Renters’ Rights Act: New Council Powers From December 2025

Landlords have been awaiting news on the rollout timeline since the Renters’ Rights Bill was granted Royal Assent on 27 October 2025. Most of the new rules for landlords will come into effect during 2026, however, the first change will be in place before the New Year. 

As of 27 December 2025, two months after the Renters’ Rights Act became law, local councils will gain additional powers to investigate potential non-compliance with rental law. According to government guidance issued so far, the local housing authority (LHA) could use these new powers where they suspect “illegal eviction, poor housing conditions and other housing legislation where they apply to relevant accommodation”.  

Where they suspect a private landlord has flouted the law, the new legislation allows LHAs to: 

• Start an investigation 
• Enter private rented properties with 24 hours’ notice or a warrant 
• Take photo or video evidence 
• Enter business premises to seize documents 
• Access tenancy deposit scheme information 
• Ask any ‘relevant person’ for information 

The LHA can speak to any landlord, letting agent or other interested party who has been involved with the property in the 12 months prior. If you are deemed a relevant person, it’s important to comply with the council’s requests for information. Withholding, or giving false or misleading information without an acceptable excuse could be an offence.  

Note that this first change from the Renters’ Rights Act comes into place months before Phase 1. In other words, councils will be able to enforce the new rental laws immediately as they’re rolled out. 

Phase 1, set to come into force on 1 May 2026, includes measures such as the abolition of no fault evictions, ban on rental bidding, pets in rental properties, and limiting rent increases to once per year. Phase 2 Stage 1 is expected to be the landlord database rollout. Under Phase 2 Stage 2, the PRS landlord ombudsman is to be established. Phase 3 will then introduce the Decent Homes Standard and Awaab’s Law to the private rental sector. 

Read more on Propertymark and Implementing the Renters’ Rights Roadmap.