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Landlord Certificates Guide

What Certificates Do Landlords Need?

Three certificates are legally required to let a property in England: Gas Safety (CP12), EICR, and EPC. Here's everything you need to know about each one — what it is, how often you need it, and what happens if you don't have it.

England only · Updated March 2026

CP12

Gas Safety Certificate

Every 12 months

£60–£90 typical cost

EICR

Electrical Safety Report

Every 5 years

£100–£300 typical cost

EPC

Energy Performance Certificate

Every 10 years

£60–£120 typical cost

1. Gas Safety Certificate (CP12)

The Gas Safety (Installation and Use) Regulations 1998 require every landlord to have an annual gas safety check on all gas appliances, fittings, and flues in a rental property. The check must be carried out by a Gas Safe registered engineer.

Key rules

  • Must be renewed every 12 months
  • Give a copy to existing tenants within 28 days of the check
  • Give a copy to new tenants before they move in
  • Keep records for at least 2 years
Penalty: Failure to maintain a valid CP12 is a criminal offence. Fines are unlimited, and in the most serious cases, landlords have faced imprisonment. It also blocks any possession claim.

2. Electrical Installation Condition Report (EICR)

Since 1 April 2021, all private rental properties in England must have a valid EICR. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require the electrical installations to be inspected and tested by a qualified electrician at least every 5 years.

Key rules

  • Must be renewed every 5 years (or sooner if the report recommends it)
  • Give a copy to tenants within 28 days of the inspection
  • Give a copy to prospective tenants within 28 days of their request
  • Any C1 or C2 issues must be remedied within 28 days
  • Supply proof of remedial work to the local authority within 28 days
Penalty: Up to £30,000 fine. The local authority can also arrange remedial work and recover costs from the landlord.

3. Energy Performance Certificate (EPC)

An EPC rates a property's energy efficiency from A (most efficient) to G (least efficient). Since 1 April 2020, rental properties in England must have a minimum EPC rating of E (unless a valid exemption is registered). The certificate is produced by an accredited Domestic Energy Assessor (DEA) and is based on the property's construction, insulation, heating system, and windows.

Unlike Gas Safety and EICR certificates, the EPC does not require a physical safety test — it is an energy efficiency assessment. However, it is equally important: without a valid EPC rated E or above, you cannot legally let the property.

Key rules

  • Valid for 10 years
  • Must be rated E or above to let the property
  • Must be provided to prospective tenants before they view the property
  • Must be included in any property advertisement
  • Exemptions must be registered on the PRS Exemptions Register and last 5 years
  • You can check your property's current EPC for free at epc.opendatacommunities.org

Typical costs and process

  • A new EPC assessment costs £60–£120 depending on property size and location
  • The assessor visits the property for 30–60 minutes
  • Results are available on the EPC Register within 24 hours
  • If your property is rated F or G, you must make energy efficiency improvements before letting — up to a maximum spend of £3,500 (inc. VAT)
  • Common improvements: loft insulation (£300–£600), cavity wall insulation (£400–£800), upgrading the boiler (£2,000–£3,500), LED lighting
Penalty: Up to £5,000 per property for letting without a valid EPC or with a rating below E without a registered exemption. Trading Standards can issue fines for non-compliance with the Minimum Energy Efficiency Standards (MEES) Regulations 2015.
Coming soon: The government has proposed raising the minimum EPC rating to C for new tenancies by 2028 and all tenancies by 2030. The spending cap is also expected to increase. Landlords with D or E rated properties should plan upgrades now to avoid last-minute costs and letting restrictions.

How to stay on top of renewals

The biggest compliance risk for landlords is not the cost of certificates — it's forgetting to renew them on time. A lapsed Gas Safety certificate makes your property immediately non-compliant. An expired EICR means you cannot prove the electrical installation is safe. Both can block possession claims and attract fines.

Here are practical steps to avoid lapsed certificates:

  • Record all expiry dates in one place. A spreadsheet works for one property, but if you manage multiple properties, a dedicated tracking tool saves time and reduces risk.
  • Set reminders at 90, 60, and 30 days before expiry. This gives you enough lead time to book engineers and handle scheduling conflicts.
  • Book renewals early. You can renew a Gas Safety certificate up to 2 months before expiry without losing time — the new certificate runs for 12 months from the date of the old certificate's expiry, not from the date of the check.
  • Keep digital copies. Store scanned or photographed copies alongside physical originals. If a tenant or local authority requests proof, you can share it instantly.
  • Use the same engineers where possible. Building a relationship with a reliable Gas Safe engineer and a qualified electrician means faster bookings and consistent quality.

Other required safety measures

While not "certificates" in the traditional sense, these are also legal requirements:

Smoke alarms

At least one on every storey used as living accommodation. Test at the start of each tenancy.

Carbon monoxide alarms

In every room with a fixed combustion appliance (gas boiler, wood burner). Not required for gas cookers only.

Legionella risk assessment

Not a legal certificate, but HSE guidance recommends landlords assess the risk. A simple assessment is usually sufficient.

HMO licence (if applicable)

If your property is a House in Multiple Occupation, you may need a mandatory or additional HMO licence from your local authority.

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Last updated: March 2026. England only. This page does not constitute legal advice.