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The ultimate list of landlord responsibilities

Whether you’re an experienced landlord or managing your first property, it’s vital to understand your legal responsibilities. Not meeting your obligations doesn’t just risk invalidating your insurance; it can also leave you facing hefty fines and even prosecution. We look at key landlord responsibilities to help ensure you stay on top of your legal duties.

Updated: 08.05.26

By Christine Farmer

This content was factually correct when written but may not reflect current developments or information.

Tenancy agreement

As a landlord, you must: 

  • Issue tenants with the latest version of the How to Rent guide.

  • Have a valid EPC (Energy Performance Certificate).

In late 2026, as part of the second implementation phase of the Renters’ Rights Act, you will also need to:

  • Join the Private Rented Sector Landlord Ombudsman scheme and maintain membership for as long as you are a landlord.

Bear in mind that your legal obligations may change in line with legislation, so it’s also worth reviewing official advice from GOV.UK, renting out your property.

1. Health and safety certificates

Ensuring your rental property is safe is an inherent part of your landlord responsibilities. The three biggest areas to focus on are:

Gas and electrical safety

Gas safety checks on appliances, pipes, and flues must be carried out every year by a qualified Gas Safe engineer, who will then issue you with a CP12 gas safety certificate. New tenants must be given a copy of the CP12 certificate upon moving in. You can give existing tenants a copy within 28 days of the inspection.

Your rental property must also have its electrical system checked by a qualified electrician at least once every five years. If the property meets required standards, you’ll be given an Electrical Installation Condition Report (EICR), which you must also share with tenants.

Fire safety and prevention

You must provide a smoke alarm on every floor and a carbon monoxide alarm in any room with an appliance that burns solid fuel (like a wood-burning stove or coal fire). If your rental is large (or an HMO), you’ll also need to provide fire alarms and extinguishers.

If you provide any furniture or soft furnishings, you must make sure they’re fire-safe.

Legionella and asbestos

Most residential properties in regular use are at low risk of Legionella contamination. Nevertheless, it’s still your responsibility to assess the risk and take measures to prevent it.

The Health and Safety Executive (HSE) has a clear guide that explains how you can carry out checks yourself, but if you’d prefer to have a professional undertake an assessment, you can find an expert from the Legionella Control Association (LCA) directory.

As a landlord, you also have a legal duty to manage any asbestos in your property. This includes checking whether it is present in your property, sealing it, or removing it if needed. This typically only applies to properties built before 2000, as asbestos was banned in 1999. Full guidance on how to manage asbestos can be found at:

You can also learn more about your health and safety obligations in our guide to landlord certificate requirements.

2. Fitness for human habitation and Awaab’s Law

Any property being rented out must meet the standards set out in Section 10 of the Landlord and Tenant Act 1985 and be ‘fit for human habitation’. If you don’t meet these obligations, tenants can take court action against you.

Under Awaab’s Law, social housing landlords must address serious hazards and, in particular, address any damp and mould issues within strict time frames. As part of the third phase of the Renters’ Rights Act (predicted for 2027-2035), Awaab’s Law will also apply to private housing landlords.

To learn more and to understand where responsibility lies, take a look at our landlord guides to the Fitness for Human Habitation Act and Damp and mould in rental properties.

3. Repair and maintenance duties

Section 11 of the Landlord and Tenant Act 1985 sets out repair and maintenance responsibilities for both landlords and tenants.

Fundamentally, as a landlord, you’re responsible for the structure and exterior of the property, including the supply of water, electricity, and gas. This also means you’re responsible for the installation of utilities, such as boilers, pipes, and drainage systems, which must be kept in ‘good repair’. However, landlords aren’t responsible for repairs of damage caused by the tenant (for example, if the tenant or a guest smashed a window).

Tenants, on the other hand, are expected to keep the property clean and carry out basic maintenance to ensure it doesn’t fall into preventable disrepair. For example, tenants should heat and ventilate the property as appropriate and refrain from any activities that could cause damage. In most cases, tenants will also be expected to maintain any outdoor space, such as mowing the lawn.

You can learn more about who’s responsible for what and exactly what’s expected of landlords in our guide to the Landlord and Tenant Act 1985.

4. Tenancy agreements and the new eviction rules

The Renters’ Rights Act has significantly reformed tenancy agreements and the eviction process. Standard rental agreements are now rolling Assured Periodic Tenancies (APTs) with no fixed end date, which means tenants cannot be locked into fixed terms. If tenants decide to leave, they only need to give you two months’ written notice (it can be less if mutually agreed).

If you need to evict tenants, you can only do so using a Section 8 notice, as Section 21 ‘no-fault’ evictions have been abolished. You must also have valid legal grounds for eviction. To counterbalance this reform, Section 8 grounds for possession have also been updated, and valid grounds now include:

  • If you want to sell the property.

  • If you (or another family member) want to move into the property.

To learn more about the new eviction process, take a look at our guide: What is a Section 8 notice?

5. Financial and tax obligations

Tax for landlords can be complicated, and you’ll generally have to declare any rental earnings to HMRC (you can double-check whether you need to do this at GOV.UK). The amount you’re taxed will depend on what your total earnings are.

Tax obligations may tempt landlords to run their rental portfolio through a limited company to reduce rental income (and, therefore, pay less tax). However, this can lead to additional tax burdens and complications (such as corporation tax and additional stamp duty). If you’ve got a property portfolio and are considering this route, it’s worth seeking professional advice from an accountant first, so that you’re absolutely clear about the financial impact.

You’ll also need to remember that from 6 April 2027, Making Tax Digital (MTD) will apply to landlords whose total income is more than £30,000. From 6 April 2028, MTD will be extended to landlords with income over £20,000.

To give you a clearer idea of your financial obligations, take a look at our guide to how much tax you need to pay on your rental income, and our in-depth landlord tax guide. Please note that Alan Boswell Group cannot provide tax advice; you should always seek advice from an accountant if unsure.

How your responsibilities affect your landlord insurance

If you have landlord insurance, you’ll be expected to fulfil your legal duties, and not doing so means you risk invalidating your policy. For example, if a fire starts due to an electrical fault and you don’t have a valid EICR, your insurer may refuse to pay out, leaving you to face repair costs alone.

Renters’ Rights Act reforms also mean you can only evict tenants by issuing a Section 8 notice and specifying a valid, legal reason as grounds for possession. If tenants don’t comply with a Section 8 notice, you’ll need to take court action, which can become costly.

That said, legal & rent guarantee insurance or standalone landlord legal expenses can mitigate the risks of renting out property and help minimise costs by covering missed rental payments and the costs of regaining possession of your property.

Protect your assets with tailored landlord insurance

Renting out property has always come with risk, but landlord insurance can help you meet challenges and provide a financial safety net should the unexpected happen.

To find out more about how we can help and the types of policies we offer, visit our landlord hub or call us on 01603 216399.

Need help with your insurance?

If you have a question regarding the insurance for your rental property or need a quote, we’re happy to help.

Speak to us:  01603 216399

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