How Prepared Are You For
The Changing Lettings Market?

WHAT CHANGED ON 27 DECEMBER 2025?

REAL LIFE EXAMPLES OF CHANGED ON THE 27 DECEMBER, 2025

1. GOV.UK— Enforcement and Investigatory Powers Guidance

2. HHSRS: New £7k on-the-spot fines introduced

Local Authorities no have New Super Powers

• Government has placed a New Duty to make sure Homes are Fit For Human Habitation and Free of Cat 1 & Cat 2 Hazards
• Previously Local Authorities did not have the Resources & Manpower to prosecute.
• They have been given Super Powers to make investigations easy including to obtain bank records and Financial Information and inspect all records.
• They can issue Civil Penalties and do not have to go to Court to issue Fines
• Local Authorities have been given Powers to issue Warrants within 24 hrs and do on the Spot Seizure of Equipment if necessary.

Government guidance specifically says the powers can be used to investigate whether a Landlord or an Agent letting private rented housing has broken certain housing laws.

BOTH LANDLORDS AND AGENTS NEED TO KNOW

If your local authority started asking questions tomorrow, would you know what information and evidence you could be required to provide?

WHAT IS HAPPENING IN YOUR AREA?

• The legislation is national.
• Enforcement is carried out locally.
• Different councils may have different priorities.
• Inspection and enforcement activity can therefore differ from area to area and Officer to Officer.

Do you know what your local authority is currently looking at?

Angel Moves makes it our Priority to bring you the latest Enforcement Activity News & Campaigns as they happen due to our strong Relationships with the 80 Plus Local Authorities we work with on a daily basis.

DON’T LET THE PROBLEM FINE YOU. PREVENTION IS CHEAPER THAN THE CURE!

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REAL ENFORCEMENT EXAMPLES

WOULD YOU KNOW WHAT TO LOOK FOR?

A newly fitted:

• Kitchen;
• Bathroom;
• Heating system;
• Flooring;
• Decoration

Does not by itself establish that the whole property is free from housing hazards.

The HHSRS is a risk-based assessment system.

The current system covers 21 potential hazards.

THE IMPORTANT QUESTIONS

·        Would you recognise a Category 1 hazard?

·        Would you recognise a Category 2 hazard?

·        Would you understand what makes the risk serious enough to fall into Category 1?

A Local Authority must take appropriate enforcement action where it identifies a Category 1 hazard and has powers to take action in relation to Category 2 hazards.

THE REAL QUESTION

Do you actually know what risks are present inside every property you own or manage?

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Real Life EXAMPLE of where Legal Responsibilities sit between Landlord and Letting Agent

1. Birmingham Councils has Local Enforcement Campaign

2. Sadiq Khan’s Landlord Licensing fines near £25m

“MY AGENT DEALS WITH IT.”

“IT'S THE LANDLORD'S PROPERTY.”

Neither statement by itself answers the legal question.

Depending on the particular legal duty and what has happened, an investigation may look at:

• Whether information was hidden from Landlord and if informed Landlord refused to take action.
• Who was responsible for the particular duty and who knew about the issue;
• When they knew;
• What information was passed between landlord and agent;
• What action was taken;
• What was recorded.

The Renters’ Rights Act investigatory powers expressly extend to relevant persons including landlords and agents in circumstances covered by the legislation.

THE IMPORTANT QUESTION

If an Enforcement Officer asks you have you done a Cat 1 & Cat 2 Risk Assessment on ALL your Properties are you able to evidence this?

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160+ AND THAT FIGURE WAS NOT PUBLISHED YESTERDAY

The NRLA previously reported that the private rented sector was already subject to more than 160 regulations concerning standards in privately rented homes.

An earlier NRLA report also referred to 160 pieces of legislation, many containing multiple separate obligations.

BUT THE NUMBER IS NOT THE REAL QUESTION

The real questions are:

• Which requirements apply trigger which Fine & Penalties?
• Which apply to each property?
• Which responsibilities sit with the Landlord?
• Which may involve the Agent?
• What has changed since that figure was published?
• Can you prove what you have complied with?

THE IMPORTANT QUESTION

If somebody asked you tomorrow, could you identify the requirements that apply to each property you own or manage?

DON’T LET THE PROBLEM FINE YOU. PREVENTION IS CHEAPER THAN THE CURE!

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Did you know that disrepair claims companies and no-win, no-fee solicitors may be helping your tenants prepare complaints and pursue claims against you?

REAL LIFE EXAMPLES

1.     How a Housing Disrepair Claims Company helped tenants to Claim Over £30,000 from landlords

2.     How Housing disrepair claims companies are Showing Tenants How to Start a Housing Disrepair Claim

3.     A housing disrepair claims company is EDUCATING tenants on the four statutes to use in making housing disrepair claims 

IF IT ISN'T RECORDED, HOW WOULD YOU PROVE IT?

Could you immediately produce:

• Inspection records;
• Dated photographs and videos;
• Complaint dates;
• Repair records;
• Actions taken;
• Contractor details;
• Follow-up records;
• Tenant communications;
• Refused-access records;
• Evidence showing when work was completed?

THE REAL QUESTIONS WOULD BE:

Have you identified and recorded the Category 1 and Category 2 risks within the properties you own or manage?

LETTING AGENTS

Does your existing CRM allow you to identify, record, manage and evidence property risks, or does it mainly record the repair itself?

You have just identified the evidence problem. Does your current system actually solve it?

ANGEL MOVES — PROPERTY RISK & EVIDENCE SYSTEM

Designed to help record:

• Property risks;
• Inspection evidence;
• Repairs and actions;
• Photographs and video;
• Communications;
• Dates and audit history.

FIND OUT ABOUT THE ANGEL MOVES BESPOKE CRM SYSTEM BY:

JOINING OUR FREE MEMBERSHIP

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DON'T WAIT FOR THE PROBLEM TO FINE YOU

If Questions 1–5 have identified something you are unsure about, now is the time to deal with it, not after a complaint, inspection, claim or enforcement case has started.

FREE 30-MINUTE CONSULTATION

Understand where you stand.

We can discuss:

• Your current position;
• Obvious gaps;
• Property risks;
• Your records and evidence;
• What you should consider doing next.

BOOK FREE 30-MINUTE CONSULTATION

FREE ANGEL MOVES MEMBERSHIP

Know what is changing.

You’ll Receive:

• Housing-law updates;
• Local-authority enforcement information;
• Licensing and inspection updates;
• Relevant briefings and training.

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WOULD YOU LIKE A CAT 1 & CAT 2 PROPERTY RISK ASSESSMENT

Know what is inside your property.

Why it is Essential to haveRisk Assessment done:

It demonstrates that you are a Landlord and Agent that cares about your obligations and Provides you Protections Against

• Fines & Penalties of £7k for Initial & Minor Breaches & £40k for Serious per Breach from Local Authority Enforcement Teams
• 24 Month Rent Repayment Orders from £24k to £72k
• Disrepair Claims of up to £30k
• Costly Evictions
• Problematic Tenants and Claims Companies

PROPERTY RISK ASSESSMENT

KNOW YOUR RISKS BEFORE THEY BECOME EXPENSIVE PROBLEMS.