Free Landlord Property Inspection Checklist (Downloadable Template)
Since 27 December 2025, local authorities in England can enter your rental property and demand 12 months of compliance documentation. That's not a future change — it's already in force under the Renters' Rights Act 2025 Part 4 Chapter 3 (ss.114–136). A council inspector can show up, ask for your gas certificate, EICR, EPC, deposit protection evidence, and smoke alarm records, and issue penalties if anything is missing or expired.
Regular property inspections are how you catch problems before an enforcement officer does. This checklist covers every area a sole-operator letting agent or self-managing landlord should check during a routine mid-tenancy inspection — organised room by room, with the specific compliance points that matter under the current enforcement regime.
Before the inspection
Give proper notice
Give at least 24 hours' written notice before entering the property for an inspection (unless it's a genuine emergency) — industry practice; the statutory test under Landlord and Tenant Act 1985 s.11(6) is 24 hours' written notice (https://www.legislation.gov.uk/ukpga/1985/70/section/11). Best practice: give 48 hours and confirm in writing (email or text). Record the date and time of your notice.
Bring the right documents
Have these to hand during the inspection (digital or printed):
- Current Gas Safety Certificate
- Current EICR
- Current EPC
- Deposit protection certificate and prescribed information
- Last Form 4A or rent increase notice (if any)
- Previous inspection report (for comparison)
Safety certificates and alarms
Check these first — they're the compliance items most likely to trigger penalties.
Gas safety
| Check | Pass/Fail | Notes |
|---|---|---|
| Gas Safety Certificate current and valid | Expires annually. Must be from a Gas Safe registered engineer. | |
| Certificate expiry date more than 4 weeks away | If expiring soon, book renewal now. | |
| Gas appliances visually serviceable (no scorch marks, discolouration) | ||
| Gas meter accessible | ||
| Ventilation for gas appliances unblocked |
Legal basis: Gas Safety (Installation and Use) Regulations 1998. Penalty under HSWA 1974 s.33 (post-LASPO 2012): custodial sentence up to 2 years on indictment (12 months summary); unlimited fine on indictment. Also triggers Rent Repayment Orders under the RRA.
Electrical safety
| Check | Pass/Fail | Notes |
|---|---|---|
| EICR current and valid (5-year cycle) | Must be from a qualified person (Part P registered or equivalent). | |
| No C1 (danger present) or C2 (potentially dangerous) findings outstanding | Must be remedied within 28 days of the report. | |
| No exposed wiring, damaged sockets, or cracked faceplates | ||
| Consumer unit (fuse box) accessible and labelled | ||
| No tenant-added extension leads creating trip or fire hazards |
Legal basis: Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Penalty: up to £40,000 per breach (Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, Reg 11(2)(b) — as amended by SI 2025/1043 effective 1 November 2025). See https://www.legislation.gov.uk/uksi/2020/312/regulation/11.
Smoke and CO alarms
| Check | Pass/Fail | Notes |
|---|---|---|
| Smoke alarm on every storey with a habitable room | Test each alarm during inspection. | |
| Carbon monoxide alarm in every room with a fixed combustion appliance | Gas boiler, wood burner, open fire, etc. | |
| All alarms in working order | Replace batteries or units if not sounding. |
Legal basis: Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (SI 2015/1693, as amended by SI 2022/707). Penalty charge up to £5,000 under reg 8(2) of the 2015 Regulations (https://www.legislation.gov.uk/uksi/2015/1693/regulation/8).
EPC
| Check | Pass/Fail | Notes |
|---|---|---|
| Valid EPC (10-year cycle) | ||
| EPC rating E or above | Minimum E rating required. Proposed C rating in future (date TBC). |
Legal basis: Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015. Penalty: up to £5,000.
Room-by-room checklist
Go through each area systematically. Note the condition and photograph anything that's changed since the last inspection.
Kitchen
| Check | Condition | Notes |
|---|---|---|
| Worktops, cupboards, and drawers functional | ||
| Taps running (hot and cold), no leaks under sink | ||
| Extractor fan working | ||
| Oven, hob, and appliances functional (if landlord-supplied) | ||
| No signs of pest activity (droppings, gnaw marks) | ||
| Floor and wall tiles intact, no loose edges | ||
| Window opens and closes, locks functional | ||
| Damp, mould, or condensation | Prioritise — the Awaab's Law hazard-remediation duty extends to the PRS via RRA 2025 s.60, amending LTA 1985 s.10A so the covenant covers any dwelling-house in England let on a lease under 7 years. Section 60 is not yet commenced (not in SI 2026/421); prescribed timeframes for investigating and remedying hazards (damp, mould, excess cold, electrical, fire) come from regulations under s.10A(3) pending at this date. Document condition today — that audit trail will be the evidence base once the regulations land. |
Bathroom
| Check | Condition | Notes |
|---|---|---|
| Toilet flushes and fills correctly | ||
| Shower/bath drains freely, no leaks | ||
| Taps running, no drips | ||
| Extractor fan working | Critical for damp prevention. | |
| Sealant around bath/shower intact, no mould | Re-seal if deteriorating. | |
| Window opens or extractor provides adequate ventilation | ||
| Damp, mould, or condensation | Prioritise. |
Bedrooms
| Check | Condition | Notes |
|---|---|---|
| Window opens and closes, locks functional | Fire escape route in upper floors. | |
| Radiator or heating functional | ||
| No signs of damp, mould, or water staining | Check corners and behind furniture. | |
| Walls, ceiling, and flooring in reasonable condition | ||
| Smoke alarm audible from this room |
Living areas
| Check | Condition | Notes |
|---|---|---|
| Windows open, close, and lock | ||
| Heating functional | ||
| No signs of damp or mould | ||
| Walls, ceiling, and flooring condition | ||
| Any landlord-supplied furniture in good condition |
Hallways, stairs, and communal areas
| Check | Condition | Notes |
|---|---|---|
| Staircase structurally sound, handrail secure | ||
| Lighting working in all common areas | ||
| Smoke alarms on each storey | ||
| Fire escape routes clear | Especially important for HMOs. | |
| Front door locks and closes securely |
Exterior (if applicable)
| Check | Condition | Notes |
|---|---|---|
| Roof visible from ground — missing tiles, sagging | ||
| Gutters and downpipes intact, not overflowing | ||
| External walls — cracks, pointing deterioration | ||
| Garden/yard maintained (if tenant responsibility per agreement) | ||
| Bins accessible and in designated area | ||
| Boundary fences/walls secure |
HHSRS hazards to flag
The Housing Health and Safety Rating System (HHSRS) identifies 29 hazard categories. During a routine inspection, watch specifically for:
| Hazard category | What to look for |
|---|---|
| Damp and mould growth | Black mould on walls/ceilings, musty smell, condensation on windows, water staining |
| Excess cold | Heating not working, poor insulation visible (single glazing, uninsulated loft hatch), tenant reporting high bills |
| Falls on stairs | Loose carpet, missing handrails, uneven steps, poor lighting |
| Falls on level surfaces | Loose or damaged flooring, trip hazards |
| Electrical hazards | Exposed wiring, overloaded sockets, damaged faceplates |
| Fire | No smoke alarms, blocked escape routes, faulty appliances |
| Carbon monoxide | No CO alarm where required, flue damage visible |
The statutory hook for the PRS extension of Awaab's Law is already in the Act: RRA 2025 s.60 amends LTA 1985 s.10A to extend the hazard-remediation covenant from "relevant social housing leases" to any dwelling-house in England let on a lease for a term of less than 7 years. Prescribed timeframes for investigating and remedying specified hazards (damp, mould, excess cold, electrical hazards, fire) will be set by regulations under s.10A(3) — these have not yet been published. Section 60 itself is not yet commenced (not in SI 2026/421); a further commencement SI and the s.10A(3) regulations are both required before the duty becomes operative in the PRS. Documenting hazards with dates and actions taken now will be the evidence base once the regulations land.
HMO additional checks
If the property is a House in Multiple Occupation (licensed or licensable), add these:
| Check | Pass/Fail | Notes |
|---|---|---|
| HMO licence current and displayed | Check expiry date. | |
| Fire doors to all bedrooms and kitchen (if required by licence) | Self-closing, with intumescent strips and cold smoke seals. | |
| Fire blanket in kitchen | ||
| Communal area fire extinguisher (if required by licence) | Check service date. | |
| Emergency lighting working (if required) | ||
| Room sizes meet minimum standards | 6.51m² single, 10.22m² double. | |
| Kitchen/bathroom ratios meet licence conditions |
After the inspection
1. Write up the report immediately
Don't rely on memory. Complete your inspection notes the same day. Include:
- Date and time of inspection
- Property address
- Who was present
- Condition of each area checked
- Photos of any issues found
- Actions required with deadlines
2. Share with the tenant
Send a copy of the inspection report to the tenant within 7 days. This isn't legally required for a routine inspection, but it's good practice — it creates a shared record and gives the tenant an opportunity to flag anything you missed.
3. Action maintenance issues
Prioritise by risk:
- Immediate (24-48 hours): Safety hazards — gas leaks, exposed wiring, non-functional smoke alarms
- Urgent (7 days): Damp/mould, broken locks, non-functional heating
- Routine (28 days): Cosmetic damage, minor repairs, appliance issues
4. File the report
Store digital copies where you can retrieve them quickly. From 27 December 2025, councils can demand 12 months of compliance documentation — having organised records for every property saves you when enforcement officers visit.
Inspection frequency
There's no legal minimum for inspection frequency in England, but industry standard is:
| Property type | Recommended frequency |
|---|---|
| Single-let (standard AST) | Every 3-6 months |
| HMO | Every 3 months minimum |
| New tenant (first 6 months) | At 1 month and 3 months |
| Problem property (history of maintenance issues) | Monthly until resolved |
More frequent inspections during the first year help catch problems early and demonstrate active management — useful evidence if a dispute reaches the Ombudsman (mandatory membership required under Phase 2 of the RRA).
For a personalised, interactive checklist based on your property type, try the free Inspection Checklist Generator. For a broader assessment of your compliance across all RRA requirements — not just inspections — try the free RRA Readiness Checker.
For the complete list of Phase 1 requirements and deadlines, see the Complete Landlord Compliance Checklist.
This checklist applies to private rented sector properties in England only. HMO requirements vary by local authority licence conditions. This is not legal advice — for specific questions, consult a qualified surveyor or solicitor.
Information is current as of the date shown above.