The PCA was created following concerns about the balance of power between pub-owning businesses and licensees operating tied pubs.
Join our new WhatsApp channel: The Morning Round-Up
Get the biggest pub trade stories straight to your phone. Listen to our one-minute daily news briefing and receive breaking news, exclusives and sector updates throughout the day. Remember to turn notifications on in the top right corner! Join the channel here.
It was introduced through the Small Business, Enterprise and Employment Act 2015, with the Pubs Code Regulations coming into force on 21 July 2016.
The legislation applies to the six largest pub-owning businesses in England and Wales, each with 500 or more tied pubs.
Its purpose is to ensure regulated pub companies treat tied tenants fairly and lawfully, and that tenants are no worse off than they would be if they were operating without the tie.
Why was the PCA created?
Before the introduction of the pubs code, campaigners and tenant groups raised concerns about the relationship between large pub companies and individual operators.
The tied model requires tenants to buy certain products, such as beer and cider, from their pub company or nominated suppliers. In return, tenants may receive benefits including lower rents or business support.
Concerns were raised over issues including rent negotiations, access to information, repairs, and the ability of tenants to challenge decisions made by pub-owning businesses.
Following parliamentary scrutiny and industry debate, legislation was introduced to create an independent regulator responsible for enforcing new protections for tied tenants.
What does the PCA do?
The PCA is responsible for enforcing the statutory pubs code and regulating the conduct of the six pub-owning businesses covered by the legislation.
The pubcos monitored by the PCA are:
- Stonegate Group
- Admiral Taverns
- Star Pubs
- Marston’s
- Greene King
- Punch Pubs
Its main functions include:
- Arbitrating disputes between tenants and pub companies
- Overseeing Market Rent Only (MRO) rights, which allow eligible tenants to request a move to a free-of-tie agreement
- Monitoring compliance with the Pubs Code
- Investigating potential breaches and taking enforcement action where appropriate
- Providing guidance and information to help tenants understand their rights
The regulator also carries out regular tenant surveys to assess experiences of operating under the Code and identify areas of concern.
The first decade of the PCA
The first pubs code adjudicator was appointed in 2016, with the regulator initially focused on establishing the new framework, introducing arbitration processes and raising awareness among tenants.
Since then, the PCA’s role has developed, with greater emphasis on compliance monitoring, tenant engagement and transparency.
Current pubs code adjudicator Fiona Dickie was appointed in 2020, having previously served as deputy adjudicator.
Key dates in PCA's history:
2015 – Pubs code and PCA framework created through Small Business, Enterprise and Employment Act
2016 – Pubs Code Regulations come into force and the first Pubs Code Adjudicator is appointed
2016 – Market Rent Only option introduced for eligible tied tenants
2019 - PCA launces first formal investigation against Star Pubs
2020 – Fiona Dickie appointed pubs code adjudicator
2024–25 – PCA continues compliance monitoring, tenant engagement and dispute resolution work
2026 – PCA launches a statutory investigation into Stonegate Group over suspected pubs code breaches
Market Rent Only option
One of the most significant changes introduced by the Pubs Code was the Market Rent Only (MRO) option.
The MRO process allows eligible tied tenants to request a free-of-tie tenancy, removing the requirement to buy certain products through their pub company.
It was introduced to give tenants greater choice and strengthen their negotiating position when dealing with pub-owning businesses.
Latest developments
The PCA has recently increased its focus on enforcement activity and compliance monitoring.
In July 2026, the regulator launched a formal investigation into Stonegate Group over suspected breaches of the pubs code.
The investigation will examine whether the company failed to provide accurate and transparent information to existing and prospective tied tenants.
It marked only the second formal statutory investigation launched by the PCA since the regulator was created, with the first inquiry launched against Star Pubs in 2019.
A formal inquiry is the watchdog’s highest and most severe regulatory power.
The PCA’s latest tenant survey also highlighted ongoing concerns within the sector, including dissatisfaction among some tenants over repairs, business support and understanding of their rights under the Code.
Admiral Taverns topped the 2026 Pubs Code Adjudicator Annual Tied Tenant Survey, with 72% of its tied tenants saying they were satisfied with their relationship with the pub company. It also ranked first in the 2025 survey.
