On 27 December 2025, a discrete but significant tranche of provisions from the Renters’ Rights Act 2025 came into force. It is essential to view the changes in implementation context. The core tenancy reforms — including the abolition of section 21 “no-fault” evictions, conversion of ASTs to assured periodic tenancies, reformed possession grounds, rent increase controls, and bans on rental bidding — are not yet in force and are scheduled for 1 May 2026.
Strengthened local authority investigatory powers
From 27 December 2025, local housing authorities have been equipped with enhanced statutory powers to enforce compliance with housing and tenancy law in the private rented sector. These include:
- Expanded inspection rights — authorities can now enter and inspect residential premises where there are reasonable grounds to suspect non-compliance providing, they have given the occupant 24 hours written notice or obtain a warrant.
- Document demand powers — landlords, agents, and relevant third parties can be required to produce records relevant to compliance. Anyone who has acted as a landlord, agent, licensor, marketer or held an interest in a property in the last 12 months can be asked to provide information to the local housing authority.
- Access to third-party data — councils may obtain information from sources such as DWP and tenancy deposit schemes to support investigations.
These investigatory powers do not yet activate the substantive tenancy regime changes — but they lay the enforcement groundwork ahead of the main tenancy reforms. The strengthened investigatory powers mean local councils may pursue pre-emptive inspections and data requests. Landlords and agents should therefore review record-keeping practices and ensure that all documents evidencing compliance with statutory duties is accessible.
New mandatory exclusions from the Assured Tenancy Regime
The Act introduces targeted exclusions from the assured tenancy framework that take effect on 27 December 2025 without secondary legislation.
One notable example is long leases (over 21 years). These will no longer be automatically treated as assured tenancies under the Housing Act 1988, closing the “AST and ground rent” trap that sometimes blurred the status of long residential leases.
Long leases should be reassessed to see if assured tenancy status has been lost. A landlord may need to rely on alternative mechanisms for instance, forfeiture procedures under lease terms to regain possession or enforce obligations of the lease.
Enforcement & penalty framework
While the expanded civil penalty and enforcement regime will be fully operational alongside the main tenancy reforms from May 2026, the early investigatory powers inject momentum into enforcement. Councils now have the authority to collect evidence that will underpin:
- Civil penalties for breaches — including failure to comply with tenancy form and content requirements once in force.
- Rent Repayment Orders — extended to superior landlords and linked to enhanced enforcement activity.
It is anticipated that there will be increased disputes over the legality of enforcement activity under the new powers, particularly where powers are exercised without warrants or outside traditional housing enforcement contexts.
Landlords and agents should use the window between December 2025 and May 2026 to audit compliance documentation, property records, and standard contracts in anticipation.
If this is something you need help with then our Property Litigation team will be happy to assist.