Which certificates does a landlord need?
There is no single "landlord certificate". Compliance is a bundle of separate duties with different intervals and different evidence. Here is the England checklist, in the order an agent or council will ask for it.
The five that carry legal weight in England
| Document | How often | Who can issue it |
|---|---|---|
| EICR (Electrical Installation Condition Report) | Every 5 years, plus at the start of a new tenancy, plus within 28 days of a tenant's written request | A qualified, competent electrician |
| Gas Safety Record (CP12) | Every 12 months, before each new tenancy, copy to tenant within 28 days | Gas Safe registered engineer |
| EPC (Energy Performance Certificate) | Every 10 years; must be at least band E to let | Accredited energy assessor |
| Smoke and CO alarm compliance | On installation and at every tenancy start | No certificate — a duty to fit and maintain |
| Right to rent checks | Before each tenancy, follow-up for time-limited visas | Landlord or agent, evidence retained |
EICR: the one that changed in 2020
Since 1 June 2020, private landlords in England must have the installation inspected and tested at least every five years by a qualified person, give a copy of the report to new and existing tenants, and give a copy to the local authority on request. If the report is unsatisfactory, remedial work must be done within 28 days (or the period stated in the report), with written confirmation.
The 2020 rules mean an old "satisfactory" report is only valid if it is under five years old — the date on the front page matters more than the wording.
What is not a legal requirement
- PAT testing — no statutory requirement for landlords. The duty is to ensure supplied appliances are safe; some insurers and licensing schemes ask for evidence.
- A "landlord certificate" sold as a bundle by portals — usually just the EICR plus gas and EPC collected for you. Useful admin, not a new legal duty.
- Annual electrical inspection — five years is the statutory interval; more frequent inspection is a choice, or a licence condition in some selective-licensing areas.
HMO and selective licensing add layers
Licensed HMOs commonly require additional evidence: fire detection certificates, emergency lighting testing, and in some councils a stricter inspection interval than five years. Check the licence conditions for the specific property rather than relying on the national minimum.
Filing routine that survives an inspection
- Keep one folder per property with the five documents above, named by expiry date (e.g. EICR-2029-04.pdf).
- Set a reminder 60 days before the EICR and gas dates — booking lead times in winter are the usual failure point.
- When remedial work is done, keep the electrician's written confirmation with the report, not in a separate folder.
- Give tenants copies at the start of the tenancy and keep proof of delivery.
Where a generated EICR fits
The certificate itself is only as good as the testing behind it. Our generator produces the BS 7671 report format with the schedules and observation codes; the inspection and test results have to come from the electrician on site. For a full report layout, see the EICR certificate generator.