maximum once per year via Section 13 only. Tenants can challenge at tribunal.
Bidding wars banned
Cannot request or accept rent above the advertised amount. £7,000 fine.
Right to request pets
Landlords must respond within 28 days and cannot unreasonably refuse.
Discrimination banned
No blanket bans on benefits claimants or families with children. £7,000 fine.
Rent in advance capped
Maximum one month's rent in advance. No more demanding 6 months upfront.
PRS Ombudsman
Free, independent complaints resolution. All landlords must join from 2028.
Rent repayment orders doubled
Maximum increased from 12 to 24 months' rent for qualifying offences.
Read the full guide: Renters' Rights Act 2025: Complete Guide
Get Notified When Landlord Checks Go Live
The PRS Database launches late 2026. Be the first to check if your landlord is registered and compliant.
No spam. We will only email you when the PRS Database launches.
Frequently Asked Questions
How do I know if my landlord has a valid gas safety certificate?
Your landlord must give you a copy of the gas safety certificate (CP12) within 28 days of the annual inspection, or before you move in. If you have not received one, ask your landlord in writing. If they refuse or do not respond, contact your local council's environmental health team.
My landlord has not protected my deposit. What can I do?
If your deposit is not protected in an approved scheme within 30 days, you can apply to the county court. The court can order your landlord to protect it and pay you compensation of 1-3 times the deposit amount. Your landlord also cannot serve a valid Section 21 notice until the deposit is properly protected.
Can my landlord evict me for reporting them to the council?
No. Under Section 33 of the Deregulation Act 2015, a Section 21 notice is invalid if it is served within 6 months of a council improvement notice or emergency remedial action. From May 2026 when Section 21 is abolished, your landlord will need to prove specific grounds under the reformed Section 8 process, making retaliatory eviction even harder.
What is the difference between this page and the landlord compliance checker?
This page is an informational guide explaining all 10 legal requirements your landlord must meet. The landlord compliance checker at /landlord-check is an interactive tool where you answer questions about your specific situation and get a personalised compliance report.
Do these rules apply to lodgers or live-in landlords?
Most of these rules apply to assured shorthold tenancies (ASTs) and the new periodic tenancies under the Renters' Rights Act 2025. If you are a lodger (sharing a property with your landlord), some protections are different. Gas safety and smoke alarm requirements still apply, but deposit protection rules may not. Check your specific situation with Citizens Advice.
Important Disclaimer
This page provides general information about landlord legal obligations in England based on current and upcoming legislation. It is not legal advice. Laws differ in Scotland, Wales, and Northern Ireland. Some dates (particularly for the PRS Database and Ombudsman) are estimates based on government statements and may change. If you need help with a specific situation, contact Shelter (0808 800 4444) or Citizens Advice.