Enforcement measures — What landlords and agents face under the Renters' Rights Act

The Renters’ Rights Act significantly strengthens the enforcement regime for the private rented sector in England. Local authorities gain new powers to issue civil penalties for a wider range of offences, and rent repayment orders become available for additional breaches. This guide explains the key enforcement tools and what landlords and agents must do to avoid penalties. Reviewed March 2026.

What the rule is

The Renters’ Rights Act extends and strengthens enforcement by:

• Raising civil penalty limits for prohibited conduct
• Expanding the offences that attract Rent Repayment Orders
• Maintaining and strengthening banning orders for serious or repeat offenders
• Creating a mandatory Private Rented Sector (PRS) Database with penalties for non-registration
• Requiring landlords and agents to join the new Landlord Ombudsman scheme

Civil penalties

Local housing authorities can issue civil penalties (financial penalties without prosecution) for:

Exact penalty levels will be confirmed in secondary legislation. Check gov.uk for updates.

Rent Repayment Orders (RROs)

RROs allow tenants (and local authorities) to apply to the First-tier Tribunal for an order that the landlord repay up to 12 months’ rent. From 1 May 2026, RROs are available for a wider range of offences, including:

• Failing to comply with the new rent increase notice requirements
• Letting a property in breach of a banning order
• Using improper eviction tactics (including harassment)
• Non-registration on the PRS Database
• Breaching the prohibition on rental bidding
• Breaching the prohibition on excessive rent in advance

Banning orders

The First-tier Tribunal can issue a banning order preventing a landlord or agent from letting residential property. Banning orders can be made where a landlord or agent has committed a banning order offence (serious housing or related criminal offences). Banning orders are recorded on the PRS Database.

When it applies

• Enforcement provisions commence from 1 May 2026
• RRO provisions apply to rent paid during the relevant period of breach
• Civil penalties can be challenged; local authorities must follow a prescribed process before issuing a penalty

What landlords must do

• Register on the PRS Database when registration opens
• Comply with all new rules from 1 May 2026 (rent increases, bidding, pets, discrimination)
• Keep evidence of compliance — documentation is your defence if challenged
• Respond promptly to local authority notices and requests for information
• If you receive a civil penalty notice, you typically have a right to make representations before the penalty is confirmed

What evidence to keep

• PRS Database registration certificate and reference number
• Compliance documentation for each tenancy (certificates, notices, service records)
• Records of rent increase notices and the 12-month gaps between increases
• Correspondence with local authority housing teams

Common mistakes

• Assuming enforcement won’t happen — local authorities have increased resources and incentives to enforce under the new regime
• Not registering on the PRS Database — penalties apply once registration is required
• Missing the rent increase notice requirements — informal rent increases are void and potentially subject to RRO
• Inadequate records — a good evidence trail is the most effective defence against penalties

FAQ

Who enforces the Renters’ Rights Act? Local housing authorities are the primary enforcement body. The First-tier Tribunal handles banning order applications and RRO applications. Tenants can also bring civil claims for breaches.

Can tenants apply for a Rent Repayment Order? Yes. Any individual tenant can apply to the First-tier Tribunal for an RRO. Local authorities can also apply. RROs are available for the specific offences listed in the Act.

What is a civil penalty? A civil penalty is a financial penalty issued by the local authority without a criminal prosecution. You have the right to make representations before the penalty is confirmed and the right to appeal.

What triggers a banning order? Banning orders follow conviction for a banning order offence — typically housing-related criminal offences (illegal eviction, harassment, certain fire safety offences). See the Housing and Planning Act 2016 for the full list.

If I comply, do I have anything to worry about? A well-documented, compliant landlord has substantial protection. The enforcement regime targets those who wilfully or repeatedly breach the rules. Good record-keeping in TenancyVault provides evidence of your compliance history.