New council investigation powers start 27 December 2025 - here’s how landlords can stay compliant
Posted December 16th 2025
From 27 December 2025, landlords will face a major shift in how their tenancy records must be maintained. Under the Renters’ Rights Act 2025, local councils in England will gain new investigatory powers that allow them to request information about any tenancy you’ve been involved with in the past 12 months, often at very short notice.
This change has significant implications for all landlords, including those on rent collect or fully managed services who may still operate some properties independently. A “deal-with-it-when-it-arises” approach to admin - protecting deposits at the start, updating safety certificates only when they expire, or locating paperwork only when a problem occurs - will suddenly carry far greater risk. Incomplete or disorganised records could lead to avoidable stress, penalties, and compliance issues.
This article explains what the new rules mean, how they may impact your responsibilities, and offers guidance for landlords who self-manage any part of their portfolio, so you can be prepared well before the new legislation comes into force.
What exactly changes on 27 December 2025?
Most landlords are preparing for the major reforms due on 1 May 2026, such as the shift away from fixed-term tenancies, the end of Section 21, revised rent review rules, and expanded rights for tenants.
However, councils gain enforcement powers months earlier, meaning they can:
- Request and review tenancy documents
- Verify compliance within the most recent 12-month period
- Take action where paperwork is missing or insufficient
This early enforcement window is designed to support the wider reforms - and it means landlords need their records in order sooner than expected.
Self-managing? Councils can ask for your full compliance file
If you handle your own tenancy, every compliance obligation rests with you. Councils may request:
- Tenancy agreements
- Deposit protection and prescribed information
- Right-to-rent checks
- Gas Safety and EICR certificates
- EPCs
- Repair and inspection logs
- Legal notices
- Licensing documentation
Anything missing or incomplete is your responsibility - and enforcement will be far more robust than in previous years.
Why paperwork gaps matter more than ever
A single missing document can cause significant issues. Councils will expect clear, timely evidence of all statutory checks and legal obligations.
The legislation itself isn’t new - what is new is how closely it will be enforced. Faster investigations and stricter follow-up mean that even small administrative oversights can put you at risk.
Are your tenancy records easy to access?
If your paperwork is spread across email chains, photos, notebooks, desktop folders or various cloud platforms, responding to a council request becomes much harder.
Delays, uncertainty, or missing evidence can turn a simple enquiry into a stressful situation.
Avoid a last minute compliance crunch
December is a demanding time for landlords - renewals, holidays, year-end admin and slower contractor availability can all make documentation more difficult to stay on top of.
In a more rigorous enforcement climate, even tiny administrative slip-ups may have larger consequences.
Switching to Rent Collect or upgrading to a Fully Managed service eliminates that pressure, giving you confidence that your tenancies meet every requirement without relying on last-minute paperwork.
At Lawlors, we keep your tenancies protected - here’s how
If you self-manage any of your properties, now is the ideal time to prepare for these changes by exploring the support options available to you. With councils soon able to request documentation at short notice, no landlord should have to navigate compliance checks alone. By placing your full portfolio under our management, we’ll ensure that:
- Take day-to-day compliance and documentation off your hands
- Keep every tenancy file complete and consistently updated
- Ensure all certificates, checks and deposit processes are done correctly
- Provide support if councils request information
- Protect both your investment and your peace of mind
In a stricter enforcement environment, this level of support is more valuable than ever. Contact your local branch today to explore your options and make sure you’re prepared for what’s coming.
