Landlord Inspection Checklist UK (HMO Included)
Regular property inspections help landlords spot repairs early, check that safety equipment is working and keep a dated record of the condition of the home. This guide covers what to check on a routine inspection, the extra items to look at in an HMO (house in multiple occupation), and how to give tenants proper notice.
Giving notice before an inspection
A tenant has the right to live in the property undisturbed, so you cannot simply let yourself in. Most assured shorthold tenancies in England allow the landlord access to inspect the condition of the property at a reasonable time of day, with at least 24 hours' written notice. Check what your tenancy agreement says, put the notice in writing and keep a copy. Emergencies (such as a serious leak or a gas escape) are different, but routine inspections should always be arranged in advance.
How often to inspect
There is no single legal frequency for routine inspections. Many landlords inspect every three to six months, and some HMO landlords check communal areas more often. Too many visits can feel intrusive to tenants, so agree a sensible pattern and stick to it.
Safety and compliance checks
An inspection is a good time to check your compliance paperwork is up to date. In England the main requirements include:
- Gas safety: an annual gas safety check of gas appliances and flues by a Gas Safe registered engineer, with a copy of the record given to tenants
- Electrical safety: an inspection and test of the electrical installation (EICR) by a qualified person at least every 5 years, with a copy given to tenants
- Smoke alarms: at least one smoke alarm on every storey used as living accommodation, checked as working at the start of each new tenancy
- Carbon monoxide alarms: in any room with a fixed combustion appliance (other than a gas cooker) used as living accommodation
- Energy Performance Certificate: a valid EPC, normally with a minimum rating of E for most private lets
- Right to Rent: checks on adult occupiers before the tenancy starts
On the visit itself, press the test button on each alarm, look for damp and mould, and note anything that could be a hazard under the Housing Health and Safety Rating System (HHSRS).
Room-by-room inspection checklist
| Area | What to check |
|---|---|
| Entrance and hall | Front door and locks, flooring, lighting, smoke alarm working |
| Kitchen | Worktops, cupboards, appliances, sink and taps, signs of leaks, extractor fan |
| Bathroom | Sealant, tiles, extractor fan, signs of damp or mould, toilet and shower working |
| Bedrooms and living rooms | Walls and ceilings, windows and catches, radiators, sockets, condensation |
| Heating and hot water | Boiler pressure, any warning lights, radiators heating properly |
| Outside | Gutters, roof (from the ground), fences, bins, paths, garden condition |
Take dated photos and write down meter readings if useful. Keep a record of any repairs needed and when they were done.
Extra checks for an HMO
An HMO is broadly a property let to 3 or more people who form more than 1 household and share facilities such as a kitchen or bathroom. A licence from the council is mandatory for HMOs with 5 or more people forming more than 1 household, and some councils run additional or selective licensing schemes covering smaller properties, so always check with your local council.
HMO managers have extra duties under the HMO management regulations. On an inspection, look at:
- Fire safety: fire doors close properly and are not wedged open, escape routes are clear, fire alarms and emergency lighting are working, and fire blankets or extinguishers (where provided) are in place
- Communal areas: hallways, stairs, kitchens and bathrooms are clean, well lit and in good repair
- Notices: the manager's name, address and phone number displayed in a prominent place
- Waste: enough bins and suitable arrangements for rubbish
- Licence conditions: room sizes, occupancy numbers and any amenity standards set by the council
- Fire risk assessment: up to date and reviewed if anything has changed
Move-in and move-out condition reports
A detailed inventory and condition report at the start of a tenancy, signed by the tenant, makes it much easier to deal fairly with deposit deductions at the end. If you take a deposit for an assured shorthold tenancy in England, it must be protected in a government-approved deposit protection scheme. Repeat the same room-by-room check at move-out and compare.
Rules differ across the UK and are changing
Scotland, Wales and Northern Ireland have their own tenancy laws and safety rules, and private renting in England is being reformed by the Renters' Rights Act 2025. Always check the latest guidance on gov.uk (or the Scottish, Welsh or NI government sites) and your council's website.
This guide is general information, not legal advice. Requirements vary by nation and by council and change over time. Check gov.uk or take advice from a qualified professional for your situation.
