Becoming a for the first time is exciting but comes with significant legal responsibilities. Miss even one requirement and you risk fines, criminal prosecution, or being unable to evict a problem tenant. This complete first-time checklist covers every certificate, legal obligation, and practical step you need to complete before your first tenant moves in.
Contents
Step 1: Get All Required Certificates
Before any tenant moves in, you must have these certificates in place:
Required before you can even advertise the property. Must have a minimum E rating. An EPC from Same Day Certificates costs £59. Valid for 10 years.
Must be issued by a Gas Safe registered engineer and renewed annually. Provide a copy to the tenant before move-in. Cost from £49 with Same Day Certificates.
Required every 5 years. Must be issued by a NAPIT or NICEIC registered electrician. Provide a copy to the tenant before move-in. Cost from £99 with Same Day Certificates.
If the property comes furnished or part-furnished with electrical appliances, these should be PAT tested before tenancy. Cost from £55 (up to 10 items).
Step 2: Safety Requirements
At least one working smoke alarm on each storey of the property. Test them and document that you tested them at the start of the tenancy. Cost: £10–£30 per alarm.
Since October 2022, CO alarms are required in every room with a fixed combustion appliance (including gas boilers). Cost: £25–£50 per alarm.
Step 3: Tenancy Administration
You must check that your tenant has the legal right to rent in the UK before the tenancy begins. Keep copies of documents checked. Failing to do this correctly can result in a fine of up to £3,000.
Use a legally compliant Assured Shorthold Tenancy (AST) agreement. Include rent amount, deposit amount, tenancy start and end dates, and obligations of both parties. Free templates from Shelter or the NRLA.
Any tenancy deposit must be protected in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days of receiving it. Provide the tenant with the Prescribed Information about the scheme used.
You must provide your tenant with a copy of the government's current How to Rent guide before or at the start of the tenancy. Failure to do so means you cannot serve a valid Section 21 notice.
Step 4: Financial Preparation
Before your first tenant moves in, ensure you have:
- insurance: Standard home insurance does not cover rental properties. Get specialist insurance covering buildings, liability, and rent guarantee.
- Buy-to-let mortgage: If the property has a mortgage, ensure it is a buy-to-let mortgage. Using a residential mortgage on a rental property is a breach of your mortgage terms.
- Tax registration: Register with HMRC for Self Assessment as soon as you become a. Rental income is taxable.
- Emergency fund: Set aside 1–3 months' rent as a buffer for void periods, repairs, and unexpected costs.
Step 5: Set Up Ongoing Compliance
Once your first tenant moves in, set up systems for ongoing compliance:
- Annual Gas Safety Certificate renewal (set a reminder 6 weeks before expiry)
- 5-yearly EICR renewal
- 10-yearly EPC renewal (unless significant improvements are made)
- Annual PAT Testing of all appliances you supply
- Annual fire alarm and CO alarm testing documentation
Estimated First-Year Compliance Costs
| Requirement | Cost | Frequency |
|---|---|---|
| Gas Safety Certificate | from £49 | Annual |
| EICR | from £99 | Every 5 years |
| EPC | from £59 | Every 10 years |
| PAT Testing | from £55 | Annual |
| Smoke alarms (x2) | ~£40 | One-off |
| CO alarm (x1) | ~£30 | One-off |
| Tenancy agreement (online) | £0–£30 | Per tenancy |
| Deposit protection | £0 (DPS) | Per tenancy |
| Total first year (est.) | ~£332 |
Frequently Asked Questions
What is the most important certificate for a first-time ?
The Gas Safety Certificate is arguably the most critical — it is a criminal offence not to have one if the property has gas. The EICR is also legally required. Get the EPC first as you need it before marketing the property.
How long does it take to get all certificates?
With Same Day Certificates, all certificates can be arranged within 24–48 hours with same-day digital issuance. Allow at least a week before the tenancy starts to arrange everything comfortably.
Can I rent out a property without an EPC?
No. You must have a valid EPC with a minimum E rating before you can market the property for rent. Letting without one is illegal.
Do I need a licence?
Not for standard single-let properties. HMOs with 5+ occupants from 2+ households require a mandatory HMO licence from your local council.
How much does it cost to set up a rental property in London?
Compliance certificates cost from £237 with Same Day Certificates. Add smoke and CO alarms (~£70), plus a tenancy agreement (~£30). Total compliance setup: around £337 for a first-time.