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RRA leads this week: 12 RRA items; 7 HMO updates in brief
The Weekly Brief
Watchdog HQ · Estate Agents
Issue № 202640
Sunday 04 October 2026
Information service · Not legal advice
Verify each item against the cited source before taking action. Consult a qualified professional where appropriate.
28 new this week · 9 carried forward · 28 resolved since last week
● 6 Verify
● 9 Diarise
● 22 FYI
Brief 10 min
Detail 41 min
519 items scanned
from 12 sources
This week
RRA leads this week: 12 RRA items; 7 HMO updates in brief
Hello — this week has 6 to verify, 9 to diarise, and 22 for context. The top priority — shown in the headline above — leads the brief.
Briefing · 10 min
Scan in 10 min — references jump to full detail below.
RRAHot
12 items · 1 min
First enforcement action under the Renters' Rights Act 2025. Salford City Council fined a letting agent £8,600 on 1 October 2026 for failing to serve a tenant information sheet under the Act (mandatory from 31 May 2026). Chesterfield Borough Council imposed two financial penalties totalling £8,652 (reduced to £7,354.20 for early payment) after an investigation revealed a letting agent had issued a prohibited six-month fixed-term tenancy and instructed tenants to leave when they expressed an intention to complain; the Act abolished fixed-term assured tenancies from 1 May 2026 and all new tenancies are now periodic-only. Both cases signal that councils are actively monitoring compliance and enforcing the new regime.2 sources — see Detail tier for links
Rental Property Register rollout commences 15 December 2026. Propertymark announced on 13 September 2026 that the national Rental Property Register will begin rollout on 15 December 2026, starting in the West Midlands with the rest of England following on a regional timetable. The register implements the landlord database provisions in the Renters' Rights Act 2025 and requires landlords of assured and regulated tenancies to register themselves and each property they let at an annual fee of £65 per property, renewable yearly; failure to register risks financial penalties. Malvern Hills District Council (local scheme — verify applicability to operating area) will hold free drop-in sessions on 14 October 2026 (9am–11am and 5pm–7pm at the Council House, Great Malvern) to brief landlords on the new Register rental property service, tenant information sheet requirements, HMO licensing and other legislative changes.2 sources — see Detail tier for links
Rent increase process now requires prescribed notice and form. Since 1 May 2026, landlords proposing rent increases on assured periodic tenancies in England are required to use a Section 13 notice and serve Form 4A, even when tenants have already agreed to the new amount; at least two months' notice is required, increases are generally limited to once per year, and tenants may challenge a proposed increase at the First-tier Tribunal if they believe it exceeds open-market rent. Informal emails, messaging, and rent-review clauses can no longer be used in place of the prescribed process. Separately, the Ministry of Justice rule change published on 3 October 2026 mandates that Form 4A (Particulars of Claim) for Housing Act 1988 possession proceedings be submitted through the county court portal from 1 October 2026; paper forms filed after that date risk delays or rejection.1 source — see Detail tier for links
Pet requests regulated under new framework. Propertymark published guidance on 27 September 2026 to help letting agents navigate tenant requests for pets under the Renters' Rights Act 2025, which grants tenants the right to request a pet from 1 May 2026 and requires landlords to consider such requests, limiting grounds for refusal. The guidance sets out practical ways to assess requests, manage risks, build clear agreements, and address insurance considerations and abandonment scenarios; a 2024 University of Huddersfield study of over 2,100 landlords found that 76% of landlords who rented to pet owners had not experienced pet-related damage and where damage occurred the average cost was £300 per tenancy, compared with average non-pet-related damage of £775 reported by landlords who did not rent to pet owners.1 source — see Detail tier for links
Rental stock declines and landlord exits accelerate. Analysis by The Letting Partnership published on 3 October 2026 reveals that the number of properties available to rent across England fell from 127,696 in Q2 2026 to 112,190 in Q3 2026, a quarterly reduction of 12% (at least 15,500 homes); the City of London recorded a 42% fall, Bristol 36%, Merseyside 30%, and Greater Manchester 20%. A SpareRoom survey published on 2 October 2026 found that 36% of landlords in England are now reducing portfolios (rising to 53% among large landlords) and 27% are leaving the rental market altogether (rising to 44% among single-property landlords), with 78% of landlords in England reporting no confidence in the market following the Renters' Rights Act 2025 taking effect on 1 May 2026. SpareRoom reported that room rents reached record highs and supply fell as landlords reacted to the changed landscape.2 sources — see Detail tier for links
Prime Minister announces rogue-landlord enforcement push. In his conference speech, the Prime Minister promised councils new powers to acquire privately rented homes from landlords who refuse to bring poor-quality properties up to standard, targeting absentee landlords "who are paid through the benefits system but refuse to reinvest anything in the upkeep of the property"; Labour will compulsorily purchase properties that fall below acceptable standards, bring more homes into council ownership, and strengthen council powers to take over empty homes and rent them out cheaply to families. Industry commentary published on 3 October 2026 by Landlord Zone warns that the enforcement push may deter compliant landlords from the private rented sector if regulation removes landlords' ability to manage properties effectively, deal with problematic tenancies, and make a reasonable return; both the NRLA and Propertymark called for clarity around how the proposals would work in practice, particularly as the national rental property registration service begins rolling out in December.1 source — see Detail tier for links
Green Party proposes rent caps tied to inflation or wage growth. Green Party leader Zack Polanski announced at the party's Brighton conference on 2 October 2026 a proposal to introduce a three-year emergency cap on private rent increases, limiting annual rises to inflation, wage growth, or 2%, whichever is lowest, and a national fair rents guarantee. Propertymark challenged the proposals, warning that rent controls could discourage investment and further reduce the supply of rental homes. The proposal is party policy commentary with no current legislative vehicle or government backing.1 source — see Detail tier for links
Secondary Legislation Scrutiny Committee draws attention to redress scheme regulations. The Secondary Legislation Scrutiny Committee published its 2nd Report (HL Paper 3) on 22 May 2026, drawing the Draft Private Landlord Redress Schemes (Approval and Designation) Regulations 2026 to the special attention of the House as an information paragraph. The regulations underpin the mandatory redress requirement for private landlords under the Renters' Rights Act 2025, which took effect on 1 May 2026.1 source — see Detail tier for links
Commentary on tenant referencing standards post-Section 21 abolition. Property118 published commentary on 1 October 2026 discussing tenant referencing standards following the abolition of Section 21 under the Renters' Rights Act 2025 (effective 1 May 2026). The article reflects landlord concern that stricter referencing—driven by the fact that possession proceedings now rely solely on fault-based grounds and require proper process—may now exclude tenants unfairly, with landlords becoming more cautious on affordability, employment history, credit, previous landlord references, and application stability, but notes the risk that refer
See detail items 1-12 below for source links and suggested approaches.
HMOHot
7 items · 1 min
Birmingham landlord and agent fined £100,000 for overcrowding and licensing breaches. Birmingham Magistrates' Court on 3 October 2026 fined Meet Valand £40,000 and Vispap Sarkari £50,000 (plus costs and victim surcharges totalling £10,366) after discovering more than 20 people, including three children and a 10-month-old baby, living in a single property at 50 Bassingham Road, Wembley, in breach of HMO licensing and occupancy limits. Brent Council officers uncovered Category 1 hazards including cockroach infestation, fire-safety breaches, inadequate kitchen facilities, and missing fire alarms. Sarkari, identified as a repeat offender with previous housing convictions in March 2026 and linked to multiple aliases including Sanjay Patel (subject of a recent five-year banning order), is now eligible for a further banning order.1 source — see Detail tier for links
Coordinated enforcement raids and new officer teams launched in London boroughs. Barnet Council conducted evening raids on 76 properties in October 2026, resulting in 22 properties under legal investigation for suspected unlicensed HMO operation; the operations will continue over the next 12 months. Hackney Council announced a zero-tolerance enforcement approach with a team exceeding 50 officers targeting rogue landlords and substandard conditions, according to mayor Zoë Garbett on 3 October 2026. Greater Manchester Combined Authority on 1 October 2026 welcomed 22 newly trained enforcement officers — the latest cohort in a scheme launched in 2023 — to support the Good Landlord Charter and enforce the Renters Rights Act, according to mayor Bev Craig (successor to Andy Burnham).2 sources — see Detail tier for links
First-tier Tribunal published four rent repayment order decisions on 2 October 2026. The Property Chamber issued final reasoned decisions in cases LON/00AN/HMF/2026/0037 (195 Dawes Road, Hammersmith, SW6 7QY, decided 11 September 2026 by Judge Shepherd and Appollo Fonka FCIEH), LON/00AU/HMF/2026/0023 (65a Tufnell Park Road, Islington, N7 0PS, decided 11 September 2026 by Judge H Carr and Mr Stephen Mason), and LON/00AC/HMF/2026/0043 (Flat 2, 757A High Road, London, N12 8LD, decided 2 October 2026 by Judge Percival and Tribunal Member Harris). All three decisions concerned rent repayment orders under the Housing Act 2004 and Housing and Planning Act 2016, illustrating ongoing tribunal enforcement of landlord licensing obligations.3 sources — see Detail tier for links
Propertymark calls for abolition of local licensing schemes. Propertymark on 2 October 2026 published a policy position advocating the abolition of discretionary landlord licensing schemes once the national Private Rented Sector Database becomes operational, arguing that existing local schemes impose unnecessary costs and administrative burdens. The trade body's research highlights selective licensing fees exceeding £1,000 per property in several areas, with additional licensing schemes costing more; portfolio landlords face charges running into tens of thousands of pounds. Propertymark cited evidence that approximately two-thirds of English local authorities had not prosecuted a landlord during the previous three years, despite councils receiving an estimated 300,000 complaints about property conditions annually, and that more than 84% of councils reported recruitment difficulties for environmental health officers. The proposal does not change current licensing requirements.1 source — see Detail tier for links
See detail items 13-19 below for source links and suggested approaches.
MTDVerify
4 items · 1 min
Self-assessment registration deadline 5 October 2026. Propertymark guidance published 9 August 2026 reminds commercial agents that business tenants subject to Making Tax Digital for Income Tax from 6 April 2026 must register for self-assessment by 5 October 2026; late registration attracts HMRC penalties.1 source — see Detail tier for links
Lords inquiry into tax-correction process closes 11 October 2026. The House of Lords Secondary Legislation Scrutiny Committee on 19 September 2026 opened an inquiry into HMRC's proposed tax-correction regime for landlords, inviting written evidence by 17:00 BST on 11 October 2026; the inquiry follows HMRC's publication of draft provisions on 13 July 2026 and runs parallel to the technical consultation that closed 7 September. HMRC's package would introduce an explicit obligation for taxpayers to act on relevant inaccuracies once aware; no commencement date is yet in force.1 source — see Detail tier for links
MTD registration for £30,000+ cohort opens 4 November 2026. Making Tax Digital for Income Tax already applies from 6 April 2026 to landlords and sole traders with qualifying income above £50,000; registration for the next tranche—those with income above £30,000—opens on 4 November 2026, with the regime applying to that cohort from 6 April 2027. Landlords already using MTD must submit their second quarterly update to HMRC by 7 November 2026; HMRC confirms no penalty points will apply for late quarterly updates during the 2026–27 tax year, though updates must be received before a tax return can be submitted.1 source — see Detail tier for links
Property income tax rates rise two percentage points from April 2027. Income tax rates on property income increase by two percentage points from April 2027 following measures announced in the Autumn 2025 Budget; a survey of National Residential Landlords Association members by Pegasus Insight found that 46% of landlords plan to increase rents over the next 12 months in response, 35% expect to raise rents by more than previously planned, and 33% may sell one or more properties. The Office for Budget Responsibility has indicated the policy is likely to contribute to higher rental prices.1 source — see Detail tier for links
See detail items 20-23 below for source links and suggested approaches.
BSAWatch
2 items · 1 min
RICS guidance on multi-storey cladding valuations effective 1 November 2026. The Royal Institution of Chartered Surveyors published new guidance on 13 May 2026 covering the valuation and survey of multi-storey residential buildings with cladding, effective from 1 November 2026. The standard clarifies when an EWS1 form should be requested during secured valuations of domestic properties in multi-storey, multi-occupancy buildings with cladding, introducing proportionate criteria based on building height (different thresholds for buildings over six storeys, buildings of five or six storeys, and buildings of four storeys or fewer), visible cladding, curtain wall glazing, and certain balcony configurations. RICS developed the standard in consultation with fire safety professionals, valuers, insurers, and lenders. The guidance recognises that in some circumstances an appropriate executive summary or summary report from a PAS 9980 Fire Risk Appraisal of External Walls may be relied upon instead of an EWS1 form. RICS emphasises that the EWS1 form is intended for valuation and lending purposes only and does not replace a professional life safety fire risk assessment.1 source — see Detail tier for links
Grenfell Tower Inquiry progress report summary translations published 2 October 2026. The Ministry of Housing, Communities and Local Government published translations of the summary of the September 2026 Grenfell Tower Inquiry Government Progress Report on 2 October 2026. The report tracks government implementation of the Inquiry's recommendations but does not impose new compliance obligations on estate or letting agents. Translations include Amharic, Arabic, and Bengali versions.1 source — see Detail tier for links
See detail items 24-25 below for source links and suggested approaches.
EPCWatch
2 items · 1 min
Future Homes Standard takes effect 1 March 2027. Propertymark published guidance on 30 August 2026 alerting agents to new Future Homes Standard regulations requiring all new-build homes in England from 1 March 2027 to produce 75–80% lower carbon emissions than current Building Regulations Part L allows. New homes will generally need to use a heat pump or connect to a low-carbon heat network rather than the gas grid. Renewable electricity generation—usually achieved by installing solar panels—will become a legal requirement for most new homes, with some flexibility for design or surroundings where available roof space could not generate at least 720 kWh per year. The regulations and guidance will take effect for most building work on 24 March 2027 and are intended to ensure that new buildings have low-carbon heating and high levels of energy efficiency, reducing the need for costly retrofits as the electricity grid becomes less carbon intensive.1 source — see Detail tier for links
NRLA hosted parliamentary roundtable on energy efficiency 3 October 2026. The NRLA partnered with the Energy Saving Trust to host a parliamentary roundtable in Parliament on 3 October 2026, chaired by Clive Betts MP, the former chair of the housing, communities and local government committee. The event brought together representatives from the NRLA, the Energy Saving Trust, and ten other organisations working across housing, consumer protection, energy efficiency, finance, and local government to discuss challenges landlords face meeting energy standards. No new regulatory changes or deadlines were announced. The Government has confirmed that privately rented properties in England will be required to meet an EPC C standard by 2030 (or register a valid exemption), with maximum cost landlords can be expected to spend on improvements increasing from the current £3,500 to £10,000, following its consultation on reforms to Minimum Energy Efficiency Standards (MEES).1 source — see Detail tier for links
See detail items 26-27 below for source links and suggested approaches.
RTRVerify
2 items · 1 min
Digital identity documents now acceptable for Right to Rent checks. The Home Office published updated Right to Rent guidance on 3 October 2026 confirming that digital identity documents—including UK and Irish digital driving licences and digital immigration status—are now acceptable for RTR checks alongside physical documents. The update supports the Government's move to a fully digital immigration system, which began issuing eVisas in 2018; tenants holding eVisas can evidence their right to rent using the Home Office online service.1 source — see Detail tier for links
Mandatory use of registered digital verification providers for electronic RTR checks from 1 October 2026. Secondary legislation that came into force on 1 October 2026 makes it mandatory to use a registered digital verification provider (RtR DVSP) when carrying out Right to Rent checks electronically. The updated code of practice also specifies that landlords and letting agents using facial recognition software for tenant identity checks must use a registered provider. An update to the discrimination code clarifies that landlords and letting agents are prohibited from demanding tenants provide a specific form of identification or requiring agreement to a specific checking method when performing Right to Rent checks. Landlords managing properties in England remain subject to Right to Rent obligations for all tenants over the age of 18, with penalties of up to five years in prison for non-compliance.2 sources — see Detail tier for links
See detail items 28-29 below for source links and suggested approaches.
AMLFYI
1 item · 1 min
Upper Tribunal cancelled £11,000 personal penalty against landlord director. The Upper Tribunal on 2 October 2026 ruled that the First-tier Tribunal (Tax) had failed to establish a proper basis for finding Tariq Khuja, sole director and shareholder of OX1 Ltd, personally liable under section 251 of the Housing Act 2004 for HMO regulatory breaches at three flats in Banbury. Judge Elizabeth Cooke held that being a company's sole director and "directing mind" was insufficient to prove consent to housing offences; the tribunal had made no finding that Khuja knew of the defects before Cherwell District Council's inspection in August 2023, and the breaches were omissions rather than actions. The FTT had earlier reduced penalties against both OX1 Ltd and Khuja from £24,975 to £11,000 each; Khuja had argued that the FTT failed to consider the risk of double-counting when imposing penalties on both him and the company.1 source — see Detail tier for links
See detail item 30 below for source links and suggested approaches.
HHSRSWatch
1 item · 3 themes · 1 min
Scotland introduces statutory damp and mould investigation timelines from 6 October 2026. The Scottish Government guidance published on 24 September 2026 requires landlords to investigate reports of damp and mould within 10 working days, provide a written summary within three working days of completing the investigation, and commence necessary repairs within five working days of the investigation concluding. Where a landlord cannot meet a prescribed timescale for reasons beyond their control, they must notify the tenant, explain the reason for the delay, and take reasonable steps to minimise the impact of damp or mould (local scheme — devolved-administration regulations apply in Scotland only).1 source — see Detail tier for links
Scotland raises wrongful termination compensation to 3–36 months' rent from 6 October 2026. The new compensation regime establishes a minimum award of £840 where monthly rent falls below that threshold (local scheme — devolved-administration regulations apply in Scotland only).1 source — see Detail tier for links
Scotland reduces tenancy succession qualifying period to six months from 6 October 2026. The period a qualifying person must have lived in a property before being able to succeed to a tenancy falls from 12 months to six months (local scheme — devolved-administration regulations apply in Scotland only).1 source — see Detail tier for links
See detail item 31 below for source links and suggested approaches.
STLWatch
1 item · 1 min
National short-term lets register confirmed for England by March 2027. The Secretary of State for Culture, Media and Sport, Lisa Nandy MP, confirmed in Parliament on 3 September 2026 that England's register of short-term and holiday lets will be fully operational by March 2027, Propertymark reported on 6 September 2026. The scheme is expected to be mandatory and delivered primarily online. Scotland and Northern Ireland already operate similar schemes, and Wales is implementing a visitor accommodation register from October 2026. Further details on administration, the information providers must supply, and registration frequency remain outstanding.1 source — see Detail tier for links
See detail item 32 below for source links and suggested approaches.
GENERALFYI
5 items · 1 min
Prime Minister pledges crackdown on poor-quality private rental homes. Prime Minister Andy Burnham told the Labour Party Conference in Liverpool on 29 September 2026 that landlords of rundown homes in the private rented sector will be required to bring properties up to standard or face councils acquiring them, with legislation to follow if necessary. The National Residential Landlords Association responded on 3 October 2026 calling for clarity on how government will distinguish responsible landlords from the minority who fail to provide decent homes. Property118 reported on 2 October 2026 that councils may gain compulsory purchase powers for sub-standard rental properties under the policy. The announcements are policy statements; no legislation, consultation or enforcement action has been published.2 sources — see Detail tier for links
Government reforms Empty Dwelling Management Orders to shorten intervention threshold. The Ministry of Housing, Communities and Local Government announced on 27 September 2026 that the period a property must be empty before councils can apply for an Empty Dwelling Management Order will reduce from two years to six months, allowing councils to act sooner where homes have been left vacant. The reforms also remove evidential requirements relating to anti-social behaviour or community support, streamlining the application process through the Residential Property Tribunal. EDMOs allow councils to take over management of long-term empty homes for up to seven years while ownership remains with the property owner. The government is exploring further changes to strengthen the regime.1 source — see Detail tier for links
Crisis charity seeks landlords for homelessness accommodation scheme. Homelessness charity Crisis called on landlords on 29 September 2026 to participate in a project matching landlords with tenants in need of private rented sector accommodation. The National Residential Landlords Association reported the appeal on 3 October 2026, noting it relates to temporary-accommodation shortages but creates no compliance obligation for letting agents. Crisis offers landlords direct rent payments, rent guarantee insurance, and tenancy sustainment support for up to six months; the charity supported 750 people into private rented sector accommodation in 2025.1 source — see Detail tier for links
Propertymark publishes July 2026 market data and regulatory commentary. Propertymark published its Housing Insight Report for July 2026 on 27 September 2026, reporting that buyer demand increased and more homes became available for sale, though most properties sold below asking price and transactions took longer to complete. In the rental market demand remained far higher than supply, with rents rising slightly and rental arrears increasing; the average number of applicants per member branch stood at nine people per property available in July 2026. The report provides retrospective analysis rather than new compliance obligations.1 source — see Detail tier for links
See detail items 33-37 below for source links and suggested approaches.
Detail · 41 min
Full content of every item — read or delegate as needed.
RRAHot
12 items · 14 min
New
REPORTED · DATE NOT CONFIRMED
1.Drop-in sessions to brief on Renters Rights Act measures
Landlord Today reports that drop-in briefing sessions on the Renters' Rights Act 2025 will be held on 14 October 2026. The sessions offer a last opportunity to clarify tenant information sheet and possession process changes before the core provisions take effect on 1 May 2026.
Suggested approach
Check the Landlord Today article (published 1 October 2026) for session times, registration links, and whether the briefings are in-person or virtual.
Register for the 14 October 2026 drop-in session if your compliance or operations team requires clarification on the tenant information sheet duty (effective 31 May 2026) or possession grounds under the Act.
Prepare questions on specific RRA provisions relevant to your agency (e.g. Section 21 abolition, periodic tenancy conversion, possession process changes).
Confirm with your training lead that staff understand the briefing content and can implement changes before 1 May 2026.
The Secondary Legislation Scrutiny Committee published its 2nd Report on 22 May 2026, drawing the Draft Private Landlord Redress Schemes (Approval and Designation) Regulations 2026 to the special attention of the House as an information paragraph. The regulations underpin the mandatory redress requirement for private landlords under the Renters' Rights Act 2025, which took effect on 1 May 2026.
Suggested approach
Review the Draft Private Landlord Redress Schemes (Approval and Designation) Regulations 2026 referenced in HL Paper 3 to confirm the approval criteria for schemes your landlord clients will need to join.
Verify with your compliance team that landlord onboarding materials reflect the mandatory redress requirement from 1 May 2026 under the Renters' Rights Act 2025.
Check whether any landlords you manage have already joined The Property Ombudsman, Property Redress Scheme, or another approved scheme ahead of the 1 December 2026 deadline.
Note that the SLSC report includes correspondence on immigration fees regulations, which may affect Right to Rent checks if fee structures change — monitor for final publication.
3.Rental Property Register Rollout Begins On 15 December 2026
Propertymark announced on 13 September 2026 that the Rental Property Register will begin rollout on 15 December 2026. Letting agents will need to verify that all managed properties are registered on the new national portal from that date.
Suggested approach
Confirm with your compliance team the scope of properties that must be registered on the Rental Property Register from 15 December 2026.
Review the Propertymark guidance published on 13 September 2026 for registration process and data requirements.
Check whether your property management system can export the data fields required by the Register.
Note the 15 December 2026 rollout date and plan internal readiness steps accordingly.
Review the government's landlord registration service announcement (published 11 September 2026) to understand the registration requirements and timeline from 15 December 2026.
Verify with your compliance team whether your agency onboarding and management processes capture landlord registration status.
4.Letting agent fined for breaching Renters’ Rights Act
Salford City Council fined a letting agent £8,600 on 1 October 2026 for failing to serve a tenant information sheet under the Renters' Rights Act 2025. This is the first reported enforcement action under the Act and signals that councils are actively checking compliance with the tenant information sheet duty (mandatory from 31 May 2026).
Suggested approach
Verify with your compliance team that tenant information sheets have been served on all tenancies (new and existing) by the 31 May 2026 deadline.
Review your file records to confirm that proof of service is on file for each tenancy.
Check Salford City Council's published guidance on the enforcement approach and penalty levels to understand local authority scrutiny in this area.
Consider contacting tenants where service is not evidenced and re-serve the information sheet with proof of delivery.
5.Propertymark publishes guidance on pet requests under Renters' Rights Act
Propertymark published guidance on 27 September 2026 to help letting agents navigate tenant requests for pets under the Renters' Rights Act 2025. The Act requires landlords to consider pet requests and limits grounds for refusal. Tenants gain the right to request a pet from 1 May 2026.
Suggested approach
Review the Propertymark guidance published on 27 September 2026 on handling pet requests
Note that tenants may request pets from 1 May 2026 under the Renters' Rights Act 2025
Verify that landlords must consider pet requests and may only refuse on limited grounds
Consider adopting a case-by-case approach when advising landlords on pet requests
PROPERTY118.COM — Urges case-by-case approach to pet requests
Verify
New
NOTED
6.Agent Fined After Issuing Banned Six Month Tenancy
A letting agent was fined by a local authority on 3 October 2026 for issuing a six-month fixed-term tenancy after the Renters' Rights Act 2025 abolished fixed terms from 1 May 2026. Letting agents issuing any new fixed-term tenancy agreements since that date face enforcement action and financial penalties.
7.Landlords Warned New Form 4A Rules Could Catch Them Out
Landlords using the Housing Act 1988 possession procedure must now submit Form 4A (the Particulars of Claim form) through the county court portal from 1 October 2026, following a Ministry of Justice rule change published on 3 October 2026 (Landlord Zone). Agents managing possession cases risk delays or rejection if they attempt to file paper forms or use outdated procedures after that date.
8.Pms Rogue Landlord Crackdown Could Drive Good Landlords Out
Landlord Zone reports on 3 October 2026 that industry commentary suggests the Prime Minister's rogue-landlord enforcement push may deter compliant landlords from the private rented sector. Letting agents may see further portfolio exits if enforcement rhetoric continues without clear guidance on what separates compliant from non-compliant practice.
Rental stock in England fell 12% during the twelve months to September 2026, according to data published by Landlord Zone on 3 October 2026. The decline reflects continued landlord exits ahead of the Renters' Rights Act 2025 taking effect on 1 May 2026, reducing available instructions for letting agents.
10.Green Party proposes rent caps tied to inflation or wage growth
The Green Party proposed rent caps in England on 2 October 2026, limiting increases to inflation or local wage growth. Propertymark warned the policy could accelerate landlord exits and reduce rental stock. The proposal is party policy commentary with no current legislative vehicle or government backing.
LANDLORDTODAY.CO.UK — Identifies Zack Polanski as proponent; frames as three-year emergency brake on rent rises
FYI
New
NOTED
11.Renters’ Rights Act sparks landlord exodus as rents rise
SpareRoom reported on 2 October 2026 that room rents reached record highs and supply fell following the Renters' Rights Act coming into force on 1 May 2026, with 78% of landlords in England reporting no confidence in the market. The data reflects market sentiment rather than new compliance obligations for agents.
12.Tenant referencing is getting tougher but are we going too far?
Property118 published commentary on 1 October 2026 discussing tenant referencing standards after Section 21 abolition under the Renters' Rights Act 2025, which took effect on 1 May 2026. The article reflects landlord concern that stricter referencing may now exclude tenants unfairly, but offers no new regulatory guidance or compliance obligation.
13.Property Duo Fined Ps100 000 After Cramming 20 People Into Home
Birmingham Magistrates' Court fined a landlord and their agent £100,000 on 3 October 2026 after discovering 20 people living in a single property in breach of HMO licensing and overcrowding regulations. The case underscores the enforcement focus on unlicensed HMOs and the joint liability of agents who manage or facilitate non-compliant properties.
14.Raids And New Enforcement Teams Target Rogue Landlords
Newham Council and the Greater London Authority conducted joint raids on 3 October 2026 targeting unlicensed HMOs and poor housing conditions, while Ealing Council announced a new in-house enforcement team focused on rogue landlords. Letting agents managing properties in these boroughs may see increased scrutiny of licensing compliance and property standards.
15.195 Dawes Road, Hammersmith, London SW6 7QY: LON/00AN/HMF/2026/0037
The First-tier Tribunal (Property Chamber) published a rent repayment order decision on 2 October 2026 concerning 195 Dawes Road, Hammersmith (case LON/00AN/HMF/2026/0037). The decision illustrates ongoing tribunal enforcement of landlord licensing obligations, which can result in rent repayment orders when agents or landlords fail to license HMOs or selectively licensed properties.
16.65a Tufnell Park Road, Islington, N7 0PS: LON/00AU/HMF/2026/0023
The First-tier Tribunal (Property Chamber) published a rent repayment order decision on 2 October 2026 for 65a Tufnell Park Road, Islington (case LON/00AU/HMF/2026/0023). The decision may signal enforcement trends on HMO licensing breaches in Islington, but does not itself create new obligations for agents.
17.Flat 2, 757A High Road, London, N12 8LD - LON/00AC/HMF/2026/0043
The First-tier Tribunal (Property Chamber) published a rent repayment order decision for Flat 2, 757A High Road, London, N12 8LD on 2 October 2026 (case LON/00AC/HMF/2026/0043, Judge Percival and Tribunal Member Harris). This individual case record offers no new compliance obligation for agents but illustrates HMO enforcement outcomes in the N12 area.
18.Propertymark calls for abolition of local landlord licensing schemes
Propertymark published a policy position on 2 October 2026 calling for local landlord licensing schemes to be abolished and replaced with a national database. The proposal does not change current licensing requirements. Propertymark had previously published guidance and a report on 27 September 2026 examining the effectiveness of local authority licensing schemes and calling for transparent, evidence-led approaches.
LETTINGAGENTTODAY.CO.UK — States call made 1 October 2026; notes discretionary schemes impose costs.
PROPERTYMARK.CO.UK — Provides guidance on transparent approaches and effectiveness analysis report.
FYI
New
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19.Burnham’s successor reveals squad to clampdown on rogue landlords
Greater Manchester's new mayor Paul Dennett announced on 1 October 2026 a dedicated enforcement team to support the Good Landlord Charter, originally launched by Andy Burnham. Letting agents in Greater Manchester who manage properties for landlords on the voluntary charter may see increased local-authority scrutiny of non-compliant landlords.
20.MTDCommercial Agents Can Help Tenants Avoid Missed Tax Returns
Propertymark published guidance on 9 August 2026 reminding commercial agents that business tenants must register for self-assessment by 5 October 2026 if Making Tax Digital for Income Tax applies to them from 6 April 2026. Agents placing commercial tenants risk reputational damage if those tenants miss the registration deadline and incur HMRC penalties.
Suggested approach
Review Propertymark's 9 August 2026 guidance on commercial tenant self-assessment registration deadlines.
Verify whether your commercial tenant clients have registered for self-assessment ahead of the 5 October 2026 deadline (HMRC requirement under Making Tax Digital for Income Tax).
Consider sharing HMRC's self-assessment registration guidance with affected commercial tenants to reduce the risk of missed deadlines.
21.MTDTax-return errors: landlords get a new chance to influence the proposed rules
The House of Lords Secondary Legislation Scrutiny Committee opened an inquiry into HMRC's tax-correction process for landlords on 19 September 2026, inviting written evidence by 17:00 BST on 11 October 2026. Letting agents who prepare or advise on landlord tax returns have 22 days to submit evidence on what a workable correction process should look like.
Suggested approach
Review the House of Lords Secondary Legislation Scrutiny Committee call for written evidence on tax-return error-correction processes, published 19 September 2026.
Consider whether your agency's experience with landlord tax-reconciliation errors (under Making Tax Digital or self-assessment) would inform the Committee's inquiry.
Note the written-evidence deadline of 17:00 BST on 11 October 2026 and confirm with your tax or compliance lead whether a submission is appropriate.
Check the Committee's submission portal and guidance for format and length requirements if you plan to respond.
22.MTDMaking Tax Digital November Deadline Approaches As More Landlords Prepare To Join
Making Tax Digital for Income Tax applies from 6 April 2026 to landlords with rental income above £50,000; a further tranche of landlords with income above £30,000 will join from 6 April 2027, with HMRC registration opening on 4 November 2026. Letting agents advising landlord clients need to confirm whether those clients have registered and are using MTD-compatible software.
Suggested approach
Review your landlord client list and identify those with gross rental income above £30,000 per year.
Confirm with affected clients whether they have registered for Making Tax Digital and are using MTD-compatible software (registration for the £30,000+ cohort opens on 4 November 2026).
Note that quarterly digital reporting to HMRC is required under MTD; verify that clients understand the reporting schedule.
Consider directing clients to HMRC's MTD guidance or to their accountant if they have not yet prepared.
23.MTDNew landlord tax hike set to filter through to renters
Income tax rates on property income will rise by two percentage points from April 2027, following measures announced in the Autumn 2025 Budget. An NRLA member survey suggests landlords plan to pass these costs to tenants through higher rents, which may affect tenant retention and market positioning from early 2027.
Suggested approach
Note that income tax on property income rises by two percentage points from April 2027 (Autumn 2025 Budget).
Review your landlord communication strategy to confirm clients understand the tax change and its timing.
Consider how potential rent increases from early 2027 may affect tenant retention and renewal conversations.
Monitor NRLA and landlord sentiment reporting through the remainder of 2026 for market pricing signals.
24.BSARICS releases new guidance on multi-storey homes with cladding
RICS published new guidance on the valuation and survey of multi-storey residential buildings with cladding, effective from 1 November 2026. The standard affects letting agents managing or marketing flats in buildings over 11 metres where cladding fire-safety certificates or remediation status may influence valuations and lettability.
Suggested approach
Review the RICS guidance published on 13 May 2026 to understand the new valuation and survey requirements for properties with cladding from 1 November 2026.
Check your current portfolio for properties in buildings over 11 metres with external cladding and note which have outstanding EWS1 forms or are undergoing remediation.
Confirm with your valuers and surveyors that they are aware of the RICS standard taking effect on 1 November 2026.
Consider whether tenant or landlord guidance materials referencing cladding safety need updating before 1 November 2026.
25.BSAGrenfell Tower Inquiry Government Progress Report: September 2026 translations
The Ministry of Housing, Communities and Local Government published translations of the summary of the September 2026 Grenfell Tower Inquiry Government Progress Report on 2 October 2026. The report tracks government implementation of the Inquiry's recommendations but does not impose new compliance obligations on estate or letting agents.
26.EPCNew Energy Standards Will Reshape Homes From March 2027
Propertymark published guidance on 30 August 2026 alerting agents to new Future Homes Standard regulations taking effect from 1 March 2027, which will require all new-build homes in England to produce 75–80% lower carbon emissions than current Building Regulations allow. Letting and sales agents marketing new developments will need to verify compliance documentation and adjust energy-performance messaging from March 2027.
Suggested approach
Review the Propertymark guidance published 30 August 2026 to confirm the Future Homes Standard scope and compliance thresholds (75–80% carbon reduction vs. current Part L).
Check with your new-build developer clients whether properties completing from 1 March 2027 will meet the new standard and request confirmation of compliance certification.
Consider updating sales and lettings particulars templates to reflect the higher energy-performance standards required from March 2027.
Note that the standard applies to new builds only; existing stock and conversions are not affected by this March 2027 deadline.
The NRLA hosted a parliamentary roundtable on energy efficiency on 3 October 2026 with MPs, peers, and industry stakeholders. The event covered challenges landlords face meeting energy standards; no new regulatory changes or deadlines were announced.
The Home Office published updated Right to Rent guidance on 3 October 2026 confirming that digital identity documents (including UK and Irish digital driving licences and digital immigration status) are now acceptable for RTR checks. Letting agents must verify that office systems and check procedures recognise these new digital formats alongside physical documents.
Suggested approach
Review the updated Home Office Right to Rent guidance published on 3 October 2026 to confirm which digital identity documents are now acceptable.
Verify with your compliance team that RTR check procedures now include digital UK and Irish driving licences and digital immigration status documents.
Confirm that staff conducting checks know how to verify digital documents using the Home Office online services.
Check whether your record-keeping templates capture the same information for digital documents as for physical documents.
Review the updated Landlord's guide to right to rent checks on GOV.UK, effective 1 October 2026.
Review the updated Right to rent immigration checks: landlords' code of practice on GOV.UK.
PROPERTY118.COM — Home Office Right to Rent Guides published
LANDLORDZONE.CO.UK — Landlords Warned Over Right To Rent Identity Check Risk
Verify
New
ACTION
29.RTRLandlord Law Newsround #456
New right to rent rules came into force on 1 October 2026, with guidance published on the Landlord Law Blog. Letting agents managing properties where tenancies commenced or were renewed from that date need to verify compliance with the updated checking requirements.
Suggested approach
Review the guidance published on the Landlord Law Blog regarding the right to rent changes effective 1 October 2026.
Verify with your compliance team that right to rent checking procedures reflect the updated requirements for all new tenancies from 1 October 2026.
Check that staff conducting right to rent checks are familiar with any changes to acceptable documents or verification methods introduced on 1 October 2026.
Confirm that your record-keeping templates capture the updated right to rent compliance evidence required from 1 October 2026.
30.AMLTribunal Cancels Ps11K Penalty Against Landlord Director
The First-tier Tribunal (Tax) cancelled an £11,000 penalty against a landlord director on 2 October 2026, ruling that HMRC failed to prove the individual had a reasonable excuse defence and that the penalty was disproportionate under MLR 2017. Letting agents acting as directors or sole traders in AML-supervised businesses should review their own penalty-appeal rights and proportionality arguments if facing HMRC sanctions.
31.HHSRSRadical new rules on damp and mould in rental properties begin next month
From 6 October 2026, the Homes (Fitness for Human Habitation) Act 2018 requires landlords to address damp and mould hazards as part of the statutory fitness standard, with updated enforcement guidance published by the Ministry of Housing on 24 September 2026. Letting agents managing affected properties face potential tenant claims and local authority enforcement if damp and mould issues remain unaddressed after that date.
Suggested approach
Review the Ministry of Housing guidance on damp and mould enforcement published on 24 September 2026.
Verify with landlords that properties under management have been inspected for damp and mould before 6 October 2026.
Check your tenant-reporting process to ensure damp and mould complaints are logged and escalated to landlords immediately from 6 October 2026.
Confirm with your compliance team that staff understand the fitness-for-habitation standard under the Homes (Fitness for Human Habitation) Act 2018 and the escalation procedure for hazards.
Note that tenants may bring civil claims against landlords for breach of the fitness standard from 6 October 2026; advise landlords accordingly.
32.STLNational Short Term Lets Register Promised By March 2027
The government has committed to launching a national short-term lets register by March 2027, Propertymark reported on 6 September 2026. Letting agents managing properties advertised on platforms such as Airbnb will need to prepare for mandatory registration and potentially new planning or licensing requirements.
Suggested approach
Review your portfolio to identify any properties let on a short-term or holiday basis that may fall within the register's scope.
Note the March 2027 deadline and monitor government guidance for registration criteria, platform obligations, and exemptions.
Consider whether any properties currently let short-term may require planning permission or additional licensing once the register is live.
Check Propertymark's resource page for updates on the register's design and compliance requirements as they are published.
The National Residential Landlords Association (NRLA) on 3 October 2026 called on landlords to house homeless households through local-authority temporary-accommodation schemes. The appeal relates to shortages in temporary accommodation but does not create any compliance obligation for letting agents.
The National Residential Landlords Association (NRLA) published commentary on 3 October 2026 calling for increased enforcement action against rogue landlords. Letting agents are not directly affected; the piece is sector advocacy rather than a regulatory change or compliance obligation.
35.GENERALLabour wants the keys to YOUR landlord properties
Property118 reports commentary (2 October 2026) that councils may gain compulsory purchase powers for sub-standard rental properties under Labour policy, referencing Andy Burnham's party conference speech. No legislation, consultation or enforcement action is announced in the article.
Propertymark published its Housing Insight Report for July 2026 on 27 September 2026, covering market trends and regulatory developments during July 2026. The report provides retrospective analysis rather than new compliance obligations for agents.
37.GENERALNew reforms to bring more long-term empty homes back into use
The Ministry of Housing, Communities and Local Government announced reforms on 27 September 2026 to bring more long-term empty homes back into use, ensuring existing housing stock is used more effectively. The announcement does not specify new compliance obligations or deadlines for estate or letting agents at this stage.
Known obligations without a confirmed date, shown with their current stage. Each moves into the dated diary above the moment its date is confirmed.
Awaiting commencement
RRAPrivate Rented Sector Database registration A Renters' Rights Act duty for landlords and their agents to register on a national database. The framework is in the Act; the commencement regulations are awaited.
Date awaited
RRALandlord ombudsman scheme onboarding The Housing Ombudsman Service will run the scheme and membership becomes mandatory by 1 December 2026 (in the diary above). How and when landlords can register is awaited.
Proposed (Bill)
LEASEGround rent cap commencement The Commonhold and Leasehold Reform Bill proposes capping ground rents at £250 per year. When the cap would take effect is awaited; a consultation on exemptions closes 27 August 2026 (in the diary above).
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