Letting a property in England means holding a small stack of safety certificates and keeping every one of them in date. Miss a renewal and you risk fines, an invalid Section 21 eviction notice, and in the worst cases criminal liability. The two documents landlords ask about most are the gas safety certificate and the EICR, so we answer those first, then set out the full checklist.
Rules differ across the UK. This guide covers England; we note where Scotland and Wales diverge. If you let in those nations, always check the devolved requirements as well.
How often do I need a gas safety certificate?
Every 12 months. A Gas Safe registered engineer must inspect every gas appliance, flue and pipework annually and issue a Gas Safety Record (often called a CP12). You must give a copy to existing tenants within 28 days, and to any new tenant before they move in.
The requirement comes from the Gas Safety (Installation and Use) Regulations 1998. You can arrange the check up to two months before the current certificate expires without losing your existing renewal date, which makes it easy to stay ahead of the deadline. Keep records for at least two years. The same duties apply in Scotland and Wales.
How often do I need an EICR?
At least every 5 years. An Electrical Installation Condition Report (EICR) must be carried out by a qualified electrician on the fixed wiring. If the report recommends a shorter interval, you must follow it. You give the report to tenants within 28 days of the inspection.
Since the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 took effect, an EICR has been mandatory for all tenancies in England. A report rated satisfactory is valid for up to five years. If it comes back unsatisfactory — with a C1 (danger present) or C2 (potentially dangerous) code — you must carry out remedial work within 28 days and obtain written confirmation it is complete.
Scotland requires electrical safety inspections (including a PAT for portable appliances) at least every five years. Wales mirrors England's five-year EICR rule under the Renting Homes framework.
What safety certificates does a landlord actually need?
In England the core set is: a gas safety certificate, an EICR, a valid EPC, working smoke and carbon monoxide alarms, deposit protection with prescribed information, Right to Rent checks and, where relevant, a legionella risk assessment. The checklist below sets out each one.
| Certificate | How often | Who issues it | Give to tenant? |
|---|---|---|---|
| Gas Safety Record (CP12) | Every 12 months | Gas Safe registered engineer | Yes — within 28 days / before move-in |
| EICR (electrical) | At least every 5 years | Qualified electrician | Yes — within 28 days |
| EPC | Valid 10 years | Accredited domestic energy assessor | Yes — before letting |
| Smoke & CO alarms | Check at start of each tenancy; repair when reported faulty | Landlord installs; no certificate | Test with tenant at move-in |
| Deposit protection | Within 30 days of receipt | Government-approved scheme | Yes — prescribed information |
| Legionella risk assessment | Review periodically (no fixed cert) | Landlord or competent person | Record kept; share on request |
Do I need an EPC, and what rating?
Yes. You must have a valid Energy Performance Certificate before marketing or letting a property. An EPC lasts 10 years. The current minimum rating under MEES is E — you generally cannot grant a new tenancy below E without a valid exemption.
The picture is changing. Following the government's January 2026 consultation response, the minimum standard is confirmed to rise to EPC C for all tenancies from 1 October 2030, with a cost cap of £10,000 per property. New-style EPCs using a revised methodology are also being phased in from late 2026. If your rating is below C, it is worth planning upgrades now — you can use our free EPC upgrade cost estimator to see likely measures and costs. Scotland and Wales run their own EPC and minimum-standard regimes.
What about smoke and carbon monoxide alarms?
You must fit at least one smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance (for example a wood burner or gas boiler, but not a gas cooker). These rules were strengthened from October 2022.
Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, you must also make sure alarms are in working order at the start of each new tenancy and repair or replace any the tenant reports as faulty. There is no certificate, but keep a dated record of your checks. Local authorities can issue fines of up to £5,000 for non-compliance.
What else must I have in place?
Protect any deposit in a government-approved scheme within 30 days and serve the prescribed information. Carry out Right to Rent checks on all adult occupiers before the tenancy. Assess the risk of legionella in the water system. These are legal duties, even though most produce records rather than formal certificates.
Failing on deposit protection or the required documents can invalidate a Section 21 notice, so accuracy matters. A single missing certificate can stall a possession claim for months. Storing every document in one place — such as PAM's document vault — means you can produce them instantly for a tenant, a lender or a court.
Rule of thumb: gas every year, electrics every five, EPC every ten — and never let a deposit sit unprotected past day 30.
The certificates themselves are straightforward; the hard part is tracking a dozen renewal dates across a portfolio. Automatic expiry reminders take that burden off you, which is exactly what PAM's compliance tracker is built to do.