Being a landlord in the UK comes with a significant set of legal responsibilities. Some are well-known, others catch landlords out, particularly those who are new to letting or who manage properties themselves without an agent.
This is a practical, comprehensive checklist of what UK landlords are legally required to do. We've written it based on what we see every day working with landlords and letting agents across Lincoln and Lincolnshire.
This is a guide, not legal advice
UK landlord law moves quickly, the Renters' Rights Act came into force in May 2026 and Awaab's Law is extending to PRS through 2026. We recommend you speak to a property solicitor or letting-agent specialist when a specific tenancy decision is on the line. Happy to recommend someone in Lincoln or Lincolnshire.
Ask us for a recommendation£30k
max fine for unlicensed HMO
Housing Act 2004
5 yrs
EICR required every 5 years
EICR Regs 2020
24hr
emergency repair response window
Best practice
Property condition and repairs
Section 11 duties
Under Section 11 of the Landlord and Tenant Act 1985, landlords must keep the structure and exterior of the property in repair, and ensure that installations for water, gas, electricity, sanitation, and heating are in proper working order. A full summary of these duties is available on the <a href='https://www.gov.uk/landlord-responsibilities' target='_blank' rel='noopener noreferrer' class='text-plum underline hover:text-plum-light'>landlord legal responsibilities (GOV.UK)</a> page.
Repairs responsibilities
- Maintain the structure: roof, walls, floors, windows, and external doors
- Keep plumbing, drainage, and sanitation in working order
- Maintain gas, electricity, and water supply installations
- Ensure heating and hot water systems are functional
- Fix any defects reported by tenants within a reasonable timeframe
- Respond to emergency repairs (total heating failure, major leaks, security breaches) within 24 hours
What counts as 'reasonable'?
There's no fixed legal definition of a 'reasonable' timeframe for non-emergency repairs. As a guide: urgent repairs should be dealt with within 1-3 days, routine repairs within 14-28 days. Document all response times, as they matter in disputes.
Gas safety
Annual CP12
Gas safety requirements
- Annual gas safety check by a Gas Safe registered engineer
- Provide a copy of the Gas Safety Certificate to tenants within 28 days of the check
- Provide a copy to new tenants before they move in
- Keep records of gas safety checks for at least 2 years
- Maintain all gas appliances, flues, and pipework in safe condition
Electrical safety
5-year EICR
Electrical safety requirements
- EICR (Electrical Installation Condition Report) every 5 years by a qualified electrician
- Provide a copy of the EICR to tenants within 28 days
- Provide to new tenants before they move in
- Carry out any remedial work identified in the report within 28 days (or as specified)
- Ensure all electrical appliances provided are safe and PAT tested
Fire safety
Alarms + escapes
Fire safety requirements
- Working smoke alarm on every floor of the property (required since 2015)
- Carbon monoxide alarm in any room with a fixed combustion appliance (since 2022 for all rented properties)
- Test alarms at the start of each new tenancy
- Ensure furniture meets fire safety regulations (Fire Safety Regulations 1988)
- Provide a clear fire escape route. Never block exits or communal areas.
Energy performance
EPC requirements
- Valid Energy Performance Certificate (EPC) rated E or above (since April 2020)
- Provide the EPC to tenants before they sign the tenancy agreement
- Renew the EPC every 10 years
- Government plans to raise the minimum to C by 2030. Check for updates.
Damp, mould, and Awaab's Law
Damp and mould are classified as hazards under HHSRS. Landlords must investigate and address reports of damp or mould promptly. Awaab's Law (currently applying to social housing, expected to extend to private sector) sets strict response timescales.
Damp and mould duties
- Respond to tenant reports of damp or mould in writing within 14 days
- Investigate the cause. Don't assume it's tenant lifestyle.
- Commission a professional survey if the cause is unclear
- Fix the root cause, not just the visible mould
- Document all inspections, actions, and communications
Deposit protection
Deposit requirements
- Protect the deposit in a government-approved scheme within 30 days
- Provide the tenant with prescribed information about the scheme within 30 days
- Return the deposit within 10 days of agreement on deductions (or referral to dispute resolution)
- Only deduct for damage beyond fair wear and tear, and always with photographic evidence
Right to Rent checks
Pre-tenancy check
Right to Rent
- Verify the immigration status of all adult tenants before the tenancy starts
- Keep copies of identity documents for the duration of the tenancy plus 12 months
- Repeat checks for tenants with time-limited permission to stay
Worked example, Mark's first compliance audit
Mark inherits a 3-bed Lincoln semi in early 2026 from his late father. He intends to keep letting it. Day 1 he runs a paper audit: gas safety (expired 4 months ago, illegal to relet without renewal), EICR (last done 2021, valid until 2026 only, needs booking), EPC (rated D, expires 2028, will need to hit C by 2030). Day 2 he books all three: £90 CP12 the same week, £170 EICR the following Monday, EPC reassessment scheduled for after the planned loft insulation upgrade. Total compliance spend to bring the property current: £260 in week one. Without this audit, Mark would have been letting illegally and unable to use Section 8 if anything went wrong.
Who Is Responsible for What: Common Grey Areas
- Painting and decorating: landlord responsible for maintaining a reasonable standard; tenants may be responsible for damage they cause
- Carpets: no legal obligation to replace on a schedule, but must not be a hazard or make the property unfit
- Gardens: typically the tenant's responsibility to maintain, but the landlord's to ensure it's in a reasonable state at the start
- Pest control: landlord responsible if caused by a structural defect; tenant responsible if caused by poor hygiene
- Mould: landlord responsible unless solely caused by tenant lifestyle (and you must prove that)
- Lightbulbs and batteries: generally the tenant's responsibility during the tenancy
If you need help keeping your properties compliant and well-maintained in Lincoln or Lincolnshire, we handle everything from end of tenancy cleaning and painting to damp surveys and full property turnarounds. One point of contact for all your property maintenance needs.
LWR Group
Property Services · Lincoln & Lincolnshire
