Renters' Rights Act and Harrow Landlords: What Changed on 1 May 2026

The Renters' Rights Act 2025 came into force on 1 May 2026 and changed the enforcement landscape for every landlord in England — but some of the sharpest impacts hit property licensing directly. If you're a Harrow landlord with a selective or HMO licence, three changes matter most.

Higher Civil Penalties

The maximum civil penalty for operating an unlicensed property or breaching licence conditions increased from £30,000 to £40,000 per offence. Harrow Council was already an active enforcement authority before the increase; the higher ceiling gives them more room in penalty calculations.

Extended Rent Repayment Orders

Rent Repayment Orders — where tenants claim back rent paid during a period of unlicensed letting — now cover up to 24 months instead of the previous 12. That's 24 months of gross rent, not net profit.

For a Harrow property renting at £1,500 a month, the exposure jumps from a maximum £18,000 to £36,000. Tenants apply directly to the First-tier Tribunal without needing the council's involvement. The financial risk of delaying a licence application has roughly doubled.

The National PRS Database

The Act introduces a national Private Rented Sector Database requiring every landlord in England to register their rental properties. The planned rollout starts with the West Midlands on 15 December 2026, with London scheduled for 15 July 2027.

Registration is expected to cost £65 per property per year. Critically, the national database is a separate obligation from local property licensing — registering on the database does not replace or exempt you from Harrow's selective or HMO licensing requirements. You'll need both.

The database will require landlords to upload their local property licence details, creating a cross-reference between national registration and borough-level licensing compliance.

Section 21 Abolition

The Act abolished Section 21 "no-fault" evictions, converting all Assured Shorthold Tenancies into assured periodic tenancies. The Housing Act previously barred a valid Section 21 notice while a property was unlicensed, but Section 21 is no longer available regardless of licensing status. Landlords must follow the current statutory possession routes that apply to the tenancy.

The Landlord Ombudsman

A new Private Rented Sector Ombudsman will handle tenant complaints. Landlords should check the current scheme guidance for applicable membership requirements and the start date. The ombudsman is separate from the First-tier Tribunal but sits alongside it as another avenue for tenants who feel their landlord isn't meeting legal obligations — including licensing conditions.

What to Do Now

If you have a Harrow property licence, the main actions are:

• Budget for the national database fee (£65/property/year from July 2027 in London)
• Ensure your licence is current — the doubled RRO window makes even a short gap in licensing coverage significantly more expensive
• Keep compliance records — licence conditions on waste, ASB, and tenant referencing remain enforceable with the higher £40,000 ceiling

For the full licensing process including how the Renters' Rights Act changes interact with Harrow's three licensing regimes, see our Harrow landlord licensing guide.

See more England guides →