Letting agents and landlords are being reminded that local authorities will gain new investigatory powers on 27 December under the new Renters Rights Act.

These powers allow council officials to walk into an agent’s office or visit a landlord’s property without booking a visit, take documents or devices, inspect tenancy files on the spot and ask questions about any tenancy handled in the previous year.

David Adams, managing director of Chester-based estate and lettings agent Cavendish, said: “When the Renters Rights Act became law a few weeks ago, there was a lot of focus on landlords having to be ready for an implementation from 1 May next year.

“While this remains an important milestone, landlords also need to be ready for councils to start using their new investigatory powers which come into effect before the end of this year.

“December is already traditionally a busy time of the year for landlords with a rush to ensure last minute completions and tenancy renewals. Now they face the very real possibility of local authorities flexing their new muscles during festive period.

“We have always advised landlords not to wait for the May 1^st deadline and, instead, ensure all their processes and systems are fully compliant as soon as possible. The best approach is to see December 27^th as the true deadline rather than delaying until May.”

Adams, who is also the author of The Landlord’s Playbook, added: “The December 27^th date comes at the worst possible time, somewhere between the Christmas leftovers and New Year’s resolutions, but those who act now and take all the necessary steps to protect themselves and their portfolios will enter 2026 with confidence and peace of mind that they are fully compliant.”

Other major changes contained in the Renters Rights Act will only come into force from 1 May 2026, including the abolition of Section 21 evictions with all fixed-term tenancies converting to rolling, periodic agreements.

Landlords will also face higher fines with civil penalties for non-compliance, starting at £7,000 and rising to a maximum civil penalty of up to £40,000.

Renters’ Rights Act: The real trouble begins on 27 December, not in May