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Landlord Guidance

Landlord Obligations

Gas Safety (Installation & Use) Regulations 1998

All let properties that have a gas supply or bottled gas are required under the Gas Safety (Installation & Use) Regulations 1998 to have an annual Gas Safety Certificate issued by a registered Gas Safe engineer. This must be obtained prior to the tenants occupation and annually thereafter. We can arrange for this to be carried out on your behalf. If you choose to arrange this yourself a copy must be left in the property for the tenant and a copy given to Kennedys’ to be held on file. An approximate cost for the Gas Safety Inspection is £70.00 plus VAT.

Electrical Equipment (Safety) Regulations 1994

Landlords have a duty of care under the Electrical Equipment (Safety) Regulations 1994 to ensure that the electrical installations and appliances are safe. We strongly recommend you have an electrical safety check of the fixed installations carried out by a qualified engineer every ten years and an annual test of all portable appliances. From 1st January 1997, all new electrical appliances must carry a ‘CE’ mark and instruction booklet or clear working instructions must be provided. Costs for electrical / portable appliance tests can vary but we would be happy to obtain a quote for you.

Smoke Alarms & Carbon Monoxide Detectors

All landlords in England are required by law to install smoke alarms on every floor of their property.  Carbon Monoxide (CO) alarms also need to be fitted in rooms with a solid fuel appliance - i.e. rooms with an open fire, coal fire or log burning stove (fireplaces that are non-functioning and purely decorative do not apply).  Landlords or Agents are responsible for ensuring that the alarms are working at the start of each new tenancy, however, during the tenancy it is the responsibility of the tenant to ensure the alarms work and to change the batteries when necessary.  We would be happy to arrange for the installation of these on your behalf.  Failure to comply with the above carries a civil penalty charge on the landlord of up to £5,000.


You must comply with the Health & Safety at Work Regulations and Management of Health & Safety Work Regulations in relation to the control of Legionella bacteria in water systems.  It is therefore your responsibility to assess your property and follow the practical guidance given in the Legionnaire's Disease Risk Assessment and Guidelines which we can provide for you.  Before a tenancy commences you will be asked to sign and confirm that your property complies with these Regulations or that you have instructed Kennedys' to arrange for a Risk Assessment to be completed.

Section 11 of the Landlord and Tenant Act

The above Act imposes important obligations upon Landlords, not only to keep the structure and exterior of the property including drains, gutters and external pipes in repair, but also to keep in repair and proper working order the installations in the property of the supply of water, gas and electricity for sanitation purposes.  This obligation includes basins, sinks, baths and lavatories.  You are also required to keep installations in the property for space heating and heating water in repair and proper working order.

Furniture & Furnishings (Fire) (Safety) Regulations 1988 as Amended 1993

Any furnishings left in a tenanted property must meet The Furniture & Furnishings (Fire) (Safety) Regulations 1988 as Amended 1993. This means only items with a permanent Fire Safety label can be left in the property, the garage, loft or any part of the property even if access is not granted to the tenant.

Energy Performance Certificate

A property cannot be marketed until an Energy Performance Certificate (EPC) has been carried out. This provides an energy efficiency rating for the property and is valid for up to ten years. We would be happy to arrange this for you. An approximate charge for this is £75 plus VAT.

Inventory / Schedule of Condition

An Inventory / Schedule of Condition will need to be drawn up prior to the tenancy commencing. We use independent inventory specialists who will compile the Inventory / Schedule of Condition and meet the tenant at the property on the Tenancy start date to “check them in” to the property before handing over the keys (subject to signed Agreement and initial monies received). We strongly recommend this is carried out as the document will be used at the end of the tenancy as the point of reference when checking the tenant out of the property and compiling the check-out report. This will avoid any potential disputes with regards to deposit returns. Landlords are required to pay for the inventory compilation and check-in, Tenants are required to pay for the check-out. Costs will vary on the size of the property and whether it is being let furnished or unfurnished. We would be happy to provide a quote for this should you so require.


All floors, carpets, curtains, windows (inside and out), kitchen appliances, furnishings and paintwork should be thoroughly and professionally cleaned before a tenant moves in. This will be recorded on the inventory and therefore the tenant is required to return the property in the condition it was at the commencement of the tenancy. We would be happy to arrange this for you, approximate costs for this is £20 per hour (two people at £10 per hour each). Carpet and oven cleaning can be arranged at additional costs and we would be happy to arrange quotes for you.


The front and rear gardens (if applicable) should be left neat and tidy. It is a requirement of our Tenancy Agreement that the tenant must keep the grass cut and borders and paths weed free. Sufficient gardening equipment should be left for the Tenant to maintain the garden. Should you require certain plants or trees to be cared for in a specific manner, we would recommend you employ a specialist gardener.


Tenants should be provided with two full sets of keys to include window and meter keys. If Kennedys’ are managing the property we will also require a full set of keys.


Contact us

Paxton House
Waterhouse Lane
Surrey, KT20 6EJ

About us

Kennedys is a leading independent family owned and run estate agency business, that was formed in the summer of 2004 by its partners, Peter and Susie Kennedy.

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