For many small landlords, especially those managing one or two properties, compliance can feel like a never-ending list of to-do items, from gas checks and licences to EPCs and electrical testing.
It’s not that landlords don’t want to get it right, I think most do, but keeping up with the rules is tough when it’s not your day job.
Falling behind can lead to fines, voided insurance, or worse, putting your tenants and property at risk. So how do you stay compliant without becoming a full-time property manager?
Many landlords juggle full-time jobs, family life, and other responsibilities alongside property ownership.
It’s easy for a task like testing a smoke alarm or checking a document expiry to slip down the list. But unlike forgetting to renew your car’s MOT, compliance oversights in property often go unnoticed until a problem arises and by then, it’s too late.
WHY COMPLIANCE MATTERS MORE THAN EVER
Over the past five years, UK housing regulations have tightened significantly and local authorities are becoming more proactive in enforcing them.
Take electrical safety, for instance. As of 2020, EICRs became mandatory for new tenancies, and from April 2021, they were extended to all existing tenancies.
Licensing schemes have also been expanding, with more local councils introducing selective licensing zones. What was optional or unheard of five years ago is now a legal necessity, often with stiff penalties for getting it wrong.
In many cases, compliance isn’t just about ticking boxes, it’s about protecting tenants and safeguarding your investment. Missed inspections or lapsed paperwork can be costly, not just financially, but legally.
WHAT DO SMALL LANDLORDS CURRENTLY KNOW ABOUT COMPLIANCE
The 2024 English Private Landlord Survey reveals a mixed picture when it comes to landlord compliance.
On the one hand, core requirements like Energy Performance Certificates (EPCs) and Right to Rent checks show high levels of awareness, with 91% and 79% of landlords complying respectively.
That discrepancy often comes down to the difference between well-publicised, headline-grabbing policies and the quieter, technical duties that still carry legal weight.
There’s also a gap in how landlords access guidance, while professional agents often have compliance teams or subscriptions to regulatory updates, small landlords are left scanning forums and social media threads for advice.
However, other legally mandated tasks are less well understood. Only 63% of landlords had completed an electrical safety inspection in the past year, despite the five-year requirement now being law in most tenancies.
Awareness is even lower around Legionella risk assessments, just 24% reported taking action, highlighting ongoing confusion about what is required and when.
These gaps suggest that while landlords may feel confident about the basics, many are unknowingly exposed to compliance risks.
THE MOST COMMON GAPS SMALL LANDLORDS FACE
Even experienced landlords can trip up. Here are a few areas where small landlords often fall short:
- Electrical safety reports (EICRs): These are now mandatory every five years in most tenancies, but many landlords still assume they’re optional.
- Selective or additional licensing: In certain councils, these go beyond the familiar HMO rules. What applies in one borough might not in another. The challenge is, there’s no central list. A landlord letting a flat in Southwark may need an additional licence, while one in Croydon may not, even if the properties and tenants are identical. The responsibility is on the landlord to check with their local authority, and ignorance is rarely accepted as an excuse.
- Legionella risk assessments: Not technically required to be recorded, but you do have to show you’ve considered it. You don’t need to hire a specialist, in many cases, it’s enough to flush taps after voids and keep hot water at the correct temperature, but you do need to document your rationale. That small step can make all the difference if there’s ever a complaint or inspection.
- Document delivery: It’s not enough to have the right paperwork, you must also give the tenant specific documents at the right time and have the latest version (e.g. the How to Rent guide).
- Ongoing compliance: It’s not just at move-in. Mid-tenancy checks, smoke alarm testing, and keeping insurance up to date all play a role.
KEEPING ON TOP OF IT
If you only have one property, you’re unlikely to have access to letting agents or portfolio tools designed for professional landlords.
Most small landlords rely on spreadsheets, email trails, and a few calendar reminders. But even with the best intentions, things slip through the cracks.
One landlord I spoke to thought he was fully compliant, until a new tenant asked for a copy of the How to Rent guide. He hadn’t realised it needed to be the most recent version and had been handing out an outdated PDF from three years ago.
That small slip could have invalidated a future Section 21 notice.
One way to stay organised is by using a checklist that brings all the key compliance tasks into one place, with reminders and timelines that reflect current regulations.
For example, this free landlord compliance checklist from August can help you spot gaps, plan ahead, and make sure you know what they key steps are.
It’s built around the key legal and safety requirements for rental properties in England and Wales, particularly useful for self-managing small landlords.
WHAT HAPPENS IF YOU MISS SOMETHING?
In short, it depends what you miss.
An out-of-date EICR or EPC might result in a penalty notice. Failing to register a deposit correctly could mean a court ruling against you and restrict your ability to evict a tenant.
Non-compliance with licensing schemes can lead to significant civil penalties, often running into thousands of pounds.
In one recent case in Nottingham, a landlord was fined over £7,000 for failing to obtain a selective licence because he hadn’t realised the rules had changed in his postcode.
The fine was upheld on appeal, with the tribunal noting that “it is the landlord’s responsibility to keep abreast of local requirements.”
That said, enforcement varies by local authority, and many councils still take a ‘warn before fine’ approach if they see you’re trying to comply. The key is being able to show you’ve taken steps to meet your obligations.
Keeping digital records, ideally with timestamps, can be a lifesaver. Some property management apps support this. Store PDFs of certificates, emails confirming delivery, and even photos of smoke alarm tests.
If you’re ever challenged, that paper trail can demonstrate good faith and potentially sway a decision in your favour.
THE COMPLIANCE MINDSET
You don’t need to be a legal expert, but you do need to get organised and keep evidence that you have taken action.
Landlords who treat compliance as part of their overall risk management tend to sleep easier. Just as you’d insure your property or vet a new tenant, compliance tasks should sit alongside your core landlord responsibilities, not off to one side.
You wouldn’t let your landlord insurance lapse, or forget to vet a new tenant’s references. Compliance should be viewed in the same light as a layer of protection for you, your property, and your tenant relationship.
And if you’re not sure where to start, or think you’ve missed something, don’t panic. Take stock, review what’s required, and work your way through the list.
Not many landlords get everything right the first time without support and advice. But by making compliance a habit, rather than an afterthought, you’re building a stronger, safer foundation for your rental business.
It’s more than avoiding penalties, it’s about being the kind of landlord tenants trust and respect.
