Agent and Landlord – Free 30-Minute Consultation (Guidance and Support)

The law is national. Enforcement is local. Do you know what your council is looking for? 

Since 27 December 2025, councils in England have had stronger powers to investigate suspected breaches in the private rented sector. On 1 May 2026, further changes under the Renters’ Rights Act came into force, including new tenancy rules and stronger enforcement. Your local council applies these national rules to properties in its area, and the rules that existed before these changes still apply. 

Councils use the Housing Health and Safety Rating System (HHSRS) to assess hazards. They must take action on the most serious, Category 1 hazards and can take action on Category 2 hazards.

Under the Homes (Fitness for Human Habitation) Act 2018, tenants can take landlords to court if a home is unfit to live in. 
 
Councils can investigate suspected breaches, inspect properties and request information. 
 
You may not know which risks exist across your portfolio or what evidence your council would ask you to produce. 

That means you could have a problem without knowing it, until a tenant complains, a council officer investigates or a claim arrives. 

 The free 30-minute consultation is designed to help you see where risks may lie in your properties and what you can do about them.

First, we will show you:

• What enforcement officers may look at when inspecting a property and reviewing your records.
• What could trigger further questions, an inspection or enforcement action.
• Which problems may need attention now.

We will also show you practical ways to:

• Protect yourself from fines and penalties of up to £40,000.
• Protect yourself from housing disrepair and fitness claims.
• Protect yourself when faced with a claim brought through a no-win-no-fee solicitor.
• Reduce the risk of a rent repayment order of up to 24 months’ rent.
• Protect yourself with records and evidence that show what you knew, what action you took and when.

We will introduce our Property Risk Assessments and Angel Moves Compliance and Evidence System, which can help you identify risks, manage action and keep your evidence together.

Find out where your risks may lie before enforcement finds them.