Enhanced council powers take effect on 27 December 2025: a guide for landlords

From 27 December 2025, a new phase of the Renters’ Rights Act reshapes the level of scrutiny local councils will apply to tenancy management across England. Councils will gain the authority to request tenancy information from the previous 12 months - often with limited notice - placing a renewed emphasis on record accuracy, organisation and timing.

For landlords with established portfolios, particularly those managing a portion of their tenancies independently, this marks a notable shift. The informal approach of retrieving certificates when needed, locating agreements only when issues arise, or updating records on an ad hoc basis will no longer be fit for purpose. Under the new framework, documentation standards become an operational priority, not a reactive task.

This overview outlines the nature of the upcoming changes, why they matter, and the steps discerning landlords should consider in advance of the December deadline.

A new enforcement landscape ahead of the 2026 reforms

Much of the property sector is focused on the substantial reforms arriving on 1 May 2026 - the transition away from fixed terms, changes to rent review mechanisms, the end of section 21 and more. Yet, the earlier introduction of council investigatory powers is equally significant.

From December, councils may:

• request tenancy documents and supporting evidence

• review compliance activity from the preceding 12 months

• escalate matters where gaps or inconsistencies appear

This early enforcement period is designed to ensure landlords are compliant well before the wider reforms reshape the tenancy framework.

For self-managing landlords: full accountability for compliance

Landlords who manage their own properties should expect a higher bar for administrative clarity. Councils may seek access to:

• tenancy agreements and prescribed information

• deposit protection records

• right to rent documentation

• gas safety and EICR certificates

• EPC documentation

• repair history and inspection records

• licensing requirements

• legal notices and correspondence

Every detail must be precise, current and accessible. Any omissions sit wholly with the landlord.

Why administrative precision matters more than ever

It is not the legislation that has changed – it is the attention with which it will now be enforced. The threshold for investigation is lower, the pace is faster, and councils will expect clear, traceable evidence of compliance.

A single missing safety certificate or unclear audit trail can delay proceedings, escalate enquiries or create unnecessary exposure.

The accessibility test: how easily can you retrieve your records?

Even the most diligent landlord can encounter challenges if documents are stored across multiple devices, email threads, cloud systems or paper files. In an environment where response times matter, disorganisation quickly becomes a liability.

Being able to present a complete, structured file at short notice will become a key measure of preparedness.

Avoiding a year-end compliance bottleneck

The final weeks of the year already demand attention – from renewals and financial reporting to holiday-related scheduling constraints. Adding council investigations to that mix without a consolidated compliance framework can place undue pressure on even the most experienced landlords.

A proactive approach now significantly reduces the likelihood of last-minute document searches or administrative delays in December.

How Hawes & Co supports landlords through the December shift

As councils prepare to exercise their expanded powers, landlords should ensure they have a robust, dependable compliance and documentation process in place. For those who self-manage any part of their portfolio, Hawes & Co offers a seamless alternative.

When your properties are placed under our Rent Collection or Fully Managed services, we will:

• maintain complete and continuously updated tenancy files

• oversee all statutory checks, certifications and renewals

• manage deposit protection and all associated legal requirements

• provide structured support should a council request information

• offer reassurance that your portfolio remains compliant and protected

In a landscape where scrutiny is increasing, this level of oversight offers both security and efficiency.

To explore how Hawes & Co can safeguard your portfolio ahead of the December changes, speak with your local branch today.