Enforcement Watch: Edition 003, January 2026

This Month at a Glance

January 2026 saw councils in England resuming enforcement activity following the holiday period, with a cluster of magistrates' court outcomes from cases initiated in autumn 2025. Selective licensing consultations and designations continued to accumulate across London and major English cities.

In Wales, the Renting Homes (Wales) Act 2016 remained the primary compliance framework. Rent Smart Wales reported a continued upward trend in landlord registration compliance, with enforcement action focused on unregistered landlords operating without a licence.

Scotland's Private Residential Tenancy regime saw the First-tier Tribunal for Scotland (Housing and Property Chamber) publish a batch of rent increase decisions, several of which were referred by tenants under the cost-of-living framework that expired on 31 March 2024. Enforcement of registration requirements continued through local authority housing teams.

Cases on Record

Leicester, England. A landlord operating an unlicensed house in multiple occupation was convicted at Leicester Magistrates' Court. The property had been let to five unrelated occupants forming three households, meeting the threshold for mandatory HMO licensing. The landlord was fined £4,500 with costs of £1,200 and a victim surcharge of £900. The council's housing enforcement team identified the property following a complaint from a neighbouring resident.

Bradford, England. West Yorkshire council enforcement teams issued civil penalties totalling £22,000 across three properties found to be in breach of HMO management regulations. Issues identified included inadequate fire detection systems, failure to maintain common parts, and failure to comply with improvement notices. The landlord was a company director operating under a management company. No individual criminal prosecution was brought. Civil penalties were issued under section 249A of the Housing Act 2004.

Wales (location not disclosed). Rent Smart Wales confirmed enforcement action against a landlord operating rental properties without registration or a landlord licence. The landlord had been notified of the requirement in 2024 and failed to comply. A fixed penalty notice was issued. Continued non-compliance may result in prosecution under the Housing (Wales) Act 2014, which carries an unlimited fine.

Scotland (Housing and Property Chamber). The First-tier Tribunal for Scotland issued a rent increase determination in favour of the landlord in a referred case, finding the proposed increase consistent with local market rents. The tribunal noted that tenants retain the right of referral under the Private Housing (Tenancies) (Scotland) Act 2016 for any proposed rent increase, regardless of amount.

Regulatory Shifts

Renters' Rights Act 2025: commencement preparations. The Act received Royal Assent on 27 October 2025. Government guidance published in January 2026 confirmed that the core provisions, including Section 21 abolition and mandatory periodic tenancies, would not commence before spring 2026 at the earliest. Landlords were advised to prepare for commencement orders during the first half of 2026.

Wales: Renting Homes Act prescribed information update. The Welsh Government confirmed that updated prescribed information requirements under the Renting Homes (Wales) Act 2016 would come into effect during 2026. Landlords with occupation contracts in Wales were advised to monitor gov.wales for updated written statement templates.

Scotland: rent control framework. The Housing (Scotland) Act 2025 received Royal Assent and introduced the legislative framework for rent control areas, though no areas had been designated as of January 2026. Local authorities were advised to begin their assessment processes.

Borough Watch

Tower Hamlets, London. Tower Hamlets Council continued active enforcement of its selective licensing scheme, with licensing compliance checks conducted across designated wards. The council's enforcement team issued notices to landlords identified as operating without a licence in the Whitechapel and Bethnal Green licensing zones.

Newham, London. Newham Council, which operates one of London's longest-running borough-wide selective licensing schemes, reported continued prosecution activity against unlicensed landlords. Newham has historically maintained one of the highest prosecution rates of any London borough for housing offences.

Manchester. Greater Manchester authorities reported enforcement activity under selective licensing schemes in Salford and parts of Manchester City. Landlords were reminded that selective licensing fees and conditions apply from the date of designation and that retrospective applications do not avoid penalty liability.

What to Watch Next Month

Renters' Rights Act commencement. Further government guidance on commencement dates is expected during February and March 2026. Landlords should monitor legislation.gov.uk for commencement orders.

Rent Smart Wales enforcement. Rent Smart Wales has signalled an increased focus on enforcement against unregistered landlords in 2026. Landlords with Welsh properties who have not renewed their registration should do so immediately.

London borough licensing consultations. Several London boroughs are expected to publish or conclude selective licensing consultations during the first quarter of 2026. Harrow, Croydon, and Westminster have active or anticipated schemes.

Landlord Insights — landlordinsights.co.uk — Sourced to primary legislation, tribunal decisions, and official council enforcement publications. Not legal advice.