Councils urged to take proactive approach to enforcement

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Councils urged to take proactive approach to enforcement

The government has claimed councils “should take a proactive approach to enforcement” under the Renters’ Rights Act.

In a written parliamentary answer, Parliamentary Under-Secretary for Housing, Baroness Taylor of Stevenage, said the government aims to establish a “sustainable funding system for enforcement”.

The news comes after a landlord expert warned that councils no longer need to warn landlords before issuing fines under the new legislation.

Councils can issue fines

Under the act, councils have the power to carry out surprise inspections, including entering premises where tenancy records are kept, and to issue fines running into thousands of pounds.

Landlords also face a triple whammy of fees to register their properties under the Renters’ Rights Act.

As reported by The Telegraph, those in selective licensing areas could be required to pay hundreds of pounds to register with a selective licensing scheme, the Private Rented Sector (PRS) Database, and the PRS Ombudsman.

Baroness Taylor of Stevenage confirmed councils have been given millions of pounds by the government for enforcement.

Provide funding support for new burdens

Baroness Taylor of Stevenage said: “We have allocated the £41.12 million new burdens funding for 2026-27 to support the enforcement of measures in the Renters’ Rights Act, based broadly on private rented sector stock levels per local housing authority, with a small proportion allocated to local weights and measures authorities, typically the local trading standards department, to cover their additional responsibilities in enforcing the rent in advance measure.

“New burdens funding for 2026-27 follows new burdens funding of £18.2 million to local housing authorities in 2025-26 allocated according to the level private rented sector stock in each authority. We are committed to providing funding support for new burdens throughout this spending period.”

She added: “The Renters’ Rights Act places a new duty on local housing authorities to take enforcement action where they suspect non-compliance. Whilst local authorities are best placed to decide the most effective way to enforce the measures in the Act, we expect councils to take a proactive approach to enforcement.

“Our aim is to establish a sustainable funding system for enforcement over the long term based on future Private Rented Sector Database fee revenues.”

Under the act, all landlords must register in the database, which will include information about their properties that tenants can access.

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Property managers set for Renters’ Rights Act boost

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Property managers set for Renters’ Rights Act boost

Landlords facing heavier compliance duties under the Renters’ Rights Act are expected to drive further demand for professional property management.

Rushbrook & Rathbone says the property management sector is already expanding, with the number of operational businesses rising by 2.8% over the past year.

Its analysis of the latest VAT and PAYE enterprise data shows there are now an estimated 20,105 property management businesses operating across the UK, up from 19,550 a year earlier.

The property management specialist says England accounts for 91.1% of the total, while London remains the largest regional market with 6,200 businesses – or 30.8% of the total.

Landlords face more scrutiny

The firm’s managing director, Roma Sharma, said: “The continued growth of the property management sector is ultimately a positive sign and reflects the increasing complexity of operating within the private rented sector.

“As landlords face greater regulatory requirements, more compliance obligations and increasing pressure around tenant management, maintenance and administration, many are recognising the value of professional management support.

“However, the sector also remains highly fragmented, with the vast majority of firms operating on a very small scale.”

She added: “The introduction of the Renters’ Rights Act is only likely to accelerate this trend, particularly as compliance expectations continue to evolve.”

Fastest growth areas

Research shows that the South East ranks second outside London, with 13.8% of firms, followed by the North West at 9.7% and the East of England at 9.1%.

The East Midlands saw the largest annual increase in operational businesses at 7.9%, followed by Wales at 5.5%, the West Midlands at 4.0% and London at 3.7%.

An estimated 80.9% of property management businesses employ between zero and four members of staff, while only 0.9% have 50 or more employees.

Turnover figures follow the same pattern, with more than 72% of firms reporting annual turnover below £250,000.

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Only 153,000 downloads of the Renters’ Rights Act information sheet with 9 days left

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Only 153,000 downloads of the Renters’ Rights Act information sheet with 9 days left

A Freedom of Information response from MHCLG, published last week, revealed that the government’s mandatory Renters’ Rights Act Information Sheet was downloaded just 153,000 times in the first four weeks after publication. There are 2.3 million private landlords in England. Even allowing for agents downloading once and distributing across portfolios, those numbers do not come close to covering the sector.

The deadline to serve this document on every named tenant is 31 May 2026. That is 9 days from today.

What the law requires

The Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc and Information Sheet) (England) Regulations 2026 require landlords to provide every tenant named on an existing written or partly written tenancy agreement with the government’s official Information Sheet by 31 May 2026.

The obligation applies where the tenancy was entered into before 1 May 2026 and has a wholly or partly written record of terms. That includes any standard AST.

If you use a letting agent, the agent is also required to provide the Information Sheet. This is not a substitute for the landlord’s own obligation. It is a parallel one.

For tenancies based entirely on a verbal agreement made before 1 May 2026, the Information Sheet does not apply. Instead, landlords must provide a Written Statement of Terms by the same deadline.

The penalty regime

The penalty for failure is a civil penalty of up to £7,000 per tenancy. The MHCLG statutory guidance sets the starting point at £4,000. Local authorities may adjust depending on severity, compliance history, and whether the landlord gained financially from the failure.

If the breach continues for more than 28 days after a penalty has been issued, it becomes a continuing offence. Further civil penalties of up to £40,000 apply, or the local authority may pursue criminal prosecution. For landlords with multiple properties, the exposure stacks: five tenancies unprovided is a £20,000 starting liability.

The MHCLG guidance explicitly states there is no expectation that councils issue informal warnings before taking formal action.

Why this is not just a fine

Failure to comply with statutory obligations is a factor courts can consider in possession proceedings. If you ever need to recover your property and your compliance record has gaps, a tenant’s legal representative will find them. Walking into a hearing with an unserved Information Sheet is not a position any landlord should want to be in.

If a landlord fails to remedy the breach within 28 days of a civil penalty, tenants or local authorities can apply for a Rent Repayment Order of up to two years’ rent. A single failure will not trigger an RRO on its own, but ignoring the penalty after it lands will.

The Information Sheet takes five minutes to serve. The consequences of not serving it can follow you for years.

The five mistakes that will cost you

• Sending a link instead of the PDF.The government guidance is explicit: a link to the GOV.UK page does not count. The exact PDF must be attached or physically given to the tenant. If you emailed a link in March and assumed you were covered, you are not.
• Serving only the lead tenant on a joint tenancy.There is no legal concept of a “lead tenant.” Every tenant named on the agreement must receive their own copy. If you served one of two named tenants, you have complied for one and breached for the other.
• Using an altered version.The Information Sheet is only valid when downloaded directly from GOV.UK. Reformatting it, converting it to Word, or summarising it in your own words does not satisfy the requirement.
• Assuming your agent has handled it.The landlord’s obligation is separate. Confirm in writing that your agent has served the Information Sheet and ask for evidence.
• Having no proof of service.Serving is one obligation. Proving you served it is another. If a dispute arises in two years, “I’m sure I sent it” is not evidence.

How to serve it and keep proof

Download the exact PDF from GOV.UK: The Renters’ Rights Act Information Sheet 2026. Do not alter it, summarise it, or send a link.

List every named tenant across every current tenancy. Joint tenancies mean multiple names, and every name needs its own copy.

Serve by one of three methods: hand delivery with a signed and dated receipt; recorded delivery; or email with the PDF attached, asking the tenant to confirm receipt by reply.

Record the date, method, and tenant name alongside the evidence of service, and store it somewhere you can find it in two years.

Proof that holds up

If a local authority investigates, you will need to show you served the right document, on the right date, to the right tenant. A confirmation email is good. A signed receipt is better. A screenshot of the sent email with the PDF attached works.

The question is where that proof lives. If it is buried in an email thread you cannot find in 18 months, it is not serving its purpose.

At LLCR, we built the compliance record specifically for this. Email the Information Sheet to your tenant, screenshot the sent email showing the attachment and date, and upload it to LLCR against that tenancy. LLCR keeps a cryptographic record using SHA-256 hashing anchored to a public ledger. The file is timestamped at upload in a way that is independently verifiable and tamper-evident. If the evidence is ever challenged, the hash proves the document existed in that form at that time and has not been altered since.

Not sure whether the Information Sheet is your only gap? LLCR’s free compliance checker runs through every legal requirement for your tenancy in under two minutes.

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The deadline is 31 May. The obligation is not complicated. The consequences of missing it are. If you have already served it and have proof, you are in a stronger position than most of the sector right now. If you have not, 13 days is still enough time.

What method did you use? Did your tenants respond? For those who have not done it yet, what is holding you back?

Tauhid Islam is a property law paralegal. He works on tenancy, possession, and compliance matters daily, and founded LLCR — Landlord Compliance Register to give self-managing landlords in England a single place to track every deadline, certificate, and document the law requires of them.

This article is for informational purposes only and does not constitute legal advice. Always seek independent legal advice for your specific situation.

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Government hints at allowing leaseholders to keep pets

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Government hints at allowing leaseholders to keep pets

The government has confirmed it is considering giving leaseholders the right to keep a pet.

In response to a written question, Housing Minister Matthew Pennycook said the government was considering the issue as part of its wider leasehold reforms.

The news comes as, under the Renters’ Rights Act, tenants now have the right to request a pet and landlords cannot unreasonably refuse.

Considering the rights of leaseholders to keep pets

In a written question, Liberal Democrat MP Monica Harding asked: “Whether the government plans to bring forward legislative proposals to prevent leasehold agreements from imposing blanket bans on pet ownership”.

In response, Mr Pennycook said: “The government recognises that pets can bring joy and comfort to their owners, as well as supporting their mental and physical wellbeing.

“At present, the ability of a leaseholder to keep a pet will depend on the terms of their lease. Where a given lease restricts the keeping of pets, variation of the lease to enable leaseholders to have a pet may only be made by agreement with the freeholder.

“The government is considering the rights of leaseholders to keep pets as part of its leasehold and commonhold reform agenda.”

Right to request a pet

The news comes as the Renters’ Rights Act, which is now in force, gives tenants the right to request permission to keep a pet.

Tenants must submit their request in writing, outlining the type of pet they wish to keep, while landlords have 28 days to respond.

Landlords may only refuse on reasonable, evidence-based grounds, such as the property being unsuitable because of its size.

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Scottish government urged to commit to ending homelessness

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Scottish government urged to commit to ending homelessness

A homeless charity is urging the next Scottish government to set out plans to end homelessness in its first 100 days.

Crisis Scotland is calling on the next First Minister of Scotland to tackle the rising use of temporary accommodation and rough sleeping.

The news comes as John Swinney, the leader of the SNP, was re-elected First Minister after his party won the most seats at the Scottish Parliament election.

Badge of shame on our national

According to Scottish government figures, there were 33,966 households assessed as homeless or threatened with homelessness in the year to September 2025.

Since 2021, rough sleeping has more than doubled in Scotland, an 111% increase. The number of households assessed as homeless has increased 18%, with an increase of 27% in the number of households in temporary accommodation.

Maeve McGoldrick, head of policy and communications at Crisis Scotland, said the Scottish government must do more to tackle homelessness.

She said: “The figures are stark, and a badge of shame on our nation.

“While Scotland has made significant progress over many years in building some of the strongest homelessness rights in the world, far too many people are still being pushed into homelessness every day. Surely it is time to say enough is enough, and to make the political decisions, as hard as they may be, to end homelessness for good.

“We have evidenced how homelessness in Scotland can be ended by 2040. It’s time for the Scottish government to grasp the opportunity to build on the progress made by making ending homelessness a clear national mission from day one.”

Increase supply of social housing

Ms McGoldrick added the Scottish government must commit to building more social homes.

She said: “We also need urgent action to implement Scotland’s prevention duties and significantly increase the supply of social housing, because building enough social homes is essential if we are to end homelessness in Scotland by 2040.

“With the right leadership, investment and collaboration across Parliament, Scotland can move significantly closer to ensuring everyone in Scotland has a safe and affordable home.”

Don’t impose rent controls

However, Propertymark is urging the new government to avoid the idea of imposing rent controls.

The organisation’s chief executive, Nathan Emerson, said: “Propertymark looks forward to working with John Swinney following his re-election as First Minister of Scotland, but urges the Scottish government to actively engage with organisations like Propertymark to ensure policy reflects the realities of the housing market.

“We continue to warn that rent controls risk reducing investment and will worsen supply shortages.

“We also believe taxation should be reviewed to support, rather than deter, much-needed investment in homes to rent and buy.”

He added: “Propertymark also calls for pragmatic support for landlords to decarbonise their properties, closer collaboration with the sector to raise standards, and further steps to professionalise property agents across Scotland.”

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Half of properties never sell – Here’s how Landlord Sales Agency fixes that problem

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Half of properties never sell – Here’s how Landlord Sales Agency fixes that problem

According to Zoopla, almost half of properties listed for sale never actually sell. Their advice is simple: realistic pricing remains critical for sellers looking to secure a sale in a competitive market.

But what does “realistic” really mean?

Too many landlords are given optimistic valuations based on best-case vacant possession value — without being told the hidden cost of achieving it. Yes, a vacant property might achieve a higher headline price, but only if you’re willing to endure months of delays, uncertainty, and expense.

For landlords, that often means:

• Waiting 6–12 months to regain vacant possession
• Losing rental income during the process
• Paying mortgages, council tax, utilities, and insurance on empty properties
• Funding refurbishments to make the property “market ready”
• Navigating legal and compliance risks perfectly
• Then hoping your buyer doesn’t become one of the nearly 30% whose sales collapse before completion

By the time everything is added up, the “higher” vacant possession price on paper does not always leave more money in your bank account.

That’s where Landlord Sales Agency takes a completely different approach.

Unlike traditional agents who often quote aspirational figures, our valuations are based on what comparable properties have actually sold for recently — taking into account condition, location, features, and whether the property is sold tenanted or vacant.

We compare:

• Recent sold prices from sources like Rightmove, Zoopla, Land Registry and Nationwide data
• Similar properties in the same neighbourhood
• Comparable possession status and condition
• Local market intelligence from estate agents we’ve worked with for over 20 years

The result is a valuation grounded in evidence — exactly the kind of “realistic pricing” Zoopla says sellers need.

Importantly, landlords should remember that tenanted properties typically sell for around 5–10% less than vacant homes due to the smaller buyer pool, as recently highlighted by the National Residential Landlords Association. But once the true cost of obtaining vacant possession is factored in, the difference is often far smaller than expected.

What really separates Landlord Sales Agency is not just pricing — it’s the process.

 We Fix The Biggest Problems In The UK Sales System

Well-documented problem#1 – slow sales process
Traditional sales in England and Wales regularly take 6–12 months.

Our solution:
We use a fixed 28-day marketing period to create urgency while maximising exposure across Rightmove, Zoopla, and our database of more than 30,000 active buyers including investors, owner-occupiers and cash purchasers.

All buyers agree to complete within 56 days, and we proactively coordinate solicitors, surveyors and all parties to keep transactions moving.

Well-documented problem#2 – high collapse rates
Nearly 30% of traditional property sales fall through.

Our solution:
Accepted buyers secure the purchase with a non-refundable reservation deposit, giving sellers greater certainty and dramatically reducing the risk of wasted months, failed chains and aborted costs.

Complex sales other agents avoid

Last week, we detailed how we helped a Liverpool landlord release over £600k of cash quickly by overcoming lots of complications to sell a variety of properties – all in different condition and with a variety of tenancy types.

This week we have an example of the types of things we do (that no other company does) to stop a sale from collapsing.

Recently, we sold a Lincoln property that the owner had struggled to sell for almost two years. During conveyancing, the buyer’s lender discovered the Mortgage in Principle had been issued based on incorrect HMO assumptions, threatening the sale.

Rather than reduce the price or let the deal collapse, we worked directly with the council to secure an upgraded HMO licence and Sui Generis planning status, addressed every lender concern, and kept the agreed sale price intact until the lender approved the full amount.

That’s the difference between simply listing property — and actually getting it sold.

If you are comparing valuations, don’t just ask “What price could I get?”

Ask:

• How long will it take?
• What will it cost me while I wait?
• How likely is the sale to actually complete?
• And how much money will I really have left at the end?

Because in today’s market, certainty matters just as much as price.

Want a sale that actually completes, not just a valuation designed to win your instruction?

Landlord Sales Agency specialises in helping landlords sell faster, with less stress, more certainty, and solutions other agents simply do not offer.

We have an extensive database of over 30,000 active, chain free buyers looking to purchase anything from a single property to a full portfolio, allowing us to quickly match you with the perfect buyer.

Our team of landlord experts is the best in the country at managing tenants, access and compliance.

Fast, realistic, structured sales managed by experts that complete with zero fuss.

So if you’re a landlord looking to get the job done, we’re ready to do it.

There’s no obligation to sell, and absolutely everything to gain.

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Does Shelter suggest a loophole for Section 8 rent arrears evictions?

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Does Shelter suggest a loophole for Section 8 rent arrears evictions?

I saw a post on a landlord’s group from someone who is a landlord and works in housing for the local council and could not ignore it.

During a Zoom meeting, Shelter advised that they should advise tenants that if they are faced with eviction due to rent arrears under section 8, to offer a minimal payment to show they are trying to deal with the arrears. For example, £20 every 3 months to start the process again.

Now, this was a glaring loophole months ago, but it was explained to me that as long as they are at least 3 months’ worth of arrears at the time of the hearing, it is valid.

Since every month following notice will no doubt add to the pile, surely this advice doesn’t actually work in practice?

Thanks,

Shaun

Editor’s Note: On Shelter’s website, it claims tenants should speak to their landlord as soon as they can about rent arrears.

 However, Shelter also claim tenants should tell landlords when they’ll be back in touch with a plan to repay their arrears, or what they can afford to repay each month.

Advice on their website says: “Don’t be tempted to agree to repayments that you can’t afford. If you can’t make the payments, it could make things worse.”

More information on Shelter’s website can be found here.

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Cashflow £££

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Cashflow £££

What if your existing rental property portfolio could generate up to 50% more cashflow, without increasing rents or buying more property?

Many landlords have been telling us recently they “don’t know what to do for the best“.

The reasons most often cited are; increasing compliance, taxation, and thoughts about retirement, succession planning and inheritance tax. Others are simply seeking clarity on how and whether they should restructure, start selling properties, continue expanding or invest elsewhere.

If any of this resonates with you, we invite you to complete the short form below to arrange a free, 30-minute conversation with a Property118 consultant, shaped entirely around your portfolio, your objectives, and the decisions you’re already weighing.

FREE 30-MINUTE CHAT VIA ZOOM

A conversation worth having?

If you are weighing up your own strategy, whether that involves holding, restructuring, or reducing your portfolio, it is worth stepping back and reviewing how everything fits together.

These conversations are typically most useful for landlords with established portfolios and relatively modest borrowing who are beginning to think about how their assets will serve them over the next phase.

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Landlord sell-off before Renters’ Rights Act leaves rental market under pressure

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Property118

Landlord sell-off before Renters’ Rights Act leaves rental market under pressure

Ahead of the Renters’ Rights Act coming into effect, landlords sold up as rental demand continued to outstrip supply, according to a new survey.

Propertymark’s Housing Insight report found that concerns over the incoming regulation prompted many landlords to exit the market before the changes took effect.

The industry body warned that reduced supply is likely to keep conditions in the private rented sector challenging throughout the year.

Ongoing concerns from landlords

The report, which covered March before the legislation came into force, found demand continued to outstrip supply, with the average number of applicants per member branch standing at seven per available property.

Propertymark warned the regulatory changes could create longer-term supply pressures.

A Propertymark agent from the North East told the report: “The UK government changes have upset many landlords who are now selling, giving agents a huge amount of work that will directly negatively affect profit and will ultimately mean rents will increase as rental property supply reduces.”

Nathan Emerson, chief executive at Propertymark, said: “Within the lettings sector, demand continued to significantly outpace supply despite a modest uplift in available stock.

“Many agents were reporting ongoing concern from landlords surrounding future regulatory changes, which were influencing investment decisions and contributing to longer-term supply challenges.

“Ensuring a stable and sustainable private rented sector remains essential to supporting tenants and maintaining choice across the market.”

Renters face affordability pressures

Phil Spencer, founder of Move iQ, warned renters are likely to continue facing affordability pressures as tenant demand rises.

He said: “In the rental market, competition remained fierce, with demand still heavily outweighing supply in many parts of the country.

“Renters continued to face affordability pressures, and concerns around future supply could keep the market challenging throughout the year. For consumers on both sides of the market, preparation and good advice remained more important than ever.”

Encouraging signs

In the residential property market, the report found March saw an increase in activity, with the average number of sales agreed per member branch rising to 8.14.

The average number of new prospective buyers registered per branch also edged higher, reaching 78.

Mr Emerson said the market showed encouraging signs despite ongoing affordability pressures.

He said: “March was a month that delivered some encouraging signs across the housing market, with sales agreed, buyer registrations and viewing activity all moving in a positive direction as we entered the traditionally busier spring period.

“Although inflation remained above target and global economic pressures continued to influence sentiment, we saw many buyers adapting to current borrowing conditions and proceeding where pricing expectations were realistic.

“We also saw improved levels of stock entering the market, which was helping to provide consumers with greater choice and creating a more balanced environment in some areas. However, affordability pressures continued to weigh heavily for many households, particularly as mortgage rates remained sensitive to wider economic events.”

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Tenant demand is rising as home supply falls – RICS

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Property118

Tenant demand is rising as home supply falls – RICS

Tenant demand continues to rise while the supply of available homes for rent remains is falling, the latest RICS UK Residential Survey reveals.

The survey found tenant demand rose to a net balance of +14%, while landlord instructions remained negative at -17%.

A net balance of +25% of respondents also say they expect rents to rise over the coming months.

That will keep pressure on tenants’ finances at a time when the sales market is also weakening.

House sales are down

The survey also found home buyer demand remained firmly negative, with new buyer enquiries at -34% in April.

That was less severe than the -40% recorded in March but still pointed to weak activity.

Agreed sales were also subdued, with a net balance of -36%, broadly unchanged from -35% in the previous month.

House prices came under heavier downward pressure as the headline house price indicator slipped to -34%, compared with -25% in March.

Buying sentiment is ‘subdued’

The organisation’s head of market research, Tarrant Parsons, said: “April’s results show a housing market still in the grip of macro headwinds stemming from the Middle East conflict.

“Recent warnings from the Bank of England that interest rate rises may be required to tackle renewed inflation, driven by elevated oil prices and disrupted supply chains, underline the challenging environment facing buyers.”

He added: “Until there is a clearer path for inflation and borrowing costs, activity and sentiment look set to remain subdued, particularly across southern England and London where affordability pressures are most acute.”

House prices struggle

House prices in London, the South East, East Anglia and the South West saw stronger downward pressure.

However, the North West and North of England posted marginally positive readings and prices were still rising in Scotland and Northern Ireland.

Near-term house price expectations remained negative at -38%, although this was an improvement on March’s -45% reading.

Industry reaction to the RICS UK Residential Survey

Tom Bill, the head of UK residential research at Knight Frank, said: “The Renters’ Rights Act has reinforced the imbalance between supply and demand in the rental market, which will sustain upwards pressure on rents.

“This is an unintended consequence of the new rules and upwards pressure on rents could intensify by curbing supply further if future green regulations for landlords are introduced without effective consultation.”

He added: “After mortgage costs were pushed higher by the Middle East conflict and associated energy price shock, the prospect of a new government to the left of Keir Starmer brings its own inflationary concerns and has squeezed buyers further.

“Those sitting on mortgage offers that predate the conflict are keen to transact, but downwards pressure on prices will increase as offers lapse in coming months. We expect minimal UK house price growth of 1.5% this year, but that depends on how events in the Middle East and at Westminster play out.”

Jeremy Leaf, a north London estate agent and a former RICS residential chairman, said: “The Renters’ Rights Act has prompted some landlords to sell though not as many as we had feared.

“The resultant shortage is supporting rents which would have probably otherwise dipped bearing in mind continuing tenant affordability concerns.

“Demand has improved a little in the past month or so but the rising cost of living partly due to the war in Iran is frequently mentioned in our offices as a reason not to increase rental offers too far.”

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