LHA powers letting agents should be aware of
Read the UK Government guidance on investigatory powers →
Asking a “relevant person” for information
Anyone who has acted as a landlord, agent, licensor, marketer, or held an interest in the property in the last 12 months can be asked to provide information to an LHA.
The request must be in writing, state it is under Section 114 of the Act, explain the consequences of non-compliance, and specify the format the information should be supplied in, by when, and to whom. Failure to respond (without a reasonable excuse) or providing false or misleading information can result in a fine.
Asking any person or organisation for information
This is broader: when the LHA reasonably suspects a breach, they can ask any person or organisation to provide information under Section 115. If the person doesn’t comply, the LHA can apply to a court for an order compelling them to do so.
Maintain clear, organised records covering letting, managing, marketing, client money, licences and landlord and tenant data. Be aware that documents may be demanded, copied or seized. If you receive a notice for information under section 114 or 115, it must be in writing and explain the consequences — so treat it seriously and seek advice if uncertain.
Entry to business premises
Under Sections 118/120 of the Act, LHAs can enter business premises, either by giving the occupier 24 hours written notice for a routine inspection or via a warrant, if notice would defeat the purpose or entry was refused.
They are entitled to take photographs or recordings and can require the production of documents relevant to the business. If they believe the documents are evidence, they can seize them.
Entry to residential premises
Under Section 126 of the Act, an LHA can enter a privately rented home to investigate suspected breaches by either giving the occupant 24 hours written notice or with a warrant.
Check the UK Government guidance to understand the difference between “business premises” powers (your office base, records centre) versus “residential premises” powers (the rented home itself) — the entry rules, notice requirements, and warrant thresholds differ.
CMP scheme investigations
The Act empowers LHAs to investigate whether an agent belongs to a recognised CMP scheme as part of compliance checking.
Using information from tax, benefits, and deposit schemes
Housing Benefit, Council Tax, and tenancy deposit scheme data can be used by LHAs to investigate certain issues, including multiple claims to Housing Benefit from the same address, overcrowding, and whether the property is rented or licenced.
Other sections taking effect on 27 December
- Local authorities will be required to make reports to the Secretary of State for Housing about their enforcement of the legislation.
- Abandonment provisions in the Housing and Planning Act 2016, which have never been brought into force, will be repealed, which means they will be removed from the legislation and cannot be enacted in the future.
When will the rest of the Renters’ Rights Act be enacted?
The other parts of the legislation will be introduced in stages, with further details on commencement and regulations still to follow.
Support for agents during the transition
We will continue liaising with the UK Government and keep members updated on the implementation progress. Check your communication preferences in your online account to ensure you receive updates.
Propertymark offers training courses, events, and a Toolkit to help you through the transition.
Renters' Rights Act
The Renters’ Rights Act 2025 – the biggest overhaul of private renting in England – received Royal Assent on 27 October 2025. Once fully enacted, it will ban Section 21 evictions, introduce a new periodic tenancy regime, and set new requirements for property standards and rent increases.
