New regulations introduced under the Renters Rights Act on 1 May 2026 have significantly increased the responsibilities and potential liabilities for landlords in England. With fines ranging from £3,000 to £40,000 for serious breaches, regular property inspections have become an essential tool for landlords to ensure compliance and protect their investments.

Why Regular Property Inspections Matter

Although inspections can be uncomfortable for both landlords and tenants—landlords may feel intrusive, and tenants may view them as an imposition—they are crucial for several reasons. Regular visits allow landlords to detect unauthorised occupiers, illegal activities, and maintenance issues early, helping to avoid costly penalties and damage.

Identifying Unauthorised Occupiers

One key concern is the presence of unauthorised occupants, such as lodgers, which can alter the property’s legal status. If the number of occupants reaches three or more, the property becomes a House in Multiple Occupation (HMO), subject to specific management regulations. Should the number rise to five or more, the property requires an HMO licence in England.

Failure to obtain the correct licence can lead to substantial fines and Rent Repayment Order claims, with penalties now potentially covering up to 24 months’ rent under the Renters Rights Act. Additionally, for leasehold properties, unauthorised subletting—such as via Airbnb—may breach lease terms, risking forfeiture and loss of the property.

Detecting Illegal Conduct

Regular inspections also help uncover illegal activities that may be taking place on the premises. Landlords who neglect inspections risk discovering their properties have been converted into cannabis farms, which can cause extensive damage and may not be covered by insurance if inspections have been neglected.

Even smaller-scale illegal activities, such as tenants growing a few cannabis plants, can expose landlords to prosecution if they knowingly ignore the situation. Other illicit uses include operating brothels, criminal call centres, counterfeit goods production, or dangerous electrical tampering like hotwiring circuits to reduce costs.

Maintaining Property Condition

Landlords have a legal duty to provide and maintain properties in a fit and proper condition throughout the tenancy. Inspections are the only reliable way to monitor this. They enable landlords to identify repair needs early, prevent further deterioration, and ensure tenants are not causing damage through misuse.

Inspections also help verify that tenants have not changed locks without permission or introduced unauthorised pets, which can cause significant damage. Tenants may hesitate to report problems fearing repair costs, so proactive checks are vital.

With the Decent Homes standards under the Renters Rights Act expected to be enforced later this decade or early 2030s, landlords face immediate fines if properties fail to meet required standards during Local Authority inspections.

Recommended Inspection Frequency

It is advisable to conduct the first inspection about one month after tenants move in, followed by quarterly visits until the tenancy is well established. Subsequently, inspections can be spaced out to every four to six months. For reliable, long-term tenants, inspections may be reduced to once every six to nine months, but no less frequently than this.

In contrast, landlords managing HMOs often carry out weekly inspections due to the higher risks involved.

Conducting an Effective Inspection

Preparation is essential to ensure inspections are thorough and compliant. Landlords must provide tenants with at least 24 hours’ written notice, ideally scheduling the next inspection date at the end of each visit and confirming it in writing.

A detailed checklist should be used to guide the inspection, including reviewing previous issues and checking for blocked fire escapes, disabled fire alarms or door closures, cleanliness and maintenance of kitchen appliances, bathroom sealants, signs of damp or mould, and the presence of e-bike battery charging, which poses fire risks.

Landlords should also test fire and smoke alarms, record meter readings, use circuit testers to verify electrical safety, and perform basic legionella checks. Any unauthorised alterations by tenants should be noted.

Documentation and Follow-Up

During the inspection, landlords should keep written records, ideally with tenant signatures to confirm agreement with findings. Photographs should be taken of any damage or disrepair, avoiding personal items to respect privacy and data protection.

After the visit, records should be organised and saved digitally, labelled by property address and inspection date. Landlords should also communicate with tenants to confirm any agreed actions and the date of the next inspection.

What this means for landlords

Landlords must embrace regular inspections as a critical compliance and risk management measure under the new legal framework. These visits not only help avoid costly fines and legal issues but also protect the condition and value of their properties. Clear communication and thorough documentation during inspections will support landlords in demonstrating compliance with the Renters Rights Act and related regulations.

Source: Based on reporting from The Landlord Law Blog

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