Landlord Forum July 2026 Summary

Introduction

The event programme included presentations and updates on the following topics:

•    New Local Authority powers and duties under the RRA 2025 (Presented by David Hobbs - Strategic Lead for Housing Regulation at Nottingham City Council)
•    NCC Social Impact of Licensing (Presented by Sophia Beswick and Alice Jones - Communities, Environment and Resident Services at Nottingham City Council)
•    Working together to reduce burglary (Presented by Matthew Leask – Police Sergeant at Nottinghamshire Police)
•    Changes to the HHSRS (Presented by Linda Cobb – Principal Manager at Decent and Safe Homes (DASH))
•    Renters Rights Act updates post implementation (Presented by Linda Cobb (DASH) and Nicola Brown (Hub Services Director at Unipol Student Homes)

New Local Authority powers and duties under the Renters Rights Act 2025

This session explored the new powers and responsibilities being introduced for local authorities under the Renters' Rights Act 2025, including a duty to enforce where an offence has been committed. The council will have enhanced enforcement powers, new investigatory powers and the ability to impose civil penalties. 

Councils will have the power to ask a “relevant person” for information if they suspect they’ve broken the law and the powers to enter a business premises with or without a warrant to request documents and seize evidence.

The presentation highlighted a greater focus on civil penalties, with government guidance suggesting starting points between £3,000 and £35,000 for offences. Most breaches will continue to require the criminal standard of proof, although discrimination and rental bidding offences can be considered using the civil standard of proof.

Rent repayment orders have also been strengthened, allowing up to two years' rent to be reclaimed and claims to be made up to two years after an offence.
Looking ahead, landlords will be required to register properties on a new private rented sector database due in late 2026, with failure to register constituting an offence. Councils will also begin reporting enforcement activity to central government from April 2027. Further reforms include a mandatory Private Rented Sector Ombudsman, expected in 2028, and ongoing work relating to the Decent Homes Standard, HHSRS reform and Minimum Energy Efficiency Standards. Landlords were encouraged to familiarise themselves with these changes and make use of Nottingham City Council's Tenancy Matters service for support and advice.

The slides for this presentation can be viewed here

NCC Social Impact of Licensing

This session explored the findings of Nottingham City Council's Housing Licensing Social Impact Report, which assessed the wider impact of housing licensing schemes over a five-year period. The report focused on the real-world outcomes of licensing activity, examining how it affects tenants, landlords and neighbourhoods, rather than measuring compliance alone. Stakeholder engagement and large-scale surveys of private rented sector tenants and landlords were used to help understand these impacts.

The findings suggested that licensing has contributed to improved landlord standards, better quality homes, stronger neighbourhoods and more empowered renters. Case studies highlighted outcomes such as warmer homes through property improvements and reductions in problem waste through partnership working and enforcement activity.

The report adopted recognised social value principles and sought to evidence long-term benefits without overstating the impact of licensing interventions. Looking ahead, Nottingham City Council intends to use the findings to support more user-focused decision-making, improve intelligence on unlicensed landlords and promote the value of accreditation and landlord training.

The slides for this presentation can be viewed here

Working together to reduce burglary

This session detailed that the Nottinghamshire Police have been working with the universities as they have identified an increase in domestic and residential burglaries in student areas. A lot of the burglaries have been identified as opportunistic and have been the result of unlocked or unsecure entry points, particularly over the summer months where there have been heatwaves. 

The police force has been conducting proactive, high visibility patrols in the area to deter and catch prolific offenders in addition to having a presence at freshers events to advise students on this matter. Steps have also been taken to include advice on keeping properties secure in welcome booklets in addition to collaborating with taxi firms to include a message regarding keeping doors locked when leaving. 

Landlords were asked to work with the local police force to “target harden” their properties though it was recognised that any extra security measures should be balanced with fire safety requirements. There are two dedicated Police University Liaison Teams at Nottingham University and Nottingham Trent University. Their emails are UoNpolice@notts.police.uk and NTUpolice@notts.police.uk respectively, landlords are welcomed to contact them should they have any further questions.

Changes to HHSRS

This session looked at the changes to the Housing Health and Safety Rating System following the publication of updated guidance on 23 June 2026. The presentation provided an overview of the key changes, the rationale behind the review, and the practical implications for landlords.

The session explained that the HHSRS review was undertaken to modernise an assessment system that had become outdated and overly complex. The revised framework aimed to make assessments clearer, more consistent, and more accessible while retaining its role as a significant enforcement tool.

Key changes highlighted included the replacement of the former "ideal" standards with "baseline indicators", which provide practical benchmarks to help landlords reduce risks within their properties. The number of hazards has been reduced from 29 to 21 through the consolidation of related hazards, while national averages and supporting evidence have been updated to reflect current data and legislation. 
Hazard assessments have also been simplified through revised scoring systems and new case studies, clearer terminology, and updated guidance written in more accessible language.

The session emphasised that falls, excess cold, fire, and damp and mould continue to account for the majority of serious hazards. Landlords were encouraged to prioritise these areas by maintaining safe stairways and walkways, providing adequate heating, ensuring effective fire safety measures are in place, and proactively addressing damp and mould issues.

Attendees were introduced to the new baseline indicators, which set out practical expectations for property conditions and management. Although meeting these indicators does not automatically eliminate risks, they provide a useful framework for reducing the likelihood of Category 1 hazards.
Harm outcomes have been simplified from seven bands to three risk levels (high, medium, and low), with accompanying changes to the terminology used to describe the severity of potential harm.

Finally, the session outlined the enforcement implications of the revised system. Local authorities now have enhanced powers to issue financial penalties immediately where Category 1 hazards are identified, making proactive property management, regular inspections, thorough record-keeping, and documented due diligence increasingly important for landlords. The session concluded by signposting further training opportunities and resources available through DASH and partner organisations.

Renters Rights Act updates post implementation

This session explored the practical implications of the Renters' Rights Act following its implementation, focusing on the key questions being raised by landlords in both the student and wider private rented sectors.

Common queries included serving the correct documentation, rent increase procedures, possession grounds for student accommodation, notice requirements, and managing tenancy changes. Speakers emphasised that, as the legislation is still new and case law is yet to develop, professional legal advice remains important where landlords are uncertain about how the new rules should be applied.
A significant area of discussion was Ground 4A, the student possession ground, and the challenges landlords face in using it effectively. While Ground 4A provides a route for recovering possession of student properties, landlords were reminded that strict timescales apply and careful planning is required. The discussion highlighted that where tenancy changes occur during an occupation, landlords need to be mindful of preserving their ability to rely on Ground 4A in the future. Speakers noted that landlords should seek legal advice before implementing solutions for changing tenant groups, as seemingly straightforward approaches may have unintended consequences for future possession claims.

The implications of periodic joint tenancies were also examined in detail. Particular concern was raised about situations where a single joint tenant serves notice to quit, bringing the tenancy to an end for all occupiers. Attendees discussed the practical difficulties this can create, especially where some tenants wish to remain in the property. Questions were addressed around whether notices can be withdrawn, how landlords should respond when tenants change their minds, and what options are available where only part of the household wishes to remain.

The session highlighted that any agreement to withdraw a notice requires landlord consent and that the timing of tenancy changes can have important implications for future possession proceedings.
The complexities of assigning tenancies were also discussed. While assignment may offer a solution in some circumstances, speakers cautioned that a tenancy cannot be assigned once it has been terminated. This creates potential complications where a notice has already been served, requiring landlords to carefully consider the legal position before attempting to replace or substitute tenants.

The discussion recognised the pressures currently facing the student lettings market. While landlords may have previously offered reduced rent during the summer as an incentive, speakers warned that varying rent payments throughout the tenancy could create legal issues. In particular, there is a risk that tenants could later challenge the rent structure, as discounts in one part of the tenancy may be interpreted as affecting the true rent payable across the whole agreement. Landlords considering this approach were strongly advised to seek legal advice before implementing discounted rent arrangements.

The discussion also touched on the new right for tenants to request permission to keep a pet. While not explored in detail, it was highlighted as one of the areas generating significant interest and uncertainty for landlords as they adapt to the new legislation.

The session also explored wider concerns about possession following the abolition of Section 21. Landlords expressed concerns about what options remain where tenants fail to comply with tenancy obligations or engage in antisocial behaviour. Speakers acknowledged that Section 8 grounds are likely to play a much greater role in future possession claims but warned that these routes are generally less straightforward and require stronger evidential support.

The session also provided an update on the forthcoming private rented sector database, which will be introduced in phases and is now expected to operate under the name "Register Your Rental Property Service". Landlords were reminded that registration is not yet mandatory, although pilot schemes are currently being tested in some areas.

Speakers addressed concerns about missed compliance deadlines, particularly around providing government information to tenants. While financial penalties may apply where requirements have not been met, landlords were encouraged to rectify any omissions immediately and maintain clear records to demonstrate due diligence. The importance of ongoing training, robust processes, and regular review of business practices was also emphasised.
The session concluded by acknowledging the financial and administrative pressures facing landlords, while highlighting the range of training, guidance, and support available to help navigate the new legal framework.

Additional Questions

Please see the below questions and responses that were not answered live during the forum:

'Legionnaires Disease'

The danger zone for cold water is 20-45°C. My Gledhill Pulsacoil Boiler has a cold water header tank which was 26°C when I did my landlord inspection last week.

Question: Does this relate purely to still and stagnant water? Although I'm not sure of the exact purpose of the tank, it does need to be topped up every month or so, therefore is neither still nor stagnant.

Response:
In general terms, the risk of Legionella is associated with conditions that allow the bacteria to grow, including stored water within certain temperature ranges, particularly where water is not circulating effectively. However, the design and operation of different systems can vary considerably, and an engineer or the manufacturer will be best placed to advise whether your particular system presents any risk and whether any monitoring or control measures are required.
For further information, the Health and Safety Executive (HSE) provide guidance for landlords in relation to Legionella risk assessments. https://www.hse.gov.uk/legionnaires/legionella-landlords-responsibilities.htm

'No Serious Health and Safety Hazards'

My tenants have lots of their own furniture, including a tall propped-up mirror and heavy gym equipment, as well as numerous items stacked high on the dining table and shelving units.

Question: What are my duties in this regard please?

Response:
Landlords are generally responsible for ensuring that the property itself, and any furniture or equipment they provide, are safe and maintained in a safe condition. Tenants are responsible for the safe use, storage and maintenance of their own belongings and equipment. If you become aware of a situation involving a significant risk to health or safety as described, it would be sensible to raise your concerns with the tenant directly and keep a written record of any advice or guidance provided.

'Fire Retardant Upholstery'

I'm recovering the sofa back cushions with fire-retardant material.

Question 1: Is the supplier's description of "Fire Retardant Upholstery" sufficient to be compliant?
Question 2: Do the covers need to be labelled as such?

Response:
The Furniture and Furnishings (Fire) (Safety) Regulations place requirements on upholstered furniture supplied by landlords. The Council cannot confirm compliance based solely on a product description provided by a supplier. You should satisfy yourself that any replacement covers and fillings meet the relevant requirements and retain documentation from the supplier where available. If original compliance labels have been removed or affected during re-upholstery, you may wish to seek advice from the supplier or a professional upholsterer regarding certification and labelling requirements.
You may also wish to consider whether the cushion fillings (foam) comply with the relevant fire safety standards, as compliance relates to the complete item rather than simply the outer fabric.