Civil penalty
A fine a council can impose on a landlord or agent instead of prosecuting, for breaches of housing law such as letting an unlicensed HMO or ignoring an improvement notice.
In short: A civil penalty is a financial penalty imposed by the council without going to court. For many housing offences under the Housing Act 2004 it can be up to £40,000 since 1 May 2026. The Renters' Rights Act adds penalties for new breaches, such as not registering on the PRS Database.
Licensing and registrationThe Renters’ Rights Act
England. Checked against the law on 5 October 2026. Information, not legal advice.
Where they apply, in outline:
- Housing Act 2004 offences (unlicensed HMOs or homes, improvement notices, HMO management): up to £40,000 (section 249A, raised from £30,000 on 1 May 2026).
- Renters' Rights Act breaches, such as the written statement, rental bidding or the PRS Database: up to £7,000, and up to £40,000 for repeated or more serious breaches.
- Tenant Fees Act breaches: £5,000 for a first breach, more for a repeat.
- Smoke and CO alarms and electrical safety: penalties set by their own regulations.
The council must give notice of its intention, and the landlord can make representations and appeal to the First-tier Tribunal. A penalty can also lead to a rent repayment order and a database entry.
Related: Rent repayment order, Improvement notice, PRS Database
Where this comes from
Guides on this
Guide
The landlord database and ombudsman: when you must register
The Private Rented Sector Database opens region by region from 15 December 2026, and the landlord ombudsman follows. Every landlord in England will need an entry for each property before letting or advertising it.
Guide
What changed for landlords on 1 May 2026
The Renters' Rights Act came into force in England on 1 May 2026. Section 21 is gone, every tenancy is now periodic, and rent rises follow one procedure. Here is what a self-managing landlord actually has to do differently.
Guide
Do I need a licence to let my property? HMO, additional and selective licensing
Five or more people from two or more households need a mandatory HMO licence. Your council may also license smaller HMOs, or every let in an area. How to check, and what happens without one.
Template
The Renters' Rights Act Information Sheet 2026: a record that you gave it
Landlords in England had to give existing tenants the Government's Information Sheet 2026 by 31 May 2026, as the document itself and not a link. What it is, and a short note to record when and how each tenant got it.
Related terms
Glossary
Private Rented Sector Database (PRS Database)
The national register every private landlord in England, and each home they let, must join. It opens by region from 15 December 2026; all by 14 November 2027.
Glossary
Additional licensing
A council scheme that requires licences for smaller HMOs, below the mandatory threshold, in a designated area.
Glossary
House in multiple occupation (HMO)
A home let to three or more people who form more than one household and share a kitchen, bathroom or toilet. HMOs have extra safety rules and often need a licence.
Glossary
Mandatory HMO licensing
The national rule that any HMO occupied by five or more people forming two or more households needs a licence from the council.
Glossary
Pet request
Since 1 May 2026 a private tenant in England can ask in writing to keep a pet, and the landlord must answer in writing within 28 days and cannot refuse unreasonably.
Glossary
Private Rented Sector Landlord Ombudsman
A new ombudsman every private landlord in England will have to join, so tenants can have complaints settled for free. Membership is expected to become compulsory in 2028.