Last updated: October 2026. Written by the Citywise Property Solutions team, London.
Landlords in London need three core certificates before letting a property: a gas safety certificate renewed every 12 months, an electrical safety report (EICR) at least every 5 years, and an Energy Performance Certificate (EPC) rated E or above that lasts 10 years. Working smoke and carbon monoxide alarms are also required, and PAT testing is strongly advised for furnished lets.
This checklist covers each landlord certificate, how often it is due, who can issue it and how the rules differ between England and Wales.
Landlord certificates checklist
| Certificate or check | Required by law? | How often | Who issues it |
|---|---|---|---|
| Gas safety certificate (CP12) | Yes, if the property has gas | Every 12 months | Gas Safe registered engineer |
| Electrical Installation Condition Report (EICR) | Yes | At least every 5 years | Qualified and competent electrician |
| Energy Performance Certificate (EPC) | Yes, minimum band E | Every 10 years | Accredited energy assessor |
| Smoke and carbon monoxide alarms | Yes | Checked on the first day of each new tenancy | Landlord or agent |
| PAT testing of supplied appliances | No, but supplied appliances must be safe | Risk based, commonly at each new tenancy or yearly | Competent PAT tester |
| HMO or property licence | Yes, where the property type or borough requires it | Usually up to 5 years | Local council |
| Fire risk assessment | Yes, for HMOs and blocks with shared areas | Reviewed regularly | Competent assessor |
| Legionella risk assessment | A risk assessment is expected, no certificate is needed | When circumstances change | Landlord or competent person |
Gas safety certificate
If the property has a gas boiler, hob or fire, you need a gas safety check every 12 months by a Gas Safe registered engineer. The record is often called a CP12 or landlord gas safety certificate.
- Give a copy to new tenants before they move in.
- Give existing tenants a copy within 28 days of each check.
- Keep records for at least 2 years.
- Ask to see the engineer’s Gas Safe ID card and check it covers the appliance types in your property.
Landlord electrical safety certificate (EICR)
The landlord electrical safety certificate is the Electrical Installation Condition Report. In England, landlords must have the electrical installation inspected and tested at least every 5 years by a properly qualified person, and must give tenants proof.
- The EICR covers fixed wiring, sockets, light fittings and the consumer unit.
- The report grades faults. Codes C1 and C2 mean danger is present or likely, and FI means further investigation is needed. All three require action.
- Give a copy to existing tenants within 28 days of the inspection and to new tenants before they move in.
- Complete any required remedial work within 28 days, or sooner if the report says so.
- Local councils enforce the rules and can issue large financial penalties.
An EICR does not cover portable appliances. That is what PAT testing is for.
Energy Performance Certificate (EPC)
You need a valid EPC before you market a property to let. It lasts 10 years.
- The rating must be band E or better, unless you have registered an exemption.
- The government intends to raise the minimum to the equivalent of band C for all privately rented homes in England and Wales by 1 October 2030.
- The planned cost cap is £10,000 per property.
Read more: How long does an EPC last? and How to improve your EPC rating.
Smoke and carbon monoxide alarms
In England, landlords must:
- Fit at least one smoke alarm on every storey that has a room used as living accommodation.
- Fit a carbon monoxide alarm in any room used as living accommodation that contains a fixed combustion appliance, such as a boiler or wood burner. Gas cookers are excluded.
- Check each alarm works on the day a new tenancy begins, and keep a record.
- Repair or replace faulty alarms once told about them.
Councils can fine landlords up to £5,000 for failing to comply with a remedial notice.
PAT testing for landlords
PAT testing is not a legal requirement for private landlords in England and Wales. The law does require any appliances you supply to be safe. A PAT test gives you dated proof for each kettle, fridge, washing machine and lamp.
PAT testing matters most for:
- Furnished and part-furnished lets.
- HMOs, where licence conditions often ask for appliance safety evidence.
- Short lets and serviced accommodation with high turnover.
Read more: Is PAT testing a legal requirement? and What is a PAT test?
Gas and electric safety certificates: what is the difference?
| Gas safety certificate | EICR | PAT test | |
|---|---|---|---|
| Covers | Gas appliances, pipework and flues | Fixed wiring, sockets, consumer unit | Plug-in appliances |
| Frequency | Every 12 months | At least every 5 years | Risk based |
| Legally required | Yes | Yes | No, but appliances must be safe |
| Done by | Gas Safe engineer | Qualified electrician | Competent PAT tester |
Licences and documents London landlords often miss
- HMO licence. Mandatory for properties let to 5 or more people from 2 or more households. Many London boroughs also run additional or selective licensing schemes, so check with your council.
- Fire risk assessment. Needed for HMOs and for the shared parts of blocks of flats.
- Deposit protection. Deposits must be placed in a government-approved scheme within 30 days, and tenants must be given the prescribed information.
- Right to rent checks. Required in England before a tenancy starts.
- Renters’ Rights Act information sheet. Landlords in England had to give existing tenants the official information sheet by 31 May 2026. Give it to any tenant who has not yet received one.
- Private rented sector database. A landlord registration database is being introduced in England in stages. Watch GOV.UK for the date that applies to your area.
What is different in Wales?
Wales has its own rules under the Renting Homes (Wales) Act 2016.
- Landlords must register with Rent Smart Wales, and self-managing landlords need a licence.
- An EICR is required at least every 5 years, and the contract-holder must receive it within 14 days of the occupation date.
- Smoke alarms must be mains powered and interlinked, with one on every storey.
- A carbon monoxide alarm is required in any room with a gas, oil or solid fuel appliance.
What happens if a landlord has no certificates?
Missing certificates can lead to council fines, problems regaining possession of the property, invalid insurance and, in serious cases, prosecution. Good records are the simplest defence: keep every certificate, the date you gave it to the tenant and proof that they received it.
How to get your landlord certificates in order
- List every property and note the expiry date of each certificate.
- Check your EPC on the GOV.UK register and your gas and electrical reports in your files.
- Book anything due in the next 3 months.
- Combine visits where you can, such as EPC and PAT testing together.
- Send copies to tenants and keep proof of delivery.
- Set calendar reminders 2 months before each renewal.
Frequently asked questions
What certificates do landlords need?
Landlords need a gas safety certificate where there is gas, an EICR for electrical safety and an EPC. They must also provide working smoke and carbon monoxide alarms and hold any licence their council requires.
What certificates do landlords need by law in England?
By law: an annual gas safety record, an EICR at least every 5 years and a valid EPC at band E or above. Alarms, deposit protection and licensing are legal duties too, though they are not certificates.
How often do landlord certificates need renewing?
Gas safety every 12 months, EICR at least every 5 years and EPC every 10 years.
Is a landlord certificate the same as a gas safety certificate?
People often say landlord certificate when they mean the gas safety record, also called a CP12. Landlords need the electrical report and the EPC as well.
Do landlords need a PAT certificate?
It is not required by law for private landlords in England and Wales, but supplied appliances must be safe, and a PAT certificate is the easiest proof.
Can I get all my landlord certificates in one visit?
EPC and PAT testing can be done in the same visit. Gas and fixed-wiring inspections need a Gas Safe engineer and a qualified electrician.
Do the same rules apply in Scotland?
No. Scotland has separate rules, including mandatory appliance testing for landlords.
Landlord certificates in London, near you
Citywise Property Solutions Ltd provides EPC certificates and PAT testing for landlords and letting agents across London, including Croydon and South London, with floor plans and photography available in the same visit.
Book an EPC certificate in London, book PAT testing in London or contact our team on 07359 830749.
Citywise Property Solutions Ltd is registered in England and Wales, company number 17026397. Office: 1 Bensham Lane, London, CR0 2RU. This guide is general information, not legal advice.
Sources
- GOV.UK: Electrical safety standards in the private and social rented sectors
- GOV.UK: Smoke and carbon monoxide alarm regulations, guidance for landlords
- GOV.UK: Minimum energy efficiency standard, landlord guidance
- HSE: Portable appliance testing (PAT) FAQs
- HSE: Gas safety for landlords
- GOV.WALES: Fitness of homes for human habitation, guidance for landlords