Key changes – Renters' Rights Act Policy consultation
Consultation starts: Wednesday, 4 March 2026
Consultation ends: Tuesday, 31 March 2026
Overall approach to enforcement
Old approach: We mainly focused on home condition, safety risks and licensing. We usually took action when a home was unsafe or a landlord did not have the correct licence.
New approach: We now look at both home standards and landlord behaviour. This includes how tenancies end, how homes are advertised and how people are treated when applying.
Evictions and ending tenancies
Old approach: Landlords could use 'no-fault' evictions. If paperwork was wrong, the notice was invalid but usually did not lead to a fine.
New approach: No-fault evictions are no longer allowed. We can fine landlords for trying to evict someone without a valid reason or for re-letting a home when they are not allowed to. Fines can reach up to £40,000.
Misuse of reasons for evictions
Old approach: If landlords used the wrong reason to evict someone, the court could refuse possession. Fines were rare unless the behaviour amounted to unlawful eviction or harassment.
New approach: We can now fine landlords for using the wrong reasons, not giving a reason, or re-letting a home when they are not allowed to.
Discrimination in lettings
Old approach: Cases like refusing tenants on benefits were usually handled through equality law in the courts.
New approach: It is now an offence to discriminate against families with children or people who receive benefits. We can issue fines directly.
Rent advertising and bidding
Old approach: There were no rules stopping landlords from asking for higher offers than the advertised rent.
New approach: Landlords must clearly state the rent in adverts. They must not ask for or accept higher offers. We can issue fines for breaches.
Statutory fines
Old approach: Statutory fines were mainly used instead of prosecution for some offences such as licensing failures.
New approach: Statutory fines now apply to more issues, including paperwork failures, discrimination, misuse of possession rules and rent-advertising breaches.
Maximum financial penalties
Old approach: Most fines were capped at £30,000, later £40,000, for serious housing offences.
New approach: Fines can be up to £7,000 for lower-level breaches and up to £40,000 for serious breaches. Multiple fines can be issued if several rules are broken.
Professional and portfolio landlords
Old approach: The law did not formally distinguish between small landlords and large, professional landlords when issuing fines.
New approach: We now recognise this difference. Professional and large-scale landlords are expected to meet higher standards, and fines can reflect this.
Safety and licensing
Old approach: Strong powers already existed to deal with unsafe housing, overcrowding and licensing failures.
New approach: These powers still apply but now sit within a wider enforcement framework with clearer ways to calculate fines.
Regulatory approach
Old approach: The main focus was on making sure homes met standards, using prosecution or penalties if needed.
New approach: The approach is still fair and proportionate, but now focuses more on stopping bad behaviour, improving transparency, and protecting tenants.
Setting penalty amounts
Old approach: There was no published method for deciding penalty amounts.
New approach: Appendix 1 introduces a clear step-by-step method. Penalties use offence bands, starting points and controlled adjustments.
Offence seriousness
Old approach: There was no published approach to offence seriousness.
New approach: Appendix 2 defines seriousness bands based on harm, intent, responsibility and repeat behaviour.
Ability to pay and other factors
Old approach: There was no published approach.
New approach: Appendix 1 explains how percentage adjustments are made for factors that increase or reduce penalties. Landlords claiming hardship must provide evidence.