Renters' Rights Act and Nottingham Landlord Licensing

What the Renters' Rights Act Changes for Licensed Landlords

The Renters' Rights Act 2025 is the biggest overhaul of English tenancy law in a generation. While most of the headlines focus on Section 21 abolition and new possession grounds, several provisions directly affect landlords who hold — or should hold — property licences in Nottingham.

The changes that matter most for licensing:

Extended rent repayment orders. For offences committed on or after 1 May 2026, tenants can claim up to 24 months of rent from a landlord through the First-tier Tribunal; offences committed before that date remain subject to the previous 12-month limit. For a Nottingham property charging £800 per month, the maximum for a qualifying post-change offence is £19,200 — up from £9,600. The tribunal sets the amount based on the circumstances and can make a costs order only in limited situations, such as where a party has acted unreasonably.

Stronger civil penalty framework. The Act reinforces local authorities' power to impose civil penalties of up to £40,000 per offence as an alternative to prosecution. Nottingham City Council already uses civil penalties aggressively, and the Act makes the framework more explicit. Repeat offenders face escalating penalties, and serious offences can trigger banning orders under the Housing and Planning Act 2016.

Licensing and possession. Since 1 May 2026, landlords of assured tenancies use Section 8 grounds rather than Section 21. Licensing can affect which possession routes are available, but a missing licence does not automatically block every route: Ground 6A, for example, allows a landlord to seek possession if a required HMO or selective licence application has been refused or a licence has been revoked. The applicable ground and notice requirements depend on the circumstances.

The PRS Database — a National Layer on Top of Local Licensing

The Renters' Rights Act creates the national Private Rented Sector Database. Landlords of assured or regulated tenancies in England will need to register themselves and each property, except landlords of supported exempt accommodation. During the initial regional rollout, the requirement applies to properties that are let or become occupied during the rollout; registration of unoccupied properties before marketing is planned for a later phase. For the East Midlands (including Nottingham), registration runs from 15 February to 14 May 2027. The annual fee is £65 per property and will be pro-rated during rollout.

The PRS Database does not replace Nottingham's local licensing schemes. It sits alongside them. A Nottingham landlord in a selective licensing ward will need both:

• A selective licence from Nottingham City Council (Housing Act 2004)
• PRS Database registration (Renters' Rights Act)

Some documents overlap: the government says the database will ask for gas, electrical, and energy performance certificates, which Nottingham licensing also requests. The database has its own information requirements, so do not assume it also requires local licensing documents such as floor plans or proof of ownership. The Act also restricts courts from granting possession orders while a landlord lacks an active database entry, except for antisocial-behaviour Grounds 7A and 14. The systems have separate fees, portals, enforcement, and penalties for non-compliance.

How Licensing Compliance Protects You Under the New Rules

The practical effect of the Renters' Rights Act is that licensing compliance is no longer just about avoiding council enforcement. It is a foundational requirement for managing your tenancy.

Without a valid licence (where one is required), you may face:

• Restrictions on some possession routes; the available grounds depend on licence status and circumstances
• A rent repayment order application for a qualifying offence, with the tribunal deciding the amount based on the circumstances
• Licensing enforcement, with banning orders possible for serious housing offences

With a valid licence, you can:

• Show licensing compliance; possession still requires an applicable Section 8 ground and a correctly served notice
• Provide evidence of licensing compliance if an RRO claim alleges unlicensed letting, though a licence does not defeat a claim based on another offence
• Use current safety certificates to prepare for PRS Database registration, while checking the database's separate information requirements
• Keep licence conditions and inspection records current; holding a licence does not remove the need to meet ongoing standards

The accreditation discount available through DASH, Unipol, or ANUK can reduce the selective licence fee. Accreditation does not provide legal immunity or remove the need to meet licence conditions.

What Nottingham Landlords Should Do Now

The Renters' Rights Act is phasing in across 2025 and 2026. The immediate steps for Nottingham landlords:

1. Check your licence status. If your property needs a selective or HMO licence and you have not applied, the penalties have only got steeper. Apply now through the council portal.
2. Review your safety certificates. Gas safety records, EICRs, and EPCs must be current for both local licensing and the upcoming PRS Database. An expired certificate is a breach of licence conditions and a barrier to registration.
3. Budget for the PRS Database. The annual rate is £65 per property, with fees pro-rated during rollout. Folding it into your annual property budget prevents a surprise when the East Midlands window opens.
4. Understand the new possession rules. Section 21 is gone. Possession now requires a valid Section 8 ground and the correct notice; licensing can restrict some routes, but a missing licence does not automatically bar every ground.

The Nottingham landlord licensing guide covers both the local licensing process and the Renters' Rights Act timeline in a single compliance workflow, so you can track everything in one place instead of juggling council pages, GOV.UK, and legislation.

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