How can landlords advertise and price property?
This only applies in England.
In England, you must state a specific rent amount in any advertisement. Under the Renters' Rights Act 2025, you are strictly prohibited from inviting or accepting offers that exceed this price. For more on handling applications and avoiding illegal bidding wars, read Picking a tenant.
What information do landlords need to give to new tenants?
Landlords should provide all tenants with information about their tenancy. The minimum requirements are:
-
for an assured periodic tenancy (or ‘APT’) in England - that a written statement of certain terms and information about the key terms of the tenancy is provided to the tenant no later than the day the tenancy begins
-
for an occupation contract in Wales - that a written statement of the occupation contract is given to contract holders within 14 days of the date they were entitled to move into the property (or ‘dwelling’)
What are the key written terms?
This applies to England only.
In England, the written statement provided to tenants must include specific mandatory terms. These include the:
-
names of the landlord and tenant
-
the address of the rental property
-
the rent amount and payment frequency
-
the tenancy start date
It must also include required terms which outline the statutory protections provided by the Renters’ Rights Act, such as rules regarding rent increases and the tenant's right to request a pet.
For more detailed information, see the government’s guidance on written information for your tenant.
How should this tenancy information be provided?
In England, landlords must provide the written statement of terms in hard copy or, if the tenant agrees, via email. For existing tenancies moving to the new system, this must be provided within 28 days of the transition date.
In Wales, the written statement of the occupation contract must be provided in hard copy or electronically if agreed by the contract holder, ensuring it is a complete and accurate representation of the contract terms.
This information is usually provided in the form of a written Tenancy agreement in England, and always as a written statement of an occupation contract in Wales.
Having a full written contract is a good way of ensuring both parties are aware of their rights and obligations, and it provides evidence of this that can be used if a dispute arises down the line.
What tenancy deposit information do landlords need to provide?
Landlords must provide tenants with certain prescribed information about their tenancy deposit within 30 days of receiving their deposit. This ensures tenants are made aware of their rights during and at the end of the tenancy. It includes:
-
details of the tenancy deposit scheme
-
information on how the deposit is protected
-
how to apply to get their deposit back
-
what to do if there's a dispute
In England, if you fail to comply with the tenancy deposit rules, you will not be able to use most of the new possession grounds to end a tenancy under a Section 8 notice.
What other information do landlords need to provide?
Landlords must also give the tenant:
-
an up-to-date Energy Performance Certificate (EPC) for the property
-
a current gas safety certificate if the property uses gas
-
a copy of the government’s free ‘How to rent’ guide, if the property is located in England
-
in Wales, it’s good practice to give contract holders a copy of Rent Smart Wales’ similar guide, ‘A Home in the Private Sector: a Guide for Tenants in Wales’
-
-
an electrical condition report
-
certain basic information about the landlord (eg their name and address)
In Wales, if you don't give the tenant this information, you will not be able to serve a no-fault eviction notice (ie a Section 173 notice for Wales) to them in future.
What are the additional requirements for landlords in Wales?
For tenancies and properties located in Wales, landlords and their rental properties must be registered with Rent Smart Wales. Failure to comply with this requirement is an offence. In addition, landlords need to apply for a licence if they self-manage the property or, if they don’t, instruct a licensed letting agent.
For more information, read Residential tenancies in Wales.
What are the rules on houses in multiple occupation?
There are legal requirements relating to the registration of houses in multiple occupation (HMOs). A property is an HMO in England and Wales if it is let as a main or only home to at least three tenants who form more than one household and who share a kitchen, bathroom, or toilet.
An HMO must have a licence from the relevant local authority if it is occupied by five or more persons (ie it is classified as a ‘large HMO’). Be aware that in Wales, a section 173 notice won't be valid if the tenant lives in an HMO that should be licensed by the council but isn't.
When deciding whether to issue a licence, the council will check that the property meets an acceptable standard (eg whetherit is large enough for the occupants and is well managed). It may also consider whether the landlord is a 'fit and proper person’. For more information, read HMOs.
Check with your local authority for their policies on HMOs, as there are large fines for non-compliance.
What are the safety requirements for landlords?
As a landlord, you owe a duty of care to your tenants, and you must meet various health and safety obligations under the law. In particular, make sure you consider gas safety, electrical safety, fire safety, and requirements for installing certain alarms.
Gas safety
All gas equipment supplied at the property must be installed and maintained by a competent engineer who is Gas Safe registered.
You must also:
-
carry out a gas safety check every 12 months
-
keep a copy of the gas safety record of each appliance for at least two years
-
list any defects found and/or any remedial action taken in the certificates
-
install a carbon monoxide detector near gas appliances
Electrical safety
All electrical appliances (eg cookers, washing machines, and heaters) and equipment (eg plugs, leads, sockets, and light fittings) must be safe, undamaged, and carry the British Safety Standard sign. Any faulty items must be removed or replaced.
Landlords are also required to ensure that all electrical installations are inspected and tested by a registered electrician, usually at least once every five years. The electrician will give a report (ie an Electrical Installation Condition Report, or ‘EICR’) to the landlord, which will explain the outcomes of the inspection and will list any investigative or remedial work required. For more information, read Electrical safety in rented property.
Fire safety
Furnishings supplied in the property must meet fire-resistance standards. Such items include upholstered furniture, beds, headboards, mattresses, futons, sofa beds, garden furniture, scatter cushions, pillows, and covers. Non-compliant items must be removed before the tenant moves into the property.
Additional fire safety obligations were introduced in England only since 23 January 2023, by the Fire Safety (England) Regulations 2022. These Regulations only apply to buildings in England that contain two or more domestic premises (eg blocks of flats or houses divided into flats). They require that the ‘responsible person’ for fire safety ensures that:
-
fire safety instructions are displayed and given to residents (eg containing evacuation strategies and information on what to do if a fire occurs)
-
information about fire doors and their operation and importance is given to residents, and
-
residents are reminded about key fire safety information annually
These Regulations also impose additional obligations on responsible persons for qualifying buildings that are more than 11 metres tall and for those more than 18 metres tall. For example, for buildings taller than 18 metres, certain fire safety information must be given to the local Fire and Rescue Service, and lifts and equipment in the building intended for use by firefighters must be checked monthly for functionality. For more information on obligations under these Regulations, read the government’s guidance on the Regulations.
Note that special fire safety rules apply to HMOs. For more information, read Fire safety in HMOs.
Smoke alarms
All dwellings in Wales must have at least one smoke alarm on each floor, and this must be connected to the main electrical supply and linked to the other main smoke alarms in the property. Additional alarms on a given floor (ie above and beyond the one required on each floor) need not be linked to the electrical system and the other alarms.
All properties in England must have at least one smoke alarm on each floor in which there is at least one room that is wholly or partially used as living accommodation. A room is used wholly or partially as a living accommodation if:
-
the main use of the room is for living purposes, or
-
a person spends a significant amount of time in the room
Landlords must check smoke alarms are in working order at the start of a new tenancy. They should also make sure they’re located where the tenants can hear them and should consider whether more than one alarm on a given floor is appropriate to ensure the safety of a particular property.
Carbon monoxide alarms
A carbon monoxide alarm (or CO alarm) must be installed in every room that is partially or fully used as living accommodation and which contains any appliance that burns (or is capable of burning) fuel (eg a gas boiler, wooden stove, or open fire). A CO alarm need not be installed in a room:
-
that contains a gas cooker
-
where the appliance burning fuel is only decorative (eg a non-functioning, purely decorative fireplace)
Landlords must check that CO alarms are working on the first day of any new tenancy.
For more information, see the government’s guidance on smoke and carbon monoxide alarm for England and the Welsh government’s guidance on fitness for human habitation.
How does the Building Safety Act 2022 affect landlords?
Introduced following the Grenfell Tower fire, the Building Safety Act 2022 aims to improve safety for residents in high-rise buildings.
The safety obligations generally only apply to higher-risk buildings in England and Wales that are:
-
at least 18 metres tall, or which have at least seven storeys, and
-
contain at least two residential units
Responsibility for complying with the law lies with the accountable person. This is usually the freeholder or the party responsible for repairing the building's common parts (eg stairways or lobbies). In some cases, building management companies or individual leaseholders (ie leasehold property owners as well as tenants) may also be considered accountable persons. If you are unsure of your status, check your lease or Ask a lawyer.
The accountable person is responsible for:
-
assessing and managing building safety risks, such as structural issues or fire spread
-
maintaining accurate information about the building’s construction and evacuation routes, and providing this to residents upon request
-
ensuring the building is registered with the Building Safety Regulator. High-risk buildings must be registered before they can be legally occupied
For more information, read the government’s guidance on registration.
What are additional regional requirements for landlords?
Local councils have the ability to impose specific requirements in individual areas with the potential for high penalties in the event of non-compliance.
Check with your local authority for any local requirements, or Ask a lawyer if you would like specific advice on this topic. For more information, read Selective licensing.
What are fitness for human habitation requirements?
It is an implied term of a residential tenancy agreement that the landlord will ensure that the dwelling is fit for human habitation:
-
when the tenancy is granted, and
-
will stay fit for human habitation for the duration of the tenancy
For more information, read Fitness for human habitation.
What are the rules regarding pets?
This only applies in England.
Tenants in England have a legal right to request a pet. You cannot have a blanket ‘no pets’ policy in your tenancy agreement, you cannot unreasonably refuse a request to keep a pet, and you must consider every request on its individual merits.
Handling a pet request
If a tenant wants to keep a pet, they must make a written request to you, including a description of the animal. You must then:
-
respond to their request in writing within 28 days
-
request any additional information needed to make a decision, within those 28 days
-
give a final decision within an additional seven days, once the tenant provides the requested information
-
provide a detailed explanation of any refusal. Tenants can challenge a refusal they believe is unreasonable through a complaint or court proceedings
When can I refuse a pet?
You cannot refuse a request simply because you dislike pets or have had bad experiences with previous tenants. Your refusal must be reasonable. Common examples of reasonable refusal include:
-
superior leases - if you are a leaseholder, and the freeholder’s head lease prohibits pets
-
allergies - another tenant living in the property has a documented allergy
-
suitability - the property is physically too small for the type or number of pets requested
-
legality - the pet is illegal to own
Damages caused by pets
You cannot charge a pet rent or an additional deposit. While you can use the tenancy deposit to cover pet damage, you cannot ‘double recover' for the same damage from both insurance and the deposit.
What are data protection considerations for landlords?
If you handle and process personal data belonging to tenants (for example, in a Landlord reference letter), you'll need to understand your new responsibilities under the UK General Data Protection Regulation (GDPR). This includes safeguarding tenants’ data, making sure you only pass it on if you are legally entitled to do so, and not retaining it for longer than necessary.
It may be necessary to give your tenants a data protection privacy notice telling them what will be done with the data you hold about them. For more information, read Data protection for private landlords.
How do landlords increase the rent?
The process for increasing rent depends on whether your property is in England or Wales. In both cases, you must follow strict statutory procedures.
In England, under the Renters’ Rights Act 2025, you can only increase rent once every 12 months to the current market rate. You must use the Section 13 notice and provide at least two months’ notice. For more information, read Rent increases and section 13 notices.
In Wales, rent increases are governed by the Renting Homes (Wales) Act 2016. When and how the rent can be increased depends on the specifics of the occupation contract. For more information, read Residential rent variations in Wales.
If you have any questions or concerns, do not hesitate to Ask a lawyer.
