Rogue landlords face £40,000 fines as big renter changes start on 1 May

Rogue landlords across England are about to face bigger fines for repeated offences as new protections for renters kick in.

Councils will have stronger powers to crack down on bad landlords, with fines rising to up to £40,000. Tenants could also get more rent paid back if their landlord breaks the law.

These changes are part of the government’s new Renters’ Rights Act, which brings in the biggest shake‑up of private renting in years. To help make the rules work, councils are being given £41 million in new funding, on top of money already promised last year.

What are the new fines for rogue landlords?

Landlords who seriously or repeatedly break the rules can be fined up to £40,000. That’s up from the current maximum of £30,000.

These fines can be given by councils without going to court, which should make action quicker and easier.

Councils are now legally required to enforce the law, not just encouraged to. This means they must take action when landlords break the rules.

When can a landlord be fined?

A landlord can be fined for reasons such as not providing the correct tenancy information, engaging in bidding wars where tenants are asked to offer above the advertised rent, and not stating the rent they are charging in ads. These lesser infractions can attract fines up to £7,000.

Offences where penalties can reach up to £40,000 are typically more serious and repeated, i.e. seeking repossession of the property so it can be sold or moved into when this doesn’t actually happen, licence breaches of HMOs and illegal eviction.

You could get up to two years’ rent back

If your landlord breaks the law, you may be able to apply for a Rent Repayment Order.

A Rent Repayment Order is when a landlord is ordered to pay rent money back to a tenant.

From 1 May:

• The maximum amount increases from one year’s rent to two years’ rent

• You can challenge offences that happened up to two years ago, not just one

This could mean thousands of pounds back in your pocket if your landlord has acted unlawfully.

Rent Repayment Orders are typically only issued for serious breaches such as if your landlord illegally evicted you, did not comply with an improvement notice, or used violence to enter the property among others.

How to report a rogue landlord

If your landlord is not fulfilling their duties, you should put your concerns in writing to them and request that they fix the issue. If they don’t address the issue, you can report them to your local council who’ll have a private rented housing team (or similar) who can take down your complaint.   

Other key renter changes starting from 1 May

Alongside tougher action on rogue landlords, several important changes are coming in for tenants.

Rent in advance

Your landlord can’t ask for rent before you sign the tenancy agreement. Once you have signed, they can only ask for up to one month’s rent in advance.

Keeping a pet

You’ll able to ask to keep a pet in your home. Your landlord has to consider your request and give a reason if they say no. They won’t be able to refuse automatically.

Rental discrimination

Landlords can’t refuse to rent to you because you have children, receive benefits or have a protected characteristic under the Equality Act (such as disability).

Rental bidding wars

Landlords and agents can't accept or encourage offers above the advertised rent. This should stop bidding wars that push rents higher.

Rent increases

Your landlord can only increase the rent once a year, and can’t increase it within the first year of a new tenancy. They also have to give you at least two months’ notice. If the increase is above market rent, you’ll be able to challenge it.

What’s changing on eviction and “no‑fault” evictions

From 1 May 2026, major eviction rules change.

If your landlord wants you to leave they must give you a valid reason and usually at least four months’ notice.

From this date, landlords will no longer be able to evict tenants using Section 21, often called a “no‑fault eviction” even if your contract says they can. In some cases, eviction cases started before 1 May 2026 can still continue.

Good news for renters from May 1

From 1 May, councils will have more money, stronger powers and a legal duty to act. Rogue landlords face bigger fines, and tenants have better chances of getting compensation when things go wrong.

While not every problem will disappear overnight, these changes are designed to make private renting fairer, safer and more secure, especially for tenants who’ve been let down in the past. If you rent privately, it’s worth knowing your rights and using them.