Private rented property standards guidance

Property standards checklist

Each section has a brief overview of the property standards guidance requirements.

To ensure your property meets the standard please refer to the full guidance document.

1. Fire safety standards and means of escape

Single person / family dwelling

Item	Requirement	Checked
The correct fire detection based on the type and size of the property must be installed, you can consult LACORS Fire Safety Guidance (opens new window) and BS5839:6 2019.
Smoke alarms	A smoke alarm installed on each storey of the house on which there is a room used wholly or partly as living accommodation, (including a bathroom, lavatory, hall, or landing).
	That smoke alarm is kept in proper working order and that it is tested on the first day of any new tenancy and on regular intervals thereafter.
Testing records	Maintain a documented record of smoke alarm tests done on start of tenancy and inspection dates.
Detector placement	Alarms must be ceiling-mounted, 300mm from walls, and installed as per manufacturer's instructions.
Escape routes	Preferably not through risk rooms (kitchen living room), must be clear, well-lit, and well-constructed.
Fire separation	Floors, walls, and ceilings should be of sound, conventional construction.
Basement / underfloor storage	Basement or cellar must have fire-rated separation between it and the ground floor escape route.
Fire fighting equipment	Checked / serviced where applicable, *fire blanket / extinguishers
Inner rooms	Escape route is through another room, this is termed an 'inner room' and poses a risk to its occupier if a fire starts unnoticed in the outer room (sometimes termed an 'access room'). This arrangement should be avoided wherever possible.	Check guidance and additional fire detection
Fire escape windows	Unobstructed openable area that is at least 0.33m² and have a minimum 450mm height and 450mm width. The bottom of the openable area should not be more than 1,100mm above the floor.
Other fire safety requirements	Polystyrene ceiling and wall tiles are not permitted. Locks fitted to bedroom doors are to be openable from the inside without the use of a key. Fire safety instructions for residents at commencement of the tenancy.
Furniture	Furniture provided by the landlord must comply with The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (as amended) (opens new window)

2. Gas safety and carbon monoxide

Item	Requirement	Checked
Annual gas safety checks	All gas appliances must be checked annually by a Gas Safe registered engineer. Retain certificates for two years. Licence properties retain full term of licence.
Gas certificate to tenants	Copy given at tenancy start and on renewal of certificate.
Carbon Monoxide (CO) Alarm	Install in any room with fixed combustion appliance (not gas cooker), tested regularly.
	CO alarm is kept in proper working order and that it is tested on the first day of any new tenancy and on regular intervals thereafter.
Gas meter accessibility	Each meter and supply cut-off must be accessible.
External meter housing (gas / electric / water)	Good condition with a lockable door/hatch.

3. Electrical safety

Item	Requirement	Checked
Electrical Installation Condition Report (EICR)	An EICR is required every five years. Must be done by a qualified electrician and copies given to tenant and council.
Unsatisfactory EICRs	Where EICR is unsatisfactory, remedial works must be carried out within 28 days and supported by MEIWC, DEIC, or EIC.
Electric meters/fuses	Must be accessible, not behind furniture/appliances.
PAT testing (annual)	All provided electrical appliances over 12 months old must be tested annually with a PAT certificate submitted to council.

4. Overcrowding and room sizes

Item	Requirement	Checked
Occupancy limit	Based on Housing Act 1985 and room size, age and gender of occupants.
Room usage	Only living rooms and bedrooms may be used for sleeping. the room must not contain any shared facilities (kitchen / bathroom) or be the through route to such rooms or facilities.
Minimum room sizes	Bedroom size must be over 6.5m² to be used for sleeping.
	The usable space in a room with a sloping ceiling is calculated from the point at which the ceiling is 1.5m from the ground.

5. Noise

Item	Requirement	Checked
	Property must be suitably protected from external noise.
Preventative measures to consider	Check Guidance for additional measures to consider.

6. Pests

Item	Requirement	Checked
Pests	Properties must be free from pests of any type.
Preventative measures to consider	Check Guidance for additional measures to consider.

7. Legionella

Items	Requirement	Checked
	Identify and assess sources of risk to water systems within the property including; cold water tanks, hot water cylinders, pipework, taps and shower systems.
	Manage any risks.
	Prevent or control any risks.
	Keep and maintain the correct records.

8. Asbestos and manufactured mineral fibres (MMF)

Items	Requirement	Checked
Asbestos presence	Identify location and condition of any asbestos.
Asbestos Survey by specialist approved contractor	Needed if damaged or likely to be disturbed.	Yes No
Manufactured Mineral Fibres (MMF)	Identify location and condition of any MMF. Prevent exposure during maintenance.

9. Internal room standards

Item	Requirement	Checked
Ceilings	Free from all defects, structurally sound, no sagging or cracking. Free from damp and mould.
Walls	Free from all defects, structurally sound, no sagging or cracking. Free from damp and mould., cleanable, no damp or mould.
Floors	Structurally sound and level, free of trip hazards. Free from damp and mould properly covered for the intended use.
Doors and frames	Free from all defects open and close as intended, secure, good condition.
Doors with glazing	Any door with glazing must contain glazing that is either; toughened safety glass laminated glass
Windows	Free from all defects, Secure, open/close properly. Window restrictors where the sill height is less than 1100mm and the window opens wider than 100mm.
Blind safety	All blinds with a cord provided by the owner, agent or landlord must be fitted with a suitable safety device to prevent accidents.
Fireplace / surround	All Fireplaces and surrounds must be fixed securely to the adjacent wall.
Lighting points / switching	Each Room must have adequate lighting. Must be free from defects. Appropriate lighting in bathrooms IP rated in accordance with its location.
Electrical sockets	Free from defects. Suitably located within the room. Adequate number of electrical sockets within the room. Sockets must be in a suitable location for the safe use of appliances. Refer to guidance Table 2.
Radiators / heaters	Must be fully operational, free from leaks, and securely fixed. Appropriately sized for the room and have functional valves fully controllable by the tenant at all times.

10. Heating, insulation and ventilation

Item	Requirement	Checked
EPC requirement	Minimum rating E, unless exempt is registered.
Heating systems	Must heat rooms adequately and be controllable. Each room must have fixed heating that can maintain 18 to 21°C at -1°C external temperature.
Insulation	Loft insulation min 270mm, draught-proofing, double glazing. Cavity wall insulation.
Ventilation	Sufficient and appropriate means of ventilation across the whole property to deal with moisture generated by normal domestic activities without the need to open windows.

11. Bathing and sanitary facilities

Item	Requirement	Checked
Bathroom amenities	Bathroom amenities in good working order and well maintained. WC, bath/shower, wash basin with hot/cold water.
Mechanical extraction	Required unless adequate natural ventilation and no issues with condensation / mould growth.
Waste Plumbing pipe work	Must be sealed, properly installed and undamaged. Drainage to a suitable outlet.

12. Kitchen facility standards

Item	Requirement	Checked
Sink and drainer	In good working order and well maintained. Hot/cold water supply, sealed to worktop.
Work surfaces	In good working order and well maintained. Smooth, cleanable, sealed to wall.
Storage	Adequate cupboards and shelves for food.
Sockets	Sufficient number, correctly placed above the worktop.
Ventilation	Required unless adequate natural ventilation and no issues with condensation / mould growth.

13. Stairs, landings, hallways

Item	Requirement	Checked
Stairs	Free from defects, sound secure condition. Even treads/risers, handrails fitted the full length of the stairs.
Lighting	Sufficient to light the full staircase / hall with 2-way switching on stairs.
Guarding	Height should be between 900mm and 1000mm Must prevent falls, gaps under 100mm.

14. Loft / attic

Item	Requirement	Checked
Loft access	Safe, accessible, ideally with ladder.
Lighting / loft access ladder	Recommended for inspection and maintenance.

15. External property standards

Item	Requirement	Checked
Roof condition	Free from defects. No loose tiles, weatherproof, properly flashed.
Chimney	Secure, undamaged, free from vegetation, properly flashed.
Rainwater goods	Free from defects, securely fitted, Properly discharging, not leaking.
Brickwork and pointing	Sound condition, no water ingress, DPC fitted in good condition. Renders in sound condition.

16. Gardens and yards

Item	Requirement	Checked
Cleanliness	Free from defects and waste, trip hazards, moss/algae.
Boundary	Fences, walls and gates in good repair.
Lighting	Sufficient for safe use.

17. Waste provision

Item	Requirement	Checked
Bins provided	Household waste bin provided. Recycling waste bin provided. Clearly marked.
Access for collection	Accessible, clear path, no steep steps.

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