Private Landlords Bulletin
Interim issue: 31 March 2026

This edition will cover the following: 

•  Renters' Rights Act
    •   local authority enforcement
    •   rent repayment orders

•  Help shape Bristol’s future private rented sector

•  Private Landlords Bulletin sign up

Renters’ Rights Act: key changes

     
The Renters’ Rights Act 2025 (’the Act’) is structured around 12 key changes. These are set out in the government’s Guide to the Renters’ Rights Act, alongside other tenancy reforms.

Eight of the above key changes will be implemented from 1 May 2026. In previous interim issues of this bulletin, we have covered the first six and how you can prepare. This issue highlights the final two changes.

Local authority enforcement

     
The government hopes to strengthen local authority enforcement by expanding the use of civil penalties, introducing a package of new investigatory powers and requiring local authorities to report on enforcement activities.

What is changing?

Enforcement of the new measures will be split into two categories: breaches and offences. A local authority will be able to impose fines on you, letting agents or anyone acting on your behalf (other than a qualified legal representative). 

From 1 May 2026, you could be given a financial penalty of up to £7,000 if you do one or more of the following breaches:
•   claim to let the property on a fixed-term tenancy instead of a rolling tenancy
•   claim to end a tenancy verbally  
•   require a tenancy to be ended verbally  
•   fail to give a tenant written notice that a specified ground might be used where
    this is required by law
•   fail to give a written statement of terms containing the information required by
    regulations  
•   fail to give existing tenants an information sheet which tells them about
    changes made by the Act   
•   use a possession ground in a section 8 notice, ‘purported’ notice of possession
    or claim form when you do not reasonably believe that a possession order will
    be granted by the court on that ground  
•   try to end the tenancy using a ‘notice to quit’ or purported notice of
    possession.

From 1 May 2026, you could be given a financial penalty of up to £40,000 as an alternative to prosecution if you are found to have done one or more of the following offences: 
•   relet or remarketed a property within the 12 month no relet and remarketing
    ‘restricted period’ after using statutory grounds for possession 1 or 1A, unless
    you took all reasonable steps not to or an exception applies  
•   knowingly used a ground for possession despite knowing that a court would
    not order possession on it, or being reckless about that, resulting in the tenant
    leaving within four months without an order for possession being made 
•   committed a breach within five years of a previous offence  
•   committed a breach within five years of receiving a financial
    penalty for a previous breach that has not been withdrawn 
•   continued to commit a breach for more than 28 days after receiving a financial
    penalty for that breach that has not been withdrawn and is not the subject of
    an ongoing appeal.

The above does not cover all possible breaches and offences.  

You will need to continue to meet existing obligations that the act does not change, as well as new obligations introduced by the act and existing obligations that have been changed by the act.

 

Related guidelines
  
•   Enforcement measures for landlords

Rent repayment orders

   
The government has strengthen rent repayment orders (RROs) by extending them to superior landlords, doubling the maximum penalty and ensuring repeat offenders repay the maximum amount.

A RRO is a mechanism through which, currently, a landlord who has committed an offence can be ordered to repay an amount of rent to the tenant or local authority. Where a tenant believes their landlord has committed a listed offence, they can apply to the First-tier Tribunal for an RRO.

What is changing?

•   extension of RROs to superior landlords and company directors
•   new offences in the Act
•   repeat offenders will be required to repay the maximum amount
•   maximum amount of rent a landlord can be ordered to pay will increase
    from 12 months to 24 months 
•   extension of the application period for a RRO from 12 to 24 months after the
    offence
•   if you have been convicted of, or received a financial penalty for licensing
    offences or any of the relevant offences across the Act, you will be required to
    pay the maximum rent repayment order amount.

 

In a nutshell

Aspect	Old system	New system
Eligible RRO offences	Narrower scope, mainly unlawful eviction and licensing breaches	Broader list, includes misuse of possession grounds, non membership in redress schemes
Rent repayment limit	Up to 12 months	Up to 24 months
Who can be liable?	Only direct landlord	Direct landlords, superior landlords and company directors
Application window	One year from offence	Two years from offence

What can landlords do? 

     
•   resolve any historic compliance issues
•   understand the updated landlord responsibilities
•   understand your new compliance risks
•   sign up for government alerts
•   complete the landlord checklist
•   stay alert for further reforms
•   conduct regular compliance reviews.

Further guidance

     
•    Renting is changing
•    Guidance-for-landlords-and-letting-agents
•    Tenancy agreements: written information for your tenant
•    Explainer: everything you need to know about the new Renters’ Rights Act

Recent government updates and publications

     
•    Assured tenancy forms
•    Information Sheet

Help shape Bristol’s future private rented sector

     
Bristol City Council is creating a Private Rented Sector Strategy, and we want to hear your views and experiences to help us make sure we cover the key issues.

The Private Rented Sector Strategy will include:
•    how we plan to make private renting fairer
•    how we can support both renters and landlords
•    things we must do by law such as licensing and regulation

It will also show our vision for the sector for the next five years. Your feedback will help us make sure this vision works for everyone affected by private renting.

We want you to tell us:
•    your experience of the private rented sector
•    what you think should happen in the future

The survey is open until Sunday 26 April 2026.