First-Time Landlord Checklist UK: 25 Things to Do Before You Let

Your Complete Pre-Letting Checklist

Skip a legal requirement and you’re looking at fines of thousands. Pick the wrong tenant and you’ll lose months of rent. Getting this right from day one is the difference between a profitable let and an expensive headache.

This checklist covers the 25 things to do before a tenant moves in. Five sections: Legal, Property, Financial, Tenant, and Admin. Work through them in order and you’ll be ready to let with confidence.

Every item applies whether you’re letting out a home you used to live in or buying your first investment property.

For a broader overview of the landlord journey, see our how to be a landlord guide.

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Section 1: Legal Requirements (Items 1-8)

These are non-negotiable. Miss any of them and you face fines, prosecution, or the inability to evict a tenant.

1. Get a Buy-to-Let Mortgage (or Consent to Let)

You cannot rent out a property on a standard residential mortgage without your lender’s permission. Two options:

• Buy-to-let mortgage — designed for rental properties. Minimum 25% deposit (typically). Interest rates sit slightly higher than residential. Lenders assess affordability based on rental income (usually 125-145% of mortgage payments)
• Consent to let — your existing residential lender grants temporary permission. Usually comes with a fee (£50-100) and a small rate increase

Let without consent and you’ve breached your mortgage terms. The lender can demand full repayment.

Action: Ring your mortgage lender. If buying, speak to a buy-to-let broker who can search the whole market.

2. Get an Energy Performance Certificate (EPC)

An EPC rates your property’s energy efficiency from A (best) to G (worst). Every rental property in England and Wales needs one.

Key rules:

• Minimum EPC rating of E to let legally (since April 2020)
• Commission the EPC before marketing the property
• Provide it to tenants before they sign the tenancy agreement
• Valid for 10 years
• The government proposed raising the minimum to C. This has been delayed beyond 2026

Cost: £60-120 depending on property size and location.

Action: Find an accredited domestic energy assessor at gov.uk. Book the assessment before you do anything else.

3. Get a Gas Safety Certificate (CP12)

Any property with gas appliances (boiler, cooker, fire) needs an annual safety check by a Gas Safe registered engineer. The certificate (CP12) must go to tenants before they move in.

Key rules:

• Checks every 12 months
• Copy to existing tenants within 28 days of the check
• Copy to new tenants before move-in
• Keep records for 2 years
• No valid CP12 means you cannot serve a valid Section 8 notice under the Renters’ Rights Act

Cost: £60-90 for a standard check. More with multiple gas appliances.

Action: Find a Gas Safe engineer at gassaferegister.co.uk. Book the check and store the CP12 safely. Our gas safety certificate guide has the full detail.

4. Get an Electrical Installation Condition Report (EICR)

Every rental property in England needs an EICR since 1 July 2020. A qualified electrician checks the fixed wiring, sockets, and consumer unit. Not appliances.

Key rules:

• Required before a new tenancy begins
• Valid for 5 years (or less if the electrician recommends)
• Provide to tenants within 28 days of inspection
• C1 (danger present) or C2 (potentially dangerous) findings must be fixed within 28 days or the timescale set by the local authority
• Fines reach £30,000 for non-compliance

Cost: £120-250 depending on property size.

Action: Find a registered electrician (NICEIC, NAPIT, or ELECSA). Book the inspection and fix any urgent findings straight away.

5. Install Smoke and Carbon Monoxide Alarms

The rules since October 2022:

• Smoke alarms on every storey with living accommodation
• Carbon monoxide alarms in any room with a fixed combustion appliance (gas boiler, wood burner, coal fire — gas cookers were added in the updated regulations)

Key rules:

• Alarms must work at the start of every new tenancy
• Test them at check-in and record the test
• Use alarms meeting BS EN 14604 (smoke) or BS EN 50291 (CO)
• Sealed-unit lithium battery alarms last 10 years. No battery changes needed

Cost: £15-25 per alarm. Budget for 2-4 depending on layout.

Action: Install alarms. Test them. Record the date.

6. Understand the Renters’ Rights Act

The Renters’ Rights Act (coming into force in stages from May 2026) changes the game for landlords in England. Know what’s coming.

• Section 21 ‘no-fault’ evictions abolished — you need a specific legal ground to evict
• All tenancies become periodic — no more fixed terms. Tenants can leave with 2 months’ notice at any time
• New possession grounds — updated Section 8 grounds including a mandatory ground to sell (after 12 months) or move back in
• Decent Homes Standard applies to private rentals for the first time
• Landlord Ombudsman — all landlords must register
• Pet requests — tenants can ask to keep pets. You can only refuse on reasonable grounds

Our Renters’ Rights Act guide covers the full detail.

Action: Read the guide. You can no longer rely on Section 21 to regain possession. Adjust your approach now.

7. Prepare for Right to Rent Checks

Verify that every tenant aged 18+ has the legal right to rent in England. Do this before the tenancy starts. Fines for getting this wrong reach £20,000 per tenant.

What to check:

• Original identity documents (passport, biometric residence permit, etc.)
• Immigration status for non-UK/Irish nationals via the Home Office online service
• Record the date and keep copies of documents

Run the same check for every applicant equally. Checking only people who “look foreign” is racial discrimination.

Action: Learn the process now. Our Right to Rent check guide walks through every step.

8. Check for Licensing Requirements

Your property type and location determine whether you need a licence:

• Mandatory HMO licence — renting to 5+ people from 2+ households with shared facilities
• Additional HMO licensing — some councils extend licensing to smaller HMOs
• Selective licensing — some councils require all rental properties in certain areas to be licensed

Let without a required licence and fines reach £30,000. Your tenants may also claim back up to 12 months’ rent through a Rent Repayment Order.

Action: Check your local council’s website for licensing schemes. Apply before you let.

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Section 2: Property Preparation (Items 9-14)

A well-prepared property attracts better tenants, commands higher rent, and causes fewer maintenance headaches during the tenancy.

9. Complete All Necessary Repairs

Walk through the property with fresh eyes. Fix everything before the tenant moves in. It’s cheaper and easier now than during a tenancy.

Priority repairs:

• Damp and mould — fix the cause (ventilation, guttering, insulation), not just the symptoms
• Leaking taps or toilets
• Broken windows or doors
• Damaged flooring
• Kitchen appliances in poor condition
• Heating system serviced and working

Action: Go room by room. List every repair. Get quotes and finish all work before marketing.

10. Deep Clean the Property

Professional-standard cleanliness at the start sets the standard you can hold tenants to at the end.

Minimum standard:

• All rooms cleaned professionally
• Carpets professionally cleaned (keep the receipt)
• Oven professionally cleaned
• Windows cleaned inside and out
• Garden tidied (lawns mowed, hedges trimmed, paths cleared)

Cost: £150-400 depending on property size.

Action: Book the clean after all repairs are done. Keep receipts as evidence of the starting condition.

11. Decide on Furnishing Level

Most rentals in England go unfurnished or part-furnished. Your choice affects insurance, tax, and what tenants expect.

Level	Includes	Typical For
Unfurnished	Nothing movable — just kitchen units, bathroom, carpets, curtains	Family homes, long lets
Part-furnished	White goods (fridge, freezer, washing machine, cooker)	Most standard lets
Fully furnished	All furniture, beds, sofas, white goods	Short lets, corporate lets, student properties

Tax note: You can’t deduct the initial cost of furnishings. But you can claim replacement domestic items relief when you replace them.

Action: Pick your furnishing level based on your target market. Part-furnished suits most properties.

12. Install or Update Key Items

Certain items make a rental functional and safe:

• Good quality locks on all external doors — 5-lever mortice deadlocks meeting BS3621
• Window restrictors on upper-floor windows (especially for families)
• Working central heating — a practical necessity and likely a legal requirement under the Decent Homes Standard
• Enough power sockets — extension leads everywhere are a fire hazard. Add extra sockets if needed
• Outdoor lighting — safety and security for tenants getting home at night
• Secure letterbox — protects tenant mail

Action: Check each item. Install or upgrade as needed.

13. Prepare a Detailed Inventory

The inventory documents your property’s condition at the start. It’s your main evidence in a deposit dispute.

What to include:

• Every room listed separately
• Condition of walls, ceilings, floors, windows, doors
• All fixtures and fittings described and photographed
• Meter readings (gas, electric, water)
• Contents with condition notes (if furnished)
• Garden condition described and photographed
• Dated photos — take hundreds if necessary

Options:

• DIY inventory — free but time-consuming. Use a template and take extensive photos
• Professional inventory clerk — £80-150 for a standard property. Independent and insured

Professional inventories carry more weight in deposit disputes than landlord-prepared ones. Worth the money.

Action: Book an inventory clerk for the day before or day of check-in. Or prepare a thorough DIY inventory with dated photos.

14. Set Up Utility Arrangements

Decide how utilities work:

• Tenants in their own name — the standard approach. Tenants arrange gas, electric, water, broadband, and council tax themselves
• Bills included — simpler for tenants but you lose control over usage. More common in HMOs and furnished lets

Council tax: The tenant pays during the tenancy (unless you include it in rent). You pay during void periods. Register with the council and apply for empty property exemptions.

Action: Take final meter readings before the tenancy starts. Tell utility companies and the council about the change.

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Section 3: Financial Preparation (Items 15-19)

Get the money side right now. It saves headaches with HMRC later.

15. Get Landlord Insurance

Standard home insurance does not cover a let property. You need landlord-specific cover.

Essential cover:

• Buildings insurance — structural damage (mortgage lender usually requires this)
• Landlord liability — injury claims from tenants or visitors
• Loss of rent — covers rent when the property is uninhabitable (fire, flood)

Optional but recommended:

• Landlord contents insurance — if you’re providing furnishings
• Rent guarantee insurance — covers rent if the tenant stops paying (typically 6-12 months)
• Legal expenses cover — solicitor costs for evictions and disputes
• Emergency cover — 24/7 helpline for boiler breakdowns and leaks

Cost: £150-400/year for a good landlord policy. Rent guarantee adds £100-200/year.

Action: Get quotes from specialist landlord insurers (Alan Boswell, Just Landlords, CIA Landlord). Take the policy out before the tenancy starts.

16. Register with HMRC

All rental income must be declared. Register for Self Assessment if you haven’t already.

Key points:

• Register by 5 October after the tax year you first receive rental income
• Rental income gets added to your other income. Taxed at your marginal rate (20%, 40%, or 45%)
• Deduct allowable expenses (mortgage interest at basic rate, repairs, insurance, management costs, etc.)
• The £1,000 property allowance means income under £1,000 doesn’t need reporting

Action: Register for Self Assessment at gov.uk. Keep records of all income and expenses from day one.

17. Prepare for Making Tax Digital (MTD)

April 2026 brings mandatory digital record-keeping and quarterly submissions for landlords with property income over £50,000. April 2027 extends this to incomes over £30,000.

What this means:

• You need MTD-compatible software
• Quarterly updates replace the annual return
• An End of Period Statement and Final Declaration replace the SA return

Software options:

• Landlord Vision (from £12/month) — built for property
• QuickBooks (from £12/month) — general accounting with property support
• FreeAgent (from £14/month) — popular with freelancers and landlords
• Spreadsheets may work if they connect to HMRC via bridging software

Our Making Tax Digital for landlords guide has the full breakdown.

Action: Pick your software now. Start recording income and expenses digitally from day one.

18. Open a Separate Bank Account

Not legally required. But a dedicated account makes your life dramatically easier.

Benefits:

• Clean transaction history for HMRC
• Easy profit and loss calculations
• Simpler MTD quarterly updates
• Clear separation of personal and rental finances

A standard current account works fine. No need for a business account if you’re landlording personally. Starling, Monzo, and other digital banks let you open one in minutes for free.

Action: Open a dedicated bank account. Use it only for rental income and property expenses.

19. Calculate Your Rental Yield and Profit

Run the numbers before you let. Use our rental yield calculator to check gross and net yields.

Key calculations:

Gross yield: Annual rent ÷ Property value × 100

Net yield (after costs): (Annual rent – Annual costs) ÷ Property value × 100

Monthly costs to factor in:

• Mortgage payments
• Insurance (£15-35/month)
• Maintenance reserve (10% of rent is a good rule)
• Void periods (budget 1 month/year)
• Gas safety + EICR (amortised monthly)
• Landlord software/tools
• Accountant fees (if applicable)

Net yield below 3%? Think carefully about whether the investment stacks up. Unless you’re banking on capital growth.

Action: Run the numbers. If yield is marginal, look at increasing rent (improvements) or cutting costs (self-managing vs an agent saves 8-15% straight away).

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Section 4: Tenant Preparation (Items 20-23)

Finding the right tenant is the single most important decision you’ll make.

20. Set the Right Rent

Price too high and you’ll sit empty for weeks. Price too low and you’re giving money away.

How to set rent:

• Check comparable properties on Rightmove and Zoopla within 1 mile
• Filter by similar size, type, and condition
• Look at both asking rents and recently let prices
• Factor in seasonality — demand peaks in spring and early autumn
• Account for unique selling points (garden, parking, proximity to station)

Action: Research the local market properly. Price at or slightly below the median to attract quality applicants fast.

21. Write Your Listing

A strong listing cuts down time-wasters and attracts the tenants you actually want. Our tenant screening guide has detailed advice on effective listings.

Essentials:

• Minimum 10 high-quality photos (well-lit, tidy rooms)
• Floor plan (Magicplan app makes these easy and free)
• Accurate, honest description
• Rent, deposit, and move-in date clearly stated
• EPC rating included (legal requirement)
• Your requirements upfront (e.g., no smoking)

Action: Take professional-quality photos (or hire a photographer for £50-100). Write the listing and get it on OpenRent.

22. Prepare Your Tenancy Agreement

The tenancy agreement is your contract with the tenant. Most residential lets in England use an Assured Shorthold Tenancy (AST).

What it should include:

• Names of all tenants
• Property address
• Rent amount and payment date
• Deposit amount and protection scheme details
• Start date (and end date if using a fixed term before it becomes periodic)
• Obligations of both parties
• Break clause details (if any)
• Rules on pets, smoking, subletting, alterations
• Repair and maintenance responsibilities

Where to get one:

• OpenRent — free, lawyer-reviewed AST
• NRLA (National Residential Landlords Association) — templates for members
• Solicitor — recommended for unusual arrangements (£200-500)

Don’t download random templates from the internet. A badly drafted agreement can make possession grounds unenforceable.

Action: Download or draft your tenancy agreement. Review it carefully. Consider a solicitor review if this is your first time.

23. Set Up Deposit Protection

Protect the tenant’s deposit in a government-approved scheme within 30 days of receiving it. Fail and you cannot serve a valid possession notice. The tenant can also claim 1-3x the deposit in compensation.

Approved schemes in England:

• DPS (Deposit Protection Service) — free custodial scheme
• MyDeposits — custodial (free) or insured (fee)
• TDS (Tenancy Deposit Scheme) — custodial (free) or insured (fee)

Custodial vs. insured:

• Custodial — deposit goes to the scheme. They hold it and release it at tenancy end based on agreement or adjudication. Free
• Insured — you keep the deposit in your account but pay the scheme for insurance. More convenient. Costs £20-30 per tenancy

Serve prescribed information to the tenant within 30 days too. This includes scheme details, how to request return, and the dispute resolution process.

Action: Choose a scheme. Most self-managing landlords use DPS (free custodial). Set up your account before the tenancy starts.

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Section 5: Admin and Move-In (Items 24-25)

The final steps before your tenant moves in.

24. Prepare the Prescribed Documents

The law requires specific documents before or at the start of every tenancy:

Mandatory documents:

• Gas safety certificate (CP12) — before move-in
• Energy Performance Certificate (EPC) — before the tenancy agreement is signed
• EICR (or written confirmation) — within 28 days of the tenancy start
• How to Rent guide — current government version, provided at the start
• Deposit prescribed information — within 30 days of receiving the deposit
• Tenancy agreement — signed by all parties

Recommended additional documents:

• Inventory and schedule of condition
• Appliance manuals and instructions
• Emergency contact details (plumber, electrician, your number)
• Meter locations and how to read them
• Bin collection days and recycling information
• Instructions for heating controls, security alarm, etc.

Miss the mandatory documents and you can’t use certain possession grounds. You may face financial penalties too.

Action: Create a folder (physical or digital) with everything ready to hand over at check-in.

25. Conduct the Check-In

The check-in is the formal handover. Do it properly and you’ll avoid disputes down the line.

Check-in process:

1. Meet the tenant at the property (or have your inventory clerk do it)
2. Walk through every room together
3. Note the condition of everything — complete or confirm the inventory
4. Take meter readings together and record them
5. Test all smoke and CO alarms together and record the test
6. Show the tenant how to work the heating, hot water, appliances, and security features
7. Hand over all keys (record the number and type of each)
8. Sign the tenancy agreement and inventory
9. Collect first month’s rent and deposit
10. Provide all prescribed documents

After check-in:

• Protect the deposit within 30 days
• Serve prescribed information within 30 days
• Tell utility companies and the council about the new tenant
• Set up a standing order for rent
• File all documents securely
• Register with the Landlord Ombudsman (required under the Renters’ Rights Act)

Action: Schedule the check-in. Bring two copies of every document. Take your time. Rushing the check-in creates problems later.

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Quick-Reference Checklist

Print this or save it to your phone. Tick off each item as you go.

Legal (Before Marketing)

• Buy-to-let mortgage or consent to let secured
• EPC obtained (minimum rating E)
• Gas safety certificate obtained
• EICR obtained
• Smoke alarms installed on every storey
• CO alarms installed where required
• Renters’ Rights Act obligations understood
• Licensing checked with local council

Property (Before Marketing)

• All repairs completed
• Property professionally cleaned
• Furnishing level decided and items in place
• Locks, alarms, and safety items installed
• Inventory prepared
• Utilities arrangements planned

Financial (Before Marketing)

• Landlord insurance in place
• Registered with HMRC for Self Assessment
• MTD-compatible software chosen
• Separate bank account opened
• Yield and profit calculated

Tenant (During Letting)

• Rent set at market rate
• Listing written and photos taken
• Tenancy agreement prepared
• Deposit protection scheme chosen

Admin (At Move-In)

• All prescribed documents ready
• Check-in conducted properly

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What Happens Next?

Property let. Tenant moved in. You’re a landlord now. The ongoing responsibilities are manageable but they matter:

• Quarterly: MTD submissions (from April 2026), property inspections (with 24 hours’ written notice)
• Annually: Gas safety certificate renewal, Self Assessment tax return, insurance renewal, rent review
• Every 5 years: EICR renewal
• Ongoing: Respond to repairs promptly, maintain records, protect the deposit for any tenancy renewals

Our self-managing landlord guide covers the day-to-day. For tenant-finding advice, see our tenant screening guide.

You’re doing this to build wealth and financial freedom. Get the foundations right now and you’ll have fewer problems and more profit for years to come.