Private landlords · England · 2026
Your 45 landlord obligations
Every statutory obligation a private landlord in England carries — mapped to primary legislation, with evidence standards, deadlines, and consequence detail. Updated June 2026.
45
Obligations
mapped to law
mapped to law
Pre-Tenancy and Marketing
Obligations that apply before a tenancy begins — advertising, EPC, and right to rent checks.
OBL-007
EPC: Commission, Provide and Access
Landlords must commission a valid EPC before marketing a property and make it available to prospective tenants.
OBL-012
Right to Rent Initial Check
Landlords must verify every adult occupant has the right to rent in England before the tenancy begins.
OBL-033
Rent Advertisement: Specific Rent Only
Advertisements must state a specific rent figure. Invitations to bid or ranges are prohibited under the Renters' Rights Act 2025.
OBL-033b
Rental Discrimination Prohibition
Landlords must not discriminate when marketing or letting a property by imposing blanket bans on benefit claimants or other protected characteristics.
OBL-036
Right to Rent Follow-up Check
Where a tenant has time-limited permission to be in the UK, landlords must carry out a follow-up check before that permission expires.
Tenancy Setup and Documentation
Obligations triggered at or before tenancy commencement — terms, deposits, and prescribed information.
OBL-001
Written Statement of Terms
Landlords must provide a written statement of the prescribed terms of the tenancy before or at commencement, covering rent, notice periods, and statutory information.
OBL-002
Existing Tenancy Information Sheet
For tenancies in existence before 1 May 2026 with written terms, the prescribed RRA 2025 information sheet must be served on every named tenant.
OBL-003
Rent Periods and Due Date
Under the Renters' Rights Act 2025, rent periods must not be shorter than one month and must align with the tenancy start date.
OBL-004a
Possession Ground Statement
The written statement of terms must include a statement of the grounds on which possession may be sought.
OBL-004b
Pre-Tenancy Ground Notices
For Ground 1 (landlord occupation) or Ground 4A (student accommodation), the landlord must serve a prescribed notice before the tenancy begins.
OBL-005
Family Intervention Tenancy Notice
Where a tenancy is a family intervention tenancy, the landlord must serve a notice before the tenancy begins explaining its nature and the consequences.
OBL-006
Prohibition on Fixed-Term Tenancies
From 1 May 2026, landlords in England must not grant assured fixed-term tenancies. All new tenancies must be periodic from the outset.
OBL-013
Tenancy Deposit Protection
Where a deposit is taken, it must be protected in a government-approved scheme within 30 days and the prescribed information served within the same period.
OBL-014
Deposit Prescribed Information
The landlord must serve all prescribed information about the deposit scheme on the tenant within 30 days of receiving the deposit.
OBL-015
Deposit Cap Rules
Deposits must not exceed five weeks' rent where annual rent is under £50,000, or six weeks' rent where annual rent is £50,000 or above.
OBL-016
Holding Deposit Rules
Holding deposits must not exceed one week's rent. The landlord must enter into a tenancy, return the deposit, or provide written reasons for retention within 15 days.
OBL-017
Prohibited Payments
The Tenant Fees Act 2019 prohibits charging tenants any payment that is not a permitted payment. Prohibited fees include administration fees, viewing fees, and referencing fees.
OBL-018
Permitted Payment Caps
Where permitted payments are charged, they must not exceed the caps set by the Tenant Fees Act 2019. Late payment fees and variation fees are subject to specific limits.
Safety Certificates and Property Standards
Ongoing obligations to obtain, maintain, and serve statutory safety documentation.
OBL-019
Gas Safety Check and Record
Landlords must arrange an annual gas safety check by a Gas Safe registered engineer and serve a copy of the record on the tenant before occupation and within 28 days of each annual check.
OBL-020
Electrical Safety EICR
Landlords must have the fixed electrical installation inspected and tested by a qualified electrician at least every five years and provide a copy of the report to tenants and the local authority on request.
OBL-021
Electrical Safety Remedial Work
Where an EICR identifies unsatisfactory results, the landlord must carry out and evidence remedial work within 28 days and provide written confirmation to the tenant and local authority.
OBL-022
Smoke and Carbon Monoxide Alarms
Landlords must install a smoke alarm on every storey used as living accommodation and a carbon monoxide alarm in every room with a fixed combustion appliance.
OBL-023
Legionella Risk Assessment
Landlords have a duty under COSHH to assess the risk of Legionella in the property's water system and implement control measures where a risk is identified.
OBL-028
Furniture Fire Safety
Landlords supplying upholstered furniture must ensure every item carries a permanent fire safety label meeting the 1988 Regulations. Items without a permanent label cannot be supplied.
OBL-029
Minimum Energy Efficiency Standard
Private rented properties in England must have an EPC rating of at least Band E. Landlords must not let a property with an EPC rating below Band E unless a valid exemption is registered.
OBL-030
Fitness for Human Habitation
Landlords must ensure the property is fit for human habitation at the start of and throughout the tenancy under the Homes (Fitness for Human Habitation) Act 2018.
OBL-060
Gas Appliance and Flue Maintenance
In addition to the annual safety check, landlords must ensure gas appliances and flues are maintained in a safe condition throughout the tenancy.
Landlord Identity and Notice Obligations
Obligations to disclose identity, provide addresses for service, and give access notices.
OBL-039
Landlord Name and Address on Request
Where a tenant makes a written request, whoever receives rent must provide the landlord's name and address in writing within 21 days.
OBL-034
Landlord Address for Service
Landlords must provide an address in England or Wales at which notices can be served. Until provided, rent is not legally due.
OBL-042
New Landlord Assignment Notice
On the assignment of the landlord's interest, the new landlord must give written notice of the assignment to the tenant within two months.
OBL-042b
Access for Inspection and Repairs
Landlords must give at least 24 hours' written notice before entering the property for inspection or repair, and may only enter at reasonable times.
Rent, Fees and Financial Obligations
Rules governing rent setting, increases, advance payments, repairs, and prohibited fees.
OBL-008
Rent Increase Notice (Form 4A)
Rent increases for assured periodic tenancies must be proposed using the prescribed Form 4A with at least two months' notice. Increases are limited to once per 52-week period.
OBL-009
Prohibition on Rent in Advance
Landlords must not require tenants to pay more than one month's rent in advance at the start of a tenancy.
OBL-010
Post-Tenancy Rent Repayment
Where a tenant has overpaid rent in the final period of the tenancy, the landlord must repay the overpayment within the period set by the Housing Act 1988 as amended.
OBL-011
Rent Periods and Due Date
Rent periods must be weekly or monthly. The due date must not be earlier than the day of the period to which it relates.
OBL-045
Rent Increase Tribunal Determination
Where a tenant refers a rent increase to the First-tier Tribunal, the landlord must not increase the rent above the tribunal-determined market rent figure.
OBL-048
Repairing Obligations
Landlords are responsible under section 11 of the Landlord and Tenant Act 1985 for keeping the structure, exterior, and installations for heating, hot water, gas, electricity, and sanitation in repair.
Possession, Eviction and Enforcement
Obligations governing possession notices, eviction procedure, and unlawful eviction prohibition.
OBL-053
Section 8 Notice (Form 3A)
Possession proceedings for assured tenancies must be initiated using Form 3A. The notice must specify the grounds and comply with the notice periods for each ground claimed.
OBL-054
Unlawful Eviction and Harassment Prohibition
Landlords must not unlawfully deprive a residential occupier of occupation or harass them with intent to cause them to leave. Civil penalties of up to £40,000 apply under the Renters' Rights Act 2025.
OBL-055
Housing Hazard Improvement Notice
Where a local housing authority serves an improvement notice following an HHSRS inspection, the landlord must comply with the notice within the specified period.
Licensing, Equality and Further Duties
HMO licensing, equality duties, tax obligations, privacy notices, and pet request rules.
OBL-056
Mandatory HMO Licence
Landlords of large HMOs (five or more persons forming two or more households, sharing facilities) must hold a mandatory licence from the local housing authority.
OBL-057
HMO Management Regulations
Managers of HMOs must comply with the Management of Houses in Multiple Occupation (England) Regulations 2006, covering maintenance of common parts, fire precautions, water supply, and waste disposal.
OBL-058
Equality Act Discrimination Prohibitions
Landlords must not discriminate in the disposal of premises or the terms on which they offer premises on grounds of age, disability, gender reassignment, pregnancy, race, religion, sex, or sexual orientation.
OBL-059
Making Tax Digital for Landlords
Landlords with gross property income above the relevant threshold must use HMRC-compatible software to maintain digital records and submit quarterly updates from the relevant date.
OBL-061
Tenant Pet Requests
Landlords must respond to a written pet request within 28 days. Consent may only be refused on reasonable grounds. Failure to respond may constitute deemed consent under the Renters' Rights Act 2025.
OBL-009b
Tenant Privacy Notice (UK GDPR)
Landlords who process tenant personal data must provide a privacy notice at the point of data collection explaining how data is used, retained, and the tenant's rights under UK GDPR.
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LettingsLedger is a compliance evidence governance platform. It is not a legal services provider and does not provide legal advice. Guidance is derived from UK primary legislation at legislation.gov.uk and official GOV.UK sources for informational purposes only. Reflects the position as at June 2026. A GovProtocol product by Pertheo Limited.