Landlords face crackdown under Renters’ Rights Act as councils gain powers to issue hefty fines
5 months ago | 6 comments
Tenants will pay the price for council’s entry threats warns landlord
12:02 AM, 4th December 2025, 5 months ago
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A landlord is warning that councils gaining more powers for implementing forced intended entry to a rented property will ultimately harm tenants.
While Nottingham City Council says it will not use forced entry, the Renters’ Rights Act will give council officers the power to carry out surprise inspections and enter private rented properties without a warrant in certain circumstances.
Mick Roberts, one of Nottingham’s largest landlords housing benefit tenants for the past 28 years, says that under selective licensing schemes, councils already have powers to inspect properties.
However, he has recently received a letter of intended entry for one of his rented homes.
The letter warns the council may issue an enforcement notice, along with a £350 charge, if they find any issues during the inspection.
Words and actions make it harder for tenants
Mr Roberts tells Property118: “An intended entry letter sounds scary, what are they going to do, kick the door down if the tenants don’t answer?
“I’m really worried for my tenants’ health, and they’ve committed no crime, yet the council intend to enter.
“The council claims they will charge me £350 when they find something wrong. If it’s something the tenants have done, what do the council think will happen to their cheap rent?
“Do the council have any idea how their words and actions are making it harder for tenants?”
He adds: “The council told me two years ago they were looking at changing the wording ‘Intended Entry’.
“Please do go in, find some things wrong, bill me, it gives me the perfect reason to accelerate my house-selling process.
“Then I don’t have to look after the tenants, and don’t have to do my best to reduce the price and don’t have to take longer to find them the perfect landlord to keep them safe.”
Mr Roberts continued: “The landlord has committed no crime. The tenant hasn’t. The house is safe as far as we’re aware. Yet the council don’t even discuss a suitable time with the landlord to arrange access for everyone?”
Selective licensing plays an important role in raising housing standards
A Nottingham City Council spokesperson told Property118 compliance inspections are an important part in helping to protect tenants.
The spokesperson said: “Selective licensing plays an important role in raising housing standards and ensuring residents have access to safe, well-managed homes.
“Compliance inspections are a normal and necessary part of this process and help maintain a consistent standard across the sector. They are designed to support landlords in meeting their legal responsibilities, many of whom already provide high-quality accommodation.
“Where issues are identified, the council will always take a proportionate approach, clearly outlining what needs to be addressed and allowing landlords the opportunity to put things right. Any charges only apply where landlords fail to meet legal requirements, in line with national policy.
“We do not comment on individual cases or unverified claims. Our focus remains on protecting tenants and creating a fair and consistent system for all responsible landlords.”
Councils gain more powers for entry
The issue of gaining entry will become widely used by councils under the Renters’ Rights Act, from 27 December.
That’s when councils will have the power to enter private rented properties without needing a warrant in certain circumstances.
Landlord law expert at Landlord Licensing & Defence, Phil Turtle, told Property118 the new power of entry is simply embodying what councils have been able to bend the law to achieve for years.
He explains: “A council can still inspect a property even if the tenant and landlord refuse to give permission. Councils have more power than the police to enter your home.
“Already, before the Renters’ Rights Act powers of entry: The Housing Act gives councils entry under Section 239 which gives them the ability to go in and inspect because of an official complaint to determine whether any function under parts one to four of the Housing Act should be exercised.
“If the council think anything is wrong in the property or if anybody has complained, they can go in under Section 239 in 24 hours.”
Mr Turtle added: “But when dealing with an unlicensed property, councils do not need to give 24-hour notice.
“If the council believe that there is an offence under Housing Act 2004 Section 72 which is anything to do with HMO licensing or Section 95 (selective licensing) and they have reason to believe the property is unlicensed, they don’t need to give notice they can just turn-up and demand entry.
“Often the council will do a dawn-style raid at five in the morning with eight or so officers dressed to look like police uniforms, and they’ll threaten their way in.”
Tags:
council inspections, council officers, Landlords, Nottingham City Council, Renters’ Rights Act, Selective Licensing, tenants
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Member Since March 2015 - Comments: 8
8:14 AM, 6th December 2025, About 5 months ago
Reply to the comment left by Mick Roberts at 05/12/2025 – 10:52
This comment should be sent to Generation Rent and Shelter and all the politicians that have pushed to bring in these draconian Licensing schemes and who have effectively forced a good man to throw in the towel on providing decent homes at fair and affordable rents to people that needs such homes.
The corporates will love these licensing schemes and the new draconian ` Renters Rights Act 2025 ` as they will charge as much rent as they can get away with and they will blame their high rents on the high costs of complying with licensing schemes and the new draconian ` Renters Rights Act 2025 .
Great job by the UK Gov and their pals in the Councils !!!!!
Member Since March 2024 - Comments: 281
9:08 AM, 6th December 2025, About 5 months ago
Pretty obvious that there will always be something wrong that can be found – that’s just reality not a dereliction of duty by a LL in every circumstance and may be the result of tenants actions since the LL previously checked the property, which could have been only days before.
I recall a routine council inspection a few years ago. I was pleased to be told all was good but to add a handrail to some steps into an attic bedroom (was as built in the Victorian era).
When I went a short while later to install it, I found that the tenant had removed the three mains interlinked smoke alarms from the property – the reason being the incessant boiling and frying of potatoes (a new cooker I installed was badly damaged by rust after just 18 months) was setting the downstairs one off presumably by leaving the kitchen door open.
Just imagine if the council had done a spot inspection a little later and found the alarms missing!
That property was similar I think to Mick’s lowish value with rent at £425 if I remember correctly.
Again there is a totally disproportionate effect to flat charges such as £350. Would be less than 10% of a months rent on Rachel Reeve’s home but maybe 75% of a small flat ‘up north’.
Member Since April 2018 - Comments: 374
9:34 AM, 6th December 2025, About 5 months ago
Reply to the comment left by Keith Wellburn at 06/12/2025 – 09:08
So landlords could expect traffic warden style council inspections every month at £350 per visit to rake in £4200 pa at a minimal outlay and they can’t do anything about it. Tax deductible I assume. Try passing that on to the tenant.
Member Since June 2013 - Comments: 3249 - Articles: 81
11:36 AM, 6th December 2025, About 5 months ago
Reply to the comment left by Jonathan Doyle at 06/12/2025 – 08:14
It is Govt & Councils & Tax & retrospective rule changes & Ed Milibands EPC changes when tenant is happy as is, is forcing many of us to pack up years earlier than we would have done.
Member Since May 2016 - Comments: 1576 - Articles: 16
11:44 AM, 6th December 2025, About 5 months ago
Section 126 of RRA 2025 allowing L.A to enter a private rented dwelling doesn’t come into effect until 27/12/25.
Even then, they have to ask Tenant permission and if refused, obtain a warrant.
Interesting how this contrasts with landlords Injunction requests for access to fulfill their responsibilities.
In a significant 2025 ruling (Southern Housing v. Emmanuel), Bromley County Court, via District Judge Cridge, refused a social landlord (Southern Housing) permission to force entry into a tenant’s home for a gas safety check, finding UK courts lack the inherent power under Civil Procedure Rules (CPR) to authorize forced entry to enforce access injunctions, upholding the common law right to privacy,
Member Since June 2013 - Comments: 3249 - Articles: 81
11:45 AM, 6th December 2025, About 5 months ago
Reply to the comment left by Keith Wellburn at 06/12/2025 – 09:08
So about 4 years ago, Enviromental Health did check on house. Social services referred as kid problems.
Met her there.
Council Officer said Ooh that door sharp edge, frame broke, you got to get new door.
I said Aah right have I?
She said Yes.
I said to the tenants name XXXX you got to buy new door.
Council officer said You can’t do that.
I said Right, I bought this brand new door 6 months ago, £475 UPVC, I han’t broke it, u han’t broke it, who’s broke it?
Tenant said Aah me fella caught it on way in with something.
I said to the Council officer, there u go, you’ve just gave her a £475 bill. Well done.
Council officer rushed out to her car, got some tape, taped all the edges up smooth so couldn’t catch them with your clothes.
And that is typical of Council checks, they give the Landlady a bill she hasn’t caused. Or make a tenant homeless causer tenant says I’m not paying for that damage I’ve caused.
And that would go down on the Council’s records as a bad house.
Member Since May 2019 - Comments: 123
12:37 PM, 6th December 2025, About 5 months ago
Reply to the comment left by Reluctant Landlord at 04/12/2025 – 11:07
Will they be supported by the riot police complete with anti bullet/stab vests, jack boots battering rams and all other paraphernalia.
North Korea comes to mind.
Carchester
Member Since May 2016 - Comments: 1576 - Articles: 16
12:38 PM, 6th December 2025, About 5 months ago
Reply to the comment left by Carchester at 06/12/2025 – 12:37
… only if there Govt-criticism tweets or hurty words !
Member Since April 2018 - Comments: 374
2:12 PM, 6th December 2025, About 5 months ago
Reply to the comment left by Mick Roberts at 06/12/2025 – 11:45
I can well believe it. Sorry, but tenants have always got the best deal and now it’s even more in their favour, so not as governments make out a level playing field, far from it.
Member Since April 2018 - Comments: 374
2:16 PM, 6th December 2025, About 5 months ago
Reply to the comment left by Chris @ Possession Friend at 06/12/2025 – 11:44
So that should mean a judge should deny councils access as they won’t even have a valid reason to enter the property!