While much of the Renters’ Rights Act 2025 (RRA) focuses on improving security and standards for tenants, Chapter 3 of Part 4, one of only a few parts of the Act to have actually come into force in 2025, delivers significant new enforcement powers for private sector housing teams. This chapter sets out a detailed framework of new investigatory powers designed to support councils in enforcing legislation in the private rented sector (PRS). 

From 27 December 2025, these powers became available to local housing authorities (LHAs) when investigating suspected breaches. Practitioners can follow the procedure on RIAMS Libraries here: Renters’ Rights Act 2025, Chapter 3 of Part 4: Investigatory Powers (HP247E), where you will find much more detail on these new powers, including an extensive list of notice templates. 

Purpose of the investigatory powers 

These powers will be familiar to colleagues in trading standards who enforce consumer protection legislation. They have been introduced into the housing standards toolbox to support investigation and enforcement in the PRS. They cover: 

• Requiring information 

• Entry to business premises 

• Entry to residential premises (in specific circumstances) 

• Production and seizure of documents 

• New offences linked to obstruction and non-compliance 

• Modification to Housing Act 2004 section 239 powers of entry. 

The powers introduced through the RRA apply to investigations under a wide range of legislation, including the Housing Act 1988, the Housing Act 2004, the Housing and Planning Act 2016, the Protection from Eviction Act 1977 and, once commenced, relevant parts of the RRA itself. A summary of each new power is provided below. 

Requiring information, powers of entry and seizure of documents 

Requiring information from a ‘relevant person’ (section 114)   

Section 114 allows an LHA to require information from a relevant person, including landlords, licensors, agents and others who have been involved with relevant accommodation within the previous 12 months. This power can be used when investigating specific housing legislation and, usefully, can require the creation of documents, not just the provision of existing ones, going beyond the familiar section 235 Housing Act 2004 power (which has also been amended to widen the scope). Failure to comply is an offence that is liable, upon summary conviction, to a fine of up to £1,000 (see section 114 notice template). 

Requiring information from any person (section 115) 

Section 115 goes further, albeit with limited enforcement powers. Where an officer reasonably suspects a breach or offence under the ‘rented accommodation legislation’, the LHA can require information from any person or organisation. This is intended to capture third parties such as banks, accountants or client money protection schemes, whose information is relevant to investigating whether a breach has occurred or determining the level of a financial penalty. As with section 114, a notice under section 115 may also specify documents to be created. Failure to comply under this section is not an offence; the LHA must apply to the court for an order demanding compliance (see section 115 notice template). 

Entry to business premises without a warrant (section 118) 

The Act introduces structured powers of entry onto business premises such as letting agents, with or without a warrant. Officers may enter business premises at any reasonable time without a warrant where they have given 24 hours’ notice (in most cases), providing it is not wholly or mainly residential accommodation. These powers can be used when the premises are occupied by a rental sector business and entry is necessary to demand or seize documents in connection with the rented accommodation legislation. Entry with a warrant come under sections 120–121 (see section 118 notice and section 19 notice to occupier following entry templates). 

Production of documents (section 122) 

Once lawfully on the business premises, officers can require the production of documents relating to the business conducted there, take copies and require explanations. This includes electronic records, which must be provided in a visible and legible form. 

Seizure of documents (section 123) 

Where officers reasonably suspect documents may be needed as evidence, they can seize and retain them. Clear requirements apply to provide written records of seized items and retention time limits (see section 123 document template). 

Entry to residential premises without a warrant (section 126) 

Powers under the RRA to enter residential premises are more tightly controlled. Specially authorised officers may enter premises without a warrant where they reasonably suspect there is a residential tenancy and they need to investigate specific breaches or offences, such as those relating to the PRS database, restrictions on marketing, advertising and letting dwellings and unlawful eviction or harassment (once these powers are enacted). At least 24 hours’ written notice must generally be given to occupiers and others entitled to notice, unless everyone entitled to notice waives that right. Landlords must be notified after entry within a reasonable period. Entry with a warrant falls under sections 128–129 (see notice to owner, notice to occupier templates). 

New offences 

To ensure these powers are effective, section 131 introduces new offences for obstructing, failing to comply with lawful requirements, failing to provide assistance or information, providing false or misleading information and pretending to be a local authority officer. These are summary offences punishable by fines. 

Housing Act 2004 section 239 powers of entry  

Housing Act 2004 section 239 powers have been amended to remove the necessity to give 24 hours’ prior notice to the property owner when carrying out an inspection, replacing the notice in advance with a duty to notify the owner after the inspection. Occupiers can now waive their right to 24 hours’ prior notice of entry; however, caution is advised, as all persons entitled to notice must waive their right. These changes apply to ‘qualifying residential’ premises only, defined in section 2B of the Housing Act 2004 (inserted by section 100 RRA) and include PRS dwellings and HMOs let on a relevant tenancy or supported exempt accommodation. Social housing and properties occupied under a licence are not included in these amendments. (see notice to owner following visit template). 

Key takeaways  

Although these powers came in on 27 December, not all the provisions they cover will be in force until 1 May or later. Once they are in place, these new powers provide additional options for investigating suspected breaches and offences and for gathering evidence to support enforcement action. They provide additional tools for officers to ensure robust enforcement in the PRS. They need to be used lawfully: officer authorisations must be correct and explicit, and notices must be carefully drafted to meet the stipulated timescales. Used properly, these powers should make investigations more effective, promote compliance and reduce the scope for delay, obstruction or evasion. 

For further guidance, take a look at the procedure Renters’ Rights Act 2025, Chapter 3 of Part 4: Investigatory Powers (HP247E) in RIAMS Libraries. 

The latest updates and insights from RIAMS Chief Editor Jeremy Manners.

Welcome to December’s edition of RIAMS Unpacked, where I’ll give you a quick update on what’s new, what’s been reviewed and anything significant that has come across my desk in the world of environmental health. 

December’s Housing Roundtable was a fantastic way to end the year, with our best attendance so far: nearly 600 professionals joined us for the webinar. The event, which benefited from sponsorship from AirTrap – a first for us – allowed for the event to continue be free for delegates to attend. We welcomed Professor John Edwards, who delivered an absorbing presentation on damp and mould in buildings and shared his experience on assessing risks and finding the most appropriate solutions. The recording, presentation slides and Q&A are all available on Housing Professionals on RIAMS Communities here. 

Looking back on 2025, our Housing Roundtable webinars have gone from strength to strength. These are expertly hosted by Ali Thomas, with a great selection of expert speakers and a wide range of practitioners joining her from across the UK.  

The Noise App has grown in stature and taken off across the UK and Europe, strengthening the role of LAs and housing associations in tackling noise nuisance in the most efficient way. 

The Housing App has undergone a radical facelift and is now being used by many local authorities, helping practitioners plan and deliver inspections, organise their findings and assess hazards in a timely manner.  

Our popular question of the month with Dr Tim Everett has provided fascinating insights into topical issues each month. The standout question came in May where the conflict between HMO licensing and planning permission was discussed. You can read it again, together with all the discussions, here. 

RIAMS Libraries has grown in content and subscribers – if you’ve not looked for a while, do log in and take five minutes to see what new information and knowledge is in your areas of interest. 

Looking ahead to 2026, we have our RHE Housing Conference in Birmingham, where our next Housing Roundtable will be live on 25 March. You can book your place now to see a host of industry-leading speakers discussing topical issues focused on raising standards and improving health. 

Legal and regulatory insights  

• Renters’ Rights Act 2025: The new investigatory powers come into force on 27 December 2025 – this is the first part of the act to be implemented as a gambit to Phase 1 of the timetable. Look on RIAMS Libraries for our updated procedure and templates.  

• The government published the National Licensing Policy Framework for the Hospitality and Leisure Sectors on 26 November 2025. The framework lays out the vision for a modern licensing system that provides the necessary safeguards whilst empowering businesses to succeed and grow. 

• Licensing Act 2003 revised section 182 guidance: The guidance has been updated to remind local authorities of the need to consider the economic benefits when determining licence applications and applying conditions to support ‘a thriving hospitality sector’. 

• Self-driving vehicles consultation: The government has launched a call for evidence on how self-driving vehicles can be introduced across Great Britain. Road users, industry and accessibility groups are being asked to contribute, with future plans focusing on safety, accessibility and economic growth. 

• On 1 November 2025 the amended and newly named Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020 came into force for all new social housing tenancies starting from 1 December 2025. In the social rented sector, these regulations also cover electrical appliances provided by registered providers as part of the tenancy.  

• In Northern Ireland, from 1 December 2025, the Electrical Safety Standards for Private Tenancies Regulations (Northern Ireland) 2024 now apply to existing private tenancies. These regulations require all electrical installations to be inspected and tested by a qualified person every five years. 

RIAMS in action  

What’s new on RIAMS Libraries?  

Streamlined support for local authority enforcement 

RIAMS Libraries is an online subscription platform that provides a comprehensive library of practical and easily accessible procedures, notices, letters, guidance and forms covering all specialisms of environmental health. Supporting local authorities in delivering robust and consistent enforcement, RIAMS provides a cost-effective solution for your team, keeping your officers on the front line. 

During November, we updated 153 documents on RIAMS Libraries and reviewed 73 procedures for England, Northern Ireland and Wales. We also added new procedures including... 

• Applying HHSRS to overcrowding - following user requests, we’ve added a specific procedure for this common scenario.  

• The Investigatory Powers (HP247E) procedure under the RRA has been updated in preparation for the 27 December implementation date, and a suite of notices and letters are currently being added. 

• ASB Injunction (MP31) and Without Notice ASB Injunction (MP30) now added to the enforcement / procedures folder.  

• Primate licensing – we’ve updated notices and a licence template for England, all accessible through the procedure Licensing of Primates - LP71E. 

• The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 have been updated to include social housing. The relevant notices, letters and the procedure have all been updated on RIAMS ready to use. 

If your organisation doesn’t yet subscribe to RIAMS Libraries, contact RHE Global to request a free demonstration and trial.  

What’s new on RIAMS Communities? 

Local authority practitioners continue to sign up to our environmental health forums and engage in conversations. Take the opportunity to join the discussion and network with colleagues in your chosen subject areas here. 

Follow-up material to the Housing Roundtable discussing damp and mould has all been published here in the Housing Professionals group. You can find the slides, Q&A and the recording here. The recording, as well as our other podcasts and Roundtable videos are all available on the RHE Global YouTube channel. 

Question of the Month with Dr Tim Everett will be useful to all practitioners dealing with statutory nuisance this month. Tim explores the complexities of serving an abatement notice on landlords for tenant-induced noise nuisances. He examines legal responsibilities, exceptions and relevant case law, emphasising the need for landlords to act upon complaints and clarifying their potential liabilities in noise-related situations. Read the full blog here. 

Following discussions that have been going on for some time in the Housing Professionals group, the Upper Tribunal return a key verdict on Great Yarmouth Borough Council v Great Yarmouth Borough Council. This important case clarifies the meaning of ‘cooking facilities’ in respect of HMOs and confirms that simply plugging in a microwave does not make an ensuite bedroom a self-contained flat. Read the case here. 

RHE Global  

RHE Global supports environmental health practitioners across all specialisms to work smarter, network and share best practices. Visit RIAMS to stay up to date with the latest environmental health developments and discussions. 

Don’t miss a thing – sign up to get public protection news and jobs straight to your inbox. 

Artificial intelligence is transforming many industries and housing regulation is no exception. We have embraced this technology in a careful and responsible way so that it supports professionals without ever replacing their judgement. Our goal is simple, we want to remove repetitive administrative tasks and give officers more time to focus on what matters most. Safer homes and better outcomes for residents.

One of the most helpful places where AI works behind the scenes is in generating a Schedule of Works. After an initial inspection, the system reviews the information provided and the officer then determines whether any remedial work may be required. The generated document then produces a clear and structure that summarises what needs to happen next. This feature saves time and reduces the burden of writing detailed reports from scratch. It also ensures that nothing important is overlooked. The professional remains firmly in control throughout and always has the opportunity to review, edit and approve the document before it is shared or finalised.

This careful balance between automated support and human expertise runs through every part of our AI design. Whenever the system prepares content or suggests wording the officer is invited to check the accuracy and confirm that it reflects their professional judgement. Nothing is ever published or actioned automatically. The officer is the final decision maker at every step.

We also include a human in the loop feature to help us continuously improve the quality of our tools. After reviewing AI-generated content, users can tell us how accurate they felt the output was. This feedback helps us refine the prompts that power our models and ensures that the system becomes more helpful over time. It keeps the professional community at the heart of how our technology evolves.

We believe AI should support housing professionals rather than replace them. It should simplify complex workflows, reduce administrative pressure and help officers focus on their expertise and decision-making. At The Housing App, we are committed to designing AI features that are transparent, reliable and always guided by the people who use them every day.

If you would like to see how these features work in practice or discuss how AI can support your team, we would be happy to talk.

My journey with The Noise App began back in 2017, when I first used the app and portal in a frontline operational setting. Even then, it was obvious that digital technology had enormous potential to transform how we investigate noise complaints. I saw firsthand how the app streamlined casework, strengthened evidence-gathering and brought clarity to situations

that were often difficult to navigate. Soon after, I became one of the very first to use app-generated evidence to secure an injunction in a serious anti-social behaviour case – a pivotal point that proved just how powerful the app could be.

Fast forward to 2022, and it was a genuine honour to be asked to step into the role of product owner at RHE. Since my appointment, I’ve had the privilege of working closely with our brilliant development team to enhance the platform in ways that truly make a difference. Together, we’ve expanded subscription options, introduced new functionality and focused on improving the investigation process for organisations and app users.

One standout enhancement introduced this year is our new Safeguarding feature – now available across all subscription levels. Using AI, the app detects potentially harmful content typed by the user and flags it for review. This feature has quickly become an invaluable tool for organisations seeking to protect and support their communities. 

As I look back on 2025, the numbers tell a powerful story of engagement, growth and impact:

• 350 days of audio captured by app users

• 985,166 noise reports

• 4,053 reports received on 11 July 2025, our busiest day

• 46,927 new registrations

These statistics are nothing short of remarkable and reflect the trust that our users place in the app. We’ve also seen a clear rise in user feedback, with ratings climbing across the major app stores. Today, The Noise App holds an impressive 4.5 rating on iOS and 4.3 on the Google Play Store, demonstrating its growing endorsement.

One of our proudest milestones this year was our launch into the Netherlands – a significant step in our journey to support noise investigation and community wellbeing across Europe. With further expansion planned for 2026, the coming year promises to be even more exciting.

As we close the chapter on 2025, I’m incredibly proud of what The Noise App has achieved. From safeguarding innovation to international growth, this has been a year defined by progress, purpose and partnership. Here’s to 2026 and another year of helping organisations, supporting communities and driving forward the future of noise investigation.