Comply with a council improvement notice

An improvement notice under Housing Act 2004 s.11 or s.12 has been served on the landlord (or licence holder or manager) and has become operative.

Begin and complete the remedial action specified in the notice within the dates and periods stated (remedial action cannot be required to start sooner than 28 days after service). Appeals to the First-tier Tribunal must be made within 21 days of service; an appeal suspends the notice. Apply to vary the notice if access is refused by the occupier.

Deadline

After serving notice

Dates are set in the notice. Appeal window: 21 days from service.

• Copy of the notice
• Invoices and photos showing the works completed by the deadline
• Council revocation of the notice once works are done

Civil penalty

Up to £40,000

Criminal offence

Yes, you can be prosecuted

Rent repayment

A rent repayment order can be made

Other consequences

Offence under s.30; the council may prosecute or impose a civil penalty of up to £40,000 for offences on or after 1 May 2026 (£30,000 before). Rent repayment order of up to 2 years' rent for offences on or after 1 May 2026 (12 months before). Works in default with cost recovery. Notices are registered as local land charges and pass to a new owner. Can affect fit and proper person status for licensing, and a conviction or two civil penalties within 12 months can lead to entry on the database of rogue landlords and property agents.

• Housing Act 2004, s.30 (offence of failing to comply with improvement notice)legislation.gov.uk
• Housing Act 2004, s.249A (financial penalties, maximum £40,000 from 1 May 2026 by SI 2026/319)legislation.gov.uk
• Housing and Planning Act 2016, s.40 (rent repayment order offences)legislation.gov.uk
• Housing and Planning Act 2016, s.44 (amount of order, up to 2 years)legislation.gov.uk

Official guidance

Statutory guidance sets a starting level of £25,000 for failure to comply with an improvement notice; only one penalty per notice regardless of the number of hazards.

• Keep the property free of category 1 hazards (HHSRS)In force since 6 April 2006Fine up to £7,000

  Councils assess homes under the Housing Health and Safety Rating System and must take enforcement action if they find a category 1 (high risk) hazard, so landlords need to keep homes free of them.

• Civil penalty up to £7,000 for a category 1 hazard (in force 22 June 2026)In force since 22 June 2026Fine up to £7,000

  Since 22 June 2026 councils can fine the responsible landlord up to £7,000 when they first take enforcement action on a category 1 hazard in a privately rented home, if it would have been reasonably practicable to remove it.

• Awaab's Law (fixed timescales for hazards) for private tenanciesProposed, not yet law

  The Renters' Rights Act 2025 contains the power to extend Awaab's Law (legal deadlines to investigate and fix hazards such as damp and mould) to private tenancies, but it is not in force and no start date has been set.

• Decent Homes Standard for privately rented homes from 2035Not yet in force: confirmed, no start dateFine up to £7,000

  The government has confirmed that a new Decent Homes Standard will apply to privately rented homes from 2035, enforced by councils. The standard's regulations have not yet been made.

• Repair the structure, exterior and installations (Landlord and Tenant Act 1985 s.11)In force

  For tenancies under 7 years, the landlord must keep the structure and exterior in repair and keep the water, gas, electricity, sanitation, heating and hot water installations in repair and working order.

• Keep the home fit for human habitationIn force since 20 March 2019

  The home must be fit for human habitation at the start of the tenancy and throughout it. Tenants can go to court if it is not.

• Give 24 hours' written notice to enter to inspect repairsIn force

  Where the landlord repairing covenant applies, you may enter to view the condition and state of repair only at reasonable times and after giving the occupier 24 hours' written notice.