Landlord responsibilities
Renting out your property is a great way to earn an income, but there are rules that landlords need to abide by.
Since the Renters' Rights Act is now in force in England, the rules for landlords are stricter and more closely enforced, making it more important than ever to understand your obligations.
Right to Rent checks
Since 2016, it’s been a legal requirement for all landlords to check whether their tenants have the right to live in the UK – this applies to both live-out landlords and those living in and renting to lodgers. For more information, see our right to rent checks guide.
Gas safety checks
By law, you have to carry out a gas safety check every year on each property you rent out – this should be done by someone on the Gas Safe Register.
It's a legal requirement to have a Gas Safety Certificate (CP12) for all the gas appliances that belong to you. You need to renew the certificate every 12 months.
Electrical safety standards
If your property is an HMO, or you're a landlord and rent out property in Scotland, you must ensure your properties are electrically safe.
In June 2020, new government regulations came into force requiring all landlords in England to have all electrical installations in their property inspected and tested by a qualified person, at least every five years.
You’ll need to obtain a report from the person conducting the inspection and test, which outlines the results and sets a date for the next inspection and test. This report must be supplied to your existing tenant(s) within 28 days of it being carried out.
Note - this doesn't apply if you're a homeowner who takes in a lodger.
You can find more information about the requirements for Electrical Safety Regulations on gov.uk.
Privacy
As a landlord, your tenants are allowed to benefit from ‘the quiet enjoyment of the property’ - so don’t harass or inconvenience them unfairly. You should give your tenants 48 hours' notice if you want to inspect the property – unless it’s an emergency.
If you share your property with a lodger, they don’t have exclusive rights to any part of your property – including the bedroom they’re staying in. This means they can’t install a lock or exclude you from any part of the property, but you should still respect their privacy.
Providing suitable living conditions
It goes without saying, but your tenants must be living in a property that’s fit for human habitation – if it’s in an unhealthy state, the property is illegal under the 1985 Landlord & Tenant Act.
Under the Renters' Rights Act in England, property standards are under greater scrutiny, and the Decent Homes Standard is due to be extended to the private rented sector.
Eviction
It is illegal to evict a tenant without following the correct legal process.
Since England’s Renters Rights Act has abolished Section 21 “no-fault” evictions, landlords must now rely on valid statutory grounds for possession by serving a Section 8 notice (for example, for rent arrears or a breach of the tenancy) and follow the correct notice and court process if tenants refuse to leave.
You must never:
- Change the locks
- Remove a tenant’s belongings
- Force a tenant to leave without a court order
Doing so may amount to unlawful eviction, which carries serious legal penalties.
For live-in landlords with lodgers, the process is usually simpler (to note - the Renters’ Rights Act does not apply to live-in landlords with lodgers). You are generally only required to give “reasonable notice” to end the arrangement (often equivalent to the rental period), although a peaceful and lawful process should always be followed.
Repairs
Landlords should make sure any repairs are carried out properly and within a reasonable amount of time – you can’t expect tenants to live for weeks without hot water while you get the boiler fixed. It’s their home and they have to live in it.
Tenancy Deposits
It’s a legal obligation that all landlords offering Assured Periodic Tenancies (APT) use a tenancy deposit scheme to protect deposit money.* For more information see our page on the scheme.
Live-in landlords are not required to use a scheme to protect deposit money – but you can choose to if you wish.
Registering as a landlord in Scotland, Wales and Northern Ireland
If you’re a landlord renting a property out in Scotland, Wales or Northern Ireland, you need to register.
In Scotland: this requires registering with your local authority. Some will do this automatically, but it’s always worth checking. You can register in about 20 minutes using this online registration process.
In Wales: if you’re letting a property on an assured, assured shorthold or regulated tenancy agreement, you need to register with RentSmart (for a £33.50 fee). You’ll also need a licence if you self-manage your property. Landlords in Wales need to complete a training course to get this licence, which can be done online.
In Northern Ireland: all landlords renting out properties with a private tenancy agreement need to register. Live-in landlords with lodgers, however, don’t. You can register online, by phone, email or complete a registration form. The cost is either £70 (or £80 if you’re using the paper form).
For more information on your responsibilities as a landlord visit Shelter online.
*Under the Renters’ Right Act, in England from May 1st 2026, all existing fixed-term Assured Shorthold Tenancies (ASTs) will automatically convert into Assured Periodic Tenancies. The new rules apply regardless of when the original contract was signed. No new fixed-term tenancies will be permitted. If you do not live in England, check the laws in your country.