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LANDLORD COMPLIANCE: ENGLAND, WALES, IRELAND
LetProof
Certificates, deposits and deadlines
Two deadlines, not one.
A gas safety check is due at least every twelve months, and the record also has to reach the tenant. In England that is before they move in, or within 28 days of the inspection for someone already there. Two duties, and the expiry date shows one. LetProof runs both clocks per property, on the phone, against the deadlines that apply in the country you pick for it: England, Wales or Ireland.
Android · England, Wales and Ireland · one property included, then £5.99 a month or £49.99 once
The clock that starts when the engineer leaves
Compliance trackers centre on the expiry date. LetProof also keeps the day each document was given to the tenant and measures it against the deadline that applies, which is 28 days from the inspection for a tenant already there, and before occupation for one moving in. Each card names the rule that produced its deadline, so it can be checked rather than believed.
THE THREE STATES A DOCUMENT CAN BE IN
- 1 Given in time The day it reached the tenant is on the card, and it was on or before the deadline.
- 2 Given, and late It did reach the tenant, so it is not missing, and it reached them late, so it is not done either. The card says by how many days.
- 3 Nothing recorded The deadline is on the card with the rule that produced it, whether it is ahead or behind.
WHY LATE IS ITS OWN STATE
A document that reached the tenant nine days after the deadline is not missing, so it is not outstanding. It is also not done. Folding the two together would erase the only record that it was late, on the one screen a landlord would go to if anyone ever asked.
- The rule is on the card. Before occupation, or within 28 days of the inspection, with the regulation beside it.
- The count is real. A late service shows how many days after the deadline it was given, not how old the deadline is.
Every duty, and the law it comes from
One screen per property. Each duty LetProof tracks carries a status, the date it turns on and the instrument it comes from. Nothing recorded is never shown as a pass, and a duty that does not apply says so rather than failing.
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Gas safety record
12 months Given to the tenant: 28 days, or before occupation Gas Safety (Installation and Use) Regulations 1998, reg 36
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Electrical (EICR)
5 years, or sooner if the report says so Given to the tenant: 28 days, or before occupation Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, reg 3
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Energy performance (EPC)
10 years Given to the tenant: Before the tenancy starts Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015
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Deposit protection
30 days from the money arriving Given to the tenant: Prescribed information in the same period Housing Act 2004, s 213
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Smoke and CO alarms
Tested on the first day of a tenancy Given to the tenant: Repaired when a tenant reports a fault Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended 2022
Wales and Ireland are their own rule sets
Each country has its own duties, its own register and its own vocabulary, and a property is tracked against the rules of the one it sits in, chosen when you add it.
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WALES
The Renting Homes (Wales) Act 2016 calls the tenant the contract-holder and the tenancy an occupation contract, and so does the app.
- The EICR goes to the contract-holder within 14 days of the occupation date, and within 14 days of each later inspection. In England the same report has to reach a tenant moving in before they occupy, so the Welsh clock starts where the English one has already run out.
- The written statement of the occupation contract, within 14 days of the start. Renting Homes (Wales) Act 2016, s 31.
- The landlord information notice, form RHW2, within 14 days. Sections 39 and 40 of the same Act.
- The deposit protected and the required information given within 30 days. Section 45.
- Rent Smart Wales: a registration, and a licence if you let and manage the property yourself. Both renew every five years and the two dates can differ, so each expiry is stored rather than worked out from the other.
- Gas safety is GB-wide, so it reads the same rule as England. The energy regulations cover England and Wales, so band E today and the band C countdown apply here too.
- No maximum penalty figure is stated for Wales. The England number comes from an England instrument, and a Welsh equivalent has not been verified, so the app states none rather than borrowing one.
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IRELAND
A smaller rule set, built around the annual RTB registration.
- RTB registration within one month of the tenancy start, then on every anniversary, with one calendar month after the due date before late fees of EUR 10 a month begin.
- LetProof counts a registration recorded up to 30 days before an anniversary as that year’s. That is the app’s own rule, chosen because the RTB sends its first reminder 30 days out, and it is not a statement that the RTB will accept it early.
- The BER, valid for ten years, held and quoted in every advertisement. There is no minimum rating for letting.
- A BER grade is never written into the England band field. The scale changed to A0 to G on 24 May 2026, so two scales are in circulation and the two fields mean different things.
- The deposit is capped at one month of rent. There is no protection scheme and no deadline to protect it, so the 30 day clock has no Irish equivalent.
- The regulations for rented houses set no periodic gas or electrical certificate, so the app states no deadline for either. S.I. 137/2019 requires those installations to be kept in good repair and safe working order, and attaches no interval and no document to that.
- Keep your own service record and set your own renewal date, and the app reminds you on it, labelled as your schedule rather than the law.
- The minimum standards for rented houses are listed on each property.
What the database will ask for, and what you hold
The Private Rented Sector Database rolls out from 2026 and signing up is mandatory from rollout, with no voluntary phase. LetProof lists what registration is expected to ask for and shows which of those records you already hold, property by property.
Property
Full address · Flat or house · Number of bedrooms · Households and residents · Occupied, and furnished or not
Safety information
Gas safety certificate · Electrical certificate · Energy performance certificate
Verbatim from the app: "LetProof does not register anything and does not connect to the database. It puts the evidence in one place so the registration is a short job." And: "The regulations that set the exact field list are not made yet. This list is the minimum the published roadmap commits to."
The band C rise, per property
A property at band D or E gets the countdown and a plain statement of what is set to change and when, in England and in Wales, because the regulations cover both. The app also says, in the same card, that the rise is a published government decision and not law yet, with the regulations expected in 2027. A property with no band recorded is not placed against the standard at all, and says so, because unknown is not a pass.
The last three rows are announced figures rather than rules in force. The lower cap is the one most easily misread: a home worth under £100,000 is not let off the standard, its cap is simply the lower of £10,000 and 10 per cent of its value. An exemption is registered after the cap has been spent and the home still falls short, and LetProof does not grant one.
THE FIGURES, AS THE APP STATES THEM
- MAY NOT BE LET BELOW Band E, today
- SET TO RISE TO Band C, on 1 October 2030
- STATUS OF THAT RISE A government decision, not law yet
- ANNOUNCED: COMMISSION BY 1 October 2029
- ANNOUNCED: SPENDING CAP £10,000
- ANNOUNCED: LOWER CAP 10 per cent of value, under £100,000
Registering an exemption is a separate process with its own evidence, and LetProof does not grant one.
The reminder schedule, and what can stop it
Android can hold a reminder back or switch it off underneath an app, so LetProof shows you what it has scheduled and what is blocking it rather than promising delivery.
- 90, 30 and 7 days before a certificate expires. The first is configurable.
- 7 and 1 days before a serve-by deadline.
- 20 and 27 days into the deposit clock, of the 30.
- A diagnostics screen reads back the notification permission, whether exact alarms are allowed, the app's own switch, and how many reminders are queued with the operating system.
- Where exact alarms are denied, which is the default on recent Android, the reminder falls back to an inexact one rather than being lost.
- Reminders survive a restart of the phone.
Two documents you can hand over
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Compliance pack
What the records you have entered show for one property: every duty LetProof tracks, its status, the date it turns on, and the instrument it comes from. The country whose rules were applied is printed on the document itself, because a reader who never saw the app has only this, and so are the recorded energy band and the alarm rule.
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Tenancy start pack
What was given or done around the start of the tenancy, and the day each one happened. In England the app tracks the EPC, the gas record, the EICR, How to Rent, the deposit prescribed information, the Right to Rent check, which is a check rather than a document handed over, and the Renters Rights Act information sheet, which the app notes is for qualifying existing tenancies. Wales has its own list, led by the written statement of the occupation contract and the RHW2. LetProof does not build a start pack for an Irish property.
THE LINE EVERY PACK CARRIES
A record of what the landlord entered, and nothing more. It does not confirm compliance with any duty, it is not legal advice, and it says nothing about possession. Every rule it refers to is a rule of the country named on the property.
Both packs are written in English whatever language the app is set to, because the documents they evidence are English-language legal documents.
What it deliberately does not do
LetProof holds your own records and states the duty each one relates to, with the law it comes from. It is not legal advice. It does not confirm that a property is compliant, it cannot tell you whether a notice is valid, and it says nothing at all about possession. Section 21 was abolished in England, and grounds for possession anywhere are a matter for a solicitor. Each property follows the rules of England, Wales or Ireland, as chosen on the property.
- No rent ledger, no accounting, no tenant messaging and no maintenance jobs. Those are what the web products do.
- No possession or eviction workflow. Grounds for possession are legal advice.
- No Scotland or Northern Ireland. Each runs on a different regime, and a rule set translated across would be wrong rather than incomplete.
- It does not register anything on the PRS Database and does not connect to it.
No account and no sync
Property, tenant and document records are stored on your phone and are not uploaded. There is no account and no sign-in, and the app works with no signal, which is what a cellar or a new build usually gives you. The standard tier shows adverts, and the app reports crashes and basic usage so faults can be found and fixed. That is what the Play Data safety section covers, and it is the only thing that leaves the device.
More of the app
Screens from the shipped build, filled with sample records.
Why it is built this way
- Nothing recorded is never shown as a pass. A property with no gas record on file reads as unknown, because that is what it is.
- An all-electric home shows the gas duty as not applicable, not as a failure. Showing it as overdue trains you to ignore the screen.
- Served late is its own state. Folding it into served would erase the only record that it was late.
- The deposit clock runs from the day the money arrived, which is often not the tenancy start.
- Every duty prints the law it comes from, so the app can be checked rather than believed.
- Every date, interval and penalty sits in one file with the day it was checked and the source it came from.
What it costs
STANDARD
One property
One whole property, not a crippled one: every duty, every reminder, the serve-by clock, the tenancy start checklist and the readiness list. Nothing you have already entered is ever hidden or locked.
FULL VERSION
£49.99 once
or £5.99 a month, or £24.99 a year
Every other property you let, plus the compliance pack and the tenancy start pack as PDFs, and no adverts. A 14-day trial is there if you want it, and it starts only when you tap it.
Sterling is the UK price. In Ireland you are charged in euro, at the figure Google Play shows you before you buy.
Questions
Does LetProof register my property on the PRS Database?
No. It lists what the registration is expected to ask for and shows which of those records you already hold. It does not connect to the database.
Which countries does it cover?
England, Wales and Ireland, chosen per property when you add it. Scotland and Northern Ireland are not covered: each runs on a different regime, so do not rely on it there.
Why is there no gas certificate deadline on an Irish property?
Because the regulations for rented houses do not set one. S.I. 137/2019 requires the gas, oil and electrical installations to be kept in good repair and safe working order, and attaches no interval and no certificate to that, so LetProof invents no deadline. Record your own service date and it will remind you on it, labelled as your schedule rather than the law.
Is it legal advice?
No. It states the duty and names the law it comes from. It does not confirm that a property is compliant and it says nothing about possession.
What happens when the standard tier runs out?
Nothing you have already entered is hidden or locked. What stops is adding another property.
Does my data leave the phone?
Property, tenant and document records do not. There is no account and no sign-in. The standard tier serves adverts, and the app reports crashes and basic usage.
What if a rule changes?
Every figure sits in one file with the day it was checked and the law it came from, and is reviewed against those sources every six months.
Start with the property you let
Android · England, Wales and Ireland · works offline · no account