The landlord's guide to letting

Before a tenant moves in — the legal checklist

Miss any of these and you can face fines, be blocked from evicting, or owe your tenant up to three times their deposit. Here is the full list:

• Energy Performance Certificate (EPC), rating E or betterValid for 10 years; must be shown to prospective tenants. Letting an F/G-rated home is unlawful without an exemption.✓ Upload it to your Documents page so it's always to hand.
• Gas Safety Certificate (CP12) — every 12 monthsA Gas Safe registered engineer must check every gas appliance annually, and the tenant must get a copy before moving in and within 28 days of each check.✓ Store each year's certificate in Documents; your tenant can see it too.
• Electrical safety report (EICR) — every 5 yearsA qualified electrician inspects the fixed wiring; the tenant gets a copy before occupation and councils can demand it within 7 days.
• Deposit protection — within 30 daysThe deposit (capped at 5 weeks' rent under £50k/yr) must go into a government scheme (DPS, TDS or mydeposits) and the tenant must receive the prescribed information. Failure = penalties of 1–3× the deposit and no Section 8/valid possession route.
• The government's How to Rent guideThe current version must be served at the start of the tenancy (and re-served if it changes at renewal).✓ Cheerfulrent serves this digitally at tenancy start, automatically.
• Right to Rent checksYou must verify every adult occupier's right to rent in the UK before the tenancy starts, and keep evidence.✓ Our tenant screening flow includes certified digital right-to-rent checks.
• Smoke & carbon monoxide alarmsA smoke alarm on every storey, CO alarm in any room with a fixed combustion appliance, all working on day one.
• Licensing (HMO or selective)Houses in multiple occupation need a licence, and some councils license all private renting in certain areas — check your council before advertising.

The Renters' Rights Act, in one minute

The biggest change to English renting in a generation. What it means for you, without the jargon:

• Section 21 "no-fault" evictions are abolished. Possession now needs a reason — the strengthened Section 8 grounds cover selling, moving in yourself, rent arrears and antisocial behaviour.
• Fixed terms are replaced by rolling (periodic) tenancies. Tenants can leave with two months' notice; you use the new possession grounds.
• Rent increases: once a year, via the formal Section 13 route, with tenants able to challenge above-market rises at tribunal.
• No more bidding wars or blanket bans — you must advertise a price and can't refuse tenants solely for having children or receiving benefits.
• Awaab's Law timelines — serious hazards like damp and mould must be investigated and fixed within set deadlines.
• A landlord ombudsman and property database — registration will be required; disputes get a free resolution route before court.

Our take: if you protect the deposit, keep the certificates current, fix things promptly and document everything — which is exactly what Cheerfulrent is built around — the Act holds no fear. It mostly removes tools that good landlords never relied on.

Ready to let the cheerful way? Create your account — £40/month, no commission, and the paperwork handled.