Pre-Tenancy Maintenance Checklist for London Landlords: All Trades and Compliance

Gas Safety: Legal Requirements Before Each Tenancy

A valid Gas Safety Record (GSR) is the most time-sensitive compliance document. Under the Gas Safety (Installation and Use) Regulations 1998, landlords must arrange an annual gas safety inspection by a Gas Safe registered engineer and provide a copy of the record to new tenants before they move in. The GSR cannot be more than 12 months old on the date of the new tenancy.

Pre-tenancy gas checks should also include:

• Visual inspection of all accessible pipework for corrosion, inadequate support or proximity to heat sources
• Function test on all gas appliances — boiler, gas fires, hob if gas
• Flue integrity check — visual inspection and combustion analysis at the boiler
• Carbon monoxide alarm installed in all rooms with a fixed combustion appliance and tested as operational
• Gas meter location noted and access confirmed for emergency shut-off

Electrical Safety

Private landlords in England must commission an Electrical Installation Condition Report (EICR) from a qualified electrician at least every five years, and provide a copy to new tenants before or at the start of the tenancy. Pre-tenancy checks:

• EICR in date — if it expires within six months of the new tenancy start, arranging a fresh inspection before letting avoids a compliance gap during the tenancy
• All remedial works from the last EICR completed and signed off
• Smoke alarms on every floor — hardwired or battery. Tested and functional on the first day of tenancy
• Carbon monoxide alarms in rooms with combustion appliances (see Gas Safety above)
• Consumer unit accessible and clearly labelled
• All sockets, switches and light fittings secure with no exposed wiring or cracked faceplates
• RCD protection verified on circuits serving kitchens, bathrooms and outdoor sockets

Boiler and Central Heating System

• Boiler pressure checked — set to between 1.0 and 1.5 bar cold
• All radiators heating evenly — bleed any that have cold spots
• Programmer or thermostat operational and set to a default schedule
• Inhibitor level tested — top up if below recommended concentration
• Magnetic filter inspected and cleaned if due
• Hot water temperature checked at hot tap — should reach 50°C within one minute to control Legionella risk
• Boiler service completed if more than 11 months since last service
• Boiler instruction manual available in the property

Plumbing and Drainage

• All taps operational with no drips from spout or base
• Cold water pressure acceptable at kitchen and bathroom — no airlocks or intermittent flow
• All wastes running freely — test kitchen sink, basin, bath and shower with a full flow run and observe drainage speed
• No leaks under kitchen sink or bathroom basin — check supply flexi hoses and waste connections visually
• Toilet cistern filling and flushing correctly — no continuous running
• Shower mixer or electric shower operational — thermostat cartridge not stiff or worn
• Stopcock location marked and confirmed to operate — tenants must know where to find it
• External stopcock location noted if applicable
• Gutters and downpipes clear of blockages — particularly relevant in autumn change-overs

EPC and Energy Efficiency Documentation

• Valid EPC on file — must not be more than 10 years old. Must be provided to tenants at the point of marketing or before the tenancy begins
• EPC rating confirmed to be E or above — properties rated F or G cannot legally be let without a registered exemption
• Any recommended improvements from the EPC reviewed and cost-assessed if the property is rated D or below

Structure, Fabric and Damp

• Roof and loft inspected for missing tiles, signs of water ingress or pest entry — best done before a tenancy starts, not during
• All external doors and windows locking securely — check operation of locks and handles
• Window frames inspected for rot or failed seals — condensation between panes indicates failed double glazing units requiring replacement
• Walls checked for cracks, damp staining or mould — particularly at ground level in basements or lower ground floor flats, and at ceiling level below flat roofs
• Extractor fans operational in kitchen and bathroom — particularly important in flats where inadequate ventilation is a primary driver of mould
• Walls and ceilings painted or freshly decorated where the previous tenancy left staining or damage

White Goods and Appliances (if Provided)

• All appliances tested for basic function before tenancy commencement
• Oven, hob and extractor fan — tested and cleaned
• Fridge and freezer — clean, seals intact, cooling to correct temperature
• Washing machine — run a test cycle, check door seal for mould
• Dishwasher — run a test cycle, clean filter
• Instruction manuals for all appliances available in the property or on a shared drive noted in the tenancy documentation

Documentation to Provide to New Tenants

• Gas Safety Record (current year)
• EICR (within last five years with no outstanding C1 or C2 items)
• EPC (within last 10 years)
• How to Rent guide — current government version, which changes periodically
• Deposit protection certificate and prescribed information (within 30 days of tenancy start)
• Contact details for the landlord or managing agent, emergency line number and out-of-hours procedure
• Location of mains services: water stopcock, gas meter and emergency control valve, electricity consumer unit

HMO-Specific Requirements

Properties in London let to three or more unrelated tenants forming two or more households require an HMO licence from the relevant borough if they meet the prescribed threshold. Licensable HMOs have additional requirements including:

• Fire alarm system — typically a Grade D LD2 system with interlinked mains-powered detectors
• Fire doors to bedrooms and kitchen — self-closing with intumescent seals
• Emergency lighting in some cases
• Minimum room sizes per the Housing Act 2004 amended standards
• Adequate kitchen and bathroom facilities per the number of occupants

HMO licensing requirements vary in detail by borough — some London boroughs operate additional licensing schemes that apply to smaller shared houses below the mandatory threshold. Check your borough council's current licensing requirements before letting to multiple occupants.