National statute, local licensing schemes, tenancy law, safety certification, tax filings for overseas owners and a rulebook that has changed twelve times in three years. No single source tells you which of it applies to your properties. We run that function for you — per property, month by month, with the evidence kept where you can produce it.
Every one of these is either already in force or has a stated implementation date. This is the national layer, and it is the easy half — it is written down, it applies everywhere, and you could in principle read it once. The local layer underneath is the part that moves without telling you.
Section 156 of the Building Safety Act 2022 removed the exemption for premises with fewer than five employees. Every responsible person must now record the assessment and the fire safety arrangements in full, whatever the size of the property.
HMOs are now banded as a single dwelling rather than room by room, and liability sits with the owner rather than the occupiers.
The requirement for Secretary of State confirmation of schemes covering more than 20% of a council’s area or its private rented stock was removed. Councils can now designate up to 100% of their stock locally, subject only to a ten-week consultation.
Full mortgage interest deduction, capital allowances and the attaching capital gains reliefs all went. Interest relief is now given at the basic rate.
Section 21 abolished. All assured tenancies periodic. Rental bidding banned. Rent in advance capped at one month. Pet requests answered in 28 days. Discrimination against benefit claimants and families unlawful. Rent repayment orders doubled to 24 months and civil penalties raised to £40,000. And a court can no longer make a possession order where the deposit was never properly protected.
A penalty of up to £7,000 for failing to provide it. One of the quietest obligations of the whole package, and one of the most widely missed. That date has passed — a miss is a breach you are holding now.
The code against which your checks are judged is replaced. A check that established the statutory excuse under the old code is not automatically one that does under the new.
Landlords and properties will need to be registered, and an unregistered landlord will not be able to obtain a possession order. Rollout is regional, so the date that matters to you depends on where your properties are.
The Home Energy Model replaces SAP and RdSAP, and the single A–G band splits into separate fabric, heating, smart readiness and cost metrics. The exact date is still to be set and the familiar band is expected to retire around October 2029. A current certificate is not a reliable guide to the rating the same property will hold afterwards — which matters if you are planning works around the 2030 deadline.
In force in the social sector since 27 October 2025 — 10 working days to investigate, a written summary within 3, action within 5 working days of finding a significant hazard, 24 hours for an emergency. Extension to the private rented sector sits in Phase 3 of the government’s roadmap and is marked “TBC, subject to consultation”. Be sceptical of anyone selling you a date. Note separately that the fitness for human habitation duty has applied since March 2020 and your tenant can enforce it directly.
Membership will be compulsory for private landlords, with the ombudsman able to require remedies and compensation.
A single deadline, not phased. A £10,000 per property cost cap applies, spend from 1 October 2025 counts toward it, and penalties rise to £30,000 per breach.
Hazard-free, in reasonable repair, modern facilities and adequate thermal comfort — enforceable by local authorities with civil penalties up to £40,000 or prosecution. The 2025 consultation proposed either 2035 or 2037 and the government is still considering responses, so treat this as a planning assumption rather than a fixed deadline.
National law is published, debated and reported. Everything below is local, discretionary or personal to you — which means it changes without a headline, and the first you hear of it is often a letter. This is the actual case for outsourcing the function rather than reading a newsletter.
On 23 December 2024 the government withdrew the requirement for Secretary of State confirmation of larger selective licensing schemes. Until then a council designating more than 20% of its area, or more than 20% of its private rented homes, had to get central approval. Now it does not.
A council can designate up to 100% of its private rented stock and the only statutory hurdle is a ten-week consultation. Schemes are being introduced and extended across the country, and a property that needed no licence when you bought it can need one by the following spring.
The consequence of getting it wrong is not administrative. Letting without a required licence is an offence carrying a civil penalty of up to £40,000 or prosecution with an unlimited fine, and it exposes you to a rent repayment order of up to twenty-four months’ rent, payable to your tenant. Nobody will write to tell you a scheme has started. Checking, every quarter, in every area you own in, is a job — and it is the single clearest thing a subscription buys you.
Answer down the left and we will build your obligation register live, then show you the next twelve months and where we would start. It is a preview of what you would actually be buying. Nothing is sent anywhere.
The sum of the maximum statutory penalties attaching to the items above, per property.
Have us track all of thisNot a document library and not a reminder email. A tracked register of every obligation attaching to every property you own, kept current as the rules change — and the work arranged, not merely flagged.
Every certificate, assessment, licence and registration that applies to that specific address, with its issue date, expiry date and where the document is. Not a generic checklist — yours.
Gas at twelve months, EICR at five years, licence expiries, EPC ratings against 2030, and the statutory dates as they arrive. You hear from us in time to act, not afterwards.
Every council you own in, checked for new designations, consultations and renewals. This is the obligation most likely to appear without warning and the one with a rent repayment order attached, so we treat it as a standing job rather than an annual one.
When something changes we tell you what it is, whether it applies to you, what you have to do and by when. If it does not apply to your portfolio, we say that too and you can ignore it — which is most of the value.
A full check against the current rules on each property, producing a list of what is missing or expiring. Most portfolios have something — the point is finding it before an enforcement officer or a tenant’s solicitor does.
Gas safety, electrical inspections, EPCs, fire risk assessments and legionella checks booked and chased. Telling you an EICR is due is easy; getting it done is the useful part.
Non-Resident Landlord Scheme approval so rent is paid gross rather than net of 20%, the annual Register of Overseas Entities update, ATED returns where a company holds the property, and the 60-day capital gains window on a sale. Different obligations, same register.
Everything in one place, dated, and exportable. Which matters when a council asks, when a tenant challenges, when a lender wants it, or when you sell and a buyer’s solicitor starts a list.
Priced per property per month, because that is how the obligation actually behaves — it attaches to addresses, not to landlords. Set-up is quoted separately from the running, because they are different jobs and you should be able to see which one you are buying.
For landlords who do the work themselves and want to stop guessing what is outstanding.
For landlords who would rather the thing were simply handled and evidenced.
HMOs, blocks, supported housing, short lets, rent-to-rent and overseas ownership.
A register tells you what needs doing. Most of what it finds, we can also do — which is the point of holding the record in the first place. None of it is compulsory and none of it is bundled; you will always see what a thing costs before it happens.
A forensic check of one property against the rules as they now stand — including whether an unprotected deposit or a missing licence would stop you getting the property back. It is how most subscriptions start.
Test a property free → ⚡A costed, sequenced route to EPC C against the £10,000 cap, then the works procured and managed. The register tells you which properties are exposed; this fixes them.
Build a costed plan → 🛡Where you hold a block or communal parts, the golden thread, fire door programme and safety case. A different regime, a different duty holder, and far more demanding than the landlord obligations.
See what a building requires → 💰Compliance protects you from the downside you cause. This one covers the downside you do not — and it is materially cheaper to arrange on a portfolio that is already documented.
Work out the numbers →Per property per month, because the obligation attaches to addresses rather than to landlords. Set-up is quoted separately from the running, so you can see which of the two you are actually buying.
Set-up is £95–£250 per property depending on the state of the records — a portfolio with good paperwork is at the bottom of that range and one with none is at the top. Monthly services are cancellable monthly; we do not use minimum terms. Certificates and works are pass-through at cost and we do not mark them up. For reference, 2026 market rates run roughly £120–£200 for an EICR on a two-bed flat, £250–£500 for an HMO, and 15–30% more in London. Licence fees are set by the council and vary widely.
Tell us how many properties and roughly where, and we will come back with what applies and what it would cost. The gap audit is free and there is no card, no account and no obligation.
Four questions. We will come back with what we think is missing across your portfolio and what the subscription would cost — and if you are already in good order, we will tell you that instead.
It changes what we look at and what the subscription costs.
Choose as many as apply. This tells us where to start.
Areas or postcode districts is plenty — we do not need addresses yet.
No charge and no obligation. If your portfolio is in good order we will say so.
Check it over. Tapping the button opens WhatsApp with this ready — nothing has been sent yet.
Send this on WhatsAppEvery one of these has a free tool on it. None of them asks for your details before it gives you an answer.
Is this property compliant right now — and could you actually get it back if you needed to?
The possession test, scored per propertyfrom £110 →A costed, sequenced route to the 2030 standard against the £10,000 cap — then the works run.
Retrofit pathway planner, domestic and commercialfrom £250 →One verified record per property, shared selectively with tenants, agents, solicitors and lenders.
A live passport you can open and explorefrom £8 a month →Probably not, and that is the uncomfortable part. The obligations that carry the largest penalties — deposit protection, the information sheet, gas and electrical certification, licensing, the ban on rental bidding — apply to a single let exactly as they apply to fifty. What changes with scale is the amount of work, not the number of rules. For one property the subscription is small; the point is that you stop having to know what changed.
Most agents manage tenancies rather than obligations, and the two overlap without being the same thing. An agent will usually renew a gas certificate on a property they manage. They will not typically hold a register of every obligation attaching to every property you own including the ones they do not manage, monitor licensing designations in each council you own in, track statutory dates that have not arrived yet, or tell you which of this year’s changes are irrelevant to you. If your agent does all of that, you do not need us. We would also say plainly that an agent’s failure is still your breach — the duties sit with the landlord, and appointing someone competent is a good idea rather than a defence.
Because it is the obligation most likely to appear without you doing anything, and it carries the heaviest consequence. On 23 December 2024 the government withdrew the requirement for Secretary of State confirmation of larger selective licensing schemes — previously needed where a scheme covered more than 20% of a council’s area or its private rented homes. Councils can now designate up to 100% of their stock locally, with a ten-week consultation as the only statutory hurdle. Schemes are spreading. Letting unlicensed is an offence carrying a penalty up to £40,000 or prosecution, plus a rent repayment order of up to twenty-four months’ rent payable to your tenant. Nobody writes to tell you a designation has started in the borough where you own one flat.
Four things, and the first one is usually costing you money right now. Under the Non-Resident Landlord Scheme your agent, or your tenant where rent exceeds £100 a week, must deduct 20% basic rate tax from the rent unless you hold approval on form NRL1 to receive it gross — most overseas landlords qualify and simply never applied. If a company holds the property there is an ATED return due by 30 April each year even where letting relief reduces the charge to nil, because the penalty attaches to the failure to file. If that company is overseas incorporated it must be on the Register of Overseas Entities and must file an update statement within 14 days of its registration anniversary every year, whether or not anything changed — miss it and a restriction sits on the title that stops you selling, leasing or charging. And on any disposal, a non-resident capital gains return is due within 60 days of completion. None of that replaces the ordinary landlord obligations; it sits on top of them.
Not yet, and be sceptical of anyone telling you otherwise. A national registration scheme for short-term lets in England has been announced and a separate C5 planning use class proposed, but neither is in force, the registration portal and fee structure have not been published, and the timetable has already slipped. What does bind you today is different: in London, letting a whole dwelling for more than 90 nights in a calendar year without planning permission is unlawful under the Greater London Council (General Powers) Act 1973. In Scotland a short-term let licence is mandatory. And the Furnished Holiday Lettings tax regime was abolished on 6 April 2025, which changed the arithmetic on a lot of these properties more than any registration scheme will.
We tell you plainly, we tell you how serious it is, and we get it fixed. The audit is free and there is no advantage to us in dressing up a minor gap as a crisis — a landlord who is told everything is on fire tends to stop listening. Most portfolios have two or three genuine gaps and a handful of things that are fine. We will say which is which, and where something has already crystallised — a missed 31 May 2026 information sheet cannot be un-missed — we will say that too rather than pretending it can be tidied away.
No, and be wary of anyone who says otherwise. The obligations are yours as owner or landlord and they cannot be contracted away. What we do is make sure you know what they are, when they fall due and what evidence exists — which is the practical difference between meeting them and hoping. Where something needs a qualified person, we arrange that person and keep their certification.
Per property per month, because that is how the obligation behaves — it attaches to addresses rather than to landlords, and a single flat in a licensing borough can be more work than three in a borough with no scheme. Set-up is quoted separately from the running, because they are different jobs: building a register on a portfolio with poor records is a project with an end date, while keeping it is a standing service. You will see which of the two you are buying before you commit. Anything we arrange — certificates, licence applications, works — is quoted before it happens, never bundled in.
Different regimes, and that is exactly where landlords with properties in more than one nation come unstuck. Wales has Rent Smart Wales registration and licensing and occupation contracts under the Renting Homes (Wales) Act. Scotland has landlord registration, the repairing standard, private residential tenancies and mandatory short-term let licensing. The Renters’ Rights Act is an England statute and does not apply in either. We track whichever apply to you rather than assuming England covers it.
Almost every enforcement case starts with a landlord who did not know an obligation existed, or knew and lost track of the date. Tell us what you own and we will tell you what applies — free, and before it costs you anything.
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