Landlord Fines 2026: Complete Guide to Civil Penalties

The Renters' Rights Act 2025 significantly expands the civil penalty regime for landlord offences in England. Civil penalties are financial fines imposed by local councils without the need for a court prosecution. They were introduced by the Housing and Planning Act 2016 and have now been extended to cover a wide range of new offences.

Key features of the civil penalty system:

• Councils can impose penalties of up to £7,000 for most offences and up to £40,000 for more serious or repeat offences
• Penalties are an alternative to prosecution (councils choose one or the other)
• The landlord has 28 days to make representations before a penalty is finalised
• The landlord can appeal to the First-tier Tribunal within 28 days of the final notice
• Councils keep 100% of the penalty revenue, which funds further enforcement

The government has published guidance on starting amounts for each offence, but councils have discretion to adjust based on the specific circumstances of each case.

The following table shows the government's recommended starting amounts for civil penalties under the Renters' Rights Act 2025 and related housing legislation:

Renters' Rights Act 2025 offences:

| Offence | Starting amount |

|---------|----------------|

| Failing to register on the PRS Database | £5,000 |

| Providing false information to the PRS Database | £7,000 |

| Failing to join the PRS Ombudsman | £5,000 |

| Rental bidding (inviting/accepting above advertised rent) | £7,000 |

| Failing to respond to a pet request within 28 days | £3,000 |

| Unreasonable refusal of a pet request | £5,000 |

| Discrimination against tenants on benefits | £5,000 |

| Discrimination against tenants with children | £5,000 |

| Breaching advance rent cap (more than 1 month in advance) | £5,000 |

| Failing to comply with Decent Homes Standard | £7,000 |

Existing Housing Act offences (updated starting amounts):

| Offence | Starting amount |

|---------|----------------|

| Failure to comply with improvement notice | £5,000 |

| Operating an unlicensed HMO | £10,000 |

| Breaching HMO licence conditions | £5,000 |

| Failure to protect a deposit | Via courts |

| Illegal eviction or harassment | Criminal prosecution |

These are starting points. Councils adjust upward for repeat offenders, deliberate breaches, or large portfolios, and downward for first offences, prompt compliance, or genuine mistakes.

When setting a civil penalty, councils follow a structured framework based on government guidance:

Step 1: Determine the starting amount from the government's recommended table.

Step 2: Consider aggravating factors (which increase the penalty):

Step 3: Consider mitigating factors (which reduce the penalty):

Step 4: Ensure the penalty is proportionate to the offence and the landlord's circumstances.

Step 5: Consider the landlord's ability to pay. Councils can request financial information, but inability to pay does not automatically reduce the penalty if the offence is serious.

The final penalty can range from a few hundred pounds to the maximum of £7,000 (or £40,000 for the most serious offences). Councils must issue a written notice explaining how they arrived at the amount.

Landlords who accumulate civil penalties face escalating consequences:

• Higher penalties: Each subsequent offence attracts a higher starting amount, with the maximum reaching £40,000 for serious or repeat breaches
• Banning orders: Local councils can apply to the First-tier Tribunal for a banning order against a landlord who has been convicted of a banning order offence or has received two or more civil penalties within 12 months
• Rogue landlord database: Landlords subject to banning orders are listed on the national rogue landlord database, accessible to councils across England
• Rent repayment orders: Tenants of repeat offenders can apply for rent repayment orders of up to 24 months' rent

A banning order prevents a landlord from letting property, engaging in property management, or being involved in any letting agency work. Breach of a banning order is a criminal offence carrying an unlimited fine and/or imprisonment.

The PRS Database will make it much harder for banned landlords to re-enter the market under a different identity, since registration will require identity verification.

If your landlord is breaking the rules, here is how to trigger enforcement:

1. Document the breach: Gather evidence including photos, emails, screenshots of listings, copies of notices, and dates. The more evidence you have, the stronger the case.

2. Contact your local council: Reach out to the environmental health, private rented sector, or housing enforcement team. Most councils have an online complaint form or a dedicated housing complaints email.

3. Be specific: Tell the council exactly which offence you believe has been committed and provide the evidence. Reference the specific section of the Act if you can.

4. Follow up: Ask for a reference number and follow up after 14 days if you have not heard back.

Councils are incentivised to act because they keep 100% of civil penalty revenue. With £18.2 million in new enforcement funding for 2025/26, many councils are expanding their teams and actively looking for breaches to pursue.

Use our report issue tool to generate a formal complaint letter, or run a landlord check to see if your landlord has existing compliance issues. You can also check our guide on how to report your landlord for a step-by-step walkthrough.