Landlord Guide
Letting a residential property in Prime Central London involves a considered set of legal obligations and practical responsibilities. This guide sets out the key requirements for landlords, from preparing a property for market through to managing an active tenancy. It reflects current legislation and incorporates the changes introduced by the Renters’ Rights Act 2025, expected to take effect from May 2026.
Preparing the Property
Before marketing a property for letting, ensure that the property is in good structural and decorative condition. This includes confirming that the roof, plumbing, electrical systems and general fabric of the building are in safe working order and fit for occupation.
Any necessary repairs, maintenance or redecoration should be completed prior to the start of the tenancy. Interiors and windows should be professionally cleaned before handover. Where the property is furnished, all items should be in good condition and compliant with the relevant fire safety regulations.
Safety and Compliance
Gas Safety
Landlords have a legal obligation to ensure that all gas appliances and installations are inspected annually by a qualified engineer registered with the Gas Safe Register. A Gas Safety Certificate must be issued following each inspection and provided to tenants before they move in.
Energy Performance Certificate
An EPC is required before a property can be marketed for rent. The current minimum standard is a rating of E. Proposed changes are likely to require a C rating for new tenancies in the coming years. Foster Row advises landlords to consider this when planning improvement works, particularly on older stock where coordination with freeholders or listed building consents may be required.
Electrical Safety
An Electrical Installation Condition Report (EICR) must be provided to tenants before the tenancy begins. Reports are valid for up to five years and any remedial works identified must be completed within 28 days.
Smoke Alarms and Carbon Monoxide Detectors
Smoke alarms must be installed on every floor. Carbon monoxide detectors are legally required in any room containing a fixed combustion appliance other than a gas cooker. Both must be in working order at the start of each tenancy.
Insurance
Standard home insurance does not cover residential lettings. A specific landlord insurance policy covering buildings, contents where applicable and public liability must be in place throughout the tenancy, including void periods.
Repairs and Maintenance
If Foster Row is instructed to manage the property, we coordinate routine maintenance and repairs through our network of vetted contractors. Where significant works are required, estimates will be obtained for landlord approval unless immediate action is required to prevent further damage or risk to the tenant.
Ground Rent and Service Charges
Where the property is leasehold, ground rent and service charges must be paid in accordance with the lease. Under the Leasehold Reform (Ground Rent) Act 2022, ground rent for new residential leases is restricted to a peppercorn. Landlords with older leases should be aware of their existing obligations, which remain enforceable.
Consent to Let
Landlords must confirm that they hold any necessary permissions before marketing a property for rent. This may include written consent from a mortgage lender, freeholder, residents’ management company or building management company. Letting without the required permissions may constitute a breach of the relevant agreement and could affect a landlord’s insurance position.
Tenancy Agreements
Until the commencement of the Renters’ Rights Act 2025, most residential lettings are granted under an Assured Shorthold Tenancy (AST) agreement. Certain arrangements — including lettings to corporate tenants or embassies — fall outside the Housing Act 1988 and operate under a different legal framework.
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⚠ Renters’ Rights Act 2025 — Tenancy Structure – ASTs and fixed-term tenancies will be abolished. All new tenancies will become periodic, rolling monthly. – Fixed-term tenancies will no longer be available for new lettings. – Existing tenancies will transition on a date to be confirmed — expected May 2026. – Company lets and non-assured tenancy arrangements are not affected. Renters’ Rights Act 2025 — full summary in the Landlord Guide. |
Right to Rent
UK legislation requires landlords or their agents to verify that all adult occupants have the legal right to rent residential property in England before the tenancy begins.
Deposits
The deposit is capped at five weeks’ rent for tenancies where the annual rent is below £50,000. For tenancies above this threshold, no statutory cap applies, though six weeks’ rent is conventional. The deposit must be registered with a government-approved Tenancy Deposit Protection Scheme within 30 days of receipt.
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⚠ Renters’ Rights Act 2025 — Rent and Financial Terms – Rent may only be increased through the statutory Section 13 notice procedure. Contractual rent review clauses will no longer be effective. – Tenants may challenge any increase at the First-tier Tribunal. – Landlords may not invite or accept offers above the advertised asking rent. – Requiring more than one month’s rent in advance once a tenancy is in place will be prohibited. Renters’ Rights Act 2025 — full summary in the Landlord Guide. |
Inventories
An independent inventory and schedule of condition should be prepared before the tenancy begins. This is essential if any deposit deduction is to be made at the end of the tenancy.
Taxation and Overseas Landlords
Overseas landlords may be subject to the Non-Resident Landlord Scheme, under which letting agents are required to deduct basic rate tax from rental income unless HMRC has confirmed approval for rent to be paid gross. Foster Row recommends that landlords seek independent tax advice specific to their situation.
Recovering Possession
Under the current framework, landlords may recover possession by serving the appropriate notice depending on the grounds relied upon.
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⚠ Renters’ Rights Act 2025 — Possession – Section 21 no-fault evictions will be abolished. – Possession will only be available through specific statutory grounds in Schedule 2 of the Housing Act 1988. – Grounds 1, 1A and 6 require four months’ notice. – Tenants may end a periodic tenancy by giving two months’ written notice at any time. Renters’ Rights Act 2025 — full summary in the Landlord Guide. |
Pets
Under current arrangements, whether a tenant may keep a pet is governed by the tenancy agreement.
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⚠ Renters’ Rights Act 2025 — Right to Keep Pets – Tenants will have the right to request permission to keep a pet in writing. – Landlords may not unreasonably refuse. – Landlords may require tenants to obtain pet damage insurance as a condition of consent. Renters’ Rights Act 2025 — full summary in the Landlord Guide. |
Landlord Registration and Redress
There is currently no general requirement for residential landlords in England to register properties, although HMO licensing applies in certain circumstances.
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⚠ Renters’ Rights Act 2025 — Private Rented Sector Database and Redress – A new Private Rented Sector Database will require all landlords to register before marketing or letting. – Letting without a valid database entry will be an offence. – All landlords must join a government-approved landlord redress scheme. – Foster Row will assist managed landlords with registration as the database becomes operational. Renters’ Rights Act 2025 — full summary in the Landlord Guide. |
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⚠ Renters’ Rights Act 2025 — Anti-Discrimination – Landlords and agents may not refuse to let on the grounds that prospective tenants have children or are in receipt of benefits. – Discriminatory terms in tenancy agreements will be unenforceable. – Financial penalties apply for breach. Renters’ Rights Act 2025 — full summary in the Landlord Guide. |
Our Role
Foster Row guides landlords through each stage of the lettings process — from preparing a property for market through to securing well-qualified tenants and managing the tenancy where required.
In a period of significant legislative change, the advisory component of that relationship is as important as the transactional one. Foster Row advises landlords on these changes as a matter of course — before they become urgent.
