Landlord support — London
London landlord compliance and property maintenance
Prestige Engineers supports London landlords, letting agents and portfolio managers with gas safety, EICR, EPC, legionella and HMO compliance, alongside plumbing, heating, electrical and general maintenance. Clear scope, itemised hourly pricing, and job documentation built for remote owners — across all 33 London boroughs.
£30,000
Maximum council fine for an out-of-date or missing EICR under the 2020 Regulations
5 years
Maximum interval between EICR inspections for rental properties in England
12 months
Legal renewal interval for a Gas Safety Certificate on any rental property with gas appliances
33
London boroughs covered, each with its own HMO and selective licensing rules
Who this is for
Built for landlords who can't always be on-site
We work with single-property landlords letting one flat, portfolio landlords managing a spread of properties across several boroughs, HMO operators with licence conditions to maintain, and letting or managing agents acting on behalf of owners who may live outside London or overseas. The compliance and maintenance needs differ by property type, but the underlying problem is usually the same: certificates need renewing on schedule, tenants need coordinating for access, and the owner needs a clear record of what was done and why, without having to manage every visit personally.
For remote owners and agents managing multiple addresses, we coordinate access directly with tenants, confirm scope and hourly pricing in writing before attending, and send job notes and photographs after every visit. Where certificates are involved, we can flag upcoming renewal dates so gas safety and EICR checks do not lapse between tenancies — a common and entirely avoidable compliance gap.
If you manage an HMO, the compliance list is longer than a standard single let — mandatory licensing, more frequent electrical checks in some boroughs, and fire safety conditions attached to the licence. We work through those conditions with you rather than leaving you to interpret borough paperwork alone.
The essentials
Landlord compliance checklist
These are the certificates and legal duties every London landlord should have in place. Requirements vary slightly by property type — HMOs and licensed properties have extra conditions on top of the list below.
Annual
Gas Safety Certificate (CP12)
Required under the Gas Safety (Installation and Use) Regulations 1998 for any rental property with a gas appliance. A Gas Safe registered engineer checks boilers, cookers, gas fires, pipework and flues. The certificate must be renewed every 12 months and a copy given to tenants within 28 days of the check, or before a new tenancy starts.
Every 5 years
EICR — Electrical Installation Condition Report
Mandatory under the Electrical Safety Standards (England) Regulations 2020. A qualified electrician tests the fixed wiring, consumer unit and circuits, recording any C1, C2 or C3 observations. C1 and C2 issues must be remedied within 28 days, or sooner if specified. Councils can fine up to £30,000 for non-compliance.
Valid 10 years, minimum E
EPC — Energy Performance Certificate
Current legal minimum is band E for existing tenancies, in force since 2020. A C rating has been proposed as a future minimum for new tenancies — not yet a hard legal deadline as of 2025, but worth planning towards given the direction of policy and lender expectations.
Checked at every tenancy start
Smoke and carbon monoxide alarms
Under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022, a smoke alarm is required on every storey used as living accommodation, and a CO alarm in any room with a fixed combustion appliance (including gas boilers). Landlords must repair or replace alarms reported as faulty during a tenancy, and check alarms are working at the start of every new tenancy.
Reviewed periodically
Legionella risk assessment
A duty of care under the Health and Safety at Work Act 1974 and HSE ACOP L8 guidance, rather than a fixed-interval certificate. Assesses hot and cold water systems for stagnation and temperature risks. Especially relevant for properties with cold water tanks, infrequently used outlets, or void periods between tenancies.
Borough-specific
HMO licensing
Properties let to three or more unrelated tenants sharing facilities usually need a mandatory HMO licence from the local borough. Many boroughs also run additional or selective licensing schemes covering non-HMO rentals in specific wards. Licence conditions commonly cover fire doors, interlinked alarms, emergency lighting and minimum room sizes.
Before and during tenancy
Right to Rent checks
Landlords (or their agent) must check that a tenant has the right to rent in the UK before a tenancy starts, keeping copies of the documents checked. Follow-up checks are required where a tenant’s permission to stay is time-limited. This sits alongside — not instead of — the physical property compliance items above.
Ongoing duty
Fire and general property safety
Furniture and furnishings supplied with a tenancy must meet fire resistance regulations. Escape routes must be kept clear, and any fire doors or fire-rated features (particularly in HMOs and blocks) must be maintained in working order. General property condition must meet the Housing Health and Safety Rating System (HHSRS) hazard standards enforced by councils.
What we cover
Services we cover for landlords
Multi-trade maintenance and compliance work under one team, so plumbing, heating, electrical and drainage issues don't need three separate contractors.
Plumbing, leaks and pipework
Leaks, burst pipes, dripping taps, toilet faults, pressure loss and repeat plumbing issues across single lets, HMOs and blocks.
Boiler and heating faults
Gas Safe diagnostics for no heat, no hot water, pressure faults and control issues, plus annual servicing and CP12 certification.
EICR remedials and electrical repairs
C1, C2 and C3 remedial work following an EICR, fuse board upgrades, socket and lighting repairs, and NICEIC-aligned electrical support.
Drainage and CCTV surveys
Blocked drains, recurring smells and CCTV drain surveys for investigation, insurance evidence or pre-letting checks.
End-of-tenancy and void works
Turnaround repairs, safety checks and general maintenance between tenancies so the property is ready to relet without delay.
Compliance certificates
Gas safety, EICR, legionella risk assessments and supporting documentation, scheduled around your renewal dates.
Planned and reactive maintenance
Scheduled portfolio visits alongside urgent reactive callouts, so routine upkeep and emergencies are both covered by one team.
HMO compliance support
Fire door checks, interlinked alarm systems, emergency lighting and the remedial work needed to satisfy borough licence conditions.
At a glance
Landlord and property manager coverage
How it works
How we work with landlords and agents
Whether you're on-site in London or managing remotely, the process is the same: clear scope agreed before work starts, direct tenant coordination, and documentation you can rely on.
01
Property details and access
Tell us the property, the issue or certificate needed, and who holds keys or manages tenant access. We work directly with tenants, agents or key-safes as needed.
02
Scope and fixed hourly quote
We confirm likely scope and hourly labour rate before attending. Materials and specialist parts are itemised separately — no surprise add-ons on arrival.
03
Tenant access coordination
We contact tenants directly to arrange a suitable appointment window, respecting notice periods and working around occupied properties.
04
Attendance and diagnosis
A qualified engineer attends, diagnoses the issue or completes the inspection, and confirms any further work required before proceeding.
05
Job notes and documentation for remote owners
Photos, notes and certificates are provided after every visit, so landlords based outside London have a clear record without being on-site.
06
Renewal tracking
For certificate-based work, we can flag upcoming renewal dates so gas safety, EICR and other periodic checks do not lapse between tenancies.
Why landlords use Prestige
Remote-owner friendly property repairs
We understand tenant access, repair notes, compliance expectations and the need for clear cost control before work is started.
2025 pricing
Pricing and approach
Landlord work is priced on agreed hourly labour rates plus itemised materials, and certificates are priced per visit. The figures below are indicative London ranges for 2025 — your exact price is confirmed before any engineer attends.
| Item | Indicative price (2025) | Notes |
|---|---|---|
| Gas Safety Certificate (CP12) | £70 – £120 | Per visit, per property |
| EICR — 1-2 bed property | £150 – £250 | Full property, all circuits |
| EICR — 3+ bed / HMO | £220 – £400+ | Depends on circuits and rooms |
| Legionella risk assessment | £90 – £150 | Written report provided |
| Landlord callout — hourly labour | £65 – £95 / hour | Materials quoted separately |
Materials, specialist parts and any remedial work identified during a certificate visit are always quoted separately before proceeding. Combining a gas safety visit with a legionella assessment or general maintenance check on the same attendance can reduce overall callout costs.
Before you choose a contractor
Choosing a reliable maintenance and compliance partner
Compliance certificates carry legal weight, and property maintenance can involve significant sums over a portfolio's lifetime. A little diligence up front avoids both cowboy work and being overcharged.
Check registration, not just the certificate
Anyone can print a certificate. Verify the engineer’s Gas Safe number on the official Gas Safe Register, or their electrician’s NICEIC or equivalent competent person scheme membership, before work starts — not after.
Ask for itemised quotes
Labour and materials should be listed separately, with an hourly rate stated up front. Be cautious of a single lump-sum figure with no breakdown, especially for remedial work following an EICR or gas inspection.
Watch for "certificate mills"
A small minority of operators issue gas or electrical certificates without a proper inspection, or with pre-filled satisfactory results. A genuine inspection takes time and should identify at least minor observations on most older properties — an instant pass with no comments on every visit is a warning sign.
Bundle visits where it makes sense
Gas safety, legionella and general maintenance checks can often be scheduled on the same visit, reducing tenant disruption and callout costs, provided the right trades are available.
Keep a documented audit trail
Retain every certificate, invoice and job note against the property address and date. This is essential evidence if a tenant, agent or local authority raises a compliance query, and speeds up sale or refinancing.
Set realistic response-time expectations
Emergency issues (no heat in winter, active leaks, total loss of power) should get same-day or next-day attendance. Routine remedial work following an inspection can reasonably take longer to schedule — agree a window up front rather than an open-ended promise.
Red flags to avoid
Cash-only payment with no invoice, refusal to provide a written quote, pressure to authorise expensive same-visit work with no second opinion option, and contractors who cannot explain what a C1, C2 or C3 EICR code means.
Confirm who is doing the work
For multi-trade jobs, ask whether the same company is coordinating plumbing, electrical and general maintenance, or whether you are being handed between unconnected subcontractors with no single point of accountability.
Get started
Keep your rental property compliant and maintained
Send us the property address, the certificate or repair needed, and any access notes. We'll confirm scope and hourly pricing before anyone attends — suitable for single lets, HMOs and full portfolios across all 33 London boroughs.
Common questions
London landlord compliance: frequently asked
What certificates does a London landlord legally need?
At minimum, a London landlord letting a property with a gas appliance needs an annual Gas Safety Certificate (CP12) under the Gas Safety (Installation and Use) Regulations 1998. Every rental property needs an Electrical Installation Condition Report (EICR) at least every 5 years under the Electrical Safety Standards (England) Regulations 2020, and a valid Energy Performance Certificate (EPC) rated E or above. Smoke alarms are required on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance, under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022. Legionella risk assessments are a duty under HSE ACOP L8 guidance rather than a certificate, but should be documented. HMOs have additional borough-specific licensing requirements.
How often does an EICR need to be renewed?
Under the Electrical Safety Standards (England) Regulations 2020, private rented properties in England require a satisfactory EICR at intervals of no more than 5 years, or sooner if the previous report specifies an earlier retest date. A new EICR is also required at the start of a new tenancy if the existing one is due to expire during the tenancy, or if there is no valid report in place. Landlords must provide a copy to tenants within 28 days of the inspection and to a new tenant before they move in. Local authorities can issue fines of up to £30,000 for non-compliance.
What happens if I do not have a valid gas safety certificate?
Letting a property with a gas appliance without a current Gas Safety Certificate is a criminal offence under the Gas Safety (Installation and Use) Regulations 1998. The Health and Safety Executive can prosecute, and landlords have faced unlimited fines and, in serious cases involving injury or death, imprisonment. Beyond the legal risk, an out-of-date certificate can invalidate landlord insurance and will be one of the first documents requested if a tenant raises a dispute with the local council or takes deposit or possession proceedings to a tribunal. We issue same-day CP12 certificates and keep records so renewal dates are not missed.
Do I need an EPC of at least a C rating now?
The current legal minimum for private rented property in England and Wales is an EPC rating of E, in force since April 2020 for existing tenancies. A move to a minimum C rating for new tenancies has been proposed by government for future years, with a later deadline for existing tenancies, but as of 2025 this has not been brought into force as a hard legal deadline. London landlords planning ahead should treat C as the practical target when carrying out improvements, since further tightening is expected and mortgage lenders increasingly ask about EPC trajectory. We can advise on which maintenance works — heating upgrades, insulation referrals, LED lighting — contribute towards a higher EPC band.
Do HMO properties need extra compliance checks?
Yes. Houses in Multiple Occupation (HMOs) — broadly, properties let to three or more unrelated tenants sharing facilities — usually require mandatory licensing from the local borough, on top of the standard gas, electrical, EPC and alarm requirements that apply to every rental property. Many London boroughs also operate additional or selective licensing schemes covering non-HMO rentals in specific wards, so licensing requirements vary street by street. HMO licence conditions typically specify fire doors, emergency lighting, interlinked smoke alarms, fire extinguishers, and minimum room sizes. We help landlords and agents identify the licence conditions that apply to a specific London postcode and carry out the remedial work needed to meet them.
How do I avoid being overcharged by property maintenance contractors?
Ask for an itemised quote that separates labour from materials before work starts, confirm the engineer’s registration number (Gas Safe for gas work, NICEIC or equivalent for electrical) and check it on the official register rather than taking a certificate at face value. Avoid contractors who quote a certificate price with no attendance detail, refuse to itemise remedial work, or pressure same-visit sign-off on expensive extra work. A reliable maintenance partner will bundle routine visits where sensible, keep a written record of every job against the property, and give you a realistic response-time window rather than vague promises. Get a second opinion on any remedial quote over a few hundred pounds if something feels inflated.
Can you manage compliance and maintenance for a portfolio remotely?
Yes. We work regularly with landlords who live outside London and with managing agents handling multiple properties on behalf of owners. We coordinate access directly with tenants, confirm scope and price in writing before attending, and send job notes and photos after each visit so remote owners have a clear record without needing to be on-site. Renewal dates for gas safety, EICR and other periodic checks can be tracked so certificates do not lapse. Invoicing and documentation can be consolidated for portfolio landlords and agents managing several addresses.
What is a Legionella risk assessment and is it a legal requirement?
A Legionella risk assessment reviews a property’s hot and cold water systems — tanks, cylinders, pipework, outlets — for conditions that could allow Legionella bacteria to grow, principally stagnant water and incorrect temperatures. Under the Health and Safety at Work Act 1974 and the Approved Code of Practice L8, landlords have a legal duty of care to assess this risk, though unlike gas or electrical checks there is no fixed certificate or renewal interval mandated by regulation — HSE guidance recommends review roughly every 2 years or on tenant change for typical domestic systems. It is written documentation of a risk assessment rather than a pass/fail certificate, and having one on file demonstrates the duty of care has been met. This is particularly relevant for older London properties with infrequently used water systems, such as those with a header tank in the loft.