Why fines matter more in 2026
The Renters' Rights Act 2025 gave councils new powers to inspect properties and demand documents from 27 December 2025, and a duty to enforce from 1 May 2026. The same day, the maximum civil penalty for the most serious housing offences rose from £30,000 to £40,000, and rent repayment orders doubled to up to two years' rent.
A civil penalty is a fine the council issues itself, without going to court. Most councils publish a civil penalty policy that sets out how they work out the amount, so check yours: the figures below are maximums, and councils set the actual fine by the seriousness of the breach and your history.
Every fine at a glance
| Requirement | Who enforces it | Maximum penalty |
|---|---|---|
| Gas safety check and record (CP12) | Health and Safety Executive | Unlimited fine or prison |
| Electrical safety report (EICR) | Council | £30,000 per breach |
| EPC at band E or above | Council | £5,000 per property |
| Smoke and carbon monoxide alarms | Council | £5,000 |
| Deposit protection and prescribed information | Tenant, through the court | 1 to 3 times the deposit |
| Right to Rent check | Home Office | £20,000 per occupier for a repeat breach |
| Written statement of terms or Information Sheet | Council | £7,000 |
| PRS database registration | Council | £7,000, up to £40,000 for repeat breaches |
| Rent bidding, rent in advance, or refusing tenants with children or on benefits | Council | £7,000 |
| Unlicensed HMO or selectively licensed property | Council | £40,000 civil penalty, or an unlimited fine on prosecution |
| Not dealing with a serious (category 1) hazard | Council | £7,000 |
| Illegal eviction or harassment | Council | £40,000, or prosecution |
Each breach can be fined separately, so one property with an expired EICR and no alarms can bring two penalties.
Safety certificates
Gas is the only safety duty that is a criminal matter from the start. The Health and Safety Executive prosecutes, and the courts can impose an unlimited fine and, in serious cases, prison.
For the EICR, the council can fine you up to £30,000 for each breach of the Electrical Safety Standards Regulations, and can arrange urgent work itself and recover the cost from you.
For alarms, the council first serves a remedial notice. If you don't comply within 28 days, it can fit the alarms and fine you up to £5,000.
For EPCs, the fine today is up to £5,000 per property. Once the band C rules start in 2030 the maximum rises to £30,000 per property per breach.
Tenancy paperwork
An unprotected deposit isn't fined by the council. The tenant can claim one to three times the deposit in court, and you can't get a possession order on a Section 8 notice until the deposit is protected and the prescribed information given, or the deposit is returned.
A missing written statement of terms, or a missing Information Sheet for a tenancy that started before 1 May 2026, can bring a £7,000 penalty. So can advertising without a rent figure, accepting offers above the advertised rent, or asking for rent before the tenancy is agreed.
Right to Rent fines come from the Home Office: up to £10,000 per occupier for a first breach and £20,000 for a repeat. A dated copy of a correct check is your defence.
Licensing and registration
Letting a property that needs an HMO, additional or selective licence without one is a criminal offence. The council can prosecute, with an unlimited fine, or issue a civil penalty of up to £40,000. Tenants can also claim back up to two years' rent.
Once your region's PRS database window closes, letting or marketing a property without an active entry can bring a £7,000 penalty, rising to £40,000 or prosecution for repeat breaches or false information.
The costs on top of the fine
- Rent repayment orders: since 1 May 2026, tenants or the council can reclaim up to two years' rent for offences such as an unlicensed property or illegal eviction. Repeat offenders must pay the maximum.
- Possession problems: an unprotected deposit blocks a possession order until it is put right.
- Banning orders and the rogue landlord database: serious or repeated offences can stop you letting property at all.
- Civil claims: a tenant who is harmed by a gas, electrical or damp hazard can sue for damages.
If you've already missed something
- Fix it now. Book the gas check or EICR, protect the deposit, give the statement of terms. A breach you put right before the council finds it is treated far more lightly than one you ignore.
- Keep proof of the date you fixed it: the certificate, the scheme's deposit certificate, the email you sent the tenant.
- If the council writes to you, reply by the deadline. A notice of intent to fine gives you 28 days to make written representations, and evidence that you acted quickly can reduce the amount.
- If the penalty is confirmed, you can appeal to the First-tier Tribunal.
How LetRecord helps
Add a postcode and LetRecord lists the duties that apply to that property, using the EPC register and the facts you give it. Upload each certificate and LetRecord tracks when it runs out, reminds you before it does, and keeps every record in one place for when the council asks to see it.
Check a property
Enter a postcode to see which duties apply and which ones need evidence.
Common questions
What is the biggest fine a landlord can get?
For a civil penalty from the council, £40,000 per offence. For gas safety, licensing and illegal eviction offences that go to court, the fine is unlimited, and gas and eviction offences can also bring prison.
Can the council fine me without going to court?
Yes. A civil penalty is issued by the council itself. You get a notice of intent first, with 28 days to respond, and can appeal a final penalty to the First-tier Tribunal.
Can I be fined more than once for the same property?
Yes. Each breach is a separate penalty, and a repeat breach usually costs more than the first.
Does using a letting agent protect me from fines?
Not by itself. Most duties stay with the landlord even if an agent does the work, so keep copies of every certificate the agent arranges.
Official sources
This guide explains the rules in general terms and is not legal advice.
Free PRS registration checklist
Not ready to sign up? Get the step-by-step checklist for registering on the private rented sector database, with the dates for every region.