Landlord Property Inspection Checklist: Plumbing, Gas and Electrical

Why Regular Inspections Matter

A London landlord who only visits their property at the start and end of each tenancy is operating reactively — problems are discovered after they have caused damage, not before. Regular mid-tenancy inspections serve multiple purposes: they identify maintenance issues before they escalate into expensive repairs, confirm the property is being used appropriately, demonstrate the landlord's commitment to the property's condition, and create a documented record of property state that can be referenced in disputes.

The recommended frequency is every 6 months for standard lets, every 3 months for HMOs and higher-occupancy properties. Always give tenants proper notice — a minimum of 24 hours' written notice is required under most tenancy agreements and under common law regardless of agreement terms. Some landlords prefer to involve tenants in the inspection rather than attending alone — this can reduce friction and allows the tenant to raise concerns directly.

Gas Safety Checklist

• Gas Safety Certificate (CP12): Is the current certificate valid? It must not be more than 12 months old. Note the renewal date and schedule the next check well in advance.
• Boiler: Is the boiler firing correctly? Check the pressure gauge (should be 1–2 bar). Any error codes displaying? Any unusual sounds (loud banging, grinding, or persistent ignition clicking)?
• Gas appliances: Are all gas appliances (cooker, gas fires, wall heaters) operating? Any visible damage, burn marks, or sooting around burner areas?
• CO alarms: Test each CO alarm using the test button. Replace batteries if the alarm gives a low-battery warning. Check manufacture date — replace if over 7 years old or as per manufacturer guidance. Record that you tested them.
• Flue terminal: From outside the property, is the boiler flue terminal (the white plastic outlet on the external wall) clear of obstruction, damage, or vegetation? Is there any sooting or staining around the terminal suggesting combustion spillage?
• Boiler service history: When was the boiler last serviced? Annual servicing maintains warranty and reduces breakdown risk. Arrange a service if overdue.

Electrical Checklist

• EICR (Electrical Installation Condition Report): Is the current EICR valid? It must not be more than 5 years old. Note the next due date.
• Smoke alarms: Test each smoke alarm using the test button. Replace batteries as needed. There must be at least one working smoke alarm on every floor used as living accommodation.
• Consumer unit: Is the fuse board accessible and undamaged? Any signs of heat damage, burning smells, or tripped breakers that won't reset?
• Sockets and switches: Walk through every room and check sockets and switches for cracks, scorch marks, or damage. Check that faceplates are secure. Look for evidence of overloaded sockets — multiple extension leads daisy-chained together.
• Light fittings: Any exposed wiring at light fittings, damaged pendants, or fittings hanging off the ceiling?
• Appliances (if furnished): Are landlord-supplied appliances (washing machine, fridge, cooker) in working order and showing no signs of electrical damage?

Plumbing Checklist

• All taps: Check every tap (kitchen, bathroom, en-suites) for drips when closed and for adequate flow when open. A dripping tap wastes water and, over time, damages the sink or bath surface.
• Under-sink areas: Open the under-sink cupboard in the kitchen and all bathrooms. Check for signs of water on the base of the cupboard, staining on the back panel, or actively dripping waste pipe joints. This is one of the most common locations for slow leaks that go unnoticed for months.
• Toilet: Flush each toilet and confirm it refills correctly and stops filling (no phantom running). Check for any movement in the toilet pan — a loose toilet is a sign that the floor seal may be compromised. Check for any discolouration at the base indicating a seal leak.
• Shower: Run the shower for 30 seconds and confirm adequate flow and correct temperature. Check shower tray or bath for cracked grout or sealant — this allows water behind tiles, causing damage to walls and ceilings below.
• Water pressure: Is pressure at sinks and shower adequate? Low pressure across the whole property may indicate a partially closed stopcock or a mains pressure issue.
• Hot water: Check that hot water is produced at taps within a reasonable time. Very long wait times for hot water can indicate a failing unvented cylinder thermostat or a system configuration issue.
• Radiators: Does each radiator heat up when the heating is on? Cold at the top only (needs bleeding — straightforward). Cold throughout (thermostatic valve issue). Any visible rust marks or drips at radiator valve connections?

Drainage and Exterior Checklist

• Gutters and downpipes: From outside, are gutters clear of debris? Blocked gutters cause water to back up and overflow, leading to damp penetration into walls and ceilings. Arrange clearance in autumn after leaf fall.
• Drainage gullies: Are external drainage gullies clear? Blocked gullies cause surface water to pond against walls.
• Slow drains: Test kitchen and bathroom sink drainage — water should clear immediately, not pool. Slow drainage indicates a partial blockage developing. Catching this early is far cheaper than waiting for a full blockage.
• External walls: Walk around the exterior. Any visible cracks in brickwork, failed pointing, or patches of damp staining? Rising damp typically presents as staining at the base of external walls, both inside and outside.
• Roof (where visible): Any obviously missing or slipped tiles visible from ground level? Flat roof areas showing pooling water or cracked felt?

HMO-Specific Items

For Houses in Multiple Occupation, additional inspection items apply:

• Fire doors on all habitable rooms: door closers functioning, door closes fully to the latch, no wedges or props holding them open
• Emergency lighting in common areas: test function on each unit (brief press of test button)
• Fire extinguishers: inspection date label current (annual service required), pin in place, gauge in green
• Common area escape routes: clear of stored items, bicycles, furniture
• Interlinked smoke alarm system: trigger one alarm and confirm all others sound

Documenting Your Inspection

A verbal inspection without documentation has limited value in a dispute. After each inspection:

• Photograph every room, each appliance, under-sink areas, and any defects identified
• Complete a written inspection report noting the date, who attended, and each item checked with its status
• Email a copy of the report to the tenant after the inspection, noting any actions you will take and any items the tenant is responsible for
• Store inspection reports for the duration of the tenancy and for 6 years after it ends

Tenant Cooperation and Access Rights

Landlords must give at least 24 hours' written notice before entering a property — except in genuine emergencies. Most tenancy agreements specify a notice period and permitted inspection frequency. If a tenant refuses access repeatedly, the landlord should write formally noting the inspection requirement. Persistent refusal can, in extreme cases, be a breach of tenancy terms, but this should be handled carefully and with legal advice before escalating.