Private landlord advice

Renters Right Act 2025 - What It Means for Private Renters and Landlords

The Renters’ Rights Act 2025 is a major update to the law that strengthens rights for tenants and increases responsibilities for private landlords. The Act aims to improve housing standards, tackle poor practice in the private rented sector (PRS), and make renting safer, fairer and more secure.

This page explains the key changes and how Sandwell Council will be enforcing the new rules.

What’s Changing?

Information for Landlords

If you are a private landlord in Sandwell, you should prepare for:

  • Registering with the national PRS Database
  • Meeting new duties around repairs and safety
  • Complying with updated HMP and property licensing rules
  • Cooperating with council investigators
  • Abolition of S21 evictions in May 2026
  • Avoiding unlawful eviction practices

Guidance will be published as the government releases implementation dates.

1. Abolition of Section 21

The Act removes “no‑fault evictions” (Section 21).
Sandwell Council does not issue private tenants with eviction notices, but we support tenants facing unlawful eviction and can take enforcement action where landlords misuse eviction processes.

This is happening in May 2026.

2. Stronger Investigation and Enforcement Powers

Sandwell Council now has enhanced legal powers to investigate problems in privately rented homes.
This includes the ability to:

  • Request documents and evidence from landlords, estate agents and other businesses
  • Enter properties to investigate housing concerns
  • Take action where landlords break the law

These powers allow us to respond more effectively to issues such as disrepair, unsafe housing, poor management of HMOs and illegal eviction.

3. New National Private Rented Sector (PRS) Database

The Renters’ Rights Act introduces tougher penalties for landlords and letting agents who break the law. The Council is now required to issue civil penalties when certain offences or failures are identified.

There are two levels of penalties:

A) Breaches - fines up to £7,000

Breaches are procedural failures, such as:

  • Not providing required tenancy documents
  • Incorrect rent increase processes 
  • Failing to follow advertising or information rules

B) Offences - Fines up to £40,000

Offences are more serious issues, including:

  • Failing to meet property standards
  • Serious or repeated safety failures
  • Illegal eviction or harassment
  • Discrimination against tenants
  • Not joining the landlord refress scheme
  • Major failures in HMO licensing or management

How Penalties are used

All civil penalty income is kept by the Council and reinvested into housing enforcement, helping us tackle unsafe housing and protect renters.

4. Tackling Damp, Mould and Unsafe Homes

The Act strengthens the duty on landlords to keep properties safe, warm and free from hazards such as:

  • Damp and mould 
  • Excess Cold
  • Electrical or fire safety risks

The Council will be using its new powers to ensure landlords act quickly to address serious problems.

Stay Updated

Follow the official guidance from the government 

You can contact our Private Sector Housing Team at Duty_PRS@Sandwell.gov.uk