Doorwise — UK Property Management Platform
Streamline your property management with Doorwise. Comprehensive compliance tracking, issue management, and team coordination for UK landlords and letting agents. Reduce maintenance response time by 60%.
Features
- Compliance Tracking — Automatic certificate expiry alerts for Gas Safety, EICR, EPC, and more
- Issue Management — Track maintenance issues with Awaab's Law compliant timescales
- WhatsApp Tenant Reporting — Tenants report issues via WhatsApp, automatically logged
- Document Management — Store and manage all property documents in one place
- Financial Tracking — Rent collection, expenses, and SA105 tax reporting
- Team Coordination — Assign tasks to contractors, track progress
Expert guidance on compliance, legal processes, and best practice for UK landlords and letting agents.
Tenancy Agreements & Deposits
What must a tenancy agreement include?
A legally compliant assured shorthold tenancy (AST) must include: full legal names of all tenants and the landlord, the property address, the rent amount and payment frequency, deposit amount and which government-approved scheme protects it, the fixed term (if applicable) and tenancy commencement date, break clause terms (if any), and clear responsibilities for repairs, utilities and council tax. While not legally required, it's strongly recommended to include clauses on pets, subletting, and notice periods.
How long do I have to protect a deposit?
You must protect a tenant's deposit in a government-approved tenancy deposit scheme within 30 days of receiving it. The three approved schemes in England and Wales are the Deposit Protection Service (DPS), MyDeposits, and the Tenancy Deposit Scheme (TDS). You must also provide the tenant with prescribed information about the deposit protection within the same 30-day window, including the scheme name, contact details, and how to apply for the deposit's return.
What happens if I don't protect the deposit?
Failure to protect a deposit or provide prescribed information can result in serious consequences. A tenant can apply to the county court, which may order you to pay compensation of between 1x and 3x the deposit amount. You will also be unable to serve a valid Section 21 notice (no-fault eviction) until the deposit is properly protected or returned. Under the Renters' Rights Bill proposals, while Section 21 is being abolished, deposit protection remains a legal requirement with financial penalties.
Can I increase rent mid-tenancy?
During a fixed-term tenancy, rent can only be increased if the tenancy agreement contains a rent review clause. For periodic tenancies (rolling month-to-month), you can propose an increase using a Section 13 notice, which requires giving at least one month's notice (for monthly tenancies). Section 13 notices can normally only be used once every 12 months. Tenants can challenge the increase at a First-tier Tribunal if they believe it exceeds market rate. Under the Renters' Rights Bill proposals, rent increases would be limited to once per year using Section 13, and above-inflation increases could be challenged.
What is a Section 8 notice and when can I use it?
A Section 8 notice is a formal notice to seek possession of a property through the courts based on specific grounds. Mandatory grounds (where the court must grant possession) include Ground 8 (at least 2 months' rent arrears at both notice and hearing date). Discretionary grounds (where the court may grant possession) include Ground 10 (some rent arrears), Ground 11 (persistent late payment), Ground 12 (breach of tenancy terms), and Ground 14 (antisocial behaviour). Notice periods vary from 2 weeks to 2 months depending on the ground used.
When must I return the deposit?
Once the tenancy ends and both parties agree on any deductions, the deposit (or the agreed balance) must be returned within 10 days. If there is a dispute over deductions, the deposit scheme's free alternative dispute resolution (ADR) service can be used.
What does the Tenant Fees Act 2019 prohibit?
The Tenant Fees Act 2019 bans most letting fees charged to tenants in England. Prohibited payments include: referencing fees, administration fees, check-out fees, inventory fees, and renewal fees. The only permitted payments are: rent; a refundable tenancy deposit capped at 5 weeks' rent; a refundable holding deposit capped at 1 week's rent; and payments for utilities, council tax, or communication services.
What inventory and evidence should I keep?
A thorough, signed inventory is essential for resolving deposit disputes. Best practice includes: a detailed written inventory listing the condition of every room, fixture, and fitting; date-stamped photographs or video at check-in and check-out; a check-in report signed by the tenant; meter readings at the start and end of the tenancy; and copies of all correspondence regarding condition or damage.
Safety Certificates & Inspections
Which safety certificates are legally required?
UK landlords must hold: a Gas Safety Certificate (CP12) renewed annually by a Gas Safe registered engineer; an Electrical Installation Condition Report (EICR) every 5 years by a qualified electrician; a valid Energy Performance Certificate (EPC) with a minimum rating of E (the legal minimum); working smoke alarms on every storey (tested at the start of each tenancy); and carbon monoxide alarms in any room with a solid fuel burning appliance or a fixed combustion appliance such as a gas boiler (following the 2022 regulation update). Failure to hold any of these can result in fines of up to £30,000.
What happens if my Gas Safety Certificate expires?
Operating a rental property without a valid Gas Safety Certificate is a criminal offence under the Gas Safety (Installation and Use) Regulations 1998. Penalties include an unlimited fine, up to 6 months in prison, and liability for any harm caused. You may also face a Rent Repayment Order (RRO) requiring you to repay up to 12 months' rent. Case law (notably Trecarrell House Ltd v Rouncefield [2020]) has clarified that late provision does not permanently invalidate Section 21 in all circumstances. Insurance claims may also be voided.
Do I need a fire risk assessment?
Under the Regulatory Reform (Fire Safety) Order 2005, a fire risk assessment is legally required for Houses in Multiple Occupation (HMOs) and for any building with shared communal areas — including blocks of flats with common parts, even if privately owned. It does not apply to single-family dwellings without communal areas, although your insurance provider may still require one. The assessment should cover escape routes, fire detection and alarm systems, fire-fighting equipment, and emergency lighting. It must be reviewed regularly, especially after any changes to the property.
What is a Legionella risk assessment?
Under the Health and Safety at Work Act 1974, landlords have a duty to assess and control the risk of Legionella bacteria in their water systems. A Legionella risk assessment examines the property's water system to identify potential risks, including water temperature, storage conditions, and any areas where water may stagnate. While there's no specific legal requirement for how often it should be done, the Health and Safety Executive (HSE) recommends it be reviewed every 2 years or when changes occur to the water system. It's a proportionate risk assessment — for most domestic properties, a simple review is sufficient.
When does the EPC C requirement come in?
The UK government has previously proposed requiring all rental properties to have an EPC rating of C or above, but no final legislation currently requires this. The 2023 proposal was dropped, and while future rules may be reintroduced, the legal minimum remains EPC E. Landlords should still consider planning upgrades, as common improvements include loft insulation, cavity wall insulation, double glazing, and upgrading boilers. Government grants and schemes such as ECO4 and the Great British Insulation Scheme may be available to help fund improvements.
What are the smoke and CO alarm rules?
Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 (England), landlords must ensure: at least one smoke alarm on every storey; a carbon monoxide alarm in any room containing a fixed combustion appliance (including gas boilers — extended beyond solid fuel appliances in the 2022 update); and all alarms in working order at the start of each new tenancy.
Do I need to give the EICR to tenants?
Yes. Landlords must provide a copy of the most recent EICR to: existing tenants within 28 days of the inspection; new tenants before they occupy the property; and the local authority within 7 days if requested.
Renters' Rights Bill 2025/2026
What is the Renters' Rights Bill?
The Renters' Rights Bill is the most significant proposed reform to England's private rented sector in over 30 years. If enacted, key changes would include: the abolition of Section 21 'no-fault' evictions; a move to periodic tenancies only (no more fixed terms); the creation of a National Landlord Register; a new Private Rented Sector Ombudsman for dispute resolution; the extension of the Decent Homes Standard to private rentals; the introduction of Awaab's Law (mandatory repair timescales); and a new right for tenants to request pets. As of early 2026, the Bill is still progressing through Parliament.
When do the changes take effect?
The Renters' Rights Bill proposes phased implementation, but exact commencement dates have not yet been confirmed and will be set by statutory instrument. Landlords should prepare now by familiarising themselves with the proposed new possession grounds under Section 8, setting up compliant repair tracking processes, and reviewing whether their properties would meet the Decent Homes Standard. DoorWise automatically tracks these changes and alerts you to upcoming compliance deadlines.
What is the National Landlord Register?
The Bill proposes a National Landlord Register — a publicly accessible database where all private landlords in England would need to register themselves and their properties. If enacted, failure to register would result in financial penalties and could prevent landlords from using possession grounds.
What is Awaab's Law?
Awaab's Law sets mandatory timescales for landlords to address hazards in rental properties. Emergency hazards must be responded to within 24 hours; non-emergency but significant hazards must be investigated within 14 days and repaired within 28 days. Initially applied to social housing, the Bill proposes extending it to the private rented sector.
What is the Decent Homes Standard for private rentals?
The Decent Homes Standard, previously only applicable to social housing, would be extended to the private rented sector under the Renters' Rights Bill proposals. A 'decent home' must be free from Category 1 hazards, be in a reasonable state of repair, have reasonably modern facilities, and provide a reasonable degree of thermal comfort.
Evictions & Possession
How do I legally end a tenancy now?
Under current law, landlords can end an assured shorthold tenancy using either Section 21 (no-fault, giving at least 2 months' notice) or Section 8 (fault-based, citing specific grounds). The Renters' Rights Bill proposes abolishing Section 21, after which all tenancies would become periodic and landlords would need to use Section 8 grounds only. Until the Bill is enacted, both routes remain available.
What are mandatory grounds for possession?
Mandatory grounds are those where the court must grant a possession order if the ground is proved. Key mandatory grounds include: Ground 1 — the landlord intends to occupy the property as their main home (2 months' notice under current law); Ground 6 — substantial redevelopment; and Ground 8 — serious rent arrears of at least 2 months (2 weeks' notice).
How long is the eviction process?
The total eviction timeline depends on the ground used and court backlogs. Total process: approximately 3-9 months from serving notice depending on the route used.
Can I evict for rent arrears?
Yes. Ground 8 is a mandatory ground if the tenant owes at least 2 months' rent at both the date you serve the Section 8 notice and at the court hearing. The notice period is 2 weeks. Ground 10 is a discretionary ground for any amount of rent arrears, and Ground 11 covers persistent late payment.
What is retaliatory eviction?
Retaliatory eviction occurs when a landlord attempts to evict a tenant because the tenant has complained about disrepair. Under the Deregulation Act 2015, if the local authority serves an improvement notice, any Section 21 notice served within 6 months becomes invalid.
HMO Licensing & Requirements
Does my property need an HMO licence?
Mandatory HMO licensing applies across England if your property is occupied by 5 or more people forming 2 or more separate households and they share facilities such as a kitchen or bathroom. However, many local authorities operate additional licensing schemes that lower these thresholds. Selective licensing schemes can require all private landlords in a designated area to have a licence regardless of property type. Always check with your local council.
What are the penalties for unlicensed HMOs?
Operating an unlicensed HMO is a criminal offence. Penalties include: an unlimited fine on criminal prosecution; a civil penalty of up to £30,000 per offence; a Rent Repayment Order (RRO) where tenants or the local authority can reclaim up to 12 months' rent (under the Housing and Planning Act 2016); and potential banning orders preventing you from letting property.
What extra requirements apply to HMOs?
Licensed HMOs must meet additional standards: minimum bedroom sizes of 6.51m² for a single occupant and 10.22m² for two occupants; adequate kitchen facilities; sufficient bathrooms; fire doors on bedrooms and kitchens; a mains-wired interlinked fire alarm system; emergency lighting in escape routes; fire risk assessment reviewed annually; and a named property manager.
How do I check if my council has additional licensing?
Visit your local authority's website and search for 'HMO licensing' or 'property licensing'. Look for additional licensing schemes, selective licensing schemes, and Article 4 directions. DoorWise tracks licensing requirements across all UK local authorities.
What are the three types of property licensing?
There are three distinct licensing regimes in England: 1) Mandatory HMO licensing — applies nationally to properties with 5 or more occupants from 2 or more households. 2) Additional HMO licensing — a discretionary scheme covering smaller HMOs. 3) Selective licensing — requires all privately rented properties in a designated area to be licensed.
Tenant Onboarding & Right to Rent
What is a Right to Rent check?
Right to Rent checks are a legal requirement under the Immigration Act 2014. For British and Irish citizens, acceptable documents include an original UK or Irish passport, or a birth certificate accompanied by official proof of National Insurance number (note: a driving licence alone is not acceptable for Right to Rent purposes). For non-UK/Irish nationals, use the Home Office online checking service with the tenant's share code.
What documents must I give tenants?
At or before the start of a tenancy, landlords must provide: the government's 'How to Rent' guide; a valid Energy Performance Certificate (EPC); a copy of the current Gas Safety Certificate (CP12); the deposit prescribed information; details of the tenancy deposit scheme used; and a copy of the most recent EICR (within 28 days to existing tenants, or before occupation for new tenants). Failure to provide these documents can prevent you from serving valid notices and may result in penalties.
What is the 'How to Rent' guide?
The 'How to Rent: the checklist for renting in England' is a government publication that must be provided to all new assured shorthold tenants at the start of their tenancy. You must provide the most current version. Providing it electronically is acceptable.
Do I need to do tenant referencing?
Tenant referencing is not a legal requirement in England, but it is strongly recommended as part of due diligence. A thorough reference check typically includes: a credit check, an employer reference, a reference from the previous landlord, identity verification, and a Right to Rent check (which is legally required). Many landlord insurance policies require adequate referencing as a condition of cover.
Do I need to comply with GDPR as a landlord?
Yes. Landlords collect and process personal data through referencing, Right to Rent checks, and tenancy management. Under UK GDPR, you must store personal data securely, only retain it for as long as necessary, and provide tenants with a privacy notice. You may need to register with the ICO.
What are my repair responsibilities as a landlord?
Under Section 11 of the Landlord and Tenant Act 1985, landlords are legally responsible for keeping in repair: the structure and exterior of the property; installations for the supply of water, gas, electricity, and sanitation; and installations for space heating and water heating. This obligation cannot be contracted out of in the tenancy agreement.
Check your UK rental property compliance in 2 minutes. Covers Gas Safety, EICR, EPC, fire safety, deposit protection, and full Renters' Rights Bill readiness.
What We Check
- Gas Safety Certificate (CP12) — Annual inspection required for all gas appliances
- Electrical Safety (EICR) — 5-yearly inspection of electrical installations
- Energy Performance Certificate — Minimum rating E (proposed future increase to C not yet legislated)
- Fire Risk Assessment — Required for HMOs and communal areas
- Legionella Risk Assessment — Water system safety check
- Deposit Protection — Must be registered within 30 days
- Right to Rent Checks — Verify tenants' right to reside in the UK
- Smoke & CO Alarms — Every floor + rooms with solid fuel appliances
- How to Rent Guide — Must be provided to all new tenants
- Renters' Rights Bill Readiness — Landlord Register, Decent Homes, Ombudsman
Why Compliance Matters More Than Ever
Section 21 Proposed Abolition
The Renters' Rights Bill proposes ending no-fault evictions. If enacted, landlords would need to use specific grounds under Section 8, with stricter notice requirements and new tenant protections.
Decent Homes Standard
The Bill proposes extending the Decent Homes Standard to private rentals for the first time — covering hazards, disrepair, thermal comfort, and modern facilities.
Unlimited Fines
Non-compliance with gas, electrical, and fire safety can result in unlimited fines, rent repayment orders, and even criminal prosecution.
EPC Requirements
The legal minimum is currently EPC E. Government has proposed future increases to EPC C but no final legislation currently requires this. Start planning upgrades now — grants and funding may be available.
Compliance Check FAQ
What is the Renters' Rights Bill?
The Renters' Rights Bill (formerly the Renters' Reform Bill) is the most significant proposed change to England's private rented sector in over 30 years. It proposes abolishing Section 21 'no-fault' evictions, introducing a new Private Rented Sector Ombudsman, applying the Decent Homes Standard to all private rentals, and establishing a national Landlord Register. As of early 2026, the Bill is still progressing through Parliament.
When does the Renters' Rights Bill take effect?
The Bill is still progressing through Parliament. Key provisions would be phased in once enacted, with implementation dates set by statutory instrument. Landlords should prepare now by reviewing their compliance and familiarising themselves with the proposed changes.
How would it affect landlords and letting agents?
If enacted, landlords would need to register on the proposed national Landlord Register, meet the Decent Homes Standard, respond to repairs within Awaab's Law timescales, and use specific grounds for possession (Section 8). Letting agents would also need to comply with the new Ombudsman scheme. Non-compliance could result in unlimited fines and rent repayment orders.
What penalties exist for non-compliance?
Penalties are severe: up to £30,000 civil penalties per offence for many breaches, unlimited fines for the most serious offences (including gas safety and HMO licensing), rent repayment orders of up to 12 months' rent, and banning orders preventing landlords from letting property. Local authorities now have stronger enforcement powers.
What safety certificates do I need as a UK landlord?
At minimum, you need a valid Gas Safety Certificate (CP12) renewed annually, an Electrical Installation Condition Report (EICR) every 5 years, an Energy Performance Certificate (EPC) rated E or above (the legal minimum), working smoke alarms on every storey, and carbon monoxide alarms in rooms with fixed combustion appliances including gas boilers. Additional requirements apply to HMOs and buildings with communal areas.
Is this compliance check really free?
Yes, completely free with no obligation. Answer a few questions about your properties and we'll tell you exactly where you stand across every major compliance area — including Renters' Rights Bill readiness. You'll get a personalised risk assessment in under 2 minutes.
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