This story, first reported by Hackney Council before making national news, has understandably caught the attention of landlords, in no small part because of the scale of the fine.

At the same time, Brent Council reported a £100,000 fine for another home that failed to adhere to the Renters’ Rights Act and other laws which detail their statutory responsibilities.

All of this serves to highlight that local councils are using their newly acquired powers where necessary to prosecute landlords of substandard housing, but it is important to note why the fines were as large as they were and what treatment a landlord should expect under the Act.

Are Large Fines Typical Under The Renters’ Rights Act?

No, it should be made clear that whilst huge fines are possible under the Act, they are far from typical and have been reserved for particularly egregious breaches of the terms of the Act.

In both of the cases reported at the end of September, the main reason for the scale of the fines was concerns over fire safety and a failure to address issues in a timely manner.

Fire safety rules have been particularly tightened in response to the Grenfell Tower fire in 2017, where inadequate fire escape measures and unlawful cladding led to the loss of 72 lives and an investigation so complex that it is, as of October 2026, still ongoing.

Why Were The Two Landlords Fined?

Hackney Council did not specifically explain why the £30,000 fine was given, but the pictures speak for themselves with regard to inadequate living conditions.

Brent Council were more candid, in part because the conditions were astonishingly egregious.

A house licensed for 11 people to live in ultimately became the residence of 21 people, including four children.

This alone would have been enough to merit a significant penalty, but add to this breaches of fire safety regulations, missing cupboard doors, broken stoves and an infestation of cockroaches, and the house was at the highest possible hazard level, Category 1 harm. 

The penalty would have led to a total penalty of over £45,000, including victim surcharges and prosecution fees.

However, since the property manager was a repeat offender with previous convictions, he was fined a further £55,000 (including victim surcharges and prosecution fees again) and may potentially be banned from working with property.

What Should Landlords Expect? 

Penalties are usually a last resort, even under the Renters’ Rights Act, in order to punish particularly egregious infractions. Landlords will receive warnings or much more reasonable penalties for minor infractions, particularly during a transitional phase where everyone is getting used to the new laws.

Ultimately, most landlords are operating within the Act already and simply need to double-check or work with a property manager to ensure that they are up to standard and have kept up to date with paperwork.

The post How Much Does Noncompliance To The Renters’ Rights Act Cost? appeared first on Moore and York.

The PRS database, now renamed the Register Your Rental Property service, is set to begin a national rollout starting in mid-December 2026, with all rental properties registered by mid-November the next year.

As with other parts of the Renters’ Rights Act, it has led to a lot of questions, a lot of scrutiny and a lot of concerns amongst landlords concerning costs, processes, information and how it will affect them and their tenants.

As an estate agent who specialises in working with landlords to find rental properties, we are equipped to answer many of these questions, and here are the answers to the most frequently asked of them.

What Is The Landlord Rental Register?

Officially the Register Your Rental Property service, the landlord register is a nationwide database which all landlords of assured or regulated tenancies must register themselves and each of the properties they own onto.

How Much Does It Cost To Register?

It costs £65 per year to register a property onto the database. Each property needs to be registered separately, and this fee needs to be renewed every year.

What Information Do I Need To Provide To The Register?

• Individual or organisation details such as contact information, name, date of birth and main address of anyone involved in making the entry.
• Information about the property, such as its address, type, number of bedrooms and owner of the freehold.
• Tenancy information, such as number of households, occupants, House in Multiple Occupation (HMO) licensing and whether it was let unfurnished.
• Rent information, including what (if any) utilities are included in that price.
• Health and safety information, particularly regarding gas supply, electricity wiring and its Energy Performance Certificate (EPC).

When Do I Need To Register My Property?

The government is gradually rolling out registration starting in the West Midlands on 15th December 2026. Landlords with properties in that region will then have three months to register their properties in order to meet the deadline.

For landlords in Leicester and the East Midlands, the registration period will begin on 15th February 2027 and end on 14th May.

The final deadline, for the South West, will end on 14th November 2027, and all of the deadlines are available on Gov UK.

What If I Own Multiple Rental Properties In Multiple Regions?

Once the system launches, you can register all of your properties at once whenever you like within the deadline period; you do not need to wait for the particular window to open if you have properties in Leicester as well as London and the North West, for example.

What If My Rental Property Is Unoccupied?

You do not need to register unoccupied properties at present, only ones that are currently occupied or become occupied during the rollout period.

This will change, and all unoccupied properties will also need to be registered before they can be let out, but this has not happened yet.

Can A Letting Agent Register Properties On My Behalf?

Yes and no. Landlords must start the process using a Gov UK One Login (or an offline version where required) and must confirm the final registration themselves, but information can be uploaded and added by a property manager or letting agent.

The post What Do You Need To Know About The Landlord Rental Register? appeared first on Moore and York.

The plans were published by the government in July and proposed to significantly expand the boundaries of Leicester, along with those of several other cities, including Nottingham and Lincoln.

Plans for Leicester include:

• Incorporating the whole of the borough of Oadby & Wigston
• Absorbing large parts of the boroughs of Blaby, Charnwood and Harborough.
• The change would increase the city’s population from its current 372,000 to 623,000.
• Provided the plan goes ahead, the new boundaries will come into force from April 2028.

Will The Expansion Plans For Leicester Definitely Go Ahead?

The city council backed the move, with mayor Sir Peter Soulsby stating that this would enable the construction of 30,000 much-needed new homes by 2046, but opposition parties and Labour councillors in neighbouring authorities are unhappy with the proposal.

Among the latest developments has been a vote by Charnwood Council to oppose the expansion, while Leicestershire County Council is exploring legal action in a bid to halt the government plans. They accuse Leicester of a “land grab”.

Therefore, it is not certain the plan will go ahead, but if it does, what are the implications for landlords?

Firstly, letting agents in Leicester will be dealing with a different situation when considering property in the city, for several reasons:

• Comparisons of the average rental cost or property price will need to be revised, as past comparisons will be a case of comparing apples with oranges.
• An expanded city means a larger number of rental homes
• If the expansion does result in more house building, this could impact availability and demand
• An enlarged city may prompt more infrastructure development, such as an expanded transport network, creating hotspots of popular places near stations.

What Will An Expanded Leicester Do To Rental Prices?

The average rent figure is sure to be distorted. The latest data from the Office for National Statistics for private rental prices indicated that the average price in Leicester was £1,024 a month. By comparison:

• Oadby & Wigston was very similar at £1,025
• Blaby was £994
• Harborough was £963
• Charnwood was £958

This suggests the average rent for the city will drop automatically in April 2028, a misleading statistic that might confuse some renters and landlords.

The key, therefore, will be to check closely with letting agents what the going rate is for each district, to understand the true picture and how much it has really changed over time.

Will Expanding Leicester Mean A Lot More Homes Being Built?

Plans to build more homes in the expanded area may be unpopular, but none of the land set to be absorbed into Leicester is classed as green belt, unlike the Nottingham proposals.

This fact could facilitate substantial new housebuilding, which should affect demand for rental property as there could be more supply and thus lower prices for more aspiring buyers, making it easier to move from renting to ownership.

However, because the boundary expansion is so controversial, landlords should not expect this to happen very quickly, as local opposition to new developments may be fierce. It may be an issue for the future, but not the short term.

Therefore, landlords would be wise to focus mostly on rent prices in the short term and leave other issues for the years ahead.

The post How Would Expansion Of Leicester Impact The Rental Market? appeared first on Moore and York.

Whilst Property118 has claimed that average void periods have fallen since the Renters’ Rights Act came into place, void periods are two days longer on average in 2026 than they were in 2025.

Why is this a problem? Because any day that your property is unoccupied is a day that your property is losing you money.

To understand what you as a landlord can do to reduce void periods, it is important to know why they happen, how they can cause you serious problems and how to plan ahead.

What Is A Void Period?

A void period is any period of time when your property is unoccupied for any reason, typically defined from when a tenant leaves and a new one moves in.

This is irrespective of whether a landlord is actively seeking out vacancies or the property is otherwise in a period of non-occupancy.

For logistical reasons, even the most seamless transition between tenancies can see a void of a couple of days between one tenant leaving and another joining, but the cost of a lack of revenue quickly adds up.

Why Do Void Periods Happen?

Void periods can happen for a lot of reasons, although the most common is that there is a gap between when a tenant moves out (after giving two months’ notice) and a new tenant coming in, or following an eviction which affects a scheduled rental period.

However, there are other reasons why there may be a void period for a property:

• Gaps in compliance, such as overdue EPCs, EICRs or Gas Safety Certificates
• A property needing refurbishment after being left in poor condition
• Rent above the market rate for the area
• Quiet rental market
• High tenant turnover, as void days can add up

Why Do Void Periods Hurt Landlords?

Whilst a loss of rent is the biggest problem for landlords, void periods can be particularly troublesome because many of the responsibilities that tenants manage as part of living become the landlord’s responsibility.

A landlord’s obligations do not go away just because a property is unoccupied, which means that standing charges, council tax, ensuring the heating is turned on before winter starts to avoid burst pipes, and countless other small maintenance duties fall on their shoulders.

How Can You Stop Void Periods?

Voids are inevitable, but long void periods are not. When you are sure of your tenant’s decision and the notice period begins, start making plans to get the property in perfect shape to rent.

Here are some ideal places to start:

• Try To Keep Good Tenants – The best way to avoid voids is to have tenants who rent for a long time. Listen to them, resolve any issues they have and be amenable to requests.
• Prioritise Kitchens And Bathrooms – Most tenants will have expectations that kitchens and bathrooms are clean and fully featured.
• Be Realistic With Rent – It is better to rent out quickly at a lower rate than wasting money waiting for a higher rate.
• Budget For A Void Period – Assume that the property could remain empty for one month out of the year.
• Invest In Your Property During Voids – Take advantage of vacancies to do essential maintenance and make your property more desirable.
• Work With Property Management Agents – They can help you find tenants, manage disputes and actively work to fill vacancies when they arise.

The post What Is A Void Period And How Do Landlords Minimise Them? appeared first on Moore and York.

According to a report by The Metro, this may not have necessarily been the case, as fewer homes previously advertised for rent have been put on the market, landlord purchases exceeded sales, and 14,000 landlord businesses were registered in the first five months of 2026.

All of this data and other anecdotal accounts of landlords expanding their portfolios suggest that the Renters’ Rights Act has, if anything, galvanised and increased the number of rental properties on the UK market.

How true is this? Analysts are torn, and to understand why, it is important to know the case for and against landlords thriving, and what you should do if you are considering selling up.

Why Are Landlords Thriving Following The Renter’s Rights Act?

Part of the case for landlords thriving is that much of the substance of the Act only negatively affects bad actors in the space, where the end of no-fault eviction ended its use as leverage for vulnerable tenants.

In some respects this is nothing new; major changes to regulations often lead to threats of landlords leaving en masse as a protest tactic to try and halt certain parts of the Act, most notably requiring landlords to consider pets.

Whilst there will always be an adjustment period to new legislation and there are additional costs which can affect profit margin, there is still a large rental market and the potential to succeed when taking a long-term approach in line with rather than against your tenants.

It must also be said that some landlords may have already sold when it became clear the Renters’ Rights Bill was going to become law, but now the reality of the legislation has become clear, they have bought back into the market.

As well as this, with rent increasing exponentially even with the changes to the Renters’ Rights Act, many of the costs were passed to tenants before the Act came into place.

Are Landlords Equally Benefitting Following The Renters’ Rights Act?

On the other hand, some analysts have been far more cautious about the data, suggesting that whilst the rental sector is broadly thriving, the picture may not necessarily be as positive as it looks.

Some analysts have claimed that whilst properties are being bought for the rental sector in larger numbers, it is the consolidation of larger portfolios, whilst smaller landlords who let out one or two properties are planning to leave the sector.

There is also a growing trend of splitting homes into multiple flats or running houses in multiple occupation (HMO), where at least three tenants live there as part of more than one household.

There have been clear changes in how landlords operate following the Renters’ Rights Act, but until most of the major pieces of legislation are in place, it will be too early to tell the extent to which it helps or harms landlords.

The post Are Landlords Thriving Following The Renters’ Rights Act? appeared first on Moore and York.

Many of the changes the Renters’ Rights Act has brought in were the subject of years of discussion, debate and discourse, with landlords either opting to meet the new standards required by the legal framework, have sold their homes or are working with experienced agents.

However, the Private Rented Sector Landlord Ombudsman part of the law has yet to be implemented, and the expectation is that it will come into effect at some point in 2028.

Despite this, there are ways in which you can prepare for its implementation ahead of time, as well as what you should expect from the new scheme as soon as it is brought into effect.

With that in mind, here are some of the most frequently asked questions about the landlord ombudsman and how we can help you get ready for it.

What Is The Landlord Ombudsman Scheme?

An ombudsman is any official mediator who works on behalf of people or organisations to 

resolve complaints, and a landlord ombudsman works on behalf of either tenants, landlords or both to mediate disputes and provide binding resolutions.

Already a legal requirement for housing associations and local authorities, with a similar property redress scheme for letting agents, landlords will need to belong to the Private Rented Sector Landlord Ombudsman service once the scheme is in place.

Why Is The Landlord Ombudsman Scheme Being Implemented?

The aim of having an ombudsman is to provide tenants with a safe, supportive way to make complaints about their landlord and seek housing advice without resorting to the legal system or risking retribution.

Other parts of the Renters’ Rights Act, such as the removal of “no fault” evictions, were also developed in that mind, but this process is meant to be fairer, more equitable and less adversarial.

The benefit to landlords, besides avoiding the courts, is that there is clarity surrounding what the responsibilities of a landlord or a tenant are to each other, and, like other arbitration and mediation services, will allow for a more constructive discussion which avoids the courts.

It also speeds up the process, avoiding potentially months of bitter legal disputes and both tenants and landlords being left in limbo.

What Are The Implications For Landlords?

Much like how other parts of the Renters’ Rights Act fundamentally change the relationship between landlords and tenants, the landlord ombudsman would change how complaints are managed significantly.

Unlike previous systems which are either entirely based on mutual agreement or court order, the ombudsman could make decisions which are legally binding, with potential civil penalties for non-compliance.

How Will Letting Agents Help You Prepare?

• They will keep you informed about the latest developments in the law, any new requirements and remind you to register for the scheme.
• They will help you evaluate how much responsibility you are undertaking.
• They will provide clear complaint handling procedures to help both you and your tenants.
• They will offer extra support if you are struggling with maintaining compliance.

The post How Will The Planned Landlord Ombudsman Scheme Affect You? appeared first on Moore and York.

Why are rental inventories important?

Rental property inventories are important because they set out both the condition of the property and any fixtures, furniture or appliances that have been included for the tenant. 

They are an essential document and need to be detailed, including both descriptions and photographs to show the condition of the property. This is because they are one of the most important pieces of evidence should there be any dispute about a tenant’s deposit.

In fact, the inventory and your supporting photos or documents will be the first evidence that the Tenancy Deposit Scheme asks for should you have a dispute with one of your tenants about how much of their deposit you are going to return. 

What is included in a rental property inventory?

A thorough property inventory should include:

• A full description of the interior state of each room in the property.
• A full description of all the fixtures and fittings in your property.
• A full description of the exterior of the property, including any outbuildings or garages.
• A list of the appliances and their functionality.
• The outcomes of smoke and carbon monoxide alarm tests.
• How many keys are provided to the tenant(s).
• Meter readings.

If your property is furnished, you also need to include a list of not only the furniture you leave in your property, but also its condition at the start of the tenancy. 

In addition to written descriptions, it is essential to take photographs as part of your inventory. This removes any doubt as to the state of a property when a tenant moves in. 

This might sound like a lot of work, which is why working with independent letting agents who are experienced in managing properties and tenancies is a good idea. Your letting agent can carry out the property inventory for you, taking this task off your list. 

How often should you carry out an inventory at your rental property?

It’s essential that you carry out a thorough inventory before any tenants move into your rental property. This gives you a baseline from which you can assess damage, should any occur, later in the tenancy. 

You will need to carry out a second inventory at the end of a tenancy. However, if you have long-term rental properties you may want to schedule regular check-in inspections at the homes you lease.

Many landlords choose to carry out three-monthly inspections initially, but will often move this to six-monthly if they can see their tenants are taking good care of their property. By setting out the inspection schedule in advance, both you and your tenants can plan accordingly.

Who gets a copy of a rental inventory? 

Both you as the landlord and your tenant will get a copy of the check-in inventory. It is best practice to walk through the property with your new tenant and go through the check-in inventory together, room by room.

This gives you both a chance to discuss what’s included and make sure that it is accurate. While not legally necessary, it is also best to ask your tenant to sign the check-in inventory at this time. You can also counter-sign it to show it was agreed by both parties.

The post When Do Landlords Need To Do Rental Property Inventories? appeared first on Moore and York.

New data published by the Office for National Statistics has revealed how rents have changed, both across regions and in individual local authority areas.

Key findings for May 2026 include:

•       The average monthly rent in England is £1,442
•       The average for the East Midlands is £914
•       The average rate of rent inflation in England was 3.4 per cent
•       The average increase in the East Midlands was 3.7 per cent

What Is The Evidence That Rent Inflation Is Higher In Less Expensive Regions?

These headline figures were subject to some significant regional variations. For instance, the average rent varied from £2,294 in London to £776 in the north east.

A notable pattern was that there has been a levelling up of rents, with these tending to increase more in areas where they are cheaper.

For example, in London rents only rose by two per cent, whereas in the North East they were up by 5.9 per cent.

Similarly, the second most expensive region, the south east (average rent £1,418), saw the second lowest inflation at 2.9 per cent. However, the second cheapest region, Yorkshire and the Humber (£856), only saw the fourth highest increase (4.35 per cent).

This shows that the pattern is a general trend rather than an absolute one, but it does provide a good guide for landlords over what to expect. Not just in terms of the rents they can set now, but also the direction of travel for prices.

How Do Rents Vary In The East Midlands?

A breakdown of different local authority areas in the East Midlands is also a useful guide. For example, those dealing with letting agents in Leicester can understand what constitutes realistic asking prices.

Average rental prices for properties in the region included:

•       £1,024 in both Leicester and neighbouring Oadby & Wigston
•       £955 in Charnwood, which includes Loughborough
•       £1,006 in Nottingham
•       £852 in Derby
•       The local authority in the East Midlands with the highest average rental prices was West Northamptonshire at £1,072

How Does The Latest Rental Data Compare With Last Month?

These figures all show only slight changes from the April data. For example, last month the annual average rent in Leicester was almost identical at £1,025, while Charnwood was slightly lower at £952.

Similarly, the annual percentage increase in the East Midlands was up by 3.8 per cent, just above the English average of 3.5 per cent.

This indicates that rental price inflation has slowed a little in the East Midlands, but it has done so by more in some regions. For instance, in the 12 months to April, the North East again led the way for increases, but at 6.5 per cent, this was 0.6 per cent more than in May.

What this reveals is that if you have a property to rent, you may not be able to charge as much as the national average, but that figure is skewed by higher prices in London and the south east.

At the same time, if current trends persist, you may find you can enjoy the benefits of above-average rent increases when the annual renewal time arrives.

The post How Do East Midlands Rents Compare With Other Regions? appeared first on Moore and York.

In anticipation of the change in law, some landlords have been preparing by evicting tenants. The Guardian recently reported that in the run-up to the legislation coming into effect, the number of requests from landlords to issue no-fault evictions went up significantly. 

Solicitors have reported that four times as many of these last-minute notices were served compared to last year, while Citizen’s Advice Bureau have been helping more tenants than usual with fighting no-fault evictions. 

What is a no-fault eviction and why are they banned?

A no-fault eviction is when a landlord evicts a tenant without a valid reason for doing so. The ban on no-fault evictions, also called Section 21 notices, is designed to protect tenants from being made homeless when they have been good tenants. 

There are still valid legal reasons where a landlord can evict a tenant, which include:

• Unpaid rent or arrears
• Anti-social behaviour
• Wanting to sell the property 

What does the ban on no fault evictions mean for tenants?

The new law means that there will be less risk of homelessness for tenants who, previously, could be evicted without much warning and without anywhere to go. Moving at short notice can also be costly, with deposits and fees to pay, so it will give tenants more financial security.

It will mean more security if tenants need to report repairs or maintenance needed or if there is a hazard in the home, for example, mould or wiring issues. 

The law will mean less disruption and more security for families with young children too. Ultimately, the ban on no-fault evictions gives more power to the tenants while ensuring the landlords can still deal with nuisance and non-paying tenants effectively. 

How does the no-fault eviction ban affect the rental market?

For landlords, the change to eviction notices has already impacted the market. Some landlords have chosen to sell up rather than have to deal with the new legal framework. 

One immediate impact is that there may be fewer rental properties available, meaning rental prices may rise for the tenants moving in. 

The new system requires evidence to support what is called a Section 8 eviction, which can potentially take longer. This means that if a case moves slowly through the court after a tenant refuses to move out, a landlord may be stuck with a non-paying or nuisance tenant.

A solution that property owners have already found is to have a stricter vetting process for renters. With the help of a professional letting service, landlords can reduce the risk of letting a property to a problematic tenant. 

Checks a letting agent can do include:

• Right to Rent, which checks the legal status of a renter
• Credit history, in particular looking for bankruptcy and County Court Judgements
• Employment and income checks
• References from previous landlords or employers

These checks help ensure that the tenant can afford the rent, is legally allowed to rent and is reliable. Employing a letting agent to use their expertise in this service can take the headache out of finding good tenants.

The post How Will No-Fault Evictions Impact The Leicester Rental Market? appeared first on Moore and York.

Recently released house price statistics show that the average property price in the UK was £268,000 for March 2026. In Leicester, the average house price is £233,000, with detached properties fetching an average of £393,000. 

Assessing the market value of your property is often done via an estate agent’s appraisal. A more formal, highly detailed valuation, which might be needed for legal processes such as probate or for a mortgage, might be done by a RICS surveyor. 

However, if you are looking to sell your home, your first port of call is a professional estate agent. They can give you a sound estimate of how much you can get for your home. 

How long will a house valuation take?

The time a valuation takes will largely depend on how big and how many rooms your home has. However, you can expect an experienced estate agent to complete a valuation visit in 15 minutes to an hour.   

What will the estate agent look at in your home?

A professional valuation will take into account the number of rooms and their size, usually measured with a laser distance measurer for speed. They will also look at potential structural issues, damp and general condition.

 They will also assess the quality and newness of fixtures in the bathroom and kitchen, for example. Modernisation, such as underfloor heating or extensions, will also be noted. 

What questions will an estate agent ask?

A valuer will definitely have questions for you, although it is not a test! 

They are likely to ask about freehold or the length of the lease. They might also ask about when repairs and replacements have been done, for example, to the roof, windows, wiring or heating systems. 

Depending on the type of home, they may ask about school catchment areas, which will have an impact on the final value of the home. 

What will be included in an estate agent’s valuation report?

After visiting your property, an estate agent will collate the information and assess it against current market data to ensure your home sells quickly and you get the highest price possible. 

The report produced will include some or all of the following:

• A recommended asking price based on market value
• Details of the property and features
• Similar or comparable properties sold nearby
• Information about the local area, for example, schools
• Suggestions on any improvements that might help your property sell, for example, repainting or small repairs

What should you do to prepare?

There are several ways to prepare for a valuation:

• Simple, easy fix DIY jobs, like fixing door handles or replacing lightbulbs
• Clear the clutter so that the home looks more spacious and at its best if photographs are taken
• Find out important dates of when repairs and replacements were done
• Check the paperwork for leasehold information, any service charges or ground rents
• If you don’t have children, perhaps check what local schools are around

If you are considering selling your Leicestershire home, get in touch with Moore & York to discuss or book an appraisal.

The post What To Expect When Your House Is Valued By An Estate Agent appeared first on Moore and York.