The government has now confirmed it. The Renters’ Rights Act will go live on 1 May 2026, and it is about to change the entire landscape for private landlords.
This is not just about tenancy reform. This is the start of a much tougher enforcement environment where councils will have more power, bigger penalties and less room for landlords to get things wrong.
Many landlords have not yet realised how far this goes. The new rules bring in the Decent Homes Standard, changes to the Housing Health and Safety Rating System and a completely new expectation of property quality. It will be far harder for poor or borderline conditions to slip under the radar.
From next May, councils will no longer have discretion. Every council in England will have a legal duty to enforce these new rules. They are already being trained and funded to do exactly that.
The first thing the government did after Royal Assent was release guidance to councils on how to use their new powers. And the powers are significant.
Fines start at £7,000. Serious cases hit £40,000.
That is not a typo.
For many breaches, the starting point is £7,000. For repeat, serious or ongoing offences, it rises to £40,000.
Rent repayment orders (RROs) can now cover up to 24 months of rent, not twelve. This means repayments starting at about £24,000 and heading into five figure territory fast.
Councils also keep the money from the fines they issue, so enforcement will not just be stricter, it will be funded and financially attractive.
Some already employ dedicated teams to help tenants file RROs so landlords face the full penalty.
Investigatory powers are expanding in a big way
This is where landlords may feel the impact most.
Councils will be able to:
- demand information from landlords, banks, agents and contractors
- enter business premises and, in some situations, tenants homes
- seize paperwork, computers and digital records
- act on suspicion rather than full evidence
These powers look and feel very similar to criminal investigations. In some ways they go further
Councils are being funded for a big increase in activity
With more than £18 million being provided to local authorities this year, inspections will go up, scrutiny will tighten and every council will be expected to act quickly when standards fall short.
The era of quiet non compliance or delayed maintenance is ending.
What landlords must do now: The essential checklist
If you want to avoid the fines, the stress and the looming enforcement pressure, the best thing you can do is prepare early and proactively. Here is the clear, straightforward checklist every landlord should work through now.
1. Review property condition against the Decent Homes Standard
Check for damp, mould, insulation issues, poor heating, unsafe electrics or anything that could be flagged on inspection. If you are unsure, we can arrange a review for you.
2. Update all safety documents
Make sure your gas safety certificate, EICR, alarms and fire precautions are fully up to date and recorded.
3. Audit your tenancy paperwork
You should have:
- A compliant tenancy agreement
- Deposit protection proof
- Clear right to rent checks
- A full record of inspections
- Evidence of repairs and how quickly you responded
Anything missing will be a problem later.
4. Complete repairs now, not later
Small maintenance issues can become costly under the new system. Councils will not be lenient.
5. Organise your communication trails
Keep records of everything tenants report and your responses. It protects you.
6. Question whether your current agent is helping you prepare
Ask yourself:
- Do they keep you informed
- Are they proactive
- Do they handle things or hand them back to you
- Are they advising you on new rules or leaving you exposed
If the answer is no to any of the above, you may need better support.
7. Understand your risk level
If you do not know where you stand legally or structurally, get a compliance check now. The financial risk of guessing is too high.
8. Prepare for increased inspections
Assume an inspection could happen. Because this time, it probably will.
9. Make sure financial records are watertight
Rent repayment orders now reach two years. Having accurate rent records and payment logs is crucial.
10. Do not wait until 2026
The deadline feels far away, but enforcement will not be gentle. Act now and protect yourself before pressure ramps up.
How Parslow Gerard helps landlords stay ahead
We are not your typical letting agents. We are people first, not commission first.
No call centres. No office politics. You deal with us directly.
We care about your property like it is our own and we take compliance seriously, so you do not end up paying the price for missed details.
If your current agent is not preparing you for the biggest shake up in years, we will.
Get in touch and let us help you get ahead of the 1 May deadline.
