Most landlords associate the Renters’ Rights Act with the big tenancy changes in 2026. But the first provisions started earlier.

On 27 December 2025, local housing authorities in England gained new investigatory powers designed to strengthen enforcement across the private rented sector. This post explains what changed, what councils can now do more easily than before, and how it affects landlords, letting agents and tenants in practice.

What changed on 27 December 2025?

From 27 December 2025, councils can use new investigatory powers created by the Renters’ Rights Act to investigate suspected breaches of certain rented housing laws. The focus is on improving councils’ ability to gather evidence quickly and properly so enforcement action can be taken sooner, and with stronger evidence behind it.

Why did these powers start early?

Because enforcement depends on evidence.

A recurring problem in PRS enforcement is delay: delays in getting documents, delays in confirming what’s really happening at a property, delays in establishing who the “relevant person” is, and delays in building an evidence trail that will stand up to scrutiny.

These new powers are intended to reduce those delays and make investigations more effective—particularly in cases involving:

• poor housing conditions and hazards,

• suspected illegal eviction or harassment,

• and other breaches where reliable documentation and timely evidence matter.

What councils can now do (in plain English)

The exact legal mechanics are detailed and technical, but the practical change is straightforward:

Councils can now demand information more effectively, obtain evidence more quickly, and (in defined circumstances) enter premises to secure documents and information.

Below are the key elements landlords should understand.

1) Issue formal information notices to people connected to the letting

Councils can require information from “relevant persons” connected to the property—typically anyone who has acted in the last year as:

• a landlord,

• a letting or managing agent,

• a licensor,

• or someone marketing the accommodation (or acting on behalf of those people).

What this means in practice
If you’ve been involved with a property within the previous 12 months, the council can formally require information or documents relevant to an investigation.

What happens if a landlord/agent doesn’t comply?

Failure to comply can escalate quickly. In some circumstances, non-compliance can amount to an offence (unless there’s a reasonable excuse). Councils can also take steps to enforce information requirements through formal routes.

Why landlords should care
This turns record-keeping from “good practice” into “operational necessity.” If a council asks for information, you need to be able to provide it promptly and accurately.

2) Require information from third parties to support an investigation

The framework also allows councils—where they reasonably suspect a breach—to require information from other people or organisations who may hold relevant evidence (not just the landlord or agent).

What this means in practice
Investigations can be supported with information from outside the landlord/agent relationship where councils believe third parties hold useful evidence. This can help councils verify:

• occupancy,

• timelines,

• responsibility for management,

• and the factual background behind a complaint.

3) Enter business premises connected with letting/management activity

Councils can enter certain business premises connected with rental sector activity at reasonable times to obtain or secure relevant documents and evidence, subject to conditions set out in the legislation.

Important limitation
These powers are aimed at business premises, not premises that are wholly or mainly used as someone’s home.

Why landlords should care
If you run a self-managing operation as a business (or your agent manages as a business), councils have clearer tools to inspect and secure relevant evidence held in business settings.

4) Residential entry powers in defined situations

There are also powers relating to entry to residential premises in defined circumstances, with safeguards and authorisation requirements. The detail can vary depending on the purpose of entry and the type of authorisation required.

Why landlords should care
Where a council suspects a breach (or needs to verify facts), these powers reduce the “friction” that can otherwise delay investigations.

5) Greater ability to cross-check information sources

A practical outcome of stronger investigatory powers is that councils can cross-check information more effectively across different records and evidence sources.

Why landlords should care
Inconsistencies—such as unclear tenancy start dates, deposit handling issues, “who manages what,” or mismatched occupancy details—can be spotted and challenged more quickly.

What this means for landlords (practical impact)

The “new reality” is speed and evidence

From 27 December 2025, councils have more tools to move quickly from:
complaint → evidence request → enforcement decision

So the immediate shift for landlords isn’t yet “new tenancy rules”—it’s new enforcement readiness.

The biggest landlord risks now

1. Not having documents to hand

   • If your compliance paperwork is scattered across inboxes, agents, and contractor folders, you’re exposed.

2. Slow or inconsistent repairs handling

   • Many cases are decided on timelines: what was reported, what was done, and when.

3. Loose arrangements with agents

   • If an agent holds key records but can’t produce them quickly, the landlord still feels the consequences.

4. Informal letting arrangements

   • Where the reality looks like a tenancy, enforcement bodies are better placed to investigate and challenge what’s really going on.

What this means for tenants

Tenants don’t receive the “big tenancy reforms” on 27 December 2025—but they do get something that can be just as important:

More credible, faster enforcement

Stronger investigatory powers can reduce delays caused by missing documents or slow responses, which can improve outcomes in cases involving:

• serious disrepair and hazards,

• suspected illegal eviction or harassment,

• and situations where information has previously been difficult to obtain.

Better standards through accountability

For good landlords, this is positive: it helps raise the floor by making it harder for poor practice to continue unchecked.

What landlords should do now (a practical checklist)

1) Build a “defensible file” per property

Have these ready in one place:

• tenancy agreement / written terms (and any renewals/variations)

• deposit protection evidence + prescribed information

• gas safety and electrical documentation

• EPC

• licence information where relevant

• inventory and check-in/out records

• repairs log (with dates, photos, invoices)

2) Create a repairs timeline habit

When disrepair becomes an enforcement issue, the question is often:
“What did you do, and when?”

Record:

• report received date/time

• triage decision (urgent/non-urgent) and why

• contractor instruction date

• attendance dates

• works completed date

• tenant communications and outcomes

3) Align with your agent (in writing)

Agree:

• who holds the “master file”

• how quickly it can be produced

• who responds to council correspondence

• how repairs evidence is captured and shared

4) Run a mini-audit on your portfolio

Pick 5 properties at random and ask:
If the council asked me for the file tomorrow, could I produce it within 24–48 hours?
If the answer is “no”, you’ve found your risk.

If you receive an information notice: how to respond safely

1. Don’t ignore it. Delays can escalate problems fast.

2. Read it carefully: what information is requested and by when.

3. Provide organised documents: labelled, relevant, and complete.

4. Be accurate: avoid incomplete or misleading responses.

5. Get professional advice early if needed: enforcement timelines rarely get easier later.

The bottom line

27 December 2025 marks the start of a new enforcement era in the PRS: councils have stronger tools to obtain information and secure evidence, and landlords need to be ready to demonstrate compliance quickly.

For professional landlords and good agents, this should be manageable—and may even be welcome because it helps level the playing field. For anyone relying on informal processes and weak record keeping, it’s a warning shot: the compliance bar is rising, and the ability to “wing it” is shrinking.

Disclaimer: NetRent does not provide legal advice. The articles represent our understanding of rental property law and are for general information only.
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