Guide to Landlord Responsibilities for Security

As a landlord, you’re responsible for both keeping your tenants safe and keeping your property secure. This guide covers landlord responsibilities for security, with practical steps to help protect your rental property and those living in it.

You’ve saved up, purchased your property, furnished it, and now you’re ready to put it on the rental market. Before you do, take a moment to consider how secure your property is, since protecting your investment starts with keeping it safe from intruders.

Police recorded 223,456 burglary offences in England and Wales in the year to March 2026, a reminder of why property security remains a priority for landlords.

Good security for rental properties doesn’t have to be complicated. Knowing where your landlord responsibility for security starts, and putting suitable measures in place, should help protect your assets, deter potential criminals, and help you and your tenants feel a sense of safety and peace of mind.

As a landlord, you’re responsible for keeping your property secure and habitable, and for taking reasonable, practical steps to help protect your tenants from harm.

There isn’t a single law dedicated specifically to rental property security, but several pieces of legislation combine to shape a landlord’s responsibility for security in this area:

• Housing Act 2004 (HHSRS) – private rented properties must comply with the HHSRS, which assesses hazards including “entry by intruders. Councils may take enforcement action where a property falls short.
• Landlord and Tenant Act 1985, Section 11 – landlords must keep the structure and exterior of the property in repair and good working order, including doors, windows, locks, and fences.
• Homes (Fitness for Human Habitation) Act 2018 – requires rented accommodation to be fit for human habitation. Where a security hazard is serious enough, tenants may use this to take landlords to court directly.

One of the most effective ways to help secure a rental property is to make sure its first line of defence is intact. Regularly check that fences, windows, and gates are undamaged and fitted with a strong lock, and that burglar alarms are in full working order; service them annually with a professional engineer and share the alarm code with tenants.

Conduct these checks during your property visits or ask tenants to do so monthly. If you find anything out of working order, organise urgent repairs to maintain property security and tenant safety.
Educating your tenants about property security is also a good measure:

• Hold a property walk-through at the start of the tenancy.
• Include it in the tenancy agreement or welcome pack, along with instructions on what to do in an emergency, such as calling the police and letting you or the letting agent know as soon as possible.

Landlords are legally required to arrange annual gas safety checks, periodic electrical safety checks, and provide working smoke and carbon monoxide alarms. Gas safety rules are consistent across the United Kingdom, but electrical safety and smoke alarm requirements vary slightly depending on which nation the property is in:

• Gas safety checks – an annual check by a Gas Safe registered engineer and provide the certificate to tenants within 28 days.
• Electrical safety – provide tenants with an Electrical Installation Condition Report (EICR).
• Fire safety – any upholstered furniture you provide should meet the required fire safety standards.

For further detail on your landlord obligations, check the government guidance relevant to your property’s location, and read our guide.

Understanding your responsibility for security includes a duty to promptly repair anything that may compromise security, such as broken locks, damaged doors, or smashed windows.

Under the Housing Act 2004, local councils may assess security-related hazards in rented homes through the HHSRS and may take enforcement action or issue penalties where a property falls short.

If you don’t address a known security issue and a break-in later affects the property or a tenant’s belongings, a tenant may pursue a claim against you for damages

There are several steps tenants should take to secure the rental property, helping to put your mind at ease as the landlord:

• Keeping track of the keys: this includes their own and any spare keys.
• Be mindful of visitors: tenants may not know everyone who enters their home, especially where parties or flatmates’ friends are involved. It’s also advised that valuables and spare keys are hidden.
• Setting the burglar alarm and locking up: every outing should include a full lock-up and alarm setting, however brief the outing may be.
• Report damages or concerns: encourage tenants to report anything, even if minor or suspicious. Signs a property may be under watch include an unfamiliar car repeatedly loitering, markings on external walls, or unusual, unexpected visits from people claiming to offer services.

Responsibilities for rental property security lie with both parties, so fostering a strong landlord-tenant relationship may aid in the protection of the property.

Conduct a property walkthrough at the start of the tenancy to point out the property’s security features and any specifics, such as double locks on windows. This is also a good opportunity to confirm expectations surrounding locking up, reporting damage, key holders, and communication preferences.

Share emergency contact details too, including yourself, the letting agent, and an out-of-hours contact number, so tenants know exactly who to contact if something happens.

Reassure your tenants that you’ve also documented this information in the tenancy agreement and welcome pack.

While they sit outside your core landlord responsibilities for security, there are practical steps landlords may wish to take to improve property security, forming the foundation of responsible property management. This section covers how to secure a rental property, from key management to garden boundaries, alongside the steps the law requires you to take.

A few simple additions, like motion sensor lighting, burglar alarms, and security cameras, go a long way in deterring potential intruders and may provide useful evidence should anything transpire.

Consider installing:

• Motion sensor lighting and burglar alarms may help scare away intruders before they get close to your property.
• Security cameras may record footage that could assist police investigations or support legal proceedings.
• CCTV stickers may act as a deterrent, even if you don’t have cameras installed.
• Smart technology, such as app-controlled alarms, sends alerts straight to your phone.

If you install cameras, be aware that they shouldn’t capture neighbouring gardens or shared/communal areas without prior consent. Doing so could breach data protection laws, namely the UK GDPR and the Data Protection Act 2018.

It’s worth being clear on exactly who holds a set of keys to the property, whether that’s you, your letting agent, or your tenants. We’ve all misplaced keys at some point. High-security keys may help here, since they require landlord or letting agent consent before a copy can be cut, stopping tenants from passing spare keys to family or friends. It’s a small step, but it restricts who has direct access to the property, helping to give you peace of mind as a landlord.

Changing the locks between tenancies isn’t always cost-effective, but doing so should help if you’re ever unsure whether tenants have returned all the keys. Ask tenants not to leave spare keys under door mats, even for emergencies. Ideally, only the tenants, the letting agent, and you should have access to the property.

Request that tenants keep valuables out of sight, whether that’s from a window, letterbox, or open door. Closing curtains at night, hiding items during a party, or moving things out of view may help to make a property less appealing to opportunistic criminals.

Bins, garden furniture, and ladders left near windows may give criminals an easy way to gain access. Moving these away from the property, or storing them in a locked shed, is a simple way to secure a rental property without any real cost involved.

Security for a rental property isn’t just about doors and windows; a well-kept garden may also play a role. Planting prickly or barbed shrubbery along boundaries may help deter intruders, while cutting back shrubs near doors or windows removes potential hiding spots. A gravel driveway is also worth considering, since it may make it easier to hear someone approaching.

Doors with large glass panels may let people see in, and they’re also easier to smash. Where a new door isn’t possible, swapping the clear glass for frosted may help. Beyond this, look out for:

• Solid core or composite construction, rather than hollow panel.
• PAS 24 certified, for enhanced security against forced entry.
• Multi-point locking systems, rather than a single latch.
• British Standard (BS 3621) locks, often expected by insurers.
• Reinforced frames with anti-snap or anti-drill cylinder locks.
• A letterbox cage or restrictor, to guard against key “fishing”.
• A spy hole or door viewer for tenants to safely check callers.

Taken together, these features may help to improve security at a rental property’s main points of entry.

Windows are another common access point for intruders, so make sure they meet a suitable standard:

• Laminated glass or security film for ground floor and accessible windows.
• Key-operated locks for windows that open outwards and any ground floor or accessible windows.
• Window opening restrictors, which allow ventilation while preventing the window from being picked or unlocked from outside.
• Sash stops, to prevent a window opening enough for someone to climb through.
• A window vibration alarm, adding an extra layer of protection.

If replacing windows, consider a security-accredited product, since manufacturers test these products to British Standards, and insurers typically approve them. A locksmith belonging to the Master Locksmiths Association should be able to advise on the correct standard for your property, and the Metropolitan Police’s window security guidance offers further tips on upgrading window security.

Aim to visit your rental property every three to six months to carry out routine security checks, giving tenants a minimum of 24 hours’ notice to respect their right to privacy and quiet enjoyment.

If the property’s empty, visit more frequently, roughly every one to two weeks where possible. Your letting agent may also be able to support if you’re unavailable.

Criminals and scammers may pose as maintenance workers to gain access to a property, so inform tenants ahead of time if you’re expecting a tradesperson, providing the company name, individual’s name, and expected time. As with routine inspections, aim to give a minimum of 24 hours’ notice, except for emergency repairs.

Staying alert plays a part in helping to secure a rental property too:

• Be aware of people watching your property.
• Stay up to date on crime statistics for the local area.
• Have the number of a locksmith on hand, and consider sharing it with your tenants too, should they ever get locked out.

Encourage tenants to introduce themselves to neighbours upon moving in. Neighbours are often well placed to spot unusual activity, particularly when a property is unoccupied, or tenants are away on holiday.

Begin by checking your tenants are safe. If you haven’t done this already, call the police to request a crime reference number and contact your landlord insurance provider to begin a claim. If doors or windows need securing, arrange an emergency contractor, and if the property isn’t secure, check the tenancy agreement or speak to your letting agent about your landlord obligations.

Try not to tidy up, clean, or alter anything until the investigation has concluded and the police have released the property. Doing so may affect your insurance claim. Once the police release the property, document loss and damage with photos for your records.

While landlord insurance isn’t a legal requirement, it helps protect you and your property.

Landlord insurance may cover theft, though this may depend on the policy and could exclude theft where there are no signs of forced entry. It also helps to understand the difference between tenant theft and third-party theft: policies are more likely to cover third-party theft, where someone breaks in from outside, but may treat theft by a tenant already living in the property differently, or exclude it, depending on the policy.

Please note that these frequently asked questions are not a substitute for the policy wording. For full terms and conditions, please see the policy documentation.

Your responsibility for security as a landlord starts with making sure the locks, windows, and fences are in good working order, and promptly repairing anything that compromises security. Organise a qualified professional to service the burglar alarms annually and share the alarm code with your tenants. A property walk-through helps educate tenants on security expectations and what to do in an emergency, and you may also wish to include this in the tenancy agreement or welcome pack.

If occupied, aim to visit every three to six months, always giving at least 24 hours’ notice. If unoccupied, visit every one to two weeks. Letting agents may be able to support by visiting too.

Install security cameras, motion sensor lighting, and burglar alarms. Fit suitable locks, and secure doors and windows (PAS 24 certified where possible). For more hands-on security, consider smart technology such as video doorbells or app-controlled alarms.

Manage the property keys carefully and consider changing locks between tenancies. Keep the garden and property boundaries tidy to remove hiding spots and eliminate potential access points.

Start by checking your tenants are safe. If you haven’t done this already, call the police to request a crime reference number and contact your landlord insurance provider to begin a claim. If doors or windows need securing, arrange an emergency contractor. If the property isn’t secure, check the tenancy agreement or speak to your letting agent about your landlord obligations.

As tenants live in the property, they’re responsible for making sure it’s secure on a daily basis, including setting the alarm and locking the doors and windows, regardless of how long they’ll be out for.

The sole purpose of this article is to provide guidance on the issues covered. This article is not intended to give legal advice, and, accordingly, it should not be relied upon. It should not be regarded as a comprehensive statement of the law and/or market practice in this area.

We make no claims as to the completeness or accuracy of the information contained herein or in the links which were live at the date of publication. You should not act upon (or should refrain from acting upon) information in this publication without first seeking specific legal and/or specialist advice. Just Landlords trading as Arthur J. Gallagher Insurance Brokers Limited accepts no liability for any inaccuracy, omission or mistake in this publication, nor will we be responsible for any loss which may be suffered as a result of any person relying on the information contained herein.