Landlords under scrutiny | new powers granted to local authorities as Renters' Rights Act 2025 rolls out

From 27 December 2025, Local Housing Authorities (LHAs) will be armed with significantly stronger investigatory and enforcement powers designed to crack down on non-compliance within the private rented sector. These new powers include the ability to:

• Demand documentation from landlords and letting agents such as tenancy agreements, deposit protection certificates, gas- and electrical-safety certificates, energy-performance records and more;
• Where there is reason to suspect wrongdoing, LHAs are empowered to enter business premises and, in certain cases, residential rental properties to inspect records or seize documents, even without prior landlord or agent consent;
• Gain access to relevant third-party data, such as council-tax, housing-benefit and tenancy-deposit records, to support investigations. 

Government guidance emphasises that these early powers are intended to give LHAs the tools to root out rogue landlords and letting agents ahead of broader reforms that begin in 2026. The Department for Levelling Up, Housing and Communities has also signalled support funding to help LHAs prepare for enforcement duties.

Still to Come…

Although December’s changes are important, they represent only the first phase of a multi-stage implementation of the Act:

• On 1 May 2026, major reforms will take effect, including the abolition of Section 21 “no-fault” evictions, the replacement of fixed-term assured shorthold tenancies with assured periodic tenancies, together with tighter controls on rent increases, rent bidding and discrimination in letting practices;
• Later in 2026 and beyond, plans call for the creation of a Private Rented Sector (PRS) Database and a PRS Ombudsman, additional enforcement mechanisms, and extensions of quality standards such as the Decent Homes Standard and Awaab’s Law into the private sector. 

What this means for Landlords and Renters

For Renters, the expanded role of LHAs offers hope of greater accountability. Poorly maintained or unsafe properties, previously hard to challenge may now face real scrutiny, and landlords unable or unwilling to comply with the new rules are more likely to be held to account.

For landlords (especially small or self-managed landlords), the changes mean more paperwork, stricter compliance requirements, and the possibility of substantial financial or legal penalties if they fall foul of the new regime. Landlords should ensure all tenancy safety and compliance documents are in order before the new powers take effect.

The enhanced powers granted to LHAs under the Renters’ Rights Act represent perhaps the most significant regulatory overhaul of the UK private rental market in decades. Whether they bring about better quality, fairness and security for renters or create burdens and tensions for landlords will depend heavily on how LHAs rise to the challenge of enforcement.

If you have any queries relating to the Renters’ Rights Act, please contact our team on 01926 491181 or email:  disputes@moore-tibbits.co.uk