Safety certificates you must hold
These are non-negotiable and dated. Diarise every renewal the day the certificate is issued.
- Gas Safety Record — annual, by a Gas Safe registered engineer
- EICR (electrical installation condition report) — at least every five years
- EPC — valid certificate, minimum band E for lettings
- PAT testing on supplied appliances — good practice, and expected in furnished lets
- Smoke alarms on every storey and carbon monoxide alarms in rooms with a fuel-burning appliance
- Fire risk assessment and fire-safe furnishings in serviced and managed lets
Paperwork and tenant-facing duties
Beyond certificates, there is a set of documents and checks that must be in place before anyone takes occupation.
- Right to Rent checks on adult occupiers in England
- How to Rent guide served for assured shorthold tenancies
- Deposit protected in an approved scheme within 30 days, with prescribed information served
- Written terms, inventory and check-in condition record
- Landlord insurance appropriate to the letting type — a standard residential policy often will not cover managed or serviced use
Licensing and planning
Licensing varies by council, so check your specific borough rather than relying on general advice. Selective and additional licensing schemes are widespread, and HMO licensing applies at lower thresholds than many owners expect.
In Greater London there is also the 90-night short-let limit to work around. That is a planning issue rather than a licensing one, and it shapes how a London calendar should be built.
Who does this under management
When we manage a property, we track every certificate and renewal, arrange the engineers, hold the records and keep the compliance file current. You get reminders rather than tasks, and nothing lapses quietly.