In short: the Renters’ Rights Act has given councils in England stronger enforcement powers and higher penalties since May 2026, including civil penalties up to £40,000, rent repayment orders up to 24 months, and a £7,000 penalty for Category 1 hazards from June 2026. A landlord database opens from December 2026.
What is in force now?
- From 27 December 2025: council investigatory powers.
- From 1 May 2026: section 21 abolished, councils’ enforcement duty, civil penalties up to £7,000 for breaches and £40,000 for offences, and expanded rent repayment orders.
- From 22 June 2026: civil penalties up to £7,000 where a Category 1 hazard is not removed.
- From 23 June 2026: revised HHSRS regulations and guidance.
What is coming?
- The private rented sector database, opening region by region from 15 December 2026, starting in the West Midlands, at £65 per property.
- A landlord ombudsman, expected to become mandatory in 2028.
- The new Decent Homes Standard for private rented homes, due from 2035.
- Awaab’s Law for private renting in England is at consultation (closing 18 December 2026) and not yet in force.
What it means for works
Hazards such as fire, damp and disrepair carry more risk than before. Bringing a house up to standard before an inspection is cheaper than responding to a notice.
Questions
Does the Act apply in Wales, Scotland or Northern Ireland?
Its renting reforms apply in England. Wales, Scotland and Northern Ireland have their own renting laws.
What is the penalty for an unlicensed HMO?
Up to £40,000 as a civil penalty, with a £17,000 starting point in the statutory guidance, plus possible rent repayment orders.
Does Awaab’s Law apply to my English HMO?
Not yet. It is at consultation for private renting in England.
Checked 31 October 2026. General information for landlords planning works, not legal advice. Check the council’s pages for the exact address.