What Certificates Do I Need as a Landlord in Surrey?

The incoming Renters’ Rights Act has brought compliance into the spotlight. Probably the most common questions we are asked is ‘what certificates do landlords need?’ Our job is to ensure owners of buy-to-lets in Fetcham, Leatherhead, Bookham and across Surrey have the relevant safety certificates in place so their lets are legal.

Safety checks are a mandatory legal requirement. Landlords will not be able to start eviction proceedings without valid certificates, and they can be fined thousands of pounds, invalidate their insurance policies and even face imprisonment.

What certificates do I need as a landlord in Surrey?

This list summarises what certificates are required when renting out a property in Surrey:

Energy Performance Certificate (EPC)

An energy performance certificate (EPC) is created after a visit from an energy assessor. They will evaluate how energy efficient a home is, give it a rating (A to G) and make energy efficiency suggestions. It is a legal requirement for most buy-to-let properties to have an EPC rating of at least an E. Please ask and we can book an assessor who is a member of a Government-approved accreditation scheme to visit a property you own.

Gas Safety Certificate (CP12)

It is vital to check the health of all gas appliances in a buy-to-let – something only a Gas Safe registered engineer should do. If each appliance passes the engineer’s tests, they will issue a gas safety certificate. Landlords must provide a copy of the gas safety certificate to the tenant before the move in, or within 28 days of an engineer’s visit, to meet their legal obligations.

Want to find out more? Read our guides on landlords gas safety certificates and how to rent out your home.

Electrical Installation Condition Report (EICR)

Landlords in Surrey must prioritise electrical safety and prove there are no risks by commissioning an electrical installation condition report (EICR). The electrical installation condition report must be generated by a qualified competent person and remedial action taken within a prescribed time frame, as outlined by the Government here. Landlords are also required to ensure the electrical installation condition report is valid – they expire after five years.

Smoke & Carbon Monoxide Alarm Compliance

Surrey landlords have a legal duty of care to provide a smoke alarm on each floor of a buy-to-let, and supply a carbon monoxide alarm in any room with a solid fuel burning appliance (for example a coal fire or wood burning stove). Extra fire safety rules apply to a house in multiple occupation (HMO) if it is classified as ‘large’, as outlined by the Government here.

Deposit Protection Certificate

Proving a deposit has been lodged with a Government-accredited protection provider is part of the compulsory ‘Prescribed Information’ process. If the Prescribed Information isn’t issued, an eviction may be impossible. A deposit protection certificate will be issued once the deposit is protected and this must be provided to the tenant, along with the scheme’s contact details and the deposit amount. This should be supplied typically within 30 days of the landlord receiving the deposit.

HMO or Selective Licence (if applicable)

If a HMO is classed as large, it will need a licence from the local council. These licenses are valid for a maximum of five years and will only be granted if valid gas safety and electrical safety certificates are provided by the landlord. Selective licensing is also in operation across England. In Surrey, for example, some small HMOs also need a licence. Landlords must check with each local council to establish if a license is need.

Legionella Risk Assessment

It is a legal requirement for landlords in Surrey to carry out a Legionella risk assessment, as outlined by the Health and Safety at Work Act 1974 and COSHH regulations. The Health & Safety Executive recommends undertaking a Legionella risk assessment at least every two years. Although a landlord can perform the assessment, it is recommended a professional undertake the checks and provide evidence of safe water conditions.

Right to Rent Documentation

Although it doesn’t result in an official certificate, performing Right to Rent checks will result in an official share code that the landlord should keep on file. If the tenant has proved their Right to Rent with original documents, they should also keep valid copies

Want to know more? Find out about changing from a residential mortgage to buy to let and pets in rental properties.

Table summary of compliance certificates landlords need

Certificate/Check	Required?	Who Carries It Out	Key Requirement	Validity
Energy Performance Certificate (EPC)	Yes	Government-accredited energy assessor	Minimum E rating	10 years
Gas Safety Certificate (CP12)	Yes	Gas Safe registered engineer	Provided to tenant before move-in or within 28 days of inspection	Annual
Electrical Installation Condition Report (EICR)	Yes	Qualified competent person	Remedial action taken within prescribed timeframe; copy provided to tenant	5 years
Smoke & Carbon Monoxide Alarm Compliance	Yes	Landlord responsibility	Smoke alarm on every floor; CO alarm in any room with solid fuel appliance	Ongoing
Deposit Protection Certificate	Yes	Government-accredited protection scheme	Prescribed Information issued to tenant within 30 days of receiving deposit	Per tenancy
HMO/Selective Licence	Yes (if applicable)	Local council	Required for large HMOs; some small HMOs also require one in Surrey	Max 5 years
Legionella Risk Assessment	Yes	Landlord or professional (professional recommended)	Assessment of water system safety; evidence of safe conditions	Every 2 years (recommended)
Right to Rent Documentation	Yes	Landlord	Share code or copies of original documents kept on file	Ongoing / per tenancy

Do you have your compliance certificates in order?

What certificates do landlords need? We hope the above has answered that question. We urge landlords in Effingham, Oxshott, Cobham or anywhere else in Surrey to use our blog as a checklist to ensure all safety checks have taken place. If you have any compliance gaps or worries, contact our team for help.