Landlord Responsibilities

What your landlord is legally required to provide and maintain, your guide to understanding their obligations so you know what to expect and when to raise a concern.

Includes obligations under the Renters' Rights Act 2025: Updated to reflect new standards effective from 1 May 2026 and future phases. Learn more at gov.uk

Your landlord has legal duties.

As a tenant, it is important that you understand what your landlord is required to do by law. This helps you know what standard to expect, when to report an issue, and what to do if your landlord is not meeting their obligations. This page covers both existing legal duties and incoming requirements under the Renters' Rights Act 2025.

Overview

Your landlord has legal duties.

The Landlord Must

Maintain the structure and exterior of the property
Keep installations for gas, water, electricity, and sanitation in good repair
Ensure basins, sinks, baths, and toilets are in working order
Carry out an annual gas safety check
Ensure electrical safety (5-yearly EICR)
Provide working smoke and CO alarms
Provide an Energy Performance Certificate
Ensure all supplied furniture meets fire safety regulations
Address damp and mould not caused by tenant behaviour
Ensure the property is fit for human habitation

The Tenant Must

Report issues promptly to avoid further damage
Keep the property clean and well ventilated
Test smoke and CO alarms regularly
Allow access for inspections and repairs
Not cause or allow avoidable damage
Use appliances and installations properly

Structure & Maintenance

Your landlord has a legal duty to ensure the safety of the rented property so that no injury or damage is caused to the occupants, neighbours, or the public as a result of the property falling into disrepair. Specifically, your landlord must keep in good repair and working order:

The structure and exterior of the building: including the roof, walls, foundations, external doors, windows, window frames, drains, gutters, and external pipes
Installations for the supply of water: including pipes, tanks, and water heaters
Installations for the supply of gas: including pipes, boilers, gas fires, and flues
Installations for electricity: including wiring, sockets, and the consumer unit (fuse box)
Installations for sanitation: including basins, sinks, baths, toilets, and soil stacks
Installations for heating and hot water: including boilers, radiators, and immersion heaters

These obligations apply regardless of the age of the property, and the landlord cannot contract out of them in the tenancy agreement

Shared or communal areas: Where your property is part of a larger building (such as a block of flats), the landlord is also responsible for maintaining common parts including stairways, hallways, lifts, and shared access routes, provided these fall within their ownership or control.

Exclusions: The landlord is not responsible for items damaged or broken through misuse or neglect by the tenant (e.g. a cracked toilet seat, blocked drains caused by inappropriate items being flushed, or damage caused by a failure to ventilate). These are the tenant's responsibility.

Gas Safety

Your landlord is legally required to maintain all gas appliances, pipework, and flues in a safe condition and in good working order. This obligation is one of the most important safety duties in residential lettings.

These obligations apply regardless of the age of the property, and the landlord cannot contract out of them in the tenancy agreement

An annual gas safety check must be carried out by a Gas Safe registered engineer
The check must be completed within 12 months of the previous inspection
A copy of the Gas Safety Certificate (CP12) must be provided to you within 28 days of the inspection, and before you move in for a new tenancy
All gas appliances supplied by the landlord must be maintained in a safe and working condition

Frequency Annual - every 12 months

Who Conducts It - A Gas Safe registered engineer (you can verify at GasSafeRegister.co.uk)

Your Certificate - You must receive a copy of the CP12 within 28 days of the check

Gas Emergency - If you smell gas or suspect a leak, call 0800 111 999 immediately

If your landlord has not provided a gas safety certificate: This is a criminal offence. You should raise the matter with us immediately. If the issue is not resolved, you can report it to the Health and Safety Executive (HSE) or your local council's environmental health team.

Electrical Safety

Your landlord must ensure that all electrical wiring and any appliances supplied as part of the letting are safe. This includes the fixed electrical installation (wiring, sockets, the consumer unit) and any portable appliances provided by the landlord.

An Electrical Installation Condition Report (EICR) must be carried out at least every 5 years by a qualified and competent electrician
The EICR must confirm the installation is satisfactory, or identify any remedial work required
Any urgent remedial work identified in the EICR must be completed within 28 days (or sooner if the report specifies)
A copy of the EICR must be provided to you within 28 days of the inspection
All electrical appliances supplied by the landlord must be safe and, where applicable, carry a CE or UKCA mark
Clear written instructions for any electrical appliances provided should be made available to you

Your responsibility: You are responsible for the safe use of any electrical appliances you bring into the property yourself. If you notice any signs of electrical faults, sparking sockets, burning smells, flickering lights, or tripped circuit breakers, report them to us immediately and do not continue using the affected fitting or appliance.

Smoke & Carbon Monoxide Alarms

Your landlord must ensure the property is equipped with the correct smoke and carbon monoxide alarms, and that these are in working order at the start of your tenancy.

A smoke alarm must be fitted on every storey of the property where there is a room used wholly or partly as living accommodation
A carbon monoxide alarm must be fitted in any room containing a fixed combustion appliance (excluding gas cookers) — this includes rooms with gas boilers, gas fires, wood-burning stoves, or oil-fired heaters
All alarms must be in working order on the first day of the tenancy

Your ongoing responsibility: Once the tenancy has started, you are responsible for testing smoke and carbon monoxide alarms regularly (at least once a month) and replacing batteries where needed. If an alarm is faulty or you cannot resolve the issue, report it to us immediately

Energy Performance

Your landlord must provide you with an Energy Performance Certificate (EPC) before the tenancy begins. The EPC shows the energy efficiency rating of the property (on a scale from A to G) and its environmental impact.

The property must have a valid EPC with a rating of E or above under current Minimum Energy Efficiency Standards (MEES)
The EPC must be provided to you before you sign the tenancy agreement, ideally at the point of marketing
An EPC is valid for 10 years from the date of issue

Future changes — EPC C by 2030: The government has proposed that all privately rented properties must meet a minimum EPC rating of C by 2030 (with an earlier deadline of 2028 for new tenancies). Details are expected to be confirmed later in 2026. This will require many landlords to invest in energy efficiency improvements such as insulation, double glazing, or upgraded heating systems.

Furniture & Furnishings

Where furniture is supplied by the landlord as part of the letting, it must comply with fire safety regulations. This applies to all upholstered furniture, beds, mattresses, pillows, and cushions provided at the property.

All upholstered furniture supplied must carry the appropriate fire safety label confirming compliance
This includes sofas, armchairs, beds, mattresses, pillows, cushions, and any other soft furnishings provided by the landlord
The regulations apply to items that form part of the letting — your own furniture brought into the property is your responsibility
Non-compliant furniture must not be provided and should be reported to us if found

Check the labels: Compliant furniture will have a permanent display label attached. If you notice that any landlord-supplied furniture is missing its fire safety label, or if the furniture appears damaged or worn to the extent that filling is exposed, please report this to us so it can be assessed and replaced if necessary.

Damp, Mould & Condensation

Damp and mould in rented properties is a serious issue that can affect your health. Your landlord has a responsibility to ensure the property is free from conditions that cause damp and mould, unless the issue is solely caused by tenant behaviour (such as a failure to ventilate or excessive moisture generation without adequate airflow).

The landlord must address structural causes of damp — including rising damp, penetrating damp, leaking roofs, defective guttering, and inadequate damp-proof courses
The landlord must ensure the property has adequate ventilation, including working extractor fans, trickle vents, and openable windows
The landlord must not ignore reports of mould, even where condensation may be a contributing factor
Under Awaab's Law (set to extend to the private rented sector), landlords will be required to investigate hazards such as damp and mould within legally defined timeframes and carry out required repairs promptly

Awaab's Law Timescales - Investigate emergencies within 24 hours; investigate other issues within 10 working days; complete safety works within 5 days of investigation (currently applies to social housing — extension to PRS to be confirmed)

Enforcement - Local councils can issue civil penalties of up to £7,000 for landlords who fail to keep properties free of serious hazards

Your role in prevention: While the landlord must address the root cause of damp and mould, you can help prevent condensation-related mould by ventilating rooms regularly (especially kitchens and bathrooms), avoiding drying clothes on radiators without opening windows, using extractor fans when cooking or showering, and keeping the property adequately heated. If mould appears, clean it early and report it to us — untreated mould can worsen quickly.

Fitness for Human Habitation

Under the Homes (Fitness for Human Habitation) Act 2018, your landlord must ensure the property is fit for you to live in at the start of the tenancy and throughout its duration. This overarching duty covers a wide range of factors that could make a property unfit, including:

Serious disrepair to the structure or exterior
Instability of the building
Dampness that is prejudicial to the health of the occupants
Inadequate natural lighting or ventilation
Defective or inadequate water supply, drainage, or sanitary conveniences
Lack of adequate facilities for the preparation and cooking of food
Hazards assessed under the Housing Health and Safety Rating System (HHSRS), including excess cold, falls, fire, lead, asbestos, and carbon monoxide

Your right to take action: If your property is unfit for habitation, you have the right to take your landlord to court to seek a remedy. You do not need your local council to take action first, you can pursue a claim directly. The court can order the landlord to carry out repairs and may award compensation for any harm suffered.

Decent Homes Standard

For the first time, the Renters' Rights Act 2025 will introduce a Decent Homes Standard (DHS) for the private rented sector. This standard has applied to social housing since 2001, but it will now be extended to all privately rented homes.

The government consulted on the new DHS in 2025 and confirmed in January 2026 that the standard will apply to the private rented sector from 2035. While the formal deadline is some years away, the expectation is that landlords should begin working towards compliance now.

To meet the Decent Homes Standard, a property must satisfy five criteria covering its condition, safety, comfort, repair, and facilities. In practical terms, this means:

The property must be free from serious (Category 1) hazards as defined by the HHSRS
The property must be in a reasonable state of repair
The property must have reasonably modern facilities and services (kitchen, bathroom, heating)
The property must provide a reasonable degree of thermal comfort, including effective insulation and efficient heating
The property must meet safety standards including provisions for fire, electrical, and gas safety

What this means for you now: While the formal Decent Homes Standard deadline for the PRS is 2035, many of its requirements overlap with your landlord's existing legal obligations. If you have concerns about the condition, safety, or habitability of your property today, you should raise them with us. You also have the right to contact your local council's environmental health or housing team, who can inspect the property and take enforcement action if serious hazards are found.

What to Do If Your Landlord Isn't Meeting Their Obligations

If you believe your landlord is not fulfilling their legal responsibilities, there are clear steps you can take:

Report it to us first: If your property is managed by RSPG, we are your first point of contact. We will raise the matter with the landlord and work to resolve it as quickly as possible
Put it in writing: Always report issues in writing (email or via your Arthur account) so there is a clear record of the date, the issue, and your communication
Keep evidence: Take dated photographs, keep copies of all correspondence, and make a note of any phone conversations
Contact your local council: If the issue is not resolved, you can contact your local council's environmental health or housing standards team. They have the power to inspect the property and take enforcement action against the landlord
Seek independent advice: Organisations such as Citizens Advice (0800 144 8848) and Shelter (0808 800 4444) offer free, confidential guidance on housing issues
Take legal action: Under the Homes (Fitness for Human Habitation) Act 2018, you can take your landlord directly to court if the property is unfit for habitation

You are protected from retaliation. Under the Renters' Rights Act 2025, Section 21 "no-fault" evictions have been abolished. Your landlord cannot evict you simply for raising a legitimate complaint about the condition of the property. If you believe you are being threatened with eviction in response to a complaint, seek advice from Shelter or Citizens Advice immediately.

Have a Concern About Your Property?

If you have any concerns about the safety, condition, or maintenance of your property, please contact us. We are here to ensure your landlord meets their obligations and that your home is safe and well maintained

This Hub is general guidance and does not replace your tenancy agreement or statutory rights.