Landlord guide: Runnymede Council

Why it matters

Failing to comply with Runnymede Council's licensing schemes or national housing laws can lead to severe consequences, including unlimited fines, rent repayment orders, and the inability to regain possession of your property. Non-compliance also impacts your reputation, potentially leading to exclusion from national landlord databases and difficulties securing future tenants. Staying informed and compliant protects your investment and ensures legal operation within the private rented sector.

Legal requirements

• You must ensure your property complies with any applicable Mandatory HMO, Additional HMO, or Selective Licensing schemes operated by Runnymede Council.
• You must obtain and provide tenants with a valid annual Gas Safety Certificate if there is a gas supply to the property.
• You must ensure an Electrical Installation Condition Report (EICR) is in place, dated no more than five years ago, and provided to tenants.
• You must provide a valid Energy Performance Certificate (EPC) to prospective and current tenants, ensuring the property meets minimum energy efficiency standards.
• You must install working smoke alarms on every storey of the property and carbon monoxide alarms in any room with a fixed combustion appliance, excluding gas cookers.
• You must protect any tenancy deposit received from a tenant in an authorised tenancy deposit scheme and serve the prescribed information within 30 days of receipt.
• You must provide tenants with copies of the How to Rent Guide, the EPC, the Gas Safety Certificate, and the EICR before the tenancy commences.
• You must ensure the property meets the 'fitness for human habitation' standards set out in the Homes (Fitness for Human Habitation) Act 2018.
• You must adhere to the new possession grounds and procedures introduced by the Renters' Rights Act 2025 for all assured tenancies.
• You must be registered on the national landlord database once it is implemented under the Renters' Rights Act 2025.

Common mistakes

• Assuming a property does not require a licence without checking Runnymede Council's current licensing designations, particularly for Additional or Selective Licensing.
• Failing to renew gas safety certificates annually or EICRs every five years, leaving a critical safety and legal gap.
• Not correctly protecting the tenancy deposit in an authorised scheme or failing to provide the prescribed information within the strict 30-day deadline.
• Neglecting to serve all required 'prescribed documents' to the tenant before the tenancy begins, which can impact your ability to seek possession.
• Attempting to use old Section 21 'no-fault' eviction procedures after the Renters' Rights Act 2025 commences, leading to invalid possession claims.
• Ignoring tenant complaints about property conditions, which can lead to legal action under the Homes (Fitness for Human Habitation) Act 2018 or local authority enforcement.
• Not checking the minimum energy efficiency standard (MEES) for the property, risking non-compliance with EPC regulations.
• Failing to install or maintain working smoke and carbon monoxide alarms, posing significant safety risks and violating regulations.

Practical guidance

• Begin by checking Runnymede Council's official website for the most current information on any Mandatory HMO, Additional HMO, or Selective Licensing schemes applicable to your property's address.
• If a licence is required, submit your application well in advance of letting the property, ensuring all necessary documentation and fees are included.
• Engage Gas Safe registered engineers for annual gas safety checks and qualified electricians for EICRs every five years, keeping detailed records of these inspections.
• Arrange for an up-to-date Energy Performance Certificate (EPC) before marketing the property and provide it to prospective tenants.
• Install and regularly test smoke alarms on every storey and carbon monoxide alarms where required, ensuring they are fully operational at the start of each tenancy.
• Choose an authorised tenancy deposit scheme and ensure any deposit received is protected, and prescribed information is served within 30 days.
• Gather all necessary prescribed documents, including the 'How to Rent' guide, EPC, Gas Safety Certificate, and EICR, to serve to the tenant before they move in.
• Keep meticulous records of all safety certificates, property inspections, communications with tenants, and repair works to demonstrate compliance.
• Familiarise yourself with the changes introduced by the Renters' Rights Act 2025, including the new possession grounds and the end of 'no-fault' evictions.
• Stay informed about local authority enforcement policies and ensure your properties meet all standards for fitness for human habitation.

Licensing in Runnymede Council: Mandatory, Additional and Selective Schemes

Runnymede Council, like other local authorities, operates various property licensing schemes to ensure safety, management standards, and adequate housing provision within its area. Landlords must determine which, if any, licensing regime applies to their property. Mandatory HMO licensing applies nationally to any House in Multiple Occupation (HMO) occupied by five or more people forming two or more separate households who share a kitchen, bathroom, or toilet. These properties always require a licence. Beyond this, Runnymede Council has the discretion to introduce Additional Licensing, extending the requirement to smaller HMOs, such as those with three or four occupants. Furthermore, the council can implement Selective Licensing in specific areas, which may require all privately rented properties, including those let to single families, to be licensed. It is crucial to regularly check the Runnymede Council website for current designations, as these schemes can change. Operating an unlicensed property where a licence is required is a criminal offence, carrying significant penalties.

Safety and Compliance Essentials for Landlords in 2026

Regardless of licensing status, all landlords in Runnymede must adhere to strict safety and compliance regulations. Where a property has a gas supply, an annual Gas Safety Certificate, issued by a Gas Safe registered engineer, is mandatory. Electrical installations must be inspected and certified with an Electrical Installation Condition Report (EICR) every five years by a qualified person, and tenants must receive a copy. An Energy Performance Certificate (EPC) must be provided to prospective tenants, and the property must meet current minimum energy efficiency standards. Smoke alarms are required on every storey, and carbon monoxide alarms must be fitted in rooms containing any fixed combustion appliance, excluding gas cookers. Landlords must also protect tenancy deposits in one of the three government-approved schemes and provide tenants with the 'prescribed information' within 30 days of receiving the deposit. Furthermore, the property must meet the standards for fitness for human habitation under the Homes (Fitness for Human Habitation) Act 2018, ensuring it is safe, healthy, and free from serious hazards.

The Renters' Rights Act 2025 and its Impact on Runnymede Landlords

The Renters' Rights Act 2025, with its main provisions commencing in 2026, introduces fundamental changes to the private rented sector. Most notably, it abolishes assured shorthold tenancies, replacing them with a single system of periodic assured tenancies. This means tenancies will roll on a monthly basis from day one, without fixed terms. A significant aspect of the Act is the abolition of 'no-fault' evictions via Section 21 notices, meaning landlords can only regain possession using specific, legitimate grounds. The Act also introduces a new Private Rented Sector Ombudsman to provide dispute resolution for landlords and tenants, alongside a national landlord database that will require all landlords to register. For landlords in Runnymede, this necessitates a thorough review of existing tenancy agreements, possession procedures, and record-keeping practices to ensure full compliance with the new legal framework. Understanding the updated possession grounds and their evidentiary requirements is paramount for future tenancy management.

Regional Variations: Scotland, Wales, and Northern Ireland

While this guide focuses on England and Runnymede Council, it is important to note that property law and landlord obligations differ significantly across the UK's devolved nations. Scotland, for example, operates under the Private Housing (Tenancies) (Scotland) Act 2016, which introduced the 'Private Residential Tenancy' and has its own distinct rules regarding eviction grounds and deposit protection. Wales has the Renting Homes (Wales) Act 2022, which replaced assured shorthold tenancies with 'occupation contracts' and has different requirements for landlord registration and property conditions. Northern Ireland also has its own legislative framework for private tenancies, including specific rules for tenancy agreements, deposits, and landlord registration. Landlords operating outside England, or those with properties in other UK nations, must consult the specific legislation and guidance issued by the respective devolved governments or local authorities. For example, landlords in Wales would refer to a guide such as 'Landlord guide to letting in Cardiff' for specific details.