A lawful tenancy in England stands on a short list of documents and devices: a protected deposit with the prescribed information served, an annual gas safety record, a five yearly electrical report, an energy performance certificate at band E or better, smoke alarms on every storey and carbon monoxide alarms by every fixed combustion appliance. None is optional, each carries its own penalty, and together they take an afternoon a year to keep right.
The checklist, with the rules behind it
| Item | The rule | The consequence of failure |
|---|---|---|
| Tenancy deposit | Protected in a government approved scheme within 30 days, prescribed information served. Capped at five weeks' rent where the annual rent is under £50,000 | Penalty of one to three times the deposit, and possession obstructed |
| Gas safety | Gas Safety (Installation and Use) Regulations 1998: annual check by a Gas Safe engineer, record to the tenant | Criminal offence, unlimited fine |
| Electrical safety | Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020: EICR at least five yearly | Civil penalties up to £30,000 |
| Energy performance | Minimum band E to let, under the 2015 MEES Regulations | Cannot lawfully let, penalties follow |
| Smoke alarms | One per storey used as living accommodation, working at the start of the tenancy | Civil penalty |
| Carbon monoxide alarms | In every room with a fixed combustion appliance | Civil penalty |
Two further items complete the file where they apply: the licence, where the address sits in a licensing area, which our guide to selective licensing in Nottingham covers, and the government information sheet the Renters' Rights Act 2025 required for existing tenants by 31 May 2026. Proposals to raise the minimum energy standard are consulted on periodically; band E is the current minimum and we update this page when that changes.
Keeping it right without thinking about it
Every item on the list is dated, which means every item can be diarised, and that is the whole trick: a compliance calendar, renewals instructed a month early, and the documents filed where a tribunal, a council or a buyer can see them. Our Fully Managed service does exactly this, with the certificates at the published prices on Landlord services and fees, £120 for a gas certificate, £240 for an electrical report, £120 for an EPC, each including any VAT and only when used. Self managing landlords are welcome to the same schedule as a standalone service. General information rather than advice on a particular property.
