Enhanced powers for councils
The Renters’ Rights Act 2025 aims to create a fairer, more secure and higher-quality private rented housing sector.
The act introduces new rules, including stopping discrimination against people on benefits, banning upfront rent payments, granting rights for tenants with pets and making rental bidding wars illegal.
Councils have enhanced powers to deal with these new breaches, allowing officers to demand information for investigations, enter premises and gather evidence.
Increased fines can be up to £7,000 for minor or initial non-compliance, and up to £40,000 for repeat offences.
The Government’s roadmap outlines three phases in which changes will be implemented.
In the first phase, Section 21 ‘no fault’ evictions, which are among the primary causes of people presenting to councils as homeless, will become illegal from 1 May 2026.
“Future new burdens funding must be upfront, realistic and multi-year, as landlord penalties are unlikely to fully cover costs”
Councils’ net spend on homelessness services increased by 124.6 per cent in real terms from 2019/20 to 2024/25.
Later in 2026, a private rented sector (PRS) database will be implemented, and all landlords will be required to register with it. This will be linked to the new Landlord Ombudsman.
The new database must be powerful enough to be effective; we’re urging the Government to commit the necessary resources to the database to ensure its longevity.
The final stage of the act extends the Decent Homes Standard and Awaab’s Law to privately rented properties.
Jigsaw is a government-funded project to help authorities prepare for implementation of the act. Its regional leads share good practice and help councils to consider enforcement policies, debt collection, legal support, intelligence sharing, tenant relations and landlord advice.
Officers from every council are receiving in-person training on the new powers and regular webinars.
Many councils have fed back that Jigsaw has been incredibly useful and provided valuable support in preparing for the first phase of the legislation. We urge the Government to continue funding the programme beyond April 2026 to provide vital support to private rented sector teams.
Successful implementation of the act will require proper resourcing and tenant awareness of their rights. Councils may need to consider recruiting additional staff, upskilling their existing workforce and collaborating across departments.
Future new burdens funding must be upfront, realistic and multi-year, as landlord penalties are unlikely to fully cover costs. Councils must have the right powers, skills, capacity and funding to enforce the new laws effectively and provide much-needed security for private renters.
Coventry City Council
With a clear, structured approach and a spirit of innovation, Coventry City Council is ensuring tenants and landlords are well supported, protected and ready for a fairer private rented sector.
Central to its preparations is the creation of a revised Private Sector Housing Enforcement Policy, reflecting the Renters’ Rights Act’s new statutory duties, which was due for approval in March.
This policy strengthens Coventry’s already robust and proactive enforcement approach, ensuring landlords and agents meet high legal standards while supporting the One Coventry Plan’s goals of reducing inequality and safeguarding vulnerable residents.
The council’s Safer Housing and Communities Service leads this agenda, championing crime reduction, tenant protection and overall community wellbeing. By aligning housing enforcement with broader social priorities, Coventry is building a safer, more inclusive city for all.
Coventry’s forward-thinking approach is evident in its use of detailed analysis and strategic planning. Internal briefings have identified emerging issues and mapped out solutions relevant to the private rented sector, ensuring officers, tenants and landlords are fully informed, and risks are managed early.
A standout feature of Coventry’s efforts is its robust cross-sector collaboration. Guided by recommendations from its Communities and Neighbourhoods Scrutiny Board, the council is working hand in hand with partners such as Citizens Advice and the Coventry Law Centre.
This team effort ensures tenants and landlords receive clear, consistent advice, and a comprehensive suite of advice materials is being prepared for distribution to partners, further strengthening the city’s support network.
Workforce development is at the heart of Coventry’s readiness. Comprehensive training is being rolled out that covers enforcement, rent regulation, tenancy reform and housing standards – equipping officers with everything they need to excel.
Active participation and resource sharing across teams ensure everyone is prepared for the act’s practical realities. Councillors are provided with targeted briefings and in-depth guides, fostering a city-wide understanding of the legislation’s timeline and implications.
By using civil penalties early and reinvesting the proceeds into extra staffing, the council has been able to build resilience and capacity ahead of new burdens funding.
This proactive approach means Coventry is ready to hit the ground running for the first phase of the act.
- Read the case study in full on our website.