Table of contents
Key points
- Since 27 December 2025, councils have had stronger powers to investigate landlords, including requesting documents and entering premises.
- Since 1 May 2026, assured shorthold tenancies have become periodic, section 21 has been abolished and new rules on rent increases, bidding and pets apply.
- Landlords had to give existing tenants the government’s information sheet by 31 May 2026, with fines of up to £7,000 per tenancy for failing to do so.
- Civil penalties of up to £40,000 apply to serious, continuing or repeated breaches, and rent repayment orders can now reach two years’ rent.
- Your existing safety duties, such as gas, electrical and EPC certificates, still apply, and are likely to be the first things a council asks to see.
The Renters’ Rights Act 2025 is the biggest change to private renting in England for more than 30 years. Much of the coverage has focused on the end of section 21 evictions, but for many landlords the bigger practical change is how much easier it has become for councils to inspect, investigate and fine them.
This guide focuses on what the Act means for landlord compliance and inspections, what has already changed, what is coming next and how to make sure your paperwork is ready.
What is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 reforms the private rented sector in England. It changes how tenancies work, gives tenants new rights, creates a national landlord database and ombudsman, and strengthens councils’ powers to enforce standards. It is being introduced in phases rather than all at once.
Renters’ Rights Act timeline: what has changed and what is next
| Date | What changes |
|---|---|
| 27 December 2025 | New investigatory powers for councils, including requesting information and entering premises |
| 1 May 2026 | Tenancies become assured periodic tenancies, section 21 abolished, new rules on rent increases, rent in advance, rental bidding, pets and discrimination, and stronger enforcement |
| 31 May 2026 | Deadline for landlords to give existing tenants the government’s information sheet |
| 15 December 2026 | Private Rented Sector Database launches, starting in the West Midlands and rolling out region by region |
| By 14 November 2027 | All landlords actively letting in England expected to be registered on the database |
| 2028 (expected) | Private Rented Sector Landlord Ombudsman begins |
| 1 October 2030 | Privately rented homes must reach EPC band C, or hold a valid exemption |
| 2035 | Decent Homes Standard to be met in the private rented sector |
The government is also extending Awaab’s Law, which sets timescales for fixing hazards such as damp and mould, to the private rented sector, with the details being consulted on. Always check GOV.UK for the latest dates.
New council powers to inspect and investigate landlords
From 27 December 2025, councils in England gained new investigatory powers to enforce private rented sector law. An officer authorised in writing can use these powers where a breach is suspected:
- Requesting information: councils can require documents and information from a “relevant person”, which can include anyone who acted as the landlord, agent, licensor or marketer for the property in the previous 12 months.
- Entering business premises: officers can enter premises where they reasonably believe a rental business is run, at a reasonable time, to request documents or seize evidence, in some cases without a warrant.
- Entering rented homes: with specific authorisation, officers can enter a privately rented home to investigate certain offences, such as illegal eviction or database breaches.
- Using data: councils can use information from tenancy deposit schemes, housing benefit and council tax records to identify rented properties and landlords.
These sit alongside the councils’ existing powers under the Housing Act 2004 to inspect rented homes for hazards using the Housing Health and Safety Rating System, where landlords normally receive advance notice of a routine inspection.
What happens during a council inspection?
A council inspection of a rented home usually looks at two things: the condition of the property and the landlord’s paperwork.
The property
Officers assess hazards under the Housing Health and Safety Rating System, such as fire safety, electrical safety, damp and mould, excess cold, and falls on stairs. Serious hazards can lead to an improvement notice, a prohibition order or emergency action.
The paperwork
Officers may ask for evidence that you are meeting your legal duties. Typical documents include:
- A current gas safety certificate (CP12) and proof the tenant received it
- A satisfactory EICR, plus confirmation that any remedial work was completed
- A valid EPC rated E or above, or a registered exemption
- Evidence of working smoke and carbon monoxide alarms
- A fire risk assessment for HMOs and the common parts of blocks
- Your HMO or selective licence, if one is required
- Deposit protection paperwork and, under the new rules, evidence that tenants received the required information
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Gas safety certificates, EICRs, EPCs and fire safety checks across London, with digital certificates you can produce on request.
Renters’ Rights Act fines and penalties
The Act strengthens and widens the penalties councils can use as an alternative to prosecution:
| Breach | Maximum penalty |
|---|---|
| Most first breaches of the new tenancy rules | Civil penalty of up to £7,000 |
| Failing to give tenants the information sheet | Up to £7,000 per tenancy |
| Serious, continuing or repeated breaches and certain offences | Civil penalty of up to £40,000, or prosecution with an unlimited fine |
| Rent repayment orders | Up to two years’ rent, extended to more offences |
| Landlord database breaches (once it is in force) | Up to £7,000, rising to £40,000 for false information or repeated breaches |
Existing penalties for safety breaches continue to apply as well, such as fines for missing smoke and carbon monoxide alarms, breaches of the electrical safety regulations and failing to carry out gas safety checks.
The Renters’ Rights Act information sheet
The government published an information sheet explaining the new rules to tenants. Landlords with existing assured shorthold or assured tenancies had to give it to their tenants on or before 31 May 2026.
- The duty is on the landlord, even if an agent manages the property.
- It can be given in hard copy or by attaching the PDF to an email. Sending a link alone may not be enough.
- Failing to provide it can lead to a fine of up to £7,000 for each tenancy.
- Keep a dated record of how and when each tenant received it.
For tenancies starting on or after 1 May 2026, landlords must instead give tenants written information about the key terms of the tenancy. If you missed the information sheet deadline, provide it as soon as possible and keep evidence.
Other changes landlords need to know
- Periodic tenancies: fixed-term assured shorthold tenancies have been replaced by rolling assured periodic tenancies.
- No section 21: landlords must now use specific grounds to regain possession, such as selling or moving in, with set notice periods.
- Rent increases: rent can be increased once a year using the statutory notice process, and tenants can challenge increases at the tribunal.
- Rent in advance and bidding: limits on rent in advance and a ban on accepting offers above the advertised rent.
- Pets: tenants can request to keep a pet and landlords cannot unreasonably refuse.
- Discrimination: landlords cannot refuse tenants because they receive benefits or have children.
The landlord database and ombudsman
The Private Rented Sector Database launches on 15 December 2026, starting in the West Midlands before rolling out to other regions over the following year. Landlords will need to register themselves and their properties, and all landlords actively letting in England are expected to be registered by 14 November 2027. Councils will be able to use the database to target enforcement.
A new Private Rented Sector Landlord Ombudsman will follow, giving tenants a free way to resolve complaints. The government expects it to start in 2028, and membership will be mandatory for landlords.
Coming next: Decent Homes, Awaab’s Law and EPC C
- Decent Homes Standard: privately rented homes will need to meet the Decent Homes Standard, with a deadline of 2035.
- Awaab’s Law: legal timescales for investigating and fixing hazards such as damp and mould are being extended to private landlords.
- EPC band C: privately rented homes must reach EPC band C by 1 October 2030, with a cost cap of £10,000. See our EPC guide for details.
These changes mean the condition of the property, as well as the paperwork, will come under closer scrutiny over the next few years.
Renters’ Rights Act compliance checklist for landlords
| Check | Done? |
|---|---|
| Information sheet given to all existing tenants, with proof | ☐ |
| Written tenancy information given for all new tenancies since 1 May 2026 | ☐ |
| Current gas safety certificate, given to tenants | ☐ |
| Satisfactory EICR, with remedial work completed | ☐ |
| Valid EPC rated E or above, with a plan to reach C by 2030 | ☐ |
| Smoke and CO alarms fitted and tested | ☐ |
| Fire risk assessment for HMOs and common parts | ☐ |
| Licence in place where required | ☐ |
| Deposit protected and prescribed information given | ☐ |
| All certificates stored digitally and ready to send to the council | ☐ |
| Ready to register on the landlord database when it opens in your region | ☐ |
For a full list of safety certificates, see our landlord certificates checklist.
How to prepare for a council inspection
- Audit every property. List each certificate, its expiry date and where it is stored.
- Renew anything expired or close to expiry, starting with gas safety certificates and EICRs.
- Fix outstanding issues, such as C1 or C2 items on an EICR or actions from a fire risk assessment.
- Check the condition of the property, especially damp, mould, heating and fire safety.
- Keep evidence that tenants received every required document.
- Agree responsibilities with your agent in writing, as many duties stay with the landlord.
Frequently asked questions
Can councils inspect my rental property under the Renters’ Rights Act?
Yes. Councils already had powers to inspect rented homes for hazards, and since 27 December 2025 they have additional powers to request information and, with authorisation, enter premises to investigate breaches.
Do councils have to give notice before an inspection?
Routine inspections are normally carried out with advance notice. Some investigations under the new powers can take place without notice where the law allows.
What are the fines under the Renters’ Rights Act?
Most first breaches carry a civil penalty of up to £7,000, rising to £40,000 for serious, continuing or repeated breaches. Rent repayment orders can reach two years’ rent.
What is the Renters’ Rights Act information sheet?
A government document explaining the new rules, which landlords had to give existing tenants by 31 May 2026. Failing to do so can lead to a fine of up to £7,000 per tenancy.
Do I still need gas safety certificates and EICRs?
Yes. The Act does not replace existing safety duties. Gas safety checks, EICRs, EPCs and smoke and CO alarms are all still required.
When does the landlord database start?
It launches on 15 December 2026 in the West Midlands, then rolls out to other regions, with all landlords expected to be registered by 14 November 2027.
Does the Renters’ Rights Act apply to existing tenancies?
Yes. Most existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026.
Does the Act apply in Scotland and Wales?
No. The tenancy reforms apply to England. Scotland and Wales have their own rental laws.
Make sure your certificates are inspection-ready
Landlord Sure provides gas safety certificates, EICRs, EPCs, fire risk assessments and more across London, with fixed prices and digital certificates you can send to the council in minutes.
Sources: House of Commons Library – Renters’ reform in England: what’s happening and when?; GOV.UK – Implementing the Renters’ Rights Act 2025: roadmap; LLG – Investigatory and enforcement powers under the Renters’ Rights Act 2025. Information checked October 2026. This guide is general information, not legal advice.
