Are You Breaking These 5 Landlord Rules Without Knowing It?

Most landlords who break the law do not do so deliberately. They simply did not know the rule existed, misunderstood the deadline, or assumed something was someone else's responsibility. Here are five of the most commonly breached landlord obligations — and what you need to do to stay on the right side of the law.

Rule 1: You Must Protect the Deposit Within 30 Days

If you take a tenancy deposit, you must protect it in a government-approved scheme within 30 days of receiving it. You must also serve the prescribed information — a written document explaining which scheme holds the deposit and how it works — within the same 30-day window.

Getting this wrong is expensive. A tenant can apply to court for a penalty of between one and three times the deposit amount. The penalty applies even if the tenancy has ended. There is no defence of "I forgot" or "I did not know which scheme to use."

The three approved schemes are: Deposit Protection Service (DPS), MyDeposits, and Tenancy Deposit Scheme (TDS). All three are free for custodial protection.

Rule 2: Your Gas Safety Certificate Must Be Renewed Every 12 Months

If your property has any gas appliances — a boiler, a gas hob, a gas fire — you must have a valid Gas Safety Certificate (CP12) at all times. The certificate must be issued by a Gas Safe registered engineer and renewed every 12 months.

You must give the tenant a copy of the current certificate before they move in, and within 28 days of each annual renewal. Failure to hold a valid certificate is a criminal offence. It also invalidates your landlord insurance and, under the Renters' Rights Act 2026, can prevent you from serving a valid Section 8 notice.

Rule 3: You Must Serve the Prescribed Documents at the Start of Every Tenancy

Before or at the start of every tenancy, you must serve a specific set of prescribed documents on the tenant. These include:

- The current version of the How to Rent guide (published by the government — check you have the latest version)

- The Gas Safety Certificate (if applicable)

- The Energy Performance Certificate (EPC)

- The Deposit Prescribed Information (if a deposit has been taken)

Failing to serve these documents correctly can prevent you from relying on certain Section 8 grounds and may expose you to penalties. The How to Rent guide is updated periodically — always check you are serving the current version.

Rule 4: You Cannot Increase Rent More Than Once Per Year

Under the Renters' Rights Act 2026, you can only increase rent once in any 12-month period. You must use the prescribed Section 13 notice process — you cannot simply write to the tenant or include a rent review clause in the tenancy agreement and expect it to be enforceable.

The Section 13 notice must give the tenant at least two months' notice of the increase. The tenant has the right to challenge the proposed increase at the First-tier Tribunal if they believe it is above market rent. The Tribunal can set the rent at whatever level it considers fair — which could be lower than your current rent if the property is overpriced for the market.

Rule 5: You Must Have a Working EICR — and It Must Be No More Than 5 Years Old

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require landlords to have a valid Electrical Installation Condition Report (EICR) for every rental property. The report must be carried out by a qualified electrician and renewed at least every five years.

You must give the tenant a copy of the current EICR before they move in (or within 28 days of the inspection if the tenancy is already running). Local authorities can impose fines of up to £30,000 for non-compliance.

The Bottom Line

None of these rules are obscure. They are the foundations of compliant landlording. If you are unsure whether you are meeting all five, work through the New Tenancy Compliance Checklist in your Starter Kit — it covers every prescribed document and certificate you need to have in place before a tenant moves in.