Staying safe in your rental property

There are clear legal rules in place to help keep rented homes safe. As a tenant, it helps to know exactly what your landlord must do by law and what you should look out for once you’ve moved in.

What your landlord needs to provide

Your landlord is legally responsible for making sure the property is safe to live in.

Under UK law, they must:

• Keep the property free from serious health and safety hazards
• Make sure key safety systems are installed, checked and maintained
• Give you certain documents and records at the start of your tenancy

If something hasn’t been provided, it’s reasonable to ask for it.

Gas safety

If the property has gas appliances, there are strict legal requirements.

Your landlord must:

• Arrange a gas safety check every 12 months
• Use a Gas Safe registered engineer
• Give you a copy of the gas safety record before you move in, or within 28 days of the check

These checks cover appliances, pipework and flues.
If anything is found to be unsafe, it should be repaired before it’s used.

Smoke and carbon monoxide alarms

There are also clear rules about fire and carbon monoxide safety.

Your landlord must:

• Install at least one smoke alarm on every storey of the property
• Install a carbon monoxide alarm in any room with a fixed combustion appliance (for example, a log burner or boiler)
• Make sure all alarms are working at the start of your tenancy
• Repair or replace alarms if they’re reported as faulty

After you move in, you’ll usually be expected to test them occasionally and report any issues.

Electrical safety

Electrical safety is also covered by specific regulations.

Your landlord must:

• Make sure the electrical system is safe to use
• Arrange a professional electrical inspection at least every 5 years
• Provide you with a copy of the electrical safety report
• This includes wiring, sockets, light fittings and any electrical appliances they provide.

If the report highlights issues, they should be fixed within a reasonable timeframe.

Ongoing safety and maintenance

Beyond individual checks, landlords have an ongoing duty to keep the property safe.

This includes:

• Fixing hazards such as faulty wiring, damp or structural issues
• Making sure the property meets safety standards assessed under the Housing Health and Safety Rating System (HHSRS)
• Making sure any furniture and furnishings they supply are fire safe
• Provide fire extinguishers if you’re living in a large house in multiple occupation (HMO)

If serious hazards are identified, local councils can step in and require repairs.

What counts as an emergency repair?

Some problems need urgent action because they could affect your safety or cause serious damage to the property.

An emergency repair is usually something that:

• Puts your health or safety at immediate risk
• Makes the property unsafe to live in
• Could get worse quickly if it’s not dealt with

Common examples include:

• A gas leak or strong gas smell
• No heating or hot water, especially in winter
• Severe leaks, flooding or burst pipes
• A broken door or window that leaves the property unsecured

In these situations:

• Contact your landlord or agent straight away using the emergency contact details provided
• Be clear that the issue is urgent

Emergency repairs should be dealt with as quickly as possible.

What is the Homes (Fitness for Human Habitation) Act 2018?

Landlords in England are legally required to make sure your home is safe to live in, not just when you move in, but throughout your tenancy.

This comes from the Homes (Fitness for Human Habitation) Act 2018, which came into force in 2019.

Under this law:

• Your property must be safe, healthy and free from serious hazards
• It should remain in that condition for the entire time you live there

The Renters’ Rights Act has since strengthened protections further, introducing a Decent Homes Standard for the private rented sector and measures to extend Awaab’s Law (which sets timeframes for landlords to investigate and fix hazards such as damp and mould) to private renters.

According to the government guidelines relating to the Homes Act, your landlord is in breach if there are serious issues in any of the following areas:

• It’s difficult to prepare and cook food or wash up
• The building has been neglected and is in a bad condition
• The building is unstable
• There’s a serious problem with damp
• It has an unsafe layout
• There’s not enough natural light
• There’s not enough ventilation
• There is a problem with the supply of hot and cold water
• There are problems with the drainage or the lavatories

Your role as a tenant

You’re not responsible for arranging safety checks, but there are a few simple things worth doing:

• Test smoke alarms occasionally
• Report issues as soon as you notice them
• Avoid using anything that seems unsafe
• Keep a record of any problems you’ve raised

Small checks like these can help prevent bigger issues later.

If something doesn’t seem right

If you think there’s a safety issue:

1. Contact your landlord or letting agent
2. Follow up in writing (email is fine)
3. Be clear if it feels urgent

Landlords are expected to deal with safety risks within a reasonable timeframe.
If they don’t and you’re struggling to get an issue that poses a hazard resolved, you can contact your local council, which has powers to intervene.

FAQs

• Do I need to ask for a gas safety certificate?

  No. Your landlord must provide it automatically, either before you move in or within 28 days of the check.

• How often should gas safety checks be done?

  Gas safety checks must be carried out every 12 months.

• Who is responsible for testing smoke alarms?

  Your landlord must check they’re working at the start of the tenancy. After that, you should test them occasionally and report faults.

• Are electrical safety checks required?

  Yes. Landlords must have electrics inspected at least every 5 years and provide a report.

• What counts as a safety issue?

  Examples include:

  • Faulty wiring or sockets
  • Gas smells or broken appliances
  • Missing or non-working alarms
  • Damp, mould or structural issues

  If in doubt, it’s best to report it so it can be investigated appropriately.