Landlord Compliance Certificates: The Complete List for London Landlords

The Full Compliance Certificate Checklist

London landlords are subject to one of the most comprehensive regulatory frameworks for private rented property in England. The combination of national legislation, London-specific HMO licensing requirements, and selective licensing schemes operated by individual London boroughs means that maintaining a compliant portfolio requires active management of multiple compliance documents with different validity periods and renewal requirements. This guide covers every certificate and document a London landlord should have in place.

Gas Safety Certificate (CP12)

The Gas Safety Certificate — formally the Gas Safety Record, commonly called the CP12 — is required annually for every rental property with gas appliances. The Gas Safety (Installation and Use) Regulations 1998 require that a Gas Safe registered engineer inspects all gas appliances, flues, and pipework every 12 months, and that a copy of the resulting record is provided to the tenant within 28 days of the inspection. New tenants must receive a copy before they move in. The record must be retained for at least two years. Failure to comply carries a penalty of up to £6,000 fine and/or six months imprisonment. This is the non-negotiable foundational compliance document for any property with gas.

Electrical Installation Condition Report (EICR)

An EICR is required every five years for all privately rented properties under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. The EICR must be carried out by a qualified electrician and must assess the safety of the fixed electrical installation. A copy must be provided to existing tenants within 28 days and to new tenants before occupation. Any C1 or C2 observations must be remediated within 28 days. Failure to comply allows the local authority to arrange remedial work and recharge costs to the landlord, plus a civil penalty of up to £30,000. For HMOs, some local authorities impose a three-year EICR cycle as a licence condition.

Energy Performance Certificate (EPC)

An EPC is required when a property is let, sold, or constructed. The EPC shows the energy efficiency rating from A to G. From April 2020, all newly let properties must have a minimum EPC rating of E. A rental property with an F or G rating cannot legally be let without a valid exemption registered on the PRS Exemptions Register. The EPC is valid for ten years. Failing to provide an EPC or letting a sub-standard property without an exemption can result in a fine of up to £5,000 per property. The government has proposed increasing the minimum standard to a C rating by 2030, though this remains subject to final legislation.

Legionella Risk Assessment

A written Legionella risk assessment is required for every rental property under the Health and Safety at Work Act 1974 and HSE L8 ACOP. This document assesses the water system for Legionella risk and records the control measures in place. It is not a certificate with a fixed validity period — it must be reviewed when the water system changes, after a prolonged void period, or at regular intervals (annually for HMOs). It should be retained in the landlord compliance file and made available to the local authority on HMO licence applications.

Fire Risk Assessment

A fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005 is mandatory for all HMOs and for the common parts of all blocks of flats. It must be carried out by a competent person, must be written for any premises with a licensable use, and must be reviewed periodically. The assessment covers fire hazards, people at risk, existing fire safety measures, and a prioritised action plan. It is required for every HMO licence application in London and must be kept current.

PAT Testing Certificate

Portable Appliance Testing (PAT) of all landlord-supplied electrical appliances is required for HMOs under the Management of HMOs Regulations 2006 and is strongly recommended for all rental properties under general landlord duty-of-care obligations. Annual PAT testing of all landlord-supplied appliances is the standard for HMOs. A PAT testing certificate lists all tested appliances, their results, and the next due date. It is commonly requested by local authorities during HMO licensing inspections.

HMO Licence

An HMO licence is required for any property that is occupied by five or more people forming two or more separate households. In addition, many London boroughs operate additional and selective licensing schemes that extend licensing requirements to smaller HMOs and to standard single-let properties in defined areas. The HMO licence is typically valid for five years and is renewed subject to evidence of compliance with all the documents listed above.

Keeping Records

The compliance file for each rental property should contain: the current gas safety certificate, the current EICR, the current EPC, the Legionella risk assessment, the fire risk assessment (for HMOs), the PAT testing certificate, the HMO licence, and evidence of smoke and CO alarm installation. All documents should be stored securely with backup copies. Digital storage with a reliable backup system is recommended for portfolio landlords managing multiple properties.